St Andrews & East Fife Local Plan
Finalised Draft Plan Statement
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 i ii ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 This document is called the St Andrews and East Fife Local Plan.It describes where and how development will take place in the area over the 10 years from 2006 - 2016 to meet future environmental, economic and social needs, and provides an indication of development beyond this to 2026. To request an alternative format or translation of this information please telephone: 08451 55 55 00 When you call, please quote the title of this document. Calls cost 3 to 5p per minute from a UK landline, mobile rates may vary.If English is not your first language and you would like to improve your English please call any of our Language Lines or the Alternative Formats Line above for any information on courses and support.
Alternative Formats Line For Braille, large print, tape/CD and British Sign Language Interpretation 08451 55 55 00
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 iii Foreword
It is with pleasure that I present the St Andrews & Notable features of this version of the Local Plan East Fife finalised draft Local Plan as approved by Fife include: Council Environment & Development Committee on 31 August 2006. This Plan replaces the consultative • Affordable housing on a scale never before seen in draft prepared in March 2005 and marks a significant east Fife, to stop young families being priced out milestone in being the first of three new Local Plans of local communities. In the Cupar area, 20% of all to be finalised for Fife. houses will be affordable and in St Andrews 30%. • A significant programme of investment in The finalised draft Local Plan has been shaped by economic development including major business the community following receipt of over 3,000 parks in Cupar and St Andrews, a science park public comments and provides the local planning in St Andrews for the University, and smaller framework for St Andrews & East Fife to influence employment sites throughout the St Andrews & planning decisions and promote investment. East Fife Local Plan area delivering our promises to create jobs throughout Fife. Although the process of developing any new local • For the first time, developers will require to include plan is controversial, there has been a significant renewable energy proposals as part of their reduction in housing allocations in most parts of development to ensure that at least 10% of the east Fife between the consultative draft and the predicted energy output is met on site – east Fife finalised draft. Amended to reflect the strategic is one of the first Local Plans in Scotland to require vision prescribed by the finalised Fife Structure Plan this. and by community or stakeholder aspirations, the • Much better masterplanning, with developers Local Plan will manage development over the next being required to consult communities to help 10 years providing land for many uses including shape better quality development for the long jobs, homes, recreation and learning. I welcome term. everyone’s involvement to date and am pleased that St Andrews & East Fife continues to balance When viewed in context, the finalised draft Local Plan successful, sustainable growth with local needs and provides significant scope for economic investment demand. I hope that the high level of community encouraging service orientated growth in and around engagement is maintained and look forward to Cupar, consolidating and promoting the attraction further consultation as the Local Plan continues to be of St Andrews whilst strengthening the role of scrutinised before formal adoption. rural and farming activity. Further, this Local Plan is
iv ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 being appraised against a Strategic Environmental Assessment thereby taking account of environmental quality and ensuring compliance with necessary legislation. This, in tandem with the amended core planning policies, updated development proposals and revised Plan strategy, will ensure that all decisions on development matters are made confidently, based on sound and updated planning principles.
The finalised draft Local Plan replaces the 4 former district or area plans which, in some cases, are over 10 years old, and ensures a consistent and robust approach to all planning and development matters. It will be regularly reviewed and updated not least before formal adoption and will be subject to 8 weeks of public consultation. Any outstanding objections should be submitted at the time of the formal consultation. Objections to the Local Plan will be considered by Fife Council and may result in alterations to the Plan - pre-inquiry Modifications - prior to a Public Local Inquiry to consider all outstanding objections. The Inquiry would be heard Councillor Mike Rumney in the presence of an Inquiry Reporter appointed Chair of Fife Council’s Environment & from the Scottish Executive. Fife Council is Development Committee responsible for the final adoption of the Local Plan.
I hope you feel reassured by the level of community participation which has occurred and note the further opportunity for comments into this, the first of 3 Fife wide Local Plans. I reiterate our thanks to all involved and look forward to your further involvement.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 v St Andrews
vi ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 Contents
Introduction...... 1-3 SETTLEMENT AND ...... 21-64 Context LANDWARD PLANS How to Comment on the Local Plan Anstruther & Cellardyke Auchtermuchty PLAN STATEMENT ...... 5-20 Balmerino & Kirkton of Balmerino Balmullo The Local Plan Development Strategy Ceres Strategic Context Colinsburgh Strategic Locations Crail Developing the Economy Cupar Meeting Housing Needs Cupar Muir Safeguarding and Improving the Environment Dairsie Providing for Community Needs and Infrastructure Drumoig Developing the Transport Network Dunshalt Implementation, Monitoring and Review Elie & Earlsferry Gauldry Guardbridge Kettlebridge & Kingskettle Kilconquhar & Barnyards Kingsbarns Ladybank Largoward Letham Leuchars Luthrie Newburgh & Burnside Newport on Tay & Wormit Pittenweem Springfield St Andrews St Monans Stratheden Strathkinness Tayport Landward (including Cameron)
LOCAL PLAN POLICIES ...... 65-100 GLOSSARY ...... 101-106 PROPOSALS MAP ACTION PROGRAMME ...... 107-130
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 vii Fig 1.1 - Local Plan Areas
Newport-on-Tay Tayport Wormit
Newburgh St Andrews Cupar
Glenrothes Anstruther Leven
Kelty Lochgelly
Cowdenbeath Kirkcaldy Dunfermline Kincardine
Burntisland
Inverkeithing Rosyth This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office. © Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Fife Council 100023385 2006
8 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 Introduction
The Fife Development Plan provides the statutory This Local Plan comprises: policy framework for land use planning in Fife. It is made up of the Fife Structure Plan and Local Plans. • The Plan Statement which describes the overall The Structure Plan sets the strategic guidance for the strategy and provides a summary of the planning future development of Fife and identifies the general issues, policies, and proposals affecting individual location and scale of development. towns and villages. These are described in Settlement Plans. The Fife Structure Plan covers the 20-year period from 2006-26. The St Andrews and East Fife Local • A Proposals Map identifying the location of Plan is one of 3 Local Plans being prepared for development proposals and where policies apply Fife. The strategy of this Local Plan complements geographically. The Proposals Map includes that of the Structure Plan and covers the period individual map insets with the Settlement Plans. 2006–16. It applies the Structure Plan strategy locally, establishing a detailed, site-specific framework of • Policies which are used in decisions to manage policies and proposals for land-use and other related and promote development. matters; it guides and promotes physical change and development in the area whilst also providing An Action Programme is published along with for stability in areas where no significant change is the Local Plan describing planning proposals, who proposed. is responsible for implementing them, and their anticipated timescales. Information on proposals Figure 1.2 outlines the Local Plan process. This is for individual towns and villages is also summarised the second draft stage in preparing and consulting in the Plan Statement. The Action Programme will on the St Andrews & East Fife Local Plan. This stage be updated every two years to monitor progress on is entitled the finalised draft St Andrews & East Fife implementing the Local Plan. Local Plan. The finalised Plan has been prepared following public consultation on the consultative The Environmental Assessment of Plans and draft Plan carried out over Spring 2005. When Programmes (Scotland) Regulations 2004 has made adopted (finally agreed as Council policy) it will Strategic Environmental Assessment (SEA) of local replace the 4 local plans currently in place for the development plans a statutory requirement. SEA St Andrews and East Fife area. All of the views and has been undertaken in preparing the finalised comments made at draft stage have been taken draft Local Plan to comply with the Regulations into account and many have been taken on board and European legislation and an environmental and have informed the strategy of the finalised draft report has been prepared for consultation alongside Local Plan. As a result, the Plan contains a number the finalised draft Local Plan. The intention of SEA of significant changes since publication of the is to provide for a high level of protection of the consultative draft in March 2005. environment and to contribute to the integration of environmental considerations into the preparation and adoption of plans and programmes with a view to promoting sustainable development (EC Directive 2001/42/EC).
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 1 Fig 1.2 - Local Plan Process Local Plan Process
FIFE COUNCIL PUBLIC INVOLVEMENT DATE
STAGE Publicise intention to start Plan JULY 2003 0 (Notice in Newspapers) East Fife Community Consultation SEPT-NOV 2003 “Have Your Say”
East Fife Community Consultation APR-MAY 2004 “Your Place Your Plan” Publish consultative draft STAGE Local Plan. Publicise and Notice in MARCH 2005 1 Newspapers Minimum 6 weeks consultation. (Representations) Publish finalised draft STAGE Local Plan. WINTER 2006-2007 Publicise and Notice in 2 Newspapers Minimum 6 weeks consultation. (Objections and support)
STAGE 3 Objections? YES
NO STAGE Publish pre-inquiry Minimum 6 weeks to 4 modifications make objections
Public Local Inquiry. Scottish Executive Reporter 4 weeks’ notice considers submissions, representations and WINTER 2007/2008* objections STAGE Publish Plan with 5 modifications Minimum 6 weeks to make objections
STAGE Adopt Local Plan Publicise and Notice in 2008* newspapers 6 Minimum 6 weeks to challenge. If challenged - Plan goes to Court of Session
Monitor/Review
(* Provisional subject to timescales for approving the Finalised Fife Structure Plan 2006)
2 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 Context
The Scottish Executive has published Scotland’s and the wider Fife community over the next ten National Planning Framework, which sets out years. The Local Plan also has regard to other plans an achievable long-term vision for Scotland and and programmes prepared by Fife Council and its identifies the likely change to 2025. It identifies the partners, including the Fife Economic Development strategic development potential of the Aberdeen- Strategy. Edinburgh-Newcastle transport corridor, which crosses the Local Plan area, and acknowledges The Fife Development Plan fits into a wider legal the potential to build on St Andrews’ tourism and context set by European Directives and is guided by academic profiles. the Scottish Executive’s Scottish Planning Policies (SPPs) and National Planning Policy Guidelines The Local Plan is prepared under the umbrella of the (NPPGs), Planning Advice Notes (PANs), and Circulars. Fife Community Plan and Fife Structure Plan which These are available on the Scottish Executive website. have been prepared in the context of the National Their contents are reflected in this Plan’s policies but Planning Framework. The Community Plan provides not repeated. the shared vision for Fife of public sector partners
Fig 1.3 How to Comment on the Local Plan
At this stage in the Local Plan process, formal objections to (as well as support for) the Plan are invited.
You can view the Plan at www.fifedirect.org.uk/developmentplan under St Andrews and East Fife, where additional information is also available. You can access the online consultation from here or from www. fifedirect.org.uk/haveyoursay (follow the links to the St Andrews and East Fife finalised draft Local Plan consultation).
If you do not have access to the Internet, please use the form supplied with the Plan. If you need more forms either email eastfife.localplan@fife. gov.uk putting ‘EFLP2form’ in the subject field, or call 0845 55 55 53 and request Form EFLP2.
The Plan is available for public consultation over an 8 week period. If appropriate, this period may be extended to ensure effective community engagement.
Please return completed comments and objection forms to the address on the form, or submit on-line to eastfife.localplan@fife.gov.uk E-mails should be titled: EFLP2 St Andrews & East Fife finalised draft Local Plan.
For further information, contact the Local & Community Policy team on 01592 417614
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 3 4 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 The Local Plan Development Strategy
Strategic Context • Identifying strategic employment sites together with a seven-year supply of employment land in towns with a population greater than 5,000 and 1.1 The Finalised Fife Structure Plan sets the in clusters in rural areas. This includes promoting strategic land use policy context for St Andrews and class 4 business use in town centre locations. East Fife. It provides a 20 year vision for Fife based on • Increasing job opportunities and directing new a simple principle – communities that plan long term employment creating development to St Andrews. will end up with better community infrastructure and • Supporting St Andrews’ development as an asset transport networks than if development is planned for the knowledge and tourist based economy. on an ad hoc, site by site basis. The focus is on: This includes support to realise the commercial potential of the higher education sector and Sustainable Communities working in partnership with the University to • Developing and maintaining sustainable develop the Campus Plan. communities by delivering affordable housing • Focussing retail growth in St Andrews and in as part of new development. This includes Cupar as district shopping centres, enhancing the promoting Strategic Development Areas in Cupar service role of Cupar and consolidating growth in and St Andrews and Strategic Land Allocations other town centres. in Leuchars/Guardbridge, the Tay Bridgehead (including Wormit, Newport-on-Tay and Tayport) Safeguarding and Improving the Environment and East Neuk settlements. • Designating a green belt for St Andrews which will • Accommodating projected growth in Fife’s take account of long term development beyond population. the next 20 years and the need to protect the • Supporting and strengthening the rural economy town’s landscape setting. by encouraging diversification of the economy. • Further developing St Andrews as a high quality Developing the Transport Network tourist destination and to build on the tourism • Maximising the efficient use of the Tay crossing industry throughout Fife through supporting increased modal shift to • Providing a choice of quality housing as well as a public transport and car share. choice of different locations, prices and tenures. • Promoting mixed use developments to achieve improved accessibility. Growing the Economy • Focussing major developments on public • Attracting inward investment, and supporting transport interchanges and town centres served and strengthening the rural economy. In this by public transport and increasing development context, St Andrews will be promoted as one of densities in these areas. This includes identifying Fife’s key town centres and will be developed as opportunities for improvements to public an international destination with the potential transport infrastructure. to build on its international profile as a cultural, • Supporting the provision of strategic transport sporting, leisure, visitor destination and centre of improvements including a relief road for Cupar academic excellence. and a distributor road for St Andrews.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 5 Strategic Locations and can be supported by further development; which relate well with the transport network; which have 1.2 The Local Plan strategy applies the Structure an acceptable or manageable environmental impact; Plan strategy at a local level and provides more and which are accessible to core community services detailed local guidance. The Local Plan focuses such as schools, shops, or local facilities either on development in the Strategic Development Areas a self-contained basis or collectively as a cluster of of St Andrews and Cupar, and the three strategic communities. land allocations in Leuchars/Guardbridge, the Tay Bridgehead (including Wormit, Newport-on-Tay 1.6 The spatial map for this Local Plan (Figure. and Tayport) and East Neuk settlements. These 1.4) illustrates the areas which will be the focus of locations present the best opportunity to further development between 2006-16 and beyond. develop established settlements at a scale which can deliver infrastructure and services, and which are St Andrews sustainable in terms of location and in the mix of land uses to meet community and economic needs and 1.7 St Andrews remains one of Scotland’s most are illustrated in Figure 1.4. Development in these popular locations as a place to live. Its role as the areas will largely be on greenfield land due to the principal town in east Fife is recognised in the limited amount of brownfield land in east Fife whilst Local Plan strategy. The development strategy is to maximising the re-development of brownfield land expand St Andrews over the next 20 years to create where possible. All new development will require to a University Quarter and to realise the potential of be of a high quality in terms of layout and design. tourism and the University as an economic driver for Fife whilst balancing this with the need to protect 1.3 Master plans will be prepared to guide its internationally important heritage. Development development in the Strategic Development Areas will provide for employment land, 1,200 houses and and Strategic Land Allocations. The master plans will community development over a 20 year period. specify the phasing, scale and siting of development The Finalised Fife Structure Plan proposes a slightly and will be prepared in consultation and with the lower proportion of housing development for the St involvement of the communities affected. The master Andrews housing market area than its share of Fife’s plans will require Fife Council approval before they population would merit and this is reflected in the are implemented and must demonstrate how they Local Plan. will help to create sustainable communities through housing to meet a wide variety of need; employment 1.8 To fulfil St Andrews’ role, the town needs land to attract and retain jobs; and development to further employment land to provide opportunities meet identified social and community needs. All of for economic development and to deliver affordable this must be achieved with high quality design to housing whilst protecting and enhancing the produce an attractive and safe environment in which landscape setting. To increase the contribution that to live, work and learn. science and technology make to the Fife economy and develop links outwith Fife, opportunities are 1.4 The Local Plan provides detail over a 10 year identified for a science park, new business parks, and period (2006–16) while indicating, in broad terms, expansion of the tourism sector. New business parks development over the longer term in order to give will support local businesses as well as providing certainty to communities, landowners and investors. opportunities for further employment in the town.
1.5 Within the strategic land allocations of 1.9 The Local Plan allocates sites at the Leuchars/Guardbridge, the Tay Bridgehead and the University of St Andrews’ North Haugh/Langlands East Neuk settlements, new planned development is campus to identify and protect the land required proposed to provide sustainable communities. This for new educational facilities, and accommodate will take the form of a combination of uses which, the academic growth and commercial spin-off together with organic growth in other communities developments anticipated to take place over the throughout east Fife, will contribute to the Structure period to 2026. It also identifies opportunities for Plan’s aims for growth in Fife’s economy and respond housing development. The development of a new to projected growth in Fife’s population over the University Quarter for the town, incorporating a period from 2006 to 2026. In determining locations Science Park will ensure that the world-beating for new development, Fife Council has taken research at the University can be commercialised account of public opinion expressed through public locally for the benefit of the local economy. The involvement events and balanced this against wider Council will work in partnership with the University public interests. These are areas where infrastructure of St Andrews to achieve its vision and develop a capacity is available, or where it should be provided campus plan over a 20 year period.
6 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 1.10 There is also a need to explore the possible to more people in the local community, community creation of a single school site for Madras College facilities and services, employment opportunities either at Kilrymont or an alternative site. The and infrastructure, thereby helping to sustain the provision of a new secondary school in the Plan area community. The Local Plan acknowledges the need is therefore subject to review and will be subject to to support public sector funding for new facilities further community consultation as the Local Plan serving St Andrews and the wider area. However, progresses. One of the options to be considered will significant private sector capital secured through be a location as part of the new University Quarter. developer contribution will be required to provide This would allow the potential for shared community the scale of investment necessary. facilities to be developed as part of the school site. 1.12 The strategy recognises that the town’s 1.11 St Andrews’ attraction as a place to live, landscape setting has a limited capacity to together with limited development opportunities, accommodate expansion. That limit is defined by has affected the housing market. The effect has been a green belt boundary which is set for at least 20 to increase land and house prices to the extent that years and which will be subject to a review by 2026. new affordable housing for local people on lower Development within the first 10 years of that period incomes has all but disappeared and development is identified in detail on the Proposals Map. The pressure on the town’s open spaces and older green belt boundaries take account of the need to employment sites has increased. In response to manage for development over and beyond the Local this, the Council has been successful in applying to Plan period, and to protect St Andrews’ character and the Scottish Executive to have the St Andrews area landscape setting. designated as a pressured area. This restricts tenants’ rights to buy social housing stock. Furthermore, a Cupar higher proportion of new housing development is required to be affordable. St Andrews needs to 1.13 Cupar’s growth over the last 30 years has not grow to provide the scale of development that been matched by the growth in the town’s services will help to contribute investment in new housing and facilities. Cupar has remained popular as a place within the St Andrews Housing Market Area and to to live and this has been reflected in rapid increases in provide, within the town, housing that is affordable house prices which have placed it as one of the least
Tayport Fig 1.4 Spatial Strategy Newport-on-Tay
Strategic Land Allocation Wormit 2006-16 Main Transport Links Green Belt Leuchars Newburgh Guardbridge St Andrews Cupar
Auchtermuchty Ceres Ladybank
Freuchie Crail
Kennoway Leslie Largo Anstruther ss Markinch Pittenweem e Leven en St Monans iv Methil ct FIFE’S STRATEGICGlenrothes DEVELOPMENT Elie tin s Buckhaven dis ge and illa FOCUS IS IN MID-FIFE tion k v Cardenden East Wemyss Maintain separa eu ast N Kelty between E Lochgelly Kirkcaldy Dunfermline Cowdenbeath
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 7 affordable towns in Scotland in which to buy a house the built up area, will help avoid incremental according to recent surveys. The town has lost its development and will be the means through which role as a ‘County Town’ and agricultural market for the a planned extension to the town can be created to a surrounding area, and is becoming a commuter town. high standard. Public involvement will continue as Demand for houses in the town remains high but the master plan is developed and implemented. this has not been matched by growth in employment opportunities. Leuchars and Guardbridge
1.14 The Local Plan strategy for Cupar is to 1.18 The A919 (St Andrews-Dundee) road via consolidate the town’s role as the principal centre Guardbridge and Leuchars is a key transport route. for services and facilities serving the wider rural Within this transport corridor, Guardbridge and hinterland, involving the development of 1,450 Leuchars have been identified as places which can houses, community facilities and infrastructure, expand to take advantage of the area’s road and enhanced education facilities and business and rail connections to promote it as a location for new commercial land over a 20 year period. The proposals development investment. Leuchars relies largely on in this Local Plan are intended to begin the move the RAF base to support the local economy but there towards this aim by promoting development to is scope to broaden job opportunities both there and accommodate changes in household size, increase in Guardbridge. The airbase provides a very limited in population, attract and retain services, provide commercial air facility to privately owned aircraft. employment opportunities and address traffic Whilst there are no current or future plans to develop management issues. The scale of development this commercial air facility further, the Council would proposed will help to minimise infrastructure costs. look positively on this should the situation change and will work in partnership with the RAF to review 1.15 One of the main challenges for the town is any opportunities to facilitate economic development how development can be channelled to resolve at Leuchars. transportation issues. The development strategy for the town over the next 20 years will enable the 1.19 Leuchars and Guardbridge are identified construction of a northern relief road to be funded through the Finalised Fife Structure Plan to through development. The road will resolve many accommodate development of 400 houses over a 20 of the congestion and environmental issues which year period. The Local Plan identifies development impact on the town centre. It will also provide over a 10 year period whilst indicating the direction development options for employment land including of development in the longer term. Opportunities a business park, housing, retailing, community for mixed tenure residential development, including facilities, infrastructure and public transport affordable housing, together with business and connections. Binding legal agreements will ensure enhanced community facilities are therefore that the road is built early in the construction phase identified and will make a positive contribution of associated housing developments. to the area and attract some of the house-driven development pressure from St Andrews. Master plans 1.16 Construction of the relief road will allow for will guide development. further traffic calming measures and associated environmental improvements to be introduced in the Tay Bridgehead town centre guided by a revised Town Centre Action Plan. These measures are seen as part of a package 1.20 The Tay bridgehead area, centred around to safeguard the viability and function of central Newport-on-Tay, Wormit and Tayport, is important to Cupar as the town is extended to the north and will Fife’s connections to the north because of the cross- include environmental and footpath improvements Tay transport links, and the shopping, business, and which should make a significant contribution to employment relationships with Dundee and Angus. improving environmental quality within the town. It The planning strategies of Fife, Dundee and Angus is envisaged that a better quality environment in the have been to meet the housing and development town centre should also attract further businesses needs of their respective areas, particularly in relation and the Local Plan encourages the development of to housing, so that unnecessary commuter traffic office-based business there. is discouraged. That approach to housing land and the provision of new opportunities for local 1.17 Development will be phased over the 20 year employment land is continued in this Local Plan. The period and will be guided by a master plan to be Finalised Fife Structure Plan identifies development prepared for Council approval. The master plan will of 500 houses over a 20 year period. The scale of also address development phasing, design principles, development proposed meets needs for housing land-uses and layout, access and integration with and employment land and supports the case for the
8 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 opening of a rail halt at Wormit in the longer term. 1.22 The Finalised Fife Structure Plan identifies The Local Plan identifies development to 2016 but development of 500 houses over a 20 year period. indicates the direction of growth beyond that period. The Local Plan will help to further develop diversity The provision of a new secondary school in the Tay and growth in this area by capitalising on the existing bridgehead area is subject to review as part of the assets and encouraging economic diversity. The School Estate Strategy and, if a site is to be identified character of the area will be safeguarded and its for the school, an amendment to the Local Plan will distinctiveness retained by avoiding coalescence be published for public consultation. along the coastal strip. Development proposals are predominantly housing-led. However, other East Neuk Settlements development land releases will be for commercial and employment land appropriate to the needs of 1.21 The East Neuk is less well served in respect the area. Employment land is identified in Anstruther, of its connections with the transport network when St.Monans, and Crail, and brownfield redevelopment compared with other population centres in Fife. It opportunities are identified in St. Monans and is nevertheless a popular area to set up home and Pittenweem. to visit, and plays an important role in Fife’s rural economy. The principal service centre for the area Newburgh is Anstruther and Cellardyke which, together, have become established as an area of tourism and 1.23 Interest in recent development at Newburgh commercial activity. The East Neuk is also notable waterfront on the site of the former linoleum factory for a high proportion of second homes which has demonstrated the potential of this historic town. add pressure to the local housing market. This is Newburgh has been depressed in terms of growth indicative of the changing role of the East Neuk which and development over the last 10 years and the has suffered economically from restructuring in perception of Newburgh being on the periphery of fishing and agriculture and is increasingly seen as an north Fife has hindered its growth. It is well located attractive location for retirees and ‘weekend residents’ to have a strong functional role, both within Fife and which affects local economic activity. As with St looking outwards to Perthshire. Longer term growth Andrews, the Scottish Executive acknowledges the of the town is proposed which will support the housing market issues and has agreed to identify part development and use of a new rail halt to help realise of the East Neuk as a pressured area, and the Council the town’s potential as a gateway to Fife. will apply a policy seeking a higher proportion of affordable housing from new developments.
Anstruther
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 9 Developing The Economy residents, partly because many are able to travel out of the area to work in skilled and professional occupations. Significant local employment with large 1.24 The Local Plan sets objectives to expand the service sector establishments is restricted mainly to economy by: RAF Leuchars and the University of St Andrews, and also to public services in healthcare and with Fife • Improving local employment prospects by Council. identifying land for business and commerce which will help to sustain the rural economy and provide 1.28 There are two strands to broadening the local jobs. business base. The first is to build on the potential • Supporting St Andrews in its role as a centre of for academic links to foster business opportunities. academic excellence and encouraging business to The University of St Andrews, in particular, has a key develop on that foundation. role in this respect by developing its landholdings • Promoting Cupar as a location for business at the western edge of the town to encourage small investment and growth and consolidating its role and medium size businesses in spin-off business as the service centre for East Fife. space. Scotland has the capacity to develop such • Diversifying the business and employment base businesses which can create wealth through the by supporting new economic development. commercial development of research and teaching. • Encouraging new job opportunities close to rural The University’s global reputation for excellence in communities. scientific research is an asset to Fife and Scotland. • Promoting sites for hotel development in support As one of the highest rated universities in the field of the tourist economy. of scientific research, it provides a platform for • Promoting sites within town centres for class 4 developing knowledge based business, attracting business use. further investment, and making a major contribution • Providing for employment land across the Plan to the Fife economy through the volume and value area. of jobs it creates. The Local Plan strategy is to work with the University and Scottish Enterprise 1.25 Competition for jobs is increasing not only Fife to realise the University’s potential to create within Fife but also across Scotland, the UK, and in economic opportunities from its academic activities an expanded Europe. The planning system therefore and promote the creation of a University Quarter. needs to support the assets that can attract new The St Andrews Settlement Plan illustrates where and diverse economic activity. East Fife has a high development will take place. dependence on a large number of small businesses mainly in agriculture, construction, and services. The 1.29 The second strand to expanding the business Local Plan strategy is not to compete with larger base in east Fife is to provide a flexible planning urban areas better placed to attract large-scale policy framework which will allow new employment manufacturing and industry; rather, the strategy is opportunities and commerce in rural areas as well to build on the area’s strengths and assets such as as in towns. The Local Plan does this with a view the high quality environment, tourist attractions, and to supporting diversification of farming activities, educational facilities capacity. giving preference to business use over housing when considering the redevelopment of rural properties, 1.26 A healthy local economy and business sector and encouraging more sites for employment is essential to sustainable communities. This is land in areas where the demand is high and the acknowledged in Fife’s Community Plan. Private opportunities exist. and public sector initiatives can, within the Fife Development Plan framework, help create an 1.30 A strategic objective of the Fife Development environment in which the local economy can thrive Plan is to provide a seven-year supply of employment and provide for the establishment of new businesses land in towns with a population greater than 5,000 – important in rural areas where traditional jobs in the and in clusters within rural areas; the Local Plan fishing and farming sectors are under pressure. therefore identifies new employment land in St Andrews and Cupar. To assist job prospects available 1.27 East Fife also has a considerable industrial to smaller and more rural communities across east heritage and a few large industrial employers remain Fife, the Local Plan also identifies employment land but, compared to other parts of Fife, manufacturing is throughout the Local Plan area. These development not well represented in the pattern of employment. opportunities are identified in the Settlement Nevertheless, over 80% of the adult population in East Plans. Class 4 business uses are promoted within Fife is economically active, equal to the Fife average. the town centres of St Andrews and Cupar. Within The area continues to attract economically active Areas of Mixed Use, developers will be required to
10 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 provide fully serviced class St Andrews Town Centre 4 business premises prior to completion of housing development.
Town centres
1.31 The main town centres in east Fife have a key role in local economic growth by supporting employment, leisure and cultural services, and retailing and business. St Andrews is one of the town centres in Fife regarded as key to Fife’s economic growth and the Plan strategy recognises that the town has potential to make a contribution to the economy of east Fife and Fife as a whole. The Settlement Plan for St Andrews potential to support tourism through its heritage, explains in more detail what this means in terms of accommodation, and academic resources. East Fife land use and development in the town. Compared as a whole is attractive to visitors as a place for leisure to that envisaged for Cupar, St Andrews’ retail role activities with assets such as the environment of East is seen as serving more visitor and tourism needs, Neuk coastal villages, championship golf courses, the but with an emphasis on quality. This will include Fife Coastal Path, Fife cycleways and inland walking changes to the town centre’s environment to provide routes. for a more attractive and comfortable experience for all who use it. 1.34 An audit of all hotels in Fife has been carried out to establish whether any hotel types are perhaps 1.32 Cupar serves as the service centre for east Fife. under-represented. The audit examined location, The Local Plan proposes additional development grading, ownership, and occupancy. It identified that in the town to enhance this function. This will whilst Fife has several hotels offering an exemplary be met within the town centre, providing further product, there are a number of possible gaps in opportunities for retail and business use, and supply. In response to this, opportunities for hotel through a new retail park in association with the and commercial leisure development are supported northern expansion of the town. The retail park will by the Plan strategy and identified in St Andrews, accommodate bulky goods retail to complement, Cupar, Tayport and at the former airfield at Crail. rather than compete with, the retailing available within the town centre and provide for the retention Minerals of retail expenditure within Fife. The vision for Cupar is one in which it consolidates its role as an important 1.35 Mineral working is an important economic retail centre for east Fife given its central location and activity but it consumes finite resources and can also where non-retail businesses - such as the professional result in significant impacts on the environment and services sector - can develop further. communities. Restoration, aftercare and after-use of sites are therefore important planning considerations. Tourism The Finalised Fife Structure Plan (June 2006) and the Fife Minerals Subject Local Plan (February 2004) 1.33 East Fife has a leisure economy based around provide policy guidance on matters relating to golf and tourism. Tourism is a cornerstone of the local minerals. economy in many parts of east Fife, and is significant nationally in terms of income and supporting employment. St Andrews’ role is again central to the Plan strategy as it has a competitive advantage as the recognised ‘home of golf’ and through its cultural connections. In addition, the University has
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 11 Meeting Housing Needs Quality in the built environment 1.37 The Fife Development Plan promotes good 1.36 The Local Plan sets objectives for meeting environmental quality. Aided by the Fife Urban housing need by: Design Guide, Creating a Better Fife, the Local Plan strategy is to apply this objective to new development as well as the natural environment • Allowing for housing development to meet the so that the planning system improves what already strategic housing land requirement and providing exists, and creates value for the future. Specific a minimum five-year effective land supply at all proposals in the Local Plan are identified to bring times within each housing market area. about improvements in the built and natural • Contributing to providing affordable and special environment. Redevelopment of brownfield, derelict, needs housing to help meet the Fife Local or damaged land, where appropriate, is encouraged Housing Strategy objectives. in preference to greenfield development. However, greenfield release is still required to implement the • Allocating suitable land for development in Plan strategy. In addition, the Local Plan’s policies locations that are accessible to transport and basic support the re-use of buildings in town and country community services either on a self-contained where the proposed use is acceptable and meets the basis in settlements, or collectively within a cluster terms of these policies. of communities. • Providing for a range of densities appropriate to 1.38 The quality of design in new developments the scale and location of the site, particularly in can be a contentious matter but there is no doubt relation to proximity to key public transport nodes that a greater desire exists for design standards and interchanges. to be raised and for guidance to be applied. In • Creating sustainable communities and many cases standards have improved but have implementing the terms of the Fife Urban Design done so inconsistently, and Local Plans have not Guide. assisted as much as they might have done. This
Fig 1.5 Housing Market Areas in Fife
12 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 Local Plan addresses these concerns by raising 1.40 The housing land element of the Plan strategy design standards and proposing the development is set by the Finalised Fife Structure Plan and of design guidance in planning briefs and master implemented by allocating land to meet the strategic plans for large or important sites. Supplementary, requirement in two Housing Market Areas (HMAs) more detailed, design guides will emerge during the – Cupar HMA and St Andrews HMA. The boundaries lifetime of the Local Plan. For the master plan areas of each of the Housing Market Areas are illustrated in in St Andrews and Cupar, development will be on a Figure 1.5. In practice, this equates to identifying land phased basis and lead to the creation of a series of over the next 20 years for 2,800 and 4,400 new houses small neighbourhoods, rather than a single urban for each housing market area (6,800 for the Local Plan expansion. Distinct urban design in each area will area). help create a sense of place.
1.39 Planning briefs, including master plans, Local plan housing land requirement 2006 - 2016 provide planning guidance which complements and supports the statutory development plan. 1.41 National planning policy requires They are not alternatives to the development plan development plans to ensure that there is, at all but provide design, layout, infrastructure, and times a minimum five-year supply of housing land implementation guidelines or requirements for in every housing market area which is expected to proposed development and provide clear advice to be free from development constraints within the developers and communities on what is expected Plan period. At present there is not an effective five- from development proposals. When the Council year land supply in either the St Andrews or Cupar approves planning briefs and master plans following housing market areas. The finalised draft Local Plan consultation with the local communities affected seeks to address this. In St Andrews there is only 1.5 by them, they will become material policy guidance years supply and in Cupar there is approximately in deciding on planning applications. New and 2.5 years supply. The land supply should, where innovative designs are encouraged in locations where possible, provide for a variety of sites in terms of size, they will add quality to the built environment. Such location, and house types in areas where potential locations will include conservation areas and rural house-buyers want to live. The Fife Structure Plan locations. Design considerations in these places will sets the housing land requirement, and the Local Plan be more complex by virtue of their settings and the identifies land to meet the development requirement need to protect and augment their characters. over the period to 2016.
Finalised Fife Structure Plan Housing Market Area (HMA) Housing Land Requirement 2006 –26
Sites to be identified through the Local Plan
HMA Requirement Shortfall Strategic 2006 - 16 2016 -26 2006 - 26 Land Allocation
Cupar 2,800 1,850 1,450 200 200 400 St Andrews* 4,400 3,150 2,600 280 270 550 TOTAL 7,200 5,000 4,050 480 470 950
*comprises St Andrews, Tay Bridgehead, Leuchars/Guardbridge, East Neuk 2006 – 16 requirement = 2380 (1900 + 480) 2016 – 26 requirement = 2620 (2150 + 470)
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 13 Finalised Fife Structure Plan Local Area Requirement 2006 –26
Sites to be identified through the Local Plan
Local Plan Requirement Shortfall Strategic 2006 - 16 2016 -26 2006 - 26 Area Land Allocation
St Andrews 6,800 4,700 4,050 330 320 650 & East Fife
Note: Local Plan requirement calculated by deducting 6% of combined Cupar and St Andrews HMA allocations, 6% being the difference between the combined Cupar and St Andrews HMA housing requirement and the St Andrews & East Fife Local Plan requirement
Finalised Fife Structure Plan Housing Land Requirement 2006 –26 for Strategic Land Allocations (SLAs)
Strategic Land Allocations 2006 - 11 2011 - 16 2016 - 21 2021 - 26 2006 - 26
Cupar 250 400 400 400 1,450 St Andrews 250 300 350 300 1,200 Tay Bridgehead) 125 125 125 125 500 (Tayport/Newport/Wormit) Leuchars/Guardbridge 100 100 100 100 400 East Neuk 125 125 125 125 500 TOTAL 850 1,050 1,100 1,050 4,050
2006 – 16 requirement = 1900 2016 – 26 requirement = 2150
1.42 The housing land requirement has been Five-year housing land supply identified having taken into account the existing land supply, urban capacity assessments, and contributions 1.44 The housing land supply in the Fife Housing from windfall (unanticipated) sites and small (fewer Review 2005 provides the most up-to-date housing than 5 houses) sites. The housing land requirement position for the finalised draft Local Plan and sets the for the period 2011-2016 is subject to a review of the baseline for meeting the housing land requirement. Fife Development Plan which will take place by 2011. The Local Plan is the preferred means of identifying land for development; however, there may be other 1.43 In allocating land for development, the Council opportunities which come forward during the has taken account of the availability of infrastructure lifetime of the Plan. The Settlement Plans and the (or its provision through development funding), Action Programme provide details of sites identified the transport network, environmental factors, and to meet the requirement. The Proposals Map access to core community services such as schools, identifies new allocations. The identified sites achieve shops, or local facilities. Community consultations a continuous five-year land supply for both housing undertaken in preparing the Plan confirmed that market areas as required by national policy. there is widespread concern, particularly among smaller communities, that small towns and villages Affordable housing will become swamped by new development. Where possible, therefore, the Council has sought 1.45 Two of Fife’s greatest assets – its location and to apply some proportionality in allocating land environmental quality – contribute to pressuring the for development and has adjusted the distribution housing market. Lying within commuting distance of of housing land to take account of physical, Dundee, Perth, Stirling, and Edinburgh has helped to infrastructural, and environmental factors. attract a high demand from both within and beyond
14 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 Fife’s boundaries. The Local Housing Strategy (LHS) Safeguarding and Improving the states that 60% of second homes in Fife are in East Fife (almost 38% in the East Neuk alone). The greatest Environment house price rises in Fife between 1998 and 2003 (80% and above) have been in the East Neuk and 1.49 The Local Plan sets objectives to safeguard St Andrews. The Scottish Executive acknowledges and improve the environment by: the housing market issues within the Plan area and has agreed to identify part of the East Neuk and • Ensuring new development accords with the St Andrews as pressured areas, and the Council principles of sustainability and encourages more will apply a policy seeking a higher proportion of walking, cycling and the use of public transport. affordable housing from new developments. • Promoting high standards of design and development to conserve landscape and urban 1.46 Fife’s Local Housing Strategy has established character. a Fife-wide need for additional affordable housing in the Plan area but particularly in the St Andrews • Protecting the countryside from unplanned Housing Market Area. In the interests of social development sprawl whilst allowing for inclusion, Fife Council is fully committed to creating development which supports the rural economy mixed and balanced communities. Consequently, it is or has a specific need for a rural location. important to meet the needs of those who are unable • Conserving sites important to the natural to compete in the open housing market. environment in terms of habitat or species, and conserving the built heritage. 1.47 Affordable housing, including special needs housing, will be sought where there is a • Supporting, where appropriate, renewable demonstrated need. A mix of tenures will be sought energy initiatives. including low cost ownership and social rented. Given Fife’s changing demographic profile, in terms 1.50 Well designed new development and public of ageing population and a projected increase in the spaces are essential to quality of life in Fife. Good number of elderly persons, the provision of special design can also have a positive effect on both needs housing will be particularly important. regeneration and economic wellbeing. It can improve local pride and ownership in a community. 1.48 Affordable housing plays a central role in Poorly designed development and public space Fife’s Development Plan strategy in support of the often has precisely the opposite effect. Creating a LHS. The Structure Plan sets the requirements for Better Fife, the Fife Urban Design Guide, provides the provision of affordable housing. The proportions consistent and flexible strategic design principles that apply are: 20% in the Cupar housing market area, and will guide future development in Fife. It aims and; 30% in the St Andrews housing market area. The to raise standards throughout the development Council will work with the house building industry in process to deliver high quality development and providing affordable housing as part of development public spaces for communities. proposals. Planning briefs for new development will promote this policy approach. In the interests of 1.51 The environmental assets of east Fife are equity, delivery of affordable housing will be sought considerable: these include over 3,100 listed on all appropriate development, commensurate buildings; 24 conservation areas; its landscape with scale. (This may also be applied to non- quality and character; over 4,500 archaeological sites residential development.) The Council has produced and more than 200 ancient monuments; sites of Supplementary Guidance on Affordable Housing importance to nature conservation, including the Isle which provides detailed advice on how affordable of May, with international and national designations housing will be achieved and remain affordable to as well as sites of more local importance; and meet the future needs of local people. 102 Tree Preservation Orders. Afforested areas and the 120 kilometres of coastline are particular characteristics of rural east Fife. The Finalised Fife Structure Plan provides policy guidance in relation to nature conservation sites of international and national significance; the Local Plan provides local policy.
1.52 The pattern of towns, villages, and hamlets across the Local Plan area is an integral part of the area’s character. Local Plan proposals for new
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 15 development take account of these features with 1.57 Green spaces are also shown where they help a view to protecting the overall environmental to safeguard important tracts of undeveloped land quality, and have used landscape plans, where they which penetrate built-up areas and provide access to exist, to inform the Plan. The Local Plan Proposals the surrounding countryside. Map defines settlement envelopes only for those towns and villages of 25 houses or more, or where 1.58 Areas of Great Landscape Value (AGLVs) the Local Plan supports development that will have been important in Fife in helping to identify increase a settlement’s size to beyond 25 houses. areas where the landscape is held in high regard Settlements with fewer than 25 houses are not and have been designated in Fife for many years defined by envelopes in the Local Plan and will be to protect their special landscape character from regarded as established clusters of housing within unsympathetic development. However, the inclusion the countryside. Where suitable infill development within Local Plans of other policies on development opportunities have been identified, these are shown in the countryside, forestry and nature conservation on the Proposals Map. as well as the cultural heritage can provide a similar, if not stronger, level of landscape protection at both 1.53 Twenty-four conservation areas are defined the broad and site specific landscape scale when in the Local Plan. The reasons for their designation considering development proposals. and most important attributes need to be better explained to assist decisions on development likely 1.59 Landscape Character Assessments and to have an impact on their character. Character Landscape Capacity Studies have enabled a more appraisals will therefore be prepared during the Local specific and detailed assessment to be made of Plan period in accordance with national planning the character and quality of particular landscapes policy. throughout Fife which can form the basis for a more refined and robust local landscape designation. 1.54 The most significant spaces within and On this basis the use of the AGLV designation is between town and villages are given policy being discontinued. The Fife Landscape Character protection from development pressures. A green belt Assessment and associated, more detailed, for St Andrews has been defined to direct planned assessments will be used both to identify and growth to appropriate locations and to protect the designate key local landscape areas (Special town’s landscape setting and the critical views to Landscape Areas) and support the enhancement of and from the historic core in accordance with SPP21 areas of lesser landscape and habitat quality. This Green Belts. will be a material consideration when assessing development proposals. All development proposals 1.55 In defining the green belt, the Council has will need to demonstrate a commitment to landscape decided that its boundary should endure and protection and improvement also taking into account not be subject to frequent revisions to meet new the linkages to existing landscape features and the development needs. The green belt boundary need to provide biodiversity enhancement. has been drawn to reflect a long term settlement strategy and ensure that planned long term growth Rural development can be accommodated. This is necessary to avoid the cumulative erosion of the integrity of the green 1.60 Development in the countryside is an area belt through the approval of individual planning of planning policy sitting between the twin aims of permissions. Inner boundaries have therefore safeguarding Fife’s rural landscape and supporting been drawn to create an area between the current the rural economy and communities. The Local Plan’s settlement envelope and the green belt suitable to policies provide a balance between these objectives accommodate planned growth over a 20 year period by supporting development for employment and without the need to encroach on green belt land. residential uses where they will help to sustain rural The green belt therefore sets a context for the future communities and encourage diversification. The aim direction of St Andrews’ growth for at least 20 years. is to enhance and diversify the rural economy, provide for the creation of local jobs in sustainable locations, 1.56 Development within the green belt’s inner support agricultural diversification, reduce the need boundary is managed by planning policy, including to travel to work, and improve access, in particular to the use of master plans, which will identify how, larger employment centres. where, and the broad extent of St Andrews’ future growth over the next 20 years. This will include 1.61 New businesses and commercial leisure guidance on landscape measures required and housing developments can assist rural to accommodate future development, where regeneration of communities and the services appropriate. they draw on. However, this runs contrary to
16 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 conventional transport policy. Assessment must policy A1 set out the Council’s requirement for all new be made to inform environmental, community, and development to address any shortfalls in community transport considerations. The Local Plan identifies infrastructure and/or mitigate any adverse impact opportunities for development within the rural they create by seeking development contributions area which provide for local needs and sustain local to the costs. No undue cost should fall to the public services and facilities. purse, particularly in bringing forward the strategic development sites. The Settlement Plans indicate the 1.62 Fife’s coast forms part of its landscape nature of contributions sought from development character – its ‘fringe of gold’ – and is recognised proposals. Specific contributions will be agreed as having an environmental and economic value. as part of the development management process Provision is made for development that requires and, where appropriate, set out in master plans and a coastal location and contributes to the local planning briefs. economy. (The coastal zone is defined to assist decisions on development proposals. It includes 1.66 The age structure of the Scottish population land related to and influenced by the coast, land up has changed significantly over recent years and the to 250 metres inland from Mean High Water Springs; pattern in Fife closely follows the national trend. the coastal landscapes defined in the Fife Landscape The population profile for east Fife compared to Character Assessment; and coastal habitats. The the Scottish average, is characterised by fewer developed coast has been defined as that within residents aged under 16, and more residents older settlements with a population greater than 2,000 and than 64. There is a need to plan ahead so that future where there is existing large-scale development for development takes account of the anticipated needs industry, tourism and recreation outwith settlement likely to arise and to ensure social services such as limits.) education and healthcare are accessible to Fife’s residents.
1.67 Planning for current and future health care provision means locating services locally or enabling good access to services on a regional basis – across Providing for Community Needs and Council boundaries, if necessary. Healthcare, Infrastructure recreational, and retail services – if not provided locally – are available in mid Fife, Dundee, and Perth. Transport links to these areas are therefore 1.63 The Local Plan sets objectives for providing for important to those resident in the Local Plan area. community needs and infrastructure by: Taken together with other aspects of the strategy, the policy objectives in this Local Plan contribute to • Supporting the development or improvement achieving the aims of Fife’s Community Plan in terms of recreational and leisure opportunities and of providing for stronger, safer, and well-educated enabling the development of community facilities communities. where the means of providing them are available. • Encouraging the use of renewable energy 1.68 The strategy for the future development of technologies as an alternative to fossil fuels and Fife’s hospital and community health services in encouraging renewable energy initiatives within the Local Plan area includes the construction of local communities. a new hospital and health centre in St Andrews, serving the wider area. In Cupar, the redevelopment 1.64 Successful implementation of the Local of Adamson Hospital and Cupar Health Centre is Plan strategy will rely on developments making proposed on the existing site. A business case is a contribution to the costs they create in terms currently being prepared for the redevelopment of of impact on the environment, communities, the Adamson Hospital. The NHS Fife Project Team infrastructure, and services. Where deficiencies has taken account of new housing development in occur, developers will be expected to make an the town over the period to 2026 when reporting appropriate contribution to any shortfall related to plans for healthcare provision. Where necessary, land their development as well as providing for all that is will be zoned for health and care facilities including required to bring forward that development. nursing homes. Developer contributions will be sought to assist in the provision of new or expanded 1.65 The Council wishes to work in partnership facilities where this is necessitated by new housing with developers to assist delivery and seeks to development. Sites for care homes are also identified develop mechanisms to achieve this. Structure Plan as part of mixed use development for strategic land policy DC1 (developer requirements) and Local Plan allocations.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 17 Services infrastructure to accommodate facilities for waste recycling, segregation, and collection. 1.69 The supply and availability of water services – sewerage in particular – is a national planning issue. 1.71 Telecommunications infrastructure is now Scottish Water, as the body responsible for these an essential part of everyday social, business, and services, is required to meet the EU Water Framework leisure activities. It has also opened opportunities Directive, 2000 on the treatment of wastewater and for access to services and learning opportunities this is driving its spending priorities. This has had in rural locations. The Local Plan provides a policy the effect of restricting the availability of resources framework which supports the development of to meet the infrastructure needs arising from new telecommunications infrastructure whilst having developments and means that the implementation regard to environmental considerations. of the Local Plan’s development strategy is affected significantly by the available capacity in the system Renewable Energy for the first five years or so of the Plan period. Land for new development is therefore allocated and 1.72 NPPG 6 Renewable Energy Developments phased to take account of the restriction and this is and associated advice notes provide the national reflected in the early phasing of land for development context for renewable energy. Further guidance is in Anstruther, Cupar, St Andrews, and within the Tay given in the Council’s Planning Customer Guideline bridgehead. In accordance with policy A1 (developer Renewable Energy (2002). Fife Council is committed requirements), where development proposals require to reducing carbon dioxide emissions and promotes additional investment in water and drainage services, the use of passive solar design to achieve reductions the Council requires that these will be paid for by the in energy requirements. The Council will also seek developments to be served. to achieve further savings by securing at least 10% of a development’s predicted energy requirements 1.70 Waste management is primarily a strategic generated on site from zero carbon technologies or matter and is addressed in the Fife Structure Plan and by other measures on site delivering an equivalent in the Fife Area Waste Plan. The Local Plan contributes carbon dioxide reduction. to the implementation of these documents’ policies by safeguarding Lower Melville Woods, by 1.73 The commercial exploitation of potential Ladybank, as a site for waste disposal and recycling. renewable energy sources, including energy crops Waste management at a neighbourhood level will (biomass), is likely to be in the rural parts of the Plan be supported by requiring new developments area and should be considered in the context of planning policies covering such locations, and the advice contained in the Fife Landscape Character Assessment (1999). In the case of commercial wind farms, the Local Plan defines a broad area of search to guide development proposals. In addition, the Planning Customer Guideline provides a general indication of preferred areas for other technologies such as hydro power, geothermal, solar power, and passive solar design. Supplementary Planning Guidance on Renewable Energy (2006) sets out policies to assist Fife Council to plan positively for renewable energy developments in advance of the adoption of the Local Plan. The Guidance will be reviewed and updated during the lifetime of the Local Plan.
Community infrastructure and services
1.74 Education capacity in primary and secondary schools is a recurring theme expressed through community consultations when preparing the Local Plan. School investment by Fife Council will be determined by a review of school assets covering primary and secondary facilities. The land use implications of this are still being identified.
18 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 1.75 The Council’s School Estate Strategy, approved Developing the Transport Network by Committee in 2005, provides the strategic context for education across Fife. The Strategy will inform a rolling programme for the future development of 1.78 The Local Plan objectives for developing the school buildings and lead to the identification of transport network are: education priorities across all of Fife. This is a long- term commitment but, in the interim, where new • Providing for a pattern of land use which reduces development causes pressure on existing school unnecessary travel and supports a choice of more capacity, a financial contribution will be required sustainable travel options. from the developer to alleviate that pressure. The • Assisting the implementation of Fife’s Local proposed housing allocations will impact on school Transport Strategy. capacities and further public consultation will be undertaken if the Local Plan is amended. Where 1,000 • Safeguarding options for future development of or more houses are proposed in one location, in this the transport network. instance Cupar, the Local Plan sets out requirements • Supporting improvements to regional transport for a new primary school to be provided. In the connections to east Fife. event that this is not needed due to capacity in other schools, this requirement will not be pursued. 1.79 In addition to the Fife Development Plan, 1.76 There has been a groundswell of support Fife Council has prepared a Local Transport Strategy amongst local communities for a new secondary which looks ahead to 2026. The St Andrews and school to serve the communities in the Tay East Fife Local Plan has been prepared alongside the bridgehead area. There is also a need to explore the Local Transport Strategy and its constituent Area possible creation of a single school site for Madras Transport Plan for East Fife. Details of transportation College either at Kilrymont or an alternative site. The policies and proposals are contained within the provision of a new secondary school in the Plan area East Area Transport Plan 2005–10. The respective is, therefore, subject to review and will be subject strategies of these Plans complement each other. The to further community consultation as the Local East Area Transport Plan translates strategic traffic Plan progresses. In cases where there is a need for and transport objectives into local action. Integral developers to provide a new school or to make a to this document is improved public transport contribution towards education infrastructure, these provision including development at Leuchars railway are identified in the Settlement Plans in the finalised station, taking account of possible light rail guided draft Local Plan. This approach has been agreed with bus proposals. This emphasis on public transport the Head of Education Service and is consistent with provision is echoed in proposals for Cupar which the School Estate Strategy. include bus and rail hubs, improved accessibility, and alternative modes of travel. 1.77 The Plan’s strategy for leisure and recreation includes promoting further development of urban 1.80 The East Area Transport Plan addresses the green spaces in Cupar and St Andrews through viability and development of a direct rail link to St linking existing open spaces and seeking to identify Andrews and a commitment to identify, cost, and opportunities to create new links through the towns appraise measures to address Cupar’s traffic problems and to the countryside. The development of the Fife including the creation of a relief road. At this time, Core Path Plan is anticipated to identify further land development of a direct rail link to St Andrews is not use proposals which will require planning policy viable. The predominantly rural nature of East Fife support. The Core Path Plan is the primary policy means there is a higher than average dependency document for access and path proposals. on private transport. This is due to a combination of the dispersed settlement pattern, restricted public transport network, and higher household income levels leading to 31% of households with more than one car, compared with 25% for the whole of Fife. Enhancement of public transport and transport infrastructure will aid in improving accessibility to and within the Plan area. The proposed re-opening of the Levenmouth rail link to passenger traffic will help serve the East Neuk.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 19 1.81 The Local Plan strategy involves supporting Implementation, Monitoring, the transport network by promoting development where homes, jobs, and services are in close proximity and Review and, where possible, accessible to public transport to minimise the impact of commuting. In addition, 1.85 The Local Plan provides a framework for development is located where it can best underpin the Council to guide development and changes in the transport network by means of development-led land-use but also seeks to promote development funding or by providing a supporting population to in accordance with the Plan strategy. Monitoring contribute to the viability of new public transport the implementation and review of the policies and investment. Most development is proposed in areas proposals of the Local Plan is therefore important that promote good access and relate to the main to ensure that they remain relevant. Monitoring strategic transport connections in the Plan area: is also critical to assess the fitness for purpose of Leuchars-Guardbridge; St Andrews; Cupar; and the Tay the Local Plan in achieving the balance between bridgehead. This provides good road and rail links to development and conservation of the built and the main centres of Fife and to Scotland’s principal natural environment. urban centres. 1.86 The majority of proposals in the Local Plan will 1.82 The East Coast mainline railway services the be achieved through private sector investment but Local Plan area, giving access to England, north- will also require joint working between the Council, east Scotland, and the central belt of Scotland via private sector and relevant agencies. Edinburgh or Dundee. Proposals to further develop rail connections in west Fife will bring added benefits 1.87 The Action Programme prepared alongside to this area by offering additional connections – for this Local Plan lists the actions required to implement freight in the first instance – to the central Scotland the land-use proposals in this Local Plan. It identifies rail network. New development of the scale proposed what actions are required; who is responsible for in the Local Plan strategy will require improvements undertaking those actions; and the timescale for to the strategic transport network and so the Local implementation. The Action Programme also Plan safeguards land for new rail halts at Newburgh identifies proposals involving land in which the and Wormit. Details of these and the development Council has ownership interests. The Programme will contributions to them are in the respective be reviewed and updated at least every two years Settlement Plans. throughout the lifetime of the Local Plan to monitor progress on implementing the proposals and to 1.83 The Area Transport Plan identifies specific inform the Local Plan review. proposals for individual towns and villages in the Local Plan area. Proposals requiring land to be safeguarded and which are programmed for implementation during the Local Plan period are shown in the Settlement Plans and listed in the Action Programme. Land required for longer term development is safeguarded from development that would prejudice its use for transport, including land required for transport link options from the rail network into St Andrews.
1.84 East Fife is well served by twelve harbours, many of which are still working facilities. The Local Plan strategy encourages the development of the harbours as operational facilities or for leisure and tourism purposes. Anstruther should be regarded as the Fife hub for sailing and cruising where there is scope for more resident berths and to attract more visitors.
20 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 Settlement and Landward Plans
Settlements with Proposals There are no Local Plan proposals but settlement There are no settlement boundary changes or Local boundary changes are proposed for the towns and villages Plan proposals for the towns and villages listed below. Anstruther & Cellardyke listed below. Consequently, Settlement Plans have not been Consequently, Settlement Plans have not been prepared Auchtermuchty prepared for these areas and there is no requirement to refer for these areas and there is no requirement to refer to Balmerino & Kirkton of Balmerino to the Action Programme. During the Local Plan period, infill the Action Programme. During the Local Plan period, infill Balmullo opportunities may arise within these settlements. These are opportunities may arise within these settlements. These are Ceres encouraged, subject to compliance with the policies of the encouraged, subject to compliance with the policies of the Colinsburgh Local Plan. Local Plan. Crail Cupar Arncroach Balmalcolm Cupar Muir Boarhills Peat Inn Dairsie Blebocraigs Drumoig Chance Inn Dunshalt Collessie Elie & Earlsferry Craigrothie Gauldry Foodieash Guardbridge Gateside Kettlebridge & Kingskettle Grange of Lindores Kilconquhar & Barnyards Kilmany Kingsbarns Kilrenny Ladybank Mount Melville Largoward Pitlessie Letham Pitscottie Leuchars Strathmiglo Luthrie Newburgh & Burnside Please Note: Newport on Tay & Wormit Housing Sites under construction are not shown on the Pittenweem Proposals Maps. Springfield St Andrews Population Figures Source: Fife Council. St Monans Stratheden Total Population of Local Plan Area based on best fit to Strathkinness Datazone populations for 2004 produced by the GRO. Tayport Population Estimates for settlements are based on Landward (including Cameron) envelope boundaries. Data has been extrapolated forward from the 2001 Census
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 21 Anstruther and Cellardyke Settlement Plan
1) Population – 3,540 4) Post 2016:
2) The planning issues to be addressed in this Local Plan: The Local Plan review will allocate land at Anstruther and Cellardyke for:
• Together Anstruther and Cellardyke comprise the main settlement grouping • Additional housing development over the period 2016 – 2026. This will on the East Neuk coastline, providing a centre for service, fishing and tourism include continuation of development on site h2. facilities. As Scotland’s fishing industry has declined and tourism has • Additional business land. developed, there is a need to support the role of Anstruther and Cellardyke as a local service centre for the East Neuk. • Contributing to the requirements for affordable housing. • Safeguarding employment land and providing planning policies to attract new businesses. • Promoting and preserving the harbour. • Managing new development to retain the distinctiveness and character of the towns, particularly the conservation area, and preserving the separation between the coastal villages.
3) Other:
• The Murray Library building, Shore Street, held in Trust for community benefit, offers accommodation or a development opportunity, subject to the terms of the Trust. Specified uses are education, recreation and leisure. Proposals will be supported where consistent with Local Plan policies. • Fife Council will consider options for a new site for a Roman Catholic church to serve the East Neuk.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 22 Table 1: Anstruther and Cellardyke - Local Plan Proposals and Development Requirements
Proposals Estimated Map Location Area Use Class/Type Capacity Status/Lead Development Requirements (Additional to requirements set by Development Reference (ha) (Housing) Plan policies) and other information Classes 4 (business), 5 (general industrial) • Vehicular access shall be via B9131. Retain scope to link site to the established e1 St Andrews Rd extension 1.5 LP allocation & 6 (storage & employment area to the south. distribution) Planning permission • Total site capacity is 72 units, estimated capacity shown is that which remains h1 Crail Road 2.8 Housing 64 (under construction) over the Local Plan period.
• Refer to Planning Brief approved on 25th May 2004 LP allocation • Development will be restricted to 100 houses by 2016 to help achieve phased h2 Cellardyke Holiday Camp 9.3 Housing 100 (Planning Brief development in accordance with the Fife Development Plan. approved) • Total site capacity is 200 units, estimated capacity shown is that which remains over the Local Plan period.
h3 Flemings Yard <0.1 Housing 10 Planning permission
h4 Ladywalk 0.4 Housing 6 Planning permission
Planning permission h5 Harbourlea <0.1 Housing 5 (under construction) Planning permission • Total site capacity is 14 units, estimated capacity shown is that which remains h6 Mayview Avenue 1.2 Housing 8 (under construction) over the Local Plan period. Planning permission h7 Cellardyke Primary School 0.2 Housing 8 • Vehicular access to be taken from existing access point.
Planning permission h8 Crichton Street <0.1 Housing 5 (under construction) Development b1 Depot, Pittenweem Rd 0.4 Brownfield site opportunity Anstruther Wester Development b2 0.2 Brownfield site Primary School opportunity LP allocation. c1 Station Road <0.1 Rugby clubhouse Planning permission Infrastructure, Harbour & town centre toilet, shower, boat Pr1 21.0 LP allocation improvements servicing, new pontoons (phase 2)
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 23 Auchtermuchty Settlement Plan
Population – 1,970
Table 1: Auchtermuchty - Local Plan Proposals and Development Requirements
Estimated Proposals Map Area Development Requirements (Additional to requirements set by Development Location Use Class/Type Capacity Status/Lead Reference (ha) Plan policies) and other information (Housing) Classes 4 (business), Adjacent to 5 (general industrial) e2 0.2 LP allocation cemetery & 6 (storage & distribution)
• Access off A91 and B936 • Local transport improvements • Leisure/visitor facility Area of Mixed Former Ironworks Mixed development 3.7 LP allocation • Open space/community woodland Use (AMU) Station Road primarily housing. • Serviced employment land providing class 4 business use to be provided before housing • Environmental improvements including remediation to address site contamination
Development • Local transport improvements b3 Burnside church 0.2 Brownfield site opportunity • Environmental improvements
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 24 Balmerino and Kirkton of Balmerino Settlement Plan
Population – 128
Table 1: Balmerino and Kirkton of Balmerino - Local Plan Proposals and Development Requirements
Estimated Proposals Map Area Development Requirements (Additional to requirements set by Development Location Use Class/Type Capacity Status/Lead Reference (ha) Plan policies) and other information (Housing) Abbey Farm h9 0.4 Housing 8 Planning permission Steading
• Local transport improvements Opposite Memorial Development b4 0.6 Brownfield site • Tourist car park for visitors to abbey/village Cottages opportunity • Environmental improvements – landscaping and public art
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
Balmullo Settlement Plan
Population – 1,290
Development close to RAF Leuchars is likely to be affected by operational noise. The MOD advises that this is within permitted levels. However, additional noise mitigation measures will be required for all developments within areas affected by the airbase.
Table 1: Balmullo - Local Plan Proposals and Development Requirements
Proposals Estimated Area Development Requirements (Additional to requirements set by Development Map Location Use Class/Type Capacity Status/Lead (ha) Plan policies) and other information Reference (Housing) Classes 4 (business), • Local transport improvements to A914 and Clay Road To be confirmed/ 5 (general • Environmental improvements to include landscaping e8 Opposite Balmullo <1.5 industrial), 6 (storage Private • <1.5 hectares of employment land. Site boundary to be identified for Fife Council Farm & distribution) approval. h10 • Local transport improvements to A914 Balmullo Farm 0.9 Housing 20 LP allocation
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 25 Ceres Settlement Plan
Population – 1,000
Table 1: Ceres - Local Plan Proposals and Development Requirements
Estimated Proposals Map Area Development Requirements (Additional to requirements set by Development Location Use Class/Type Capacity Status/Lead Reference (ha) Plan policies) and other information (Housing) • Vehicular access to be taken off Cupar Road • Provision of family housing • Community facility – school funding contribution Cupar Road/ Moor h11 2.8 Housing 50 LP allocation. • Environmental improvements Road • Design statement to be produced for Fife Council approval as part of pre- application discussion.
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
Colinsburgh Settlement Plan
Population – 360
Table 1: Colinsburgh - Local Plan Proposals and Development Requirements
Estimated Proposals Map Area Development Requirements (Additional to requirements set by Development Location Use Class/Type Capacity Status/Lead Reference (ha) Plan policies) and other information (Housing) Development b5 South Wynd Depot 0.2 Brownfield Site • Local transport improvements – junction improvements opportunity Development b6 North Wynd 0.2 Brownfield Site • Local transport improvements – junction improvements opportunity • Before work begins on the school expansion, agreement should be reached on the relocation of the existing smiddy to an alternative acceptable location within Pr2 Main Street <0.1 School expansion Private/Fife Council the village.
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 26 Crail Settlement Plan
1) Population – 1,740
2) The Planning issues to be addressed in this Local Plan are:
• The heritage value of Crail Airfield constrains re-use and re-development opportunities. The Local Plan seeks to reconcile this by identifying sympathetic development opportunities which retain the site’s unique historic character.
3) Post 2016:
• Longer term development options will be identified to the north of the village.
Table 1: Crail - Local Plan Proposals and Development Requirements
Estimated Proposals Map Area Development Requirements (Additional to requirements set by Development Plan Location Use Class/Type Capacity Status/Lead Reference (ha) policies) and other information (Housing) • Flatted development may be appropriate h12 Tennis Club 0.3 Housing 10 LP allocation • Local transport improvements Planning permission • Total site capacity is 50 units, estimated capacity shown is that which remains over the h13 Pinkerton Farm 1.2 Housing 35 (under Local Plan period. construction) Planning permission h14 Pinkerton Farm 2 2.3 Housing 60 (under construction)
c2 Cemetery 0.5 Cemetery extension LP allocation
Pr3 Crail Airfield See Landward Statement
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 27 Cupar Settlement Plan
1) Population – 8,660 Cupar was a traditional market town now functioning as the main service, employment and public transport centre for a large surrounding rural hinterland. 2) The Planning issues to be addressed in this Local Plan: An important aspect of developing an extension to the town is the mechanism through which the land uses are implemented. Development in Cupar shall be • Enhancing Cupar’s role as the commercial and service centre for rural East Fife phased over the 20 year period envisaged in the Finalised Fife Structure Plan and by encouraging further retail development in the town centre and attracting will be shaped by the production of a community-guided masterplan. This will commercial investment. This includes protecting and enhancing the role of ensure that housing, as the principal capital-generating land use, is developed the town centre whilst providing land for a bulky goods retail park. alongside services, infrastructure, employment land, commercial development, and • Addressing the high demand for new housing within the town. The Local community infrastructure such as educational facilities and open space. Plan provides for mixed tenure residential development, including affordable housing to meet local needs. The preparation of a masterplan shaped by active community engagement • Ensuring development makes an effective contribution to infrastructure will ensure that a single suburban expansion is avoided and that small provision, including development of the strategic transport network. This neighbourhoods with distinct urban design and recognisable character are includes providing better linkage of the railway station and surrounding area delivered to complement Cupar’s architectural heritage. The masterplan will help to the town centre and promoting the provision of a northern relief road for to avoid incremental development and be the means through which the planned the town. extension to the town can be created to a high standard.
• Providing additional employment land by allocating land for a business park In tandem with the revitalisation of the town centre through environmental or and general industrial use. streetscape improvements guided by a town centre action plan, this development • Promoting the redevelopment of redundant property and land. will help to attract commercial investment whilst supporting improvements to services, employment, infrastructure and public transport. • Easing town centre traffic congestion. • Assessing the impact of additional development on town centre congestion. Traffic management in Cupar was identified as a continuing issue for the community during the preparation of the Local Plan. Although, in the short term, • Encouraging Class 4 business opportunities within and on the edge of the further development will add some pressure to the road system in the town town centre. centre, in the medium term the relief road will more than offset this growth in traffic.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 28 Proposal SDA1 Cupar North Development Area Ultimately the proposed development area shall serve the town and wider locale connecting Cupar and its rural hinterland with an improved and thriving service A masterplan for a northern extension to Cupar will be prepared. The masterplan centre. To protect retail provision in the town centre in the short term, retail will be overseen by Fife Council and will require the approval of the Council in provision associated with the northern relief road will only proceed once the its role as planning authority. Community involvement in its preparation will be relief road is constructed. Small neighbourhood retail facilities will, however, be essential and the Council will ensure community consultation in the process. The encouraged serving local needs and reducing unnecessary travel. primary objective of the masterplan will be to avoid suburban sprawl and to create a townscape of which future residents can be proud. Proposed is development 3) Post 2016 that will deliver a fully funded relief road, a new primary school, a contribution to secondary education, affordable housing and other community facilities in • The strategic development of Cupar’s northern expansion continues, addition to relieving transportation issues particularly within the town centre. The complemented by continuing improvements to road and transport networks. draft Local Plan highlights that Cupar’s population has grown significantly over • Further revitalisation of the town centre with continued commercial the last 30 years and that there remains a high demand for housing within the investment alongside additional streetscape improvements and town centre town which has not historically been met. Consequently, it is proposed to increase health checks. opportunities for housing development through the phased allocation of land during and ultimately beyond the Local Plan period. • Further development is anticipated in the Gilliesfaulds area.
Building on consultant studies and indicative investigation work completed to date, Fife Council envisages mixed tenure residential development interspersed with open space, road, path and habitat corridors. Advance planting of tree belts and structural landscaping will ensure that the environmental setting of the town is protected and that new housing is sited within mature and established surroundings. Commercial and business development is also anticipated alongside a hotel and restaurant use adjacent to the A91.
The masterplan will detail developer contributions including delineation of the outer relief road and shall ensure commitments to new or upgraded water and drainage networks. Community infrastructure, including education and healthcare, will be required and shall be considered in partnership with the respective agencies. The distribution and provision of new infrastructure shall be planned through the masterplan ensuring the local community and their elected representatives opportunity to influence the size and type of facilities required. The masterplan will prescribe development phasing, design, land uses and layout, in addition to establishing responsibilities relating to implementation and funding, ensuring the provision of high quality development and areas of recognisably local character.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 29 Table 1: Cupar - Local Plan Proposals and Development Requirements
Estimated Proposals Map Area Development Requirements (Additional to requirements set by Location Use Class/Type Capacity Status/Lead Reference (ha) Development Plan policies) and other information (Housing)
Classes 4 (business), 5 e3 Prestonhall East 8.5 (general industrial), 6 LP allocation (storage and distribution)
Eden Valley Business Classes 4 (business), 5 e4 0.7 LP allocation Park (general industrial)
• See Development Brief (to be approved) Mixed Use including • Developer to produce a pre-application design statement for approval h15/Pr4 Ladyinch 1.0 10 LP allocation housing, open space • Open space to be provided in conjunction with housing development to provide village green layout.
h16 West Port Garage 0.4 Housing 15 LP allocation • High density flatted development.
Housing Planning permission h17 Cupar Mills 1.5 40 (under construction)
h18 St Columba’s 0.4 Housing 15 LP allocation
Planning permission h19 Ferrymuir Farm 3.4 Housing 31 (under construction)
h20 11-13 East Road 0.1 Housing 8 Planning Permission
h21 South Bridge 0.1 Housing 5 Planning permission
• Master plan and consultation arrangements to be prepared by developers for Fife Council approval • Fund and construct relief road within early phases of housebuilding Classes 1 (specialising in • Implement advance planting and landscaping 76.1 bulky goods), 4 (business), • Design statement to be produced for each neighbourhood and submitted 5 (general industrial), to Fife Council for approval SDA1 Cupar North 570 LP allocation Housing, • Up to 2 hectare retail park to be restricted to bulky goods Leisure/hotel facility, care • Up to 3.2 hectares of employment land (class 4) home. • 1 hectare for commercial (hotel) development • New primary school • Contribution to secondary education • Total site capacity to be 1200 houses (over 20 years)
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 30 Estimated Proposals Map Area Development Requirements (Additional to requirements set by Location Use Class/Type Capacity Status/Lead Reference (ha) Development Plan policies) and other information (Housing)
Area of Mixed Granary Site Coal 0.4 Area of Mixed Use LP allocation • Environmental improvements Use (AMU) Road
Area of Mixed • Class 4 business use South Road 1.5 Area of Mixed Use LP allocation Use (AMU) • Environmental improvements • Preparation of development brief • Environmental improvements Area of Mixed Bell Baxter West Port 0.7 Area of Mixed Use LP allocation • Promote building conversion to provide for class 4 business use Use (AMU) • Housing
Provost Wynd, 0.2 Development b7 Former Leuchars Brownfield site 15 • Preferred use is housing opportunity Removals
Development b8 Kirk Wynd 0.1 Brownfield site opportunity
Former Snooker Hall, Development b9 0.2 Brownfield site 10 • Preferred use is housing Burnside opportunity
Development b10 Westfield Avenue <0.1 Brownfield site • Preferred use is housing opportunity
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 31 Estimated Proposals Map Area Development Requirements (Additional to requirements set by Location Use Class/Type Capacity Status/Lead Reference (ha) Development Plan policies) and other information (Housing)
Extension of community LP allocation. c3 Adamson Hospital 1.7 hospital NHS Fife
LP allocation. c4 Cemetery 0.7 Cemetery extension Fife Council
Expansion of recycling LP allocation. c5 Coal Road <0.1 centre Fife Council
Car park and rail station Cupar Railway Fife Council/ Network • Bus and rail interchange t1/Pr5 0.6 improvements / bus & rail Station, Station Road Rail • Path links to town centre interchange
Pedestrian/Cycle Bridge t2 Station Road Fife Council over River Eden
Town centre traffic • Exploration of traffic management options for the long term growth of management and Cupar. Supplement, amend or replace existing measures in conjunction Pr6 Traffic management Fife Council/private environmental with the town centre action plan including improved access to alternative improvements transport modes and streetscape enhancement.
Woodland Management Elmwood College/Fife Pr7 Elmwood College Plan to be produced and Council implemented
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 32 Cupar Muir Settlement Plan Population – 160 Table 1: Cupar Muir - Local Plan Proposals and Development Requirements
Estimated Proposals Map Area Capacity Development Requirements (Additional to requirements set by Location Use Class/Type Status/Lead Reference (ha) (Housing) Development Plan policies) and other information
Sawmill h22 1.9 Housing 40 Planning permission
Nursery Planning permission h23 1.2 Housing 10 (under construction)
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
Dairsie Settlement Plan 1) Population – 350 2) Post 2016: Housing development continues to the south of Osnaburgh Court
Table 1: Dairsie - Local Plan Proposals and Development Requirements
Estimated Proposals Map Area Development Requirements (Additional to requirements set by Development Location Use Class/Type Capacity Status/Lead Reference (ha) Plan policies) and other information (Housing)
• Vehicular access to be from western end of Osnaburgh Court. No vehicular access from south-east of site • Development to commence at western end of site South of Osnaburgh • Pedestrian links to widen footpaths h24 Court 2.8 Housing 10 LP allocation • Development design and layout to take account of further development beyond 2016 • Total site capacity is 40 units. Estimated capacity shown is that which will be brought forward over the Local Plan period. Development will continue beyond the Local Plan period.
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 33 Drumoig Settlement Plan
1 ) Population – 163
2) The planning issues to be addressed in this Local Plan are: • Drumoig has developed rapidly in recent years but with no local or community services to serve the population. It is not regarded as a sustainable location for further residential development during the Plan period and should be allowed instead to mature in its rural location. • The business development on site has the potential to serve the wider rural economy and limited development to realise that potential may be supported.
Table 1: Drumoig - Local Plan Proposals and Development Requirements
Estimated Proposals Map Area Development Requirements (Additional to requirements set by Development Location Use Class/Type Capacity Status/Lead Reference (ha) Plan policies) and other information (Housing)
• High quality design is required for this prominent location Pr8 Drumoig - Commercial Leisure LP allocation • Development ancillary to the golf club would be acceptable in principle
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 34 Dunshalt Settlement Plan
1) Population – 330
2) The Planning issues to be addressed through this Local Plan are: • Future use of the mushroom factory at Greenmyres Farm given the location and size of the site in relation to the village. • Retaining and providing for local employment opportunities.
Table 1: Dunshalt – Local Plan Proposals and Development Requirements
Estimated Proposals Map Area Development Requirements (Additional to requirements set by Development Location Use Class/Type Capacity Status/Lead Reference (ha) Plan policies) and other information (Housing)
• To be in keeping with the village, and include housing, employment/business uses Area of Mixed Development Greenmyres Farm 1.7 Brownfield site • Developer to prepare development brief and design statement for Fife Council Use (AMU) opportunity approval and subject to community consultation
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 35 Elie and Earlsferry Settlement Plan
1) Population – 1,020
2) The Planning issues to be addressed in this Local Plan are:
• Encourage development that will assist in diversifying the rural economy, including support for traditional industries such as agriculture. • Provide for mixed tenure residential development, including affordable housing to meet local needs. • Preserve separation between coastal villages.
3) Post 2016:
• Land for business development and housing will be considered. Sites to be determined at a future date.
Table 1: Elie and Earlsferry - Local Plan Proposals and Development Requirements
Proposals Map Area Estimated Capacity Development Requirements (Additional to requirements set by Location Use Class/Type Status/Lead Reference (ha) (Housing) Development Plan policies) and other information
Development b11 Golf Club <0.1 Brownfield site opportunity
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 36 Gauldry Settlement Plan Population – 740 Table 1: Gauldry - Local Plan Proposals and Development Requirements
Proposals Map Area Estimated Capacity Development Requirements (Additional to requirements set by Development Location Use Class/Type Status/Lead Reference (ha) (Housing) Plan policies) and other information
• Local transport improvements to include improved vehicular access from Priory Road Priory Road h25 1.2 Housing 10 LP allocation • Environmental improvements North • Development should not break the skyline when viewed from the south. • Healthcare
• Local transport improvements to include improved vehicular access from Priory Priory Farm Road h26 0.5 Housing 10 LP allocation Steading • Environmental improvements • Development should not break the skyline when viewed from the south.
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
Guardbridge Settlement Plan
1) Population – 740 Guardbridge lies within the Leuchars and Guardbridge strategic land allocation and is promoted for mixed-use development to: 2) The Planning issues to be addressed in this Local Plan are: • Relieve St Andrews of some of the housing-led development pressure and broaden the development opportunities to encompass employment and The principal source of local employment is Curtis Fine Papers. However, there community needs. is scope to broaden the job opportunities by providing land for new investment in the local economy. The Local Plan identifies land for mixed-use development • Provide for mixed tenure residential development, including affordable housing phased over the Plan period and beyond which includes business, housing, to meet local needs. and community facilities. This will make a positive contribution to the village, • Ensure development makes an effective contribution to infrastructure costs. capitalise on the ready access to Leuchars rail station and strategic road links via the A919, and relieve some of the housing-driven development pressure • Take advantage of the public transport connections via Leuchars rail station. experienced by St Andrews. 3) Post 2016: Development of Seggie Farm will continue to 2026 to provide for housing and employment needs.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 37 Table 1: Guardbridge - Local Plan Proposals and Development Requirements
Development close to RAF Leuchars is likely to be affected by operational noise. The MOD advises that this is within permitted levels. However, additional noise mitigation measures will be required for all developments within areas affected by the airbase.
Proposals Estimated Area Development Requirements (Additional to requirements set by Development Map Location Use Class/Type Capacity Status/Lead (ha) Plan policies) and other information Reference (Housing) • Local transport improvements to junction with A919 h27 Motray Park 1.9 Housing 45 LP allocation • Environmental improvements • Contribution to offsite primary school • Development design statement to be prepared for Fife Council approval Housing & community • Community facilities in the form of a local shop associated with a flatted h28 Main Street North 0.4 24 LP allocation uses residential development • Vehicular access to be safeguarded to housing site h30
h29 North of Ashgrove <0.1 Housing 6 LP Allocation
• A masterplan for comprehensive, integrated development is to be prepared for Fife Council approval • Integration with the village and Leuchars rail station • Identify suitable locations for proposed open space, community woodland (c7) and employment land h30/Pr9 Seggie Farm 11.2 Housing 100 LP allocation • Transfer site for new primary school (c6) to Fife Council • A hotel on this site will be required. • Total site capacity is 260 units. Estimated capacity shown will be brought forward over the Local Plan period. Development will continue beyond the Local Plan period.
h31 Motray Crescent 1.5 Housing 30 LP allocation
Development b12 Main Street South 0.3 Brownfield site • Environmental improvements opportunity Development b13 Old St Andrews Road 0.2 Brownfield site opportunity
c6 West of Main Street - Primary School LP allocation • See masterplan Pr9 (to be approved)
Community • See masterplan Pr9 (to be approved) c7 Seggie Farm - LP allocation. woodland/open space • Public access to the area must be assured.
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 38 Kettlebridge and Kingskettle Settlement Plan Population – 1,010 Table 1: Kettlebridge and Kingskettle - Local Plan Proposals and Development Requirements
Proposals Map Area Estimated Capacity Development Requirements (Additional to requirements set by Location Use Class/Type Status/Lead Reference (ha) (Housing) Development Plan policies) and other information
h33 Low Farm 0.8 Housing 20 LP allocation
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
Kilconquhar and Barnyards Settlement Plan Population – 230 Table 1: Kilconquhar and Barnyards - Local Plan Proposals and Development Requirements
Proposals Map Area Estimated Capacity Development Requirements (Additional to requirements set by Location Use Class/Type Status/Lead Reference (ha) (Housing) Development Plan policies) and other information
t15 Car Park Fife Council • Proposed resurfacing and car park upgrade per East Area Transport Plan
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
Kingsbarns Settlement Plan Population – 360 Table 1: Kingsbarns - Local Plan Proposals and Development Requirements
Proposals Map Area Estimated Capacity Development Requirements (Additional to requirements set by Location Use Class/Type Status/Lead Reference (ha) (Housing) Development Plan policies) and other information • Engagement with community to produce a development brief for the planned expansion of the community. Brief subject to Fife Council LP allocation. Housing and open approval h32 West of the Square 2.6 40 Development brief space • Local transport improvements to be prepared • Formal open space (e.g. village green) • Environmental improvements
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 39 Ladybank Settlement Plan
1) Population – 1,490
2) Post 2016: A bus/rail interchange will be developed at Ladybank Station.
Table 1: Ladybank - Local Plan Proposals and Development Requirements
Proposals Map Area Estimated Capacity Development Requirements (Additional to requirements set by Location Use Class/Type Status/Lead Reference (ha) (Housing) Development Plan policies) and other information
Classes 4 (business), 5 (general industrial), e5 The Beeches 2.8 LP allocation 6 (storage & distribution)
• Local transport improvements • Environmental improvements h34 Monksmoss North 0.9 Housing 10 LP allocation • Total site capacity is 20 units. Estimated capacity is that which will be brought forward over the Local Plan period. Development will continue beyond the Local Plan period.
• Total site capacity is 41 units, estimated capacity shown is that which h35 Monksmoss 4.4 Housing 26 Planning permission remains over the Local Plan period. Commercial h36 1.0 Housing 15 LP allocation • Local transport improvements Crescent • Local transport improvements h37 Cupar Road 2.3 Housing 51 LP allocation • Environmental improvements
Brownfield • Local transport improvements Former Railway b14 1.6 opportunity site for Opportunity site • Serviced employment land Goods Yard mixed use. • Environmental improvements
Ladybank Rail Long Term proposal. t3 <0.1 Bus/Rail Interchange Station Fife Council
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 40 Largoward Settlement Plan
Population – 250
Table 1: Largoward - Local Plan Proposals and Development Requirements
Proposals Map Area Estimated Capacity Development Requirements (Additional to requirements set by Location Use Class/Type Status/Lead Reference (ha) (Housing) Development Plan policies) and other information Development b15 Adjacent to A915 0.2 Brownfield site opportunity
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
Letham Settlement Plan
Population –140
Table 1: Letham - Local Plan Proposals and Development Requirements
Proposals Map Area Estimated Capacity Development Requirements (Additional to requirements set by Location Use Class/Type Status/Lead Reference (ha) (Housing) Development Plan policies) and other information Old Depot, Development b16 <0.1 Brownfield site School Brae opportunity
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 41 Leuchars Settlement Plan Leuchars Church
1) Population – 2,660
2) The Planning issues to be addressed in this Local Plan are:
• The town relies largely on RAF Leuchars to support the local economy. There is scope to broaden job opportunities by providing land for new investment in the local economy. RAF Leuchars provides a very limited commercial air facility to privately owned aircraft. However, there are no current or future plans to develop this commercial air facility further. Fife Council would, in principle, look positively on commercialisation should this situation change.
• Relieve St Andrews of some of the housing-led development pressure and broaden the development opportunities to encompass employment and community needs and provide for mixed tenure residential development, including affordable housing to meet local needs.
• Ensure development makes an effective contribution to infrastructure costs.
• Take advantage of the public transport connections via Leuchars rail station.
1) Post 2016 • Continuation of development at Henderson’s Meadow.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 42 Table 1: Leuchars - Local Plan Proposals and Development Requirements
Development close to RAF Leuchars is likely to be affected by operational noise. The MOD advises that this is within permitted levels. However, additional noise mitigation measures will be required for all developments within areas affected by the airbase.
Estimated Proposals Map Area Development Requirements (Additional to requirements set by Development Location Use Class/Type Capacity Status/Lead Reference (ha) Plan policies) and other information (Housing)
e6/Pr10 Main Street 1.5 Class 4 (business) LP allocation • See masterplan (to be approved)
• Masterplan and consultation arrangements to be prepared by developers for Fife Council approval • Integration with the neighbouring development • Open space provision • New road link and structural landscaping • Serviced employment land to be an integral part of mixed use development. Housing developers will be required to provide a proportionate commuted sum or , Housing. Henderson’s • Class 4 business centre type floorspace - (625 square metres after completion of h38/Pr10 7.8 Masterplan & 100 LP allocation Meadow first 1/3 of housing, 625 square metres after completion of 2/3 of housing) or, development brief • Two 0.25ha fully serviced plots left for Class 4 business use to be transferred to Fife Council or other not for profit agency to ensure retention in employment use in perpetuity. • Improved access to employment site e6 to provide for class 4 business use • Total site capacity is 175 units. Estimated capacity shown is that which will be brought forward over the Local Plan period. Development will continue beyond the Local Plan period.
t4 Railway Station 0.6 Car park extension LP allocation
Note: see action programme for programming and site details, including the agents likely to implement the proposals
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 43 Luthrie Settlement Plan
Population – 50
Table 1: Luthrie - Local Plan Proposals and Development Requirements
Proposals Map Area Estimated Capacity Development Requirements (Additional to requirements set by Location Use Class/Type Status/Lead Reference (ha) (Housing) Development Plan policies) and other information • A site for a new Primary school to serve the catchment areas of Rathillet, Primary School Creich and Dunbog will be identified during the lifetime of the Local Plan and Pr11 To be confirmed 0.5 Fife Council provision will be subject to community consultation.
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
Newburgh and Burnside Settlement Plan
1) Population – 2,060
2) The Planning issues to be addressed in this Local Plan are: • There is local demand and support for new housing in the town and this is addressed over the life of the Finalised Fife Structure Plan. The first phase of development is identified through the Local Plan. • Newburgh is identified through the Area Transport Plan as having potential for a new rail halt. • Identification of land for school expansion as housing development proceeds.
3) Post 2016 • Longer term development opportunities will be identified to the east of the town, to be guided by a masterplan.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 44 Table 1: Newburgh and Burnside - Local Plan Proposals and Development Requirements
Estimated Proposals Map Area Development Requirements (Additional to requirements set by Development Location Use Class/Type Capacity Status/Lead Reference (ha) Plan policies) and other information (Housing)
• Site to be considered by development brief for h39 adjacent and related longer Classes 4 (business), term development opportunities post 2016. LP allocation 5 (general industrial) • Site must integrate with adjoining development and provide scope for access or e7 South of Cupar Road 1.3 (extension of existing & 6 (storage & land use linkages as development progresses. site) distribution) • Development brief and consultation arrangements to be prepared by developers for Fife Council approval
• Development brief and consultation arrangements to be prepared by developers for Fife Council approval • Safeguard land for a road link to the A913 • Employment land and community facilities as part of a long term strategy for the h39 South of Cupar Road 1.3 Housing 50 LP allocation future growth of this area. • Total site capacity is 300 units. Estimated capacity shown will be brought forward over the Local Plan period. Development will continue beyond the Local Plan period.
h40 Mugdrum East 0.3 Housing 10 Planning Permission
c21 Primary School Expansion Fife Council
New rail halt with Development • Strategic transport network improvements t5 Newburgh Rail Halt 0.8 park & ride and contributions /Fife • Local transport improvements employment Council • Serviced employment land
Environmental Pr12 East car park Fife Council improvements
Environmental Cupar Road Pr13 improvements & Fife Council traffic management
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 45 Newport on Tay and Wormit Settlement Plan
1) Population – 4,190 The proposed housing allocations will impact on school capacities and further public consultation will be undertaken if the Local Plan is amended to identify a site for a new secondary school. In cases where there is a need for developers to 1) The Planning issues to be addressed in this Local Plan are: provide a new school or to make a contribution towards education infrastructure, • Steep slopes and the A92 constrain development opportunities. this is identified in the Development Requirements. This approach is consistent with the School Estate Strategy. • Potential rail halt at Wormit, recognised through the Area Transport Plan. • Community consultation raised local concerns about secondary school provision and there has been a groundswell of support amongst local 2) Other communities for a new secondary school to serve the communities in the Tay • The area around Forgan roundabout is to be further examined to determine Bridgehead area. the possibility of development to cover a broad range of uses including • Provision for mixed tenure residential development, including affordable community recycling facilities, park and ride/park and choose, employment housing to meet local needs. land and school expansion. This may result in the expansion of the settlement envelope to incorporate these uses together with any required improvements • The need to ensure development makes an effective contribution to to access. This proposal will be subject to further community consultation as infrastructure costs, including a new rail halt at Wormit and a park-and-ride the Local Plan progresses. facility at Newport. • Provision of new employment land to encourage investment and business growth. 3) Post 2016 • A site for a community recycling facility to be identified during the lifetime of • Housing expansion is anticipated in the area around Wormit Farm to meet the Local Plan. Structure Plan housing land requirements to 2026. This will be guided by a masterplan. The Council’s School Estate Strategy, approved by the Council in 2005, provides the strategic context for education across Fife. The Strategy will inform a rolling programme for the future development of school buildings and lead to the identification of education priorities across Fife. This is a long-term commitment and in the interim, where new development causes pressure on existing school capacity, a financial contribution will be required from the developer to alleviate that pressure.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 46 Table 1: Newport on Tay and Wormit - Local Plan Proposals and Development Requirements
Estimated Proposals Map Area Development Requirements (Additional to requirements set by Development Location Use Class/Type Capacity Status/Lead Reference (ha) Plan policies) and other information (Housing)
• Development should not break the skyline when viewed from Dundee’s waterfront h41 Ericht Road 5.6 Housing 100 LP allocation • Access from Ericht Road • Contribution to Home Zone/20mph area with associated traffic calming
• Land for rail halt (t5) to be transferred to Fife Council ownership h42 Wormit Farm 1.0 Housing 30 LP allocation • Environmental improvements
h43 Wormit Sandpit 1.8 Housing 40 LP allocation • Environmental improvements to include site remediation
• Serviced employment land to be an integral part of mixed use development. Housing developers will be required to provide a proportionate commuted sum or; • Class 4 business centre type floorspace - (625 square metres after completion of Class 4 (business), Area of Mixed South of Victoria first 1/3 of housing, 625 square metres after completion of 2/3 of housing) or; 5.9 extension to primary 40 LP allocation Use (AMU) Park • two 0.25ha fully serviced plots left for Class 4 business use to be transferred to Fife school and housing. Council or other not for profit agency to ensure retention in employment use in perpetuity. • Community facility - extension to school
• Redundant rail sidings Brownfield b24 Wormit Goods Yard 3.0 LP allocation • Suitable for business or residential redevelopment opportunity site • Dependent on the achievement of a satisfactory access.
Fife Council/ t6 Wormit 1.4 Site for rail halt developer contribution
Land reservation for bridge operational Tay Road Bridge and related uses. Pr14 Tay Bridge Landfall Board / Fife Council • Serviced employment land (class 4 business use) or hotel if tolling ceases. Employment or / other hotel if tolling ceases.
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 47 Pittenweem Settlement Plan
1) Population – 1,740 3) Other • Fife Council will consider options for a new site for a Roman Catholic church to 2) The Planning issues to be addressed in this Local Plan are: serve the East Neuk • To encourage development that will assist in diversifying the rural economy, including support for traditional industries such as fishing and agriculture. 4) Post 2016: • Provide for mixed tenure residential development, including affordable • Longer term development opportunities will be examined to the north of the housing to meet local needs. village. • Identify development of an appropriate scale and design to retain the distinctiveness and character of East Neuk villages. • Allocate land for business development.
Table 1: Pittenweem - Local Plan Proposals and Development Requirements
Proposals Map Area Estimated Capacity Development Requirements (Additional to requirements set by Location Use Class/Type Status/Lead Reference (ha) (Housing) Development Plan policies) and other information
• Layout of site and internal roads must allow for future development to the LP allocation. h44 St Margaret’s Farm 1.9 Housing. 30 north. • Local transport improvements
• Local transport improvements onto James Street NW of St Margaret’s Development • Integration of development with h44. b17 1.0 Brownfield site Farm opportunity • Community facility • Environmental improvements
LP allocation/ c15 Cemetery 0.3 Cemetery extension Fife Council West Shore/West t7 0.9 Car Park Fife Council Braes
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 48 Springfield Settlement Plan
1) Population – 980
Table 1: Springfield - Local Plan Proposals and Development Requirements
Estimated Proposals Map Area Development Requirements (Additional to requirements set by Development Location Use Class/Type Capacity Status/Lead Reference (ha) Plan policies) and other information (Housing)
Station upgrade and Fife Council/ e12 Springfield Station 0.4 • Investigate options for station improvements or related employment use. related employment Network Rail
• Local transport improvements h45 East of Crawford Park 1.8 Housing 20 LP allocation • Environmental improvements
Land behind New h46 0.4 Housing 6 LP allocation Cottages
h54 Russell Mains See Landward Statement
Derelict farm behind b18 0.5 Brownfield site LP allocation Main Street
t8 Springfield Rail Halt Bus/rail interchange Fife Council
Note: see action programme for programming and site details, including the agents likely to implement the proposal.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 49 St Andrews Settlement Plan
123 1) Population – 16,500 St Andrews is the largest town Church Street in East Fife. The Finalised Fife 1. Source: Fife Council Structure Plan identifies it as one Total Population of Local Plan Area based on best fit to Datazone of Fife’s three key towns, and populations for 2004 produced by the GRO. Population Estimates are based on settlement envelope boundaries. Data has been it is recognised nationally and extrapolated forward from the 2001 Census. internationally as a cultural, leisure and visitor destination; and as a 2. Note: Population of St Andrews – including resident students centre of academic excellence and The GRO show the 2003 population of St Andrews as being 14,420. However the GRO also produce small area population estimates the developing knowledge based for datazones in Fife. The 2004 datazone population for St Andrews economy. and the adjacent countryside totals just over 17,000. Part of Strathkinness falls within this area, but it is mostly rural and the The Local Plan vision for the town additional population is probably due to university accommodation being counted as falling outside the town boundary. The GRO has centre is to create a quality built been notified and in the meantime the population of St Andrews environment and other conditions has been re-assessed as being 16,500. to support a vibrant business community in St Andrews in an 3. Student population. Source: University of St Andrews There were 3,321 students in University owned accommodation environment which can satisfy the and, based on the addresses provided by the students themselves, needs of residents and the range of 3,064 students in private accommodation in St. Andrews at 17 visitors from across the world whilst October 2005. This figure includes undergraduates, postgraduates, respecting the heritage of the town. full time and part time students in both categories. Community consultation has also raised local The total university population at that time was 7,121 students, of In doing so, deficiencies in the physical environment concerns about secondary school provision including whom 6,630 were full-time, 343 were part-time, 133 were studying can be addressed and those who live and work in the pressure from students commuting daily from the abroad and 15 were distance learners. This gives a total full-time town will benefit from the resulting improvements. Tay bridgehead to Madras College in St Andrews. The equivalent of 6,808 students at the university. Council’s School Estate Strategy, approved by the Community consultation identified the absence Council in 2005, provides the strategic context for of local employment opportunities as a concern. education across Fife. The Strategy will inform a rolling Bespoke sites suited to business development are programme for the future development of school in limited supply and established small sites in buildings and lead to the identification of education residential areas have been lost to redevelopment priorities across Fife. This is a long-term commitment for housing. The Local Plan therefore identifies land and in the interim, where new development causes for the development of a science park within a new pressure on existing school capacity, a financial University Quarter area at North Haugh, and two small contribution will be required from the developer to business parks at Craigtoun Road and Largo Road. alleviate that pressure.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 50 There is a need to explore the possible creation of a single school site for Madras College either at Kilrymont or an alternative site. One of the options to be considered is a location as part of the new University Quarter. Further public consultation will be undertaken if the Local Plan needs to be amended. In cases where there is a need for developers to provide a new school or to make a contribution towards education infrastructure, these are identified in the Development Requirements. This approach is consistent with the School Estate Strategy.
The East Area Transport Plan addresses the viability and development of a direct rail link to St Andrews. At this time, development of a direct rail link is not considered viable and the Local Plan does not identify a specific route. However, land that may be required for transport link options into St Andrews will be safeguarded from development that would prejudice such a use.
A green belt has been defined for the town which will direct planned growth to appropriate locations and protect the town’s landscape setting and critical views to and from the historic core.
2) The Planning issues to be addressed in this Local Plan are: 3) Post 2016 • High demand for new housing, and house prices. • Continued development of the University Quarter masterplan area. • Town expansion options and economic potential for Fife. • Continued development at Craigtoun Road. • Academic and business related University expansion. • Cater in detail for development needs within the defined inner boundary of a green belt set for a 20 year period, whilst also indicating areas of longer term • Protection and enhancement of the town’s landscape setting. growth. • Protection and improvements to the historic core and seafronts. • Review the green belt boundary by 2026. • Development of the tourism and golf facilities. • Continued business and academic development at the University of St • Improving transport links to the national road and rail networks. Andrews. • Review of school provision. • Limited availability of business land. • The impact of houses in multiple occupation on the character of the town centre. • Allocation of land for hotel development in support of the tourist economy.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 51 Table 1: St Andrews - Local Plan Proposals and Development Requirements
Estimated Proposals Map Development Requirements (Additional to requirements set by Location Area (ha) Use Class/Type Capacity Status/Lead Reference Development Plan policies) and other information (Housing)
• Developers to produce a masterplan for longer term expansion that respects landscape, green belt and existing settlement form, • Identifies suitable limits of development including: - 5 hectare business park, Class 4 (business) & - housing, and e9/h47 Craigtoun Road 11.1 50 LP allocation housing - transport linkages including link road, alongside services and related infrastructure • Total site capacity is 140 units. Estimated capacity shown is that which will be brought forward over the Local Plan period. Development will continue beyond the Local Plan period.
• Minimum 5 hectares of employment land Classes 4 (business), 5 • Boundaries to be determined as the Local Plan progresses, specified by LP allocation e10 Largo Road 5.0 (general industrial) & 6 developer but subject to Fife Council approval (storage & distribution) • Development is expected to follow completion of the hospital complex and may offer further potential for special needs or elderly accommodation.
e9/h47
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 52 Estimated Proposals Map Development Requirements (Additional to requirements set by Location Area (ha) Use Class/Type Capacity Status/Lead Reference Development Plan policies) and other information (Housing)
• Up to 10 houses interspersed with public open space, multi use pathways and landscaped amenity areas h48 Priory Gardens 1.2 Housing 10 LP allocation • Housing to be of a style, type, size and tenure comparable with that adjacent • Boundary planting and layout must ensure continued relationship with adjacent green corridor parkland. h49 169-173 South Street 0.1 Housing 7 LP allocation • NB no map annotation
Planning permission • Total site capacity is 82 units. The estimated capacity shown is that which h87 John Knox Road 2.7 Housing 17 (under remains over the Local Plan period. construction)
• Developer to prepare a development brief and design statement for Fife Council approval. • Principal vehicular access to be taken from western end of Abbey Walk. • Class 4 office development of 1,000 square metres • Hotel • Housing St Leonards and Area of Mixed Mixed use housing Class • Retain and enhance open space and create open space linkages to the Memorial Hospital 5.0 120 LP allocation Use (AMU) 4 offices and hotel wider area to help retain historic and natural quality site • Public art, building design and orientation to announce key areas or frontages • Multi-use paths and community facilities to further ensure access and local provision • Funding contributions towards infrastructure, transport improvements and education.
• Housing • Business (class 4 office) or light industrial uses including research and Area of Mixed Class 4 (business), and development New Park School 1.5 30 LP allocation Use (AMU) housing • Improve access and on site car parking • Respect the surrounding conservation area • Relate sympathetically to existing Tree Preservation Orders.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 53 Estimated Proposals Map Development Requirements (Additional to requirements set by Location Area (ha) Use Class/Type Capacity Status/Lead Reference Development Plan policies) and other information (Housing)
• Masterplan and consultation arrangements to be prepared by developers for Fife Council approval for the development of the area and the creation of a new University Quarter for the town. This will define the limits of development and include potential employment areas, neighbourhood retail areas, community facilities, and transport linkages. • Community consultation to ensure development is given a locally recognisable name. University Quarter to remain working title pending this. • Advance planting of tree belts or structural landscaping to ensure that the environmental setting of the town is protected amidst mature and established surroundings. • Advance planting and landscaping in key locations to screen development Masterplan area. Housing areas and ensure visual integration. / retail / hotel / 10ha • 10 hectare research and development or Science Park related enterprise. science park. LP allocation • Hotel accommodation. New University Park & ride and/or Fife Council/ SDA 2 133.4 400 • The bulk of the housing in the masterplan area will be situated north of Quarter choose. Private/ Strathkinness High Road. Intended to support the planned expansion of A91 link road for shared University the University over the next 20 years, these houses will be developed on a public / university use, phased basis in a series of distinct neighbourhoods. care home. • A link road through the western expansion area to Craigtoun Road to assist in minimising the impact of development to the west of St Andrews on the town centre and improve travel around the town. • The masterplan area may have potential to accommodate a new single campus secondary school however further investigation is required on this in conjunction with Education Services and the local community. • Funding contribution to education including site transfer to Fife Council for a new primary school to be available post 2016. • Total site capacity is 900 units. Estimated capacity shown is that which will be brought forward over the Local Plan period. Development will continue beyond the Local Plan period.
LP allocation c16 Largo Road 3.8 Hospital NHS Fife Rear of Largo Road Community recycling c17 0.6 LP allocation Supermarket facility c18 Cemetery 2.3 Cemetery expansion LP allocation
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 54 SDA2 pr16
Estimated Proposals Map Development Requirements (Additional to requirements set by Location Area (ha) Use Class/Type Capacity Status/Lead Reference Development Plan policies) and other information (Housing)
Brownfield site. Development b19 Largo Road 0.2 Preferred use Housing / opportunity Employment
• See development brief (to be approved) Development • Re-use of the site is to be explored through the East Sands/Harbour b20 Balfour Place 0.3 Brownfield site. opportunity development brief (Pr52) • Site contamination to be addressed
Environmental Fife Council/ improvement & Pr15 West Sands 37.1 St Andrews Links enhancement of Trust facilities.
• Masterplan and consultation arrangements to be prepared for Fife Council approval. Development brief Fife Council/ • Potential visitor destination required. Mixed-use SEF/ University • Harbour improvements to retain existing public access, provide improved East Sands/Harbour development including Pr16 11.6 of St Andrews / St accessibility and enhanced public realm. Improvement Area tourist or leisure Andrews Harbour • Mixed-use development to provide tourist and leisure uses (including a uses and harbour Trust hotel or timeshare development) improvements. • Safeguard operational requirements of the harbour. • Create a park & ride facility
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 55 Estimated Proposals Map Development Requirements (Additional to requirements set by Location Area (ha) Use Class/Type Capacity Status/Lead Reference Development Plan policies) and other information (Housing)
Residential development • Employment use until new employment sites identified in the Local following creation Pr18 Bassaguard 0.3 Fife Council Plan come forward. In the interim, Fife Council will work to support local of business parks or businesses which wish to explore relocation to more suitable locations. employment sites.
Public transport linkages, t9 Adjacent to A91 Fife Council • Revised frequency and improved punctuality of public transport. Leuchars to St Andrews.
Improved transport t10 Bus Station 0.3 interchange/bus LP allocation operational use.
Pedestrianisation Market St & t11 & streetscape Fife Council surrounding area improvements
Tennis Courts t12 0.2 Car Park Fife Council • Car parking provision per East Area Transport Plan opposite Bus station
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 56 St Monans Settlement Plan
1) Population – 1,420 3) Other • Fife Council will consider options for a new site for a Roman Catholic church 2) The Planning issues to be addressed in this Local Plan are: to serve the East Neuk • To encourage development that will assist in diversifying the rural economy, including support for traditional industries such as fishing and agriculture. 4) Post 2016 • Provide for mixed tenure residential development, including affordable Land will be allocated for business development. Sites to be determined at a housing to meet local needs. later date. • Identify development of an appropriate scale and design to retain the distinctiveness and character of East Neuk villages. • Preserve separation between coastal villages. • Mitigating for archaeological and historic remains (particularly adjacent Inverie Burn)
Table 1: St Monans - Local Plan Proposals and Development Requirements
Estimated Proposals Map Area Development Requirements (Additional to requirements set by Development Location Use Class/Type Capacity Status/Lead Reference (ha) Plan policies) and other information (Housing) Classes 4 (business), Netherton 5 (general industrial) e11 0.8 LP allocation Industrial Estate & 6 (storage & distribution) Old Slaughterhouse/31 Development b21 <0.1 Brownfield site West End opportunity LP allocation. Fife c19 Cemetery 0.4 Cemetery extension • Mitigation for archaeological and historic remains Council
Pr19 Inverie Burn - Allotments LP allocation • Mitigation for archaeological and historic remains
LP Allocation. Fife t13 The Common 0.6 Car Park options Council
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 57 Stratheden Settlement Plan
1) Population – 300
Table 1: Stratheden - Local Plan Proposals and Development Requirements
Estimated Proposals Map Area Development Requirements (Additional to requirements set by Development Location Use Class/Type Capacity Status/Lead Reference (ha) Plan policies) and other information (Housing)
• Development vision and design statement to be prepared by developers for Fife Council approval and subject to public consultation. • Redevelopment should provide for: Rationalisation and - Design; Pr20 Stratheden Hospital 28.7 NHS Fife redevelopment - Layout and massing requirements; - Integration of new development:; - A suitable location for open space and any other appropriate community facilities; - Hospital facilities
Note: see action programme for programming and site details, including the agents likely to implement the proposal.
Strathkinness Settlement Plan
Population – 700
Table 1: Strathkinness - Local Plan Proposals and Development Requirements
Estimated Proposals Map Area Development Requirements (Additional to requirements set by Development Location Use Class/Type Capacity Status/Lead Reference (ha) Plan policies) and other information (Housing)
Housing and Open • Local transport improvements h50 Main Street 1.9 20 LP allocation Space • Environmental improvements
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 58 Tayport Settlement Plan
1) Population – 3,930 3) Other • Proposals for hotel development according to other Local Plan policies will be encouraged during the Plan period. 2) The Planning issues to be addressed in this Local Plan: • High demand for new housing and its affordability. • Preservation and promotion of the Harbour as a commercial leisure facility. 4) Post 2016 • Re-development of brownfield sites. • Further housing development is anticipated beyond the Local Plan period, to the west of Tayport. The Council’s School Estate Strategy, approved by the Council in 2005, provides the strategic context for education across Fife. The Strategy will inform a rolling programme for the future development of school buildings and lead to the identification of education priorities across Fife. This is a long-term commitment and in the interim, where new development causes pressure on existing school capacity, a financial contribution will be required from the developer to alleviate that pressure.
The proposed housing allocations will impact on school capacities and further public consultation will be undertaken if the Local Plan is amended to identify a site for a new secondary school. In cases where there is a need for developers to provide a new school or to make a contribution towards education infrastructure, these are identified in the Development Requirements. This approach is consistent with the School Estate Strategy.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 59 Table 1: Tayport - Local Plan Proposals and Development Requirements
Estimated Proposals Map Area Development Requirements (Additional to requirements set by Development Location Use Class/Type Capacity Status/Lead Reference (ha) Plan policies) and other information (Housing) North of Spears Hill LP allocation h51 0.5 Housing 10 Road LP allocation h52 Newport Road 1.4 Housing 35
h53 Links Road 2 0.1 Housing 6 LP allocation
LP allocation/ Fife • Revised development brief to be prepared Area of Mixed Mixed Use, Abertay Works 1.2 15 Council • Provision of children’s nursery or other employment generating use (Class 4 ) Use (AMU) principally housing • Environmental improvements Brownfield site. Development b22 Nelson Street 0.9 Preferred use Opportunity residential Brownfield site. Old Fisherman’s Net Development • Serviced employment land b23 0.2 Preferred use Drying Green Opportunity • Environmental improvements employment. Site safeguarded for LP allocation. Fife c20 Cemetery extension 0.8 cemetery extension Council Fife Council will work with Tayport Harbour Trust to: Environmental • Preserve the Category B Listed structure; improvements Fife Council/ Tayport Pr21 Harbour 3.7 • Carry out environmental improvements to the harbour area and other ancillary Harbour Trust • Promote recreational use; uses. • Provide employment and other ancillary uses of the harbour.
t14 Links Road 0.2 Green Point Car Park Fife Council
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 60 Landward Area – Development Proposals outwith Settlement Boundaries
1) Population – 7,944
2) The Planning issues to be addressed in this Local Plan are: • The high demand for housing versus sustainability. • Protection and enhancement of the landscape whilst supporting in principle small scale development. • A need for better public transport links. • Rural regeneration including support in principle for development that requires a countryside location and where local employment opportunities can be created. • Managing housing development in the countryside. • Ensuring development makes an effective contribution to infrastructure costs, including development of the strategic transport network. • The School Estate Strategy will inform a rolling programme for the future development of school buildings and will identify education priorities across all of Fife. The provision of a new secondary school in the Tay Bridgehead area is therefore subject to review and will be subject to further community consultation as the School Estate Strategy progresses. • A site for new primary school to serve the catchment areas of Rathillet, Creich and Dunbog will be identified during the lifetime of the Local Plan.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 61 Table 1: Landward Area - Local Plan Proposals and Development Requirements
Development close to RAF Leuchars is likely to be affected by operational noise. The MOD advises that this is within permitted levels. However, additional noise mitigation measures will be required for all developments within areas affected by the airbase.
Estimated Proposals Map Area Development Requirements (Additional to requirements set Location Use Class/Type Capacity Status/Lead Reference (ha) by Development Plan policies) and other information (Housing)
h54 Russell Mains, Springfield 0.7 Housing 8 Planning permission
Planning permission h55 Charleton Estate, Colinsburgh 0.7 Housing 1 • NB no map annotation (under construction)
h56 Elie House & Grounds, Elie 7.0 Housing 7 Planning permission
Planning permission h57 Berryhill Farm, Newburgh 0.2 Housing 4 • NB no map annotation (under construction)
h58 Denmylne Steading, Newburgh 0.4 Housing 5 Planning permission • NB no map annotation
h59 Parkhill Farm, Newburgh 1.2 Housing 15 Planning permission • NB no map annotation
h60 Pitlair 2, Ladybank 0.3 Housing 4 Planning permission
h61 Bankhead Farm, Craigrothie 0.5 Housing 5 Planning permission • NB no map annotation
h62 Brownhills Garage, St Andrews 0.3 Housing 17 LP allocation
• Small scale housing associated with business use on serviced Classes 4 (business), 5 sites Area of Mixed (general industrial), 6 • Address amenity issues Cameron 3.4 LP allocation Use (AMU) (storage & distribution) & • Vehicular access to be taken from existing access after Housing upgrading. No alternative access or exit points to the site are envisaged.
c8 Carnbee cemetery Cemetery extension LP allocation. Fife Council
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 62 Estimated Proposals Map Area Development Requirements (Additional to requirements set Location Use Class/Type Capacity Status/Lead Reference (ha) by Development Plan policies) and other information (Housing)
c9 Kemback cemetery Cemetery extension LP allocation. Fife Council
• Site to be determined during lifetime of Local Plan. No map c10 Boarhills Cemetery Cemetery extension LP allocation. Fife Council annotation Lower Melville Woods, landfill c11 91.2 Extension Fife Council and recycling centre North of Pittenweem waste c12 3.6 Extension Fife Council recycling centre St Andrews to Dunfermline Pilgrim Way Fife Coast & Countryside • Route to be identified via Fife Council Core Path Plan, no map c13 Long distance route Trust annotation Tayport to Newburgh (option for Extension of Fife Coastal Fife Coast & Countryside • Route to be identified via Fife Council Core Path Plan, no map c14 link to Perth) Footpath Trust annotation
• Developers to prepare a development brief and undertake community consultation for Fife Council approval. Development: 1. must relate sympathetically to the character of the site; 2. may include the continuation of some outdoor events; multi use commercial or leisure development and holiday Tourist related residential accommodation; Pr3 Crail Airfield 145.0 LP allocation use, outdoor events 3. may include small scale housing development; 4. must have regard to the amount, layout and type of built development which is likely to be acceptable; 5. conservation or repair work should be carried out using appropriate materials to maintain building character; and 6. should resolve site access issues to the airfield and Crail golf courses.
Potential site for Primary Fife Council to identify a site in the lifetime of the Local Plan. Pr11 Dunbog 0.5 Fife Council school. Also see Luthrie Settlement Plan.
• Examine tourism development options, including hotel provision, which will help to enable the long term sustainable Tourism and commercial management and maintenance of Craigtoun Country Park Pr17 Craigtoun Country Park Fife Council development through small scale commercial leisure or hotel development complementing the existing use and linked to the upgrading of the park.
Note: see action programme for programming and site details, including the agents likely to implement the proposals.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 63 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 64 Local Plan Policies
The policies contained in this Local Plan form an integral part of the Fife Development Plan. Their Please Note purpose is to provide a consistent framework across Developers should bear in mind that development Fife for the Council in making decisions on planning in former coalfield areas may be affected by, or may applications and to inform business when making itself affect, any of a number of areas of concern investment decisions. The policies complement and arising as a legacy of coal mining. Such areas of expand upon the more strategic policies of the Fife concern may be related to problems of ground Structure Plan and should be considered alongside stability, minewater contamination or seepage these. of mine gases to the surface. In addition (and not restricted to coalfield areas) potential development The policies should be read in conjunction with sites may have been subject to mining operations the whole Local Plan which comprises the Plan other than coal, such as ironstones, limestone and Statement, Settlement Plans, Proposals Map and oil shales for example. Development proposals will Action Programme. require to take account of these facts.
It is important that all of the policies are considered at an early stage in the planning process to ensure that relevant issues are taken into account.
The policies will be assessed as part of the Strategic Environmental Appraisal (SEA) of the Local Plan and as a consequence may be subject to change as the Local Plan progresses towards adoption.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 65 Contents
Growing The Economy...... 69 - 73 R1 Retail Centres R2 Loss of Retail Floorspace R3 Convenience Retail R4 Comparison Retail R5 Factory Shops B1 Safeguarding Established Employment Areas B2 Ancillary Uses in Established Employment Areas B3 Development Outwith Established Employment Areas B4 Re-use of Premises B5 Working from Home B6 Areas of Mixed Uses B7 Offices B8 Tourism Development B9 Hotel and Commercial Leisure Development
Meeting Housing Needs ...... 74 - 75 H1 Development Plan Departures – Housing Sites H2 Affordable and Special Needs Housing H3 Established Residential Areas H4 Gypsy Travellers and Travelling Showpeople
Safeguarding and Improving the Environment ...... 76 - 87 E1 Development outwith Town and Village Envelopes E2 Development within Town and Village Envelopes E3 Development Design and Quality E4 Housing Development and Open Space E5 Contaminated Land E6 Conservation Areas E7 Listed Buildings E8 Demolition of Listed Buildings E9 Protection of Orchards E10 Riggs E11 Historic Gardens and Designed Landscapes E12 Ancient Monuments and Archaeological Sites E13 Street Furniture E14 Public Art E15 Development in the Countryside E16 Housing Development in the Countryside E17 Green Belt E18 Protection of Agricultural Land E19 Watercourses and Wetlands E20 Nature Conservation – Local Sites E21 Tree Preservation Orders E22 Trees on Development Sites
66 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 E23 New Tree Planting E24 The Coast E25 Landfill E26 Existing Waste Management Sites E27 New Waste Management Facilities
Providing for Community Needs ...... 88 - 91 C1 Community Regeneration C2 Community and Leisure Facilities C3 Sports Facilities within Settlements C4 Sports and Recreational Facilities in the Countryside C5 Golf Courses C6 Open Space and Urban Parks C7 Public Open Space C8 Allotments C9 School and College Grounds C10 Footpaths/Cycleways/Bridleways
Developing the Transport Network...... 92 T1 The Transport Network T2 Traffic Safety in New Development
Infrastructure...... 93 - 97
I1 Renewable Energy I2 Combined Heat and Power I3 Water and Sewerage I4 Flooding and Water Quality I5 Sustainable Urban Drainage I6 Telecommunications I7 Health and Safety Consultation Zones
Implementation ...... 98 - 99 A1 Developer Requirements A2 Quality Compliance A3 Monitoring and Review
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 67 Cupar Retail Area
68 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 Growing the Economy
Justification Policy R1: Retail Centres Proposals leading to the loss of commercial Retail development will be supported in defined floorspace (Use Classes 1, 2, 3 and Food and Drink, town centres and established local centres Hot Food Takeaways and Licensed Premises) will provided that the scale and character of the be assessed against the overall impact which the development is in keeping with the centre, and proposal will have on the commercial function of the that there is no detriment to residential amenity. town or established local centre. The change of use Appropriate ancillary development that enhances of retail floorspace to other commercial uses within the role of district town centres will be supported. these centres will, therefore, be monitored, and its impact assessed against the need to ensure that town Justification and local centres continue to provide local shopping facilities. If necessary, the policy will be amended to This policy will assist the continuing role of local reflect those concerns. centres. Turnover, vacancies and redevelopment/ rehabilitation options provide future opportunities. Policy R3: Convenience Retail The Finalised Fife Structure Plan 2006-2026 identifies district town centres at Cupar, St Andrews, Leven, Convenience retail development outwith defined Glenrothes and Cowdenbeath, which should town centres and established local centres will complement rather than compete with the sub- only be supported where: regional town centres of Dunfermline and Kirkcaldy. (a) the applicant can clearly demonstrate that no Town centres are more than just shopping areas and suitable alternative site is available within or on provide a range of civic, leisure and service facilities the edge of town centres and neighbourhood for the Plan area. The Local Plan seeks to maintain retail centres; and promote this character and diversity, which will be monitored through annual town centre audits and (b) it meets an identified need; health checks. (c) it will not have a detrimental effect on the vitality and viability of town and local centres; Policy R2: Loss of Retail Floorspace (d) it does not result in a loss of residential amenity; The loss or change of use of retail premises in (e) it improves the appearance, layout and overall defined town centres and established local centres environmental quality of the urban area; to residential or other non-commercial uses will (f) it provides consumer benefits in terms of only be supported where: choice, quality, accessibility and convenience; either (g) it includes appropriate waste recycling, (a) there is a need in the community for the collection and segregation facilities; proposed use which outweighs the desirability to (h) it does not prejudice the policies and provisions retain the retail use of the premises; and of the Local Plan; and (b) if part of a group of shops, the loss would not (i) it is compatible with neighbouring uses. adversely affect the character, vitality and viability of that group; or Justification (c) the premises are long-term vacant, with no reasonable prospect of other beneficial use. NPPG8 requires the sequential approach to be applied to retail and commercial leisure proposals Appropriate waste recycling, collection and with a first preference to town centre sites. It is segregation facilities should be provided to serve essential that such proposals do not adversely affect the development. residential amenity and can be adequately accessed by public and private transport. The continued concentration of convenience floorspace in town centres is preferred. With this aim, prospective
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 69 developers of floorspace not in accord with that approach will require to satisfy the sequential Policy R5: Factory Shops approach, the provisions of Policy R3 and submit a Retail Impact Assessment for proposals in excess of Factory shops ancillary to industrial use, selling 2,500 square metres. goods manufactured on the premises, will be supported provided that they do not affect the vitality and viability of nearby town centres or Policy R4: Comparison Retail employment land, and the development and its surroundings can accommodate the number of Comparison retail development outwith town shoppers attracted. centres and established neighbourhood retail centres will only be supported where: (a) the applicant can clearly demonstrate that the Justification goods cannot be retailed from these centres; Factory shops ancillary to the factory are supported in (b) it will not have a detrimental effect on the principle. However, an important consideration is the vitality and viability of such centres (and scale of the proposals and the impact on the vitality established retail areas); and viability of nearby town centres. (c) it does not result in a loss of residential amenity; (d) it contributes by design, appearance and layout to the overall environmental quality of the Policy B1: Safeguarding Established urban area; Employment Areas (e) it provides consumer benefits in terms of Allocated and established employment areas, choice, quality, accessibility and convenience; as identified on the Proposals Map, and others that in the view of Fife Council serve a valuable (f) it does not prejudice the policies and provisions employment purpose, will be safeguarded for of the Local Plan; continued industrial and business use. Proposals (g) it includes appropriate waste recycling, for change of use will only be supported where: collection and segregation facilities; and (h) it is compatible with neighbouring uses. (a) they do not prejudice the available supply of development opportunities for the existing This policy applies to new stores/retail warehouses; designated use classes within the site; extensions to existing stores/retail warehouses; factory shops; and garden centres. It is not (b) it is demonstrated that there is little likelihood applicable where ancillary retailing (10% or of future employment use or development; less of turnover) is proposed for a wholesaling/ (c) the proposed use would not be likely to restrict distributive business. the range of uses which can be carried out by existing or potential future businesses on neighbouring employment sites; and Justification (d) a 7-year supply of employment land is NPPG8 requires the sequential approach to be maintained in settlements above 5,000 applied to retail and commercial leisure proposals population and in clusters in rural areas. with a first preference to town centre sites. It is essential that such proposals do not adversely affect residential amenity and can be adequately accessed by public and private transport. Comparison outlets Justification sell durable goods such as clothing, books, and Most industrial and business employment outwith electrical goods. Such floorspace in the Plan area is the town centres is located on well- defined sites focussed on established town centres. The continued segregated from other land uses. The Council will concentration of comparison floorspace in town protect these areas from conversion to housing and centres is preferred. With this aim, prospective other non-employment uses in order to maximise developers of floorspace not in accord with that job opportunities within the Local Plan area and to approach will require to satisfy the sequential prevent uses that would be incompatible with the approach, the provisions of Policy R4 and submit a industrial and business environment. Employment Retail Impact Assessment for proposals in excess of land is defined as classes 4, 5 and 6 of the Use Classes 2,500 square metres. Order. The above policy will govern changes of use
70 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 between these classes. On occasions there will be exceptional requirements to locate uses outwith Policy B3: Development Outwith these classes on the designated sites. The policy will Established Employment Areas also govern such circumstances. The Finalised Fife Proposals for business, including small-scale Structure Plan 2006-2026 requires settlements above business and enterprise projects and industrial or 5,000 population (and clusters in rural areas) to be storage and distribution developments outwith served with a 7-year effective supply of employment established employment areas, will only be land. The policy will also be applied to maintain that supported where: supply. (a) Policy B2: Ancillary Uses in Established • a suitable alternative location cannot be Employment Areas identified within established employment areas; or Within established employment areas, appropriate ancillary services that can be demonstrated to • the site brings vacant, derelict or contaminated meet the needs of employees and complement land or property into beneficial uses; or existing businesses will be supported where they • they are necessary for existing business to satisfy the following criteria: modernise and/or expand; or (a) access and parking arrangements are suitable • they are supported by the terms of policy E1; or for both pedestrians and vehicles; • they support community regeneration (b) appropriate attention is given to landscaping initiatives; or and boundary treatment; • they support the rural economy. (c) a high standard of design is provided to and enhance the environment of the employment area; and (b) (d) depending on the nature of the operation, • they will not adversely affect neighbouring noise impact and air quality studies may be uses or residential amenity; and required on submission of the application. • they are appropriate to the scale and character Ancillary uses will relate in scale to the of the area. employment area within which they are located. Proposals for new employment sites outwith This policy will apply only to sites with total settlement boundaries will be supported in employment exceeding 500 jobs or to sites of 6 small villages where no land is available within hectares or more. the settlement. Employment development sites should, where possible, be located close to public transport hubs. Justification Whilst established employment areas are significant centres for employment, they often lack facilities such Justification as childcare and convenience shopping. As such, it is appropriate that scope is provided for ancillary Whilst new business and industrial development services such as nurseries, cafes or banking facilities should be accommodated within established to serve the employees in the area. This will also assist employment areas, or areas of mixed uses, the Local in reducing traffic generation in employment areas, Plan supports employment proposals throughout with ancillary uses serving the employment area the Plan area where they meet the terms of the in which they are located. However, to ensure that Development Plan. Such a stance encourages these ancillary services do not become a dominant economic development; promotes mixed uses use and there are no adverse effects on the business in accordance with sustainability principles; and environment, they will be assessed on an individual supports regeneration and re-use of land. This basis and must relate in size and scale to the other policy covers new development, the re-use or developments within the established employment conversion of existing premises, proposals for the area. expansion of businesses that are located outwith established employment areas and proposals for new employment sites outwith settlement boundaries in small villages in circumstances where no land is available within the settlement. It is important that
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 71 new sites are accessible to all and therefore they disturbance due to noise, odours or increased callers should, where possible, be located close to public or traffic. Detailed Guidance Notes on working from transport hubs. home will be produced during the lifetime of the Local Plan.
Policy B4: Re-use of Premises Proposals for the re-use or conversion of existing Policy B6: Areas of Mixed Uses premises for small-scale business, industrial The co-location of compatible uses will be or storage and distribution purposes will be supported within the Areas of Mixed Uses supported where: identified on the Proposals Map. (a) the premises are suitable for the proposed re- use or conversion; (b) the scale, design, and materials of the premises Justification are respected; and Rigid segregation of land uses within built-up (c) they will not adversely affect neighbouring areas is appropriate for incompatible land uses uses or residential amenity. such as housing and heavy industry. Co-location of compatible uses (i.e. uses which do not require special abatement to be employed at the premises in order to avoid nuisance), however, promotes balanced Justification communities, accessibility to services, and more The Local Plan provides support for re-use of sustainable travel patterns. Areas of Mixed Uses are premises for small-scale businesses, while protecting characterised by a mix of employment sources and amenity. commercial and community facilities. Regeneration, and promoting development opportunities within these areas, will expand and diversify the range of facilities and services available to the local population Policy B5: Working from Home whilst providing localised employment opportunities. Proposals from occupiers for the part change of Where relevant, the impact upon residential amenity use of their house, to permit working from home, will be an important consideration in assessing will be supported where: development proposals, though it cannot be the sole determinant, as might be the case in entirely (a) there is no adverse effect on residential areas. • the amenity of the occupiers of the house; • the amenity of occupiers of neighbouring premises; Policy B7: Offices • the character and appearance of the house and Within town centres and neighbourhood its locality; and centres, and areas of mixed uses, Class 2 office (b) there is no advertising on the premises; and uses will be supported where they do not lead to a concentration of non-retail uses which will A temporary permission is most likely to be adversely affect the retail function of the centre. granted to permit the Council to review the Elsewhere in settlement envelopes Class 2 office situation, and to take account of any changes to uses will only be supported where: the intensity or nature of the activities, including business traffic. (a) the proposed use cannot reasonably be located within a nearby town and local centre (or area of mixed uses); and
Justification (b) the premises are long-term vacant with no reasonable prospect of other beneficial use and The growth of e-commerce is likely to fuel an the proposed use will not have a detrimental increasing demand for working from home. In effect on the vitality and viability of town this respect, dwellinghouses can provide suitable centres, neighbourhood centres and areas of accommodation for new and small-scale businesses mixed uses. that create no disturbance to neighbours. The Local Plan does not seek to stifle appropriate initiatives, but nevertheless will protect neighbours from
72 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 Justification Policy B9: Hotel and Commercial Leisure The service sector is expected to be a continuing growth area for employment. Business, personal and Development professional services (Class 2) cater for the public Commercial leisure development, including hotels, and are most suited to office accommodation in will be supported where: accessible locations. Within the Plan area, town and local centres and areas of mixed uses are, and will (a) it satisfies the sequential approach; continue to be, the primary location for Class 2 office (b) it is compatible with surrounding uses; developments. (c) there is an identified demand for the facility; and (d) the operation of the proposed facility is, or can Policy B8: Tourism Development be, served by appropriate public transport. The development of new tourist facilities and Proposals for new hotels will be supported where attractions or the improvement or expansion of they are consistent with the development plan existing facilities will be supported where: framework. (a) the proposal is of a scale, nature and design appropriate to its setting; (b) the proposal does not have a material adverse Justification impact on the natural and built environment, or on the vitality and viability of town centres; Significant commercial leisure development appropriate to an urban area is best located in or (c) the proposal is accessible to, or able to be made close to a town centre where it can complement accessible to, the existing or planned public other visitor attractions offered and provide good transport network; and public transport links for access by the community (d) the traffic generated does not have a material and visitors alike. adverse impact upon the local road network.
Justification
Tourist development is important to the Fife economy. However, it is also important that schemes are well located and site services are available or can be provided. Such development and the resulting scale of increase in visitor pressure are most likely to be acceptable if the proposal forms part of a farm diversification scheme or is located as part of an existing commercial or tourist related business. Holiday accommodation makes an important contribution to visitor accommodation. The Council is committed to improving visitor accommodation throughout the Plan area. It is, however, important to prevent the use of holiday accommodation as permanent residences.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 73 Meeting Housing Needs
Justification Policy H1: Development Plan Departures – Housing Sites The Finalised Fife Structure Plan, in Policy H4, contains a requirement that 30% of the total housing land Proposals for housing developments on sites requirement for the St Andrews Housing Market identified for housing in this Local Plan will be Area and 20% for the Cupar Housing Market Area regarded as departures from the development be for affordable needs. This need is identified in plan where they fall outwith the threshold of +/- a comprehensive Housing Needs and Affordability 20% or +/- 5 houses (whichever is the greater) of Study for Fife (December 2004). Affordable housing the stated Local Plan site capacity of the site. is defined as housing of a reasonable quality that is affordable to people on modest incomes, and will include a range of tenures, including property for Justification rent and/or sale and shared ownership. Provision in excess of the above percentage requirements will be The threshold allows a consistent approach to be welcomed. taken on departures and potential departures on all sites in the Local Plan. The tolerance covers lower and Affordable and special needs housing will be exempt upper limits to allow the Council to take a view on from any permitted change of use to a House in proposals which do not make best use of limited land. Multiple Occupation. The policy also allows reasonable flexibility on smaller It is important that affordable housing should remain sites. available to meet the future needs of local people. The Council will seek its retention for successive owners/occupiers for a minimum of 10 years through the use of planning agreements, negotiations with Policy H2: Affordable and Special Needs owners/developers and other mechanisms. Housing The Fife Housing Partnership (FHP), established in Land to meet the Structure Plan Housing Land October 2001, is one of the strategic partnerships Requirement, including that for affordable housing within the Council’s Community Planning Framework. is identified in the Settlement Plans. A minimum of It has, amongst its objectives, the provision of good 30% of the total housing land requirement for the quality special needs housing and a commitment to St Andrews Housing Market Area and 20% for the agreed priority areas and priority housing needs. Fife Cupar Housing Market Area is required to be for Council will work in partnership with key stakeholders affordable housing. Such housing must be made within the FHP to help to deliver affordable housing. available to those in need of affordable housing, Detailed supplementary guidance is contained within identified in partnership with Fife Council. the Supplementary Guidance on Affordable Housing The Council will seek retention of affordable (November 2005) and the Affordable Housing Policy housing for successive owners/occupiers through Implementation Guide (November 2005). a range of mechanisms. Percentage requirements will vary outwith the Local Plan cycle in line with the most up-to-date Policy H3: Established Residential Areas Housing Needs and Affordability Study and Within established residential areas, only housing progress made towards achieving targets. This will and other compatible uses which do not reduce be reviewed through the Structure Plan Action amenity, and which conform to other Local Plan Plan and supplementary guidance. policies, will be supported. The need to protect Note: Special needs housing provided through this amenity will be a material consideration in the policy should also be affordable. assessment of development proposals for sites adjacent to established residential areas.
74 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 Justification sites for Gypsy Travellers at Tarvit Mill, Cupar, Heathery Wood, Kirkcaldy and Thornton Wood, Kelty. Established residential areas will be protected from Further public sector provision for Gypsy Travellers development that is incompatible with their character is currently being considered in accordance with and amenity. Development or redevelopment in Scottish Executive Guidance. A total of 6-8 sites are these areas is restricted to residential and compatible required to be found throughout Fife. There is also an uses that serve the residential area and do not cause opportunity for privately-run sites to be established nuisance. Such developments must be satisfactory to meet the recognised demand to accommodate in terms of their siting, design, access and parking Gypsy Travellers. Criteria for establishing such sites arrangements. Development proposals adjacent to will help guide site development, which, if completed, residential areas must fully consider their potential will create a better mechanism to enforce against impact on residential amenity. unauthorised sites.
Policy H4: Gypsy Travellers and Travelling Showpeople Fife Council will support proposals to establish sites for the accommodation of Gypsy Travellers and Travelling Showpeople provided that: (a) the proposal will not result in the loss of prime quality agricultural land; (b) the site is not located within or adjacent to an established residential area, strategic employment land or recreational area; (c) there is no adverse effect on sites of ecological value; (d) the site does not create a danger to the health and safety of travellers; (e) the proposal would not lead to excessive establishment or servicing costs; and (f) proper management of any site will be undertaken by Fife Council or an appropriate agency. In addition, the site must be easily accessible, but not conspicuous from any view from a major road. All road safety concerns must be met in accordance with the Fife Council’s Transportation Development Guidelines.
Justification Scottish Planning Policy 3: Planning for Housing (SPP3) requires Local Authorities to have regard to the needs of gypsies/travellers through the Local Housing Strategy and the development plan. Through its Co-operation Policy, the Council recognises Gypsy Travellers’ rights to travel. The Council recognises that it would be inappropriate to use land-use controls to force people to abandon their traditional way of life. New Housing, Cupar Fife Council has, therefore, provided for permanent
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 75 Safeguarding and Improving the Environment
Policy E1: Development Outwith Town Policy E2: Development Within Town and and Village Envelopes Village Envelopes Outwith the settlement limits as defined by town Within the settlement limits as defined by town and village envelopes shown on the Proposals and village envelopes, development will be Map, development will only be permitted where it supported where: is in accordance with policies E15 to E28. either (a) it conforms to relevant Structure Plan and Local Plan policies and proposals; Justification or Town and village envelopes as shown on the Proposals Map define the existing and planned (b) it is for affordable or special needs housing; and development limits of individual settlements. the proposal: They prevent the unplanned outward expansion • is not prejudicial to the land supply strategy of of settlements into the countryside, where the Local Plan; developments will be controlled by policies E15 to E28. The envelopes, and the Local Plan allocations • is compatible with neighbouring uses; and will within them, have been determined by a variety of not adversely affect the privacy of neighbours; factors, including: physical boundaries such as roads, • respects the character and appearance of the walls, woodlands and landform; the protection of adjacent townscape in terms of density, scale, sites of amenity or conservation value; agricultural massing, design, external finishes and access land quality; whether or not sites have planning arrangements; permission; and the requirement for additional • does not prejudice comprehensive development land to meet community needs whilst (re)development; and also having regard to the avoidance of settlement coalescence. • complies with any development brief or other planning guidance which has been agreed or issued by Fife Council. Falkland Conservation Area
Justification Where land falls within the settlement limits, it does not necessarily imply that development will always prove acceptable. Development proposals will still need to satisfy the criteria in Policy E2 which aim to protect and enhance the amenity of built-up areas, whilst support is offered to proposals which maximise the potential of development land. Care must be taken to avoid over-development or damage to any special character, particularly in conservation areas and low-density areas comprising larger properties.
76 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 Policy E3: Development Design and (Policy E3 continued...) Quality For larger, prominent or sensitive sites, developers All new development must make a positive will be required to prepare development briefs, contribution to its immediate environment: masterplans, or design statements setting out these parameters. Such guidance will be subject to (a) by demonstrating well thought out design; agreement or approval of the Council. Subsequent (b) by providing high standards of architecture; development will require to conform to the approved guidance. (c) in its form, scale, layout, detailing and choice of materials; (d) by optimising the contribution of existing site Justification features, in particular landform, trees, wildlife habitats and watercourses; The Council expects high standards of design and (e) by providing landscaping, open space environmental quality in all new developments provision, habitat creation and enhancement in order to enhance the built environment and to that will result in an overall enhancement to protect the character of individual areas, in support the landscape and environmental quality of of the provisions of SPP1. Policy E3 will be applied the area particularly within AGLVs and their proportionally to the scale of each development successors; proposal and seeks to ensure that all development (f) by securing the long-term maintenance of makes a positive contribution to its immediate public and common areas, where necessary environment. by binding agreement prior to the granting of Where development in the countryside is acceptable planning permission; in principle, the design guidelines in Policies (g) by providing safe and convenient access for E3 and E16 will apply, to ensure high quality. pedestrians, cyclists and people with disabilities Sensitive location and siting of development is and/or impaired mobility, including safe routes also essential to its successful integration into the to school, links to the Core Path network natural environment. The Fife Landscape Character and for sustainable modes of travel, to assist Assessment, which examines the capacity of different connectivity; landscape types to accommodate development, will therefore be material to locating and minimising the (h) by addressing foul and surface water drainage impact of acceptable proposals, as will any Landscape issues; Plans. Areas of Great Landscape Value (AGLVs) have (i) by the inclusion of water and energy been important in Fife in helping to identify areas conservation; where the landscape is held in high regard and have been designated in Fife for many years to protect (j) by securing the most practicable energy their special landscape character from unsympathetic efficiency benefits by use of layout, siting, development. Landscape character assessment orientation, building design features and other and landscape capacity studies now enable a more energy efficient measures; specific and detailed assessment to be made of the (k) by minimising waste by design and during character and quality of particular landscapes which construction; can form the basis for a more refined and robust local (l) by incorporating appropriate waste recycling, landscape designation. These will inform a review of segregation and collection facilities; AGLV designations. It is proposed that this review will be undertaken over the life of the Local Plan. In the (m) by protecting personal privacy and amenity; meantime, the AGLV designations given in the extant and adopted Local Plans for the area will remain in force (n) by enhancing community safety. for development management purposes. The application of innovative design solutions The Council fully supports the approach set out will be supported. To raise and maintain design in PAN 44: Fitting New Housing Development standards throughout Fife, all development into the Landscape and the Scottish Executive proposals must comply with the principles policy statement “Designing Places”, the principles as described in the Fife Urban Design Guide. of which can be applied to most developments. Consideration should also be given to the incorporation of renewable energy technologies, as detailed in Policy I1.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 77 New developments shall incorporate proposals Where larger developments are proposed, or where to maintain the local diversity and distinctiveness the site is prominent or environmentally sensitive, a of landscape character (this includes natural and detailed development brief and/or masterplan may built heritage features of landscape value such as be prepared by the Council to guide developers woodland, hedges, ponds, stone walls and historic on key issues. The developer will be required to sites) and enhance landscape characteristics where demonstrate that the environmental and traffic they have been weakened and need improvement. impacts of the proposals are acceptable by Particular consideration should be given to the preparing environmental and transport assessments relationship of the proposed development to the and Drainage Impact Assessments. For major surrounding buildings or landscape. developments a master and phasing plan, showing all land uses and the timescale for implementation, It is also expected that privacy, amenity and safety will also be required to ensure an integrated shall be properly taken account of in the design of and comprehensive development. In addition, new development. Safety considerations include development must take full account of the Fife Urban both road safety by, for example, providing for Design Guide “Creating a Better Fife”. pedestrian and cycle use and employing traffic calming measures, and the safety of the public from crime by layout and landscape design which provides open and defensible public space. The UK-wide police initiative “Secured by Design” gives guidance Policy E4: Housing Development and and supports the principles of ‘designing out crime’ Open Space by use of effective crime prevention and security Housing proposals and mixed use developments standards. PAN 77: Designing Safer Places highlights of 10 houses or more or greater than 0.5ha in area the positive role that planning can play in helping to shall provide 60m2 total open space per household. create attractive, well-managed environments which Provision of accessible and secure play areas and help to discourage antisocial and criminal behaviour. play equipment commensurate with the scale The Energy White Paper “Our Energy Future of development is also required. Flexibility may – Creating a Low Carbon Economy” indicates that be applied where there is planned occupancy by significant reductions in emissions could be achieved single persons or the elderly and, for small sites, by 2020 by securing energy efficiency in households, town centre sites, brownfield sites and where sites industry, commerce and the public sector. Energy are adjacent to existing public open space. efficient buildings will contribute to reduced fossil fuel consumption. This can be achieved by a range of design techniques, including appropriate siting Justification and orientation of new development (passive solar design), and appropriate choice of materials. In determining open space requirements for new The design, location and orientation of buildings housing developments, the needs of all age ranges should therefore maximise the opportunities for should be taken account of, and consideration will be energy efficiency through the creation of sheltered given to existing local provision, the need for open microclimates and by taking advantage of south- space in the vicinity, and the type of facilities required. facing slopes for passive solar gain. Building The level of facilities required will vary with location, regulations require all new dwellings to have an type of housing and market segment. As a minimum, energy rating calculated in accordance with the 0.6 hectares of usable open space will be required for Standard Assessment Procedure (SAP). This is every one hundred houses proposed on greenfield the Government’s chosen method of informing sites. Smaller schemes will be assessed on a pro rata householders of the overall energy efficiency of basis. Policies C6 and C7 deal with established areas a dwelling. Re-use of building materials and/or of open space and seek to prevent its loss. During sourcing materials locally can also contribute to the the lifetime of the Local Plan, the Council will produce conservation of resources and should be incorporated a detailed Guidance Note on the provision of open into design proposals wherever possible. New space for new development. development must also incorporate renewable Developers will be required to ensure that energy generation in support of the Government maintenance arrangements and procedures are target of achieving 10% of total electricity generation established for public and common areas. All land by renewable sources by 2010, set under the EU forming public open space must be maintained Renewables Directive. by the developer (or factor on their behalf) or
78 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 be conveyed to Fife Council for adoption and maintenance on payment to the Council of a Policy E6: Conservation Areas lump sum equivalent to a minimum of 10 years’ Development and demolition within a maintenance costs. Where appropriate, development Conservation Area, or affecting its setting, bonds will be required to ensure the provision of shall preserve or enhance its character and be landscape and other facilities. The requirement for consistent with any relevant Conservation Area play space will either be set out in development appraisal or management plan that may have been briefs, or agreed with Development Services prior to prepared for the area. the submission of a planning application. The design, materials, scale and siting of any development shall be appropriate to the character of the Conservation Area and its setting. Trees Policy E5: Contaminated Land that are considered by the planning authority Where development proposals involve sites where to have amenity value shall be preserved. Given the presence of contamination is suspected, the the importance of assessing design matters, developer will be required to: outline planning applications will not normally be considered appropriate for developments in (a) submit details of site investigation to assess the Conservation Areas. nature and extent of any contamination which may be present; and Where an existing building, listed or not, contributes positively to the character of the (b) where contamination is known to be present, Conservation Area, Policy E8 on demolition shall notify Fife Council of the appropriate apply. Where it does not, proposals for demolition remediation measures proposed to render the will not be considered in the absence of a site fit for its intended use. detailed planning application for a replacement Where possible, remediation strategies must be development that enhances or preserves that agreed by Fife Council, in conjunction with SEPA character. Demolition will not begin until where appropriate, prior to the determination of evidence is given of contracts let for the approved any planning application. development.
Justification Justification Fife Council will work with SEPA, Scottish Water and Conservation Areas are areas of special architectural other agencies, polluters and landowners to prevent or historic interest, the character of which it is or reduce pollution from known contaminants. The important to preserve or enhance. Changes to Council seeks the remediation of land known to their character must be very carefully considered be contaminated, particularly where such land is if environmental quality is to be maintained. proposed for development and, has an approved Authenticity of detail and of overall approach is of Contaminated Land Inspection Strategy. The paramount importance. Proposals that fail to respect terms of Planning Advice Note 33: Development of the unique character of the Conservation Area within Contaminated Land – are also relevant. which they are located will be unlikely to succeed in obtaining consent. Progress with Conservation Area appraisals and management plans will be reported through the biennial Local Plan Action Programme.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 79 Policy E7: Listed Buildings Policy E9: Protection Of Orchards Development affecting a listed building, or its New development shall respect traditional setting, shall preserve the building, or its setting, orchards and development which results in the or any features of special architectural or historic loss of these orchards will be resisted. interest which it possesses. The layout, design, materials, scale, siting and use of any development shall be appropriate to the Justification character and appearance of the listed building The settlement of Newburgh is characterised and its setting. by traditional orchards that contribute to local distinctiveness. These will be protected from development which would result in their loss. Justification Buildings of special architectural or historic interest are listed by the Scottish Ministers and divided into Policy E10: Riggs categories A, B or C(s). The purpose of listing is to ensure that any demolition, alteration, repair or New developments shall reflect the historic linear extension that would affect the building’s special pattern of garden riggs and preserve the strong interest is controlled. Listed buildings are part of an herringbone pattern of development evident in important finite asset that should be safeguarded for the settlements of Auchtermuchty, Newburgh and present and future generations. St Andrews. Development that results in the loss of this pattern will be resisted.
Policy E8: Demolition Of Listed Buildings Justification Proposals for the total or substantial demolition The settlements of Auchtermuchty, Newburgh and St of a listed building will only be supported where Andrews are characterised by traditional rigg garden it is demonstrated beyond reasonable doubt that layouts stretching back from the main road(s) in these every effort has been exerted by all concerned settlements. New development should reflect this to find practical ways of keeping it. This will be historic linear pattern. demonstrated by inclusion of evidence to the planning authority that the building: (a) has been actively marketed at a reasonable price and for a period reflecting its location, Policy E11: Historic Gardens and Designed condition and possible viable uses without Landscapes finding a purchaser; and Development affecting Historic Gardens and (b) is incapable of physical repair and re-use Designed Landscapes shall protect, preserve through the submission and verification of a and enhance such places and shall not impact thorough structural condition report. adversely upon their character, upon important views to, from or within them, or upon the site or RCAHMS shall be formally notified of all proposals setting of component features which contribute to to demolish listed buildings to enable features to their value. be recorded.
Justification Justification Historic Gardens and Designed Landscapes provide Listed buildings are part of an important finite asset the setting for historic buildings and enrich the that should be safeguarded for present and future diversity of the Fife landscape. A range of elements, generations. The Royal Commission on Ancient and either partial or complete, contributes to a sense of Historic Monuments for Scotland shall be formally place and adds to community well-being. notified of all proposals for demolition of listed The Inventory of Historic Gardens and Designed buildings to enable features to be fully recorded. Landscapes was compiled in 1987 by the predecessor bodies of Historic Scotland and Scottish Natural Heritage. This represented only the first count of obvious candidates for protection and work on
80 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 supplementary volumes is ongoing. There is currently important examples of their type in Fife, and the no legislation to give statutory protection to historic Council will continue to oppose development that gardens and designed landscapes. However, the would adversely affect them or their settings. The list Inventory is recognised formally within the planning identifies Scheduled Ancient Monuments that have system. Since 1992, planning authorities – under been designated by the Scottish Executive as being the terms of the General Development Procedure of national importance and are stringently protected Order (GDPO) (1992) – are required to consult by law. The Council will seek to enhance and secure Historic Scotland and Scottish Natural Heritage on the sensitive management and, where appropriate, applications that affect Inventory sites. interpretation of sites and landscapes, and will continue to extend Fife’s database of our cultural Inventory sites are designated on the basis of their heritage. works of art, historical, horticultural, architectural, scenic and nature conservation value, and the Council will protect them from any development that would adversely affect their overall character including Policy E13: Street Furniture their setting or any feature of value. Protection will also be given to non-Inventory Historic Gardens and The design and location of street furniture should Designed Landscapes recorded in Fife Council’s Sites be appropriate to local characteristics and, where and Monuments Record and to other sites pending appropriate, should use materials, colours and their inclusion in the Inventory. styles in keeping with the traditional character of its setting, or with any existing street furniture which is being retained.
Policy E12: Ancient Monuments And Archaeological Sites Justification Scheduled Ancient Monuments and other Street furniture such as telephone call boxes, lamp identified nationally important archaeological standards, refuse bins, public shelters, and posting resources shall be preserved in situ, and with an boxes collectively influence the appearance of urban appropriate setting. Developments that have an streetscapes to a great degree. Most items of street adverse effect on scheduled monuments or the furniture are installed by, or are the responsibility integrity of their setting shall not be permitted of, local authorities and statutory undertakers. The unless there are exceptional circumstances. impact of poorly designed or located street furniture can be significant, however, especially in sensitive All other archaeological resources shall be settings such as Conservation Areas and close to preserved in situ wherever feasible. The listed buildings. Consequently, the Council will significance of any impacts on archaeological actively encourage, and expect close liaison with, resources and their settings will be weighed those bodies responsible for street furniture to against other merits of the development proposals promote greater sensitivity in the siting and design in the determination of planning applications. of these structures. Fife Council will examine its own The developer may be requested to supply a areas of responsibility, with a view to using more report of an archaeological evaluation prior to sympathetic designs and materials (for items such as determination of the planning application. Where litterbins) in locations where the highest standards of the case for preservation does not prevail, the design are required. developer shall be required to make appropriate and satisfactory provision for archaeological excavation, recording, analysis and publication, in Policy E14: Public Art advance of development. The provision of new works of art as part of Where compatible with their preservation, development proposals will be promoted. In proposals for the enhancement, promotion determining any application for planning approval, and interpretation of ancient monuments and consideration will be given to the contribution archaeological sites will be supported. made by any such works to the appearance of the scheme and to the amenity of the area. In all prominent sites and for all developments in excess of £10 million value, the Council will Justification require developers to demonstrate that 1% of The Council has identified a number of the total building cost has been dedicated to the Archaeological Sites of Regional Importance in the commissioning of public art as an integral part of Plan area, details of which are available from Fife the development. Council’s Archaeologist. These are amongst the most
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 81 Justification Justification The encouragement of public art includes involving The “countryside” is defined as the area outwith the artists and the local community in the design of town and village envelopes and Green Belt shown on the built environment, enriching the sense of place, the Proposals Map. greatly enhancing the visual quality of buildings and Scottish Planning Policy 15 (SPP15): Planning for Rural public spaces and fostering community pride. Policy Development, highlights the need to be aware of the E14 will be applied to increase the provision of works increased demand for new types of development in of public art throughout Fife as part of Fife Council’s rural areas. A proactive approach needs to be taken Public Art Strategy. The Urban Design Guide “Creating to enable new development, including small-scale a Better Fife” gives further guidance. housing and business opportunities, to take place in Settlement Plans will identify prominent sites appropriate locations. where development requirements will include a One of the objectives of the Plan Strategy is requirement for a Percent for Art. Public art may to protect the countryside from unplanned also include the incorporation of additional design development. However, it is recognised that there features to enhance the quality of a development. are certain activities which require a countryside location or which are important contributors to the diversification of farms into new enterprises in order Policy E15: Development in the to survive as viable businesses. Countryside The protection and enhancement of the built, Development in the countryside will be only natural and historic qualities of the countryside are supported where it: important considerations and must be maintained and enhanced wherever possible. There is a range of (a) is required for agricultural, horticultural, policies which protect valued environments where woodland or forestry operations; or development will not be permitted if there may be (b) is for new enterprises which either diversify adverse environmental impacts which cannot be the above land-based businesses to bring mitigated. economic support to the existing business or add local value by using the products of, or servicing, land-based businesses or other established countryside activities; or (c) diversify or add to the above land-based businesses to bring economic support to the existing business or add local value by using the products of, or servicing, land-based businesses or other established countryside activities; or (d) is for the extension of established businesses; or (e) is for facilities for access to the countryside; or (f) is for facilities for outdoor recreation or tourism or other development which demonstrates a proven need for a countryside location; or (g) is for housing (as supported by Policy E16); and is of a scale and nature compatible with surrounding uses; is well-located in respect of available infrastructure and contributes to the need for any improved local infrastructure; will result in an overall enhancement of the landscape and environmental quality of an area; and provides employment for local people or supports local services.
82 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 E16, development for affordable housing may be Policy E16: Housing Development In The supported. Finalised Structure Plan Policy H4 and the Countryside Supplementary Guidance on Affordable Housing give detailed guidance on overall requirements and site The development of housing in the countryside thresholds. will only be permitted where it: Where a new house is proposed as part of a business, (a) is required for the operational needs of an the business must be operational for at least 2 years agricultural, horticultural, woodland, forestry or and must be capable of providing the whole or main other business supported by Policy E15 and will source of livelihood for the occupant. be located as an integral part of the business; or (b) is for small-scale affordable housing which meets an identified need; or Policy E17: Green Belt (c) is for a site within an established and clearly Development in the St Andrews Green Belt is defined cluster of dwellings of 5 houses or required to conform to national and strategic more; or planning policies as defined in SPP21: Green (d) is for the renovation of a substantially complete Belts and the Finalised Fife Structure Plan. The building (i.e. external walls are complete and development constraints set by these policies will sound to wallhead level) last used as a house; or apply, except at the following locations: (e) is for the redevelopment of redundant non- • Craigtoun Country Park – for small- residential buildings which cannot otherwise scale, commercial leisure development be used for a rural purpose; or complementing existing use and linked to the upgrading of the park; (f) is for the demolition and replacement of a house: • Old Course Hotel – for development ancillary to the hotel; (i) which cannot otherwise be brought up to modern standards at a reasonable cost; or • St Andrews Links complex – for development ancillary to the seven St Andrews Links Trust (ii) where the replacement would be of golf courses and clubhouses. exemplary siting and design resulting in an overall enhancement to the landscape and In all cases, development must: environmental quality of the area. • be of a scale and nature compatible with Note: this policy does not apply in land designated as surrounding uses; Green Belt. • maintain the setting and the key views to and from the historic core of the town; • result in an overall enhancement to the Justification landscape and environmental quality of the In SPP3: Planning for Housing the Scottish Executive Green Belt; has sought to discourage isolated development in • improve local infrastructure (which may include the countryside merited by particular circumstances. improving opportunities for public access Housing development in the countryside could between the town and the countryside by result in the gradual erosion of the rural landscape, linking green spaces); its character and qualities. SPP15: Planning for Rural Development highlights that, through • create new development of exemplary design; supporting policies, demand for new housing in the and countryside can still be met in a way which can bring • in the case of redevelopment, be within existing social, environmental and economic benefits. The development envelopes. replacement of housing of poor design and condition and change of use of a range of redundant rural buildings can help to support rural businesses and Justification maintain vibrant communities. National policy permits development within The delivery of affordable housing development designated green belt in certain circumstances. in rural areas may require development in the These are identified in SPP21: Green Belt and in countryside to meet local housing needs. In such Finalised Fife Structure Plan Policy ENV1 Landscape circumstances and subject to Policies H2 and setting of St Andrews and Dunfermline). National
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 83 policy also allows for non-conforming uses to be identified through the Development Plan. Policy E17 Policy E19: Watercourses and Wetlands specifies those locations and types of use that will be Development will not be permitted where it would supported as acceptable non-conforming uses within have an adverse affect, either directly or indirectly, the St Andrews Green Belt in order to support the on the ecological status of watercourses or continued operation and appropriate development of wetlands or the quality of groundwater. established businesses and leisure or visitor facilities. Applications for development which do not conform to the Development Plan, including this policy, shall Justification be subject to the notification arrangements set out in Scottish Office Circular 4/1997: Notification of Rivers, burns, wetlands, marshes, lochs and ponds are Planning Applications leading to a referral to the a focus for wildlife and native woodland. They are Scottish Executive. usually a scenic asset, and are often a recreational resource. The Fife Local Biodiversity Action Plan, The development of land within the inner boundary, together with the policies and proposals in the Local and shown for future development beyond the Local Plan, provides the basis upon which the Council will Plan period, will take place only as it is released in seek to protect these natural assets. Development accordance with phasing to be identified in future that may result in pollution, erosion, channelling, Local Plan reviews. A key to the success of the green major culverting, the loss of habitat, or any other belt will be proactive work towards environment detriment to the amenity of the watercourse will not enhancement and improved public access be supported. opportunities. Development within or adjacent to the Green Belt will be required to address these The Scottish Environment Protection Agency (SEPA), requirements as part of their proposals. in partnership with Fife Council and Scottish Water, has responsibility for controlling the quality of run- A major consideration will be maintaining the off into open watercourses. PAN61: Planning and landscape setting of the town, including its scenic Sustainable Urban Drainage Systems details the role quality and those areas which are valued for their of the different agencies and gives good practice historic, recreational or ecological interest. It is also advice. Further information on ecological status and expected that the overall landscape attributes will the implications of the Water Framework Directive be enhanced, including through improvements may be obtained from SEPA. In all development, to derelict or vacant sites, reuse of buildings of regard should be had to the terms of Policies I3, I4 architectural or historic merit, exemplary built and and I5. landscape development and linkage of green spaces.
Policy E20: Nature Conservation - Local Sites Policy E18: Protection of Agricultural Land Development that affects a site containing Irreversible development of prime agricultural habitats, species, and/or geological or land will be supported only if there are overriding geomorphological features of local or regional national or local circumstances. importance will only be permitted where the developer has submitted an appraisal that has demonstrated that: Justification (a) the overall integrity of the site and the features of natural heritage value will not be Despite recent changes in agriculture and the trend compromised; or toward farm diversification, there is still a need to protect prime quality agricultural land as a long- (b) any significant adverse affects on the term national resource. Prime quality land is that natural heritage value of the site are clearly which falls into Classes 1, 2 and 3.1 as defined by the outweighed by social or economic benefits of Macaulay Land Use Research Institute and is the most local importance. productive agricultural land.
Justification Article 10 of the Habitats Directive of the European Union requires member States to endeavour, where they consider it necessary in their land use planning
84 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 and development policies, to encourage the management of features of the landscape which are Policy E22: Trees On Development Sites valuable for wild flora and fauna. Such features are those which, because of their linear and continuous Where development is proposed on a site where structure, or their function as “stepping stones”, trees are present, consideration will be given to are essential for migration, dispersal and genetic whether, and in what form, development should exchange. Examples given in the Directive are rivers be supported, having regard to the desirability with banks, traditional field boundary systems, ponds, of retaining and protecting mature and semi- and small woods. These policies are complemented mature trees, and other examples likely to become by the “Fife Local Biodiversity Action Plan” which attractive in amenity terms, or of a rare species. establishes a framework for the protection and Trees, woodlands, and hedgerows that have a enhancement of nature within the Local Plan area. landscape, amenity and/or nature conservation value will be protected from development. When submitting a proposal for development for a Policy E21: Tree Preservation Orders site where trees are present, the developer shall be required to: Tree Preservation Orders will be designated where a tree or group of trees has an important amenity (a) submit a comprehensive tree survey; value and, in particular, where under possible (b) identify on site any affected trees; and threat. Support will not be given for works to a tree or woodland protected by a Tree Preservation (c) submit for agreement a programme of works, Order unless it is demonstrated that: details of tree protection and landscaping proposals, including any appropriate tree (a) the health and appearance of the tree will not planting. be impaired and, • the works are necessary for its continued retention and consistent with good Justification arboricultural practice; or Throughout the Plan area, trees and woodlands • in the case of a woodland, the proposed support wildlife, provide a diversity of habitats, works are consistent with the principles of enhance the amenity of the countryside and built sound woodland management and good environment and improve air quality. They also arboricultural practice; provide an important contribution towards recreation or and tourism. Their protection and management is an important objective of this Local Plan, particularly (b) the tree is dead, diseased or dangerous, in where they have been identified by the Inventory which case felling may be necessary. of Ancient, Long-Established, and Semi-Natural Where felling is necessary under the terms of this Woodland. policy, appropriate replacement planting will be The Council recognises that trees and woodlands will required. require sound management which often requires work to the trees themselves. All tree work must comply with BS 3998: 1991 - Recommendations Justification for Tree Work. This will ensure best practice. Tree felling may also require a Felling Licence which The Council cannot provide protection to all trees requires replanting irrespective of the presence of and woodlands. It can, however, designate Tree Tree Preservation Orders (detailed guidance is given Preservation Orders, control the felling of trees in “Tree Felling and Permissions” available from the for development, and enter into agreements with Forestry Commission). Work to remove trees solely for owners of trees and woodlands to encourage proper reasons of residential amenity will not generally be management and public access. Tree Preservation supported. Policies E34 and E35 will also apply to the Orders provide protection in law for significant trees. protection of street trees, particularly where affected In assessing the value of a tree or group of trees, the by duct-laying operators. Considerable damage Council will consider the aesthetic, recreational and can be caused to trees by the installation of utilities. wildlife value, the rarity, and the value as an example Work should be carried out in accordance with of a particular species. Trees in Conservation Areas the guidance set out by the National Joint Utilities are given similar protection to those protected under Group Publication 10 - Guidelines for the Planning, a Tree Preservation Order. Installation and Maintenance of Utility Services in Proximity to Trees, April 1995.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 85 Justification Policy E23: New Tree Planting The Fife coast has a varied and distinctive nature New on-site tree planting will be sought as an with a role to play in the Fife economy and will be integral part of new development. Planning protected from unnecessary and unsympathetic agreements will be used to achieve off-site or developments. Provision will be made for other additional tree planting and partnerships development that requires a coastal location and encouraged to secure tree planting and contributes to the local economy. The coastal zone, sustainable woodlands. the land related to and influenced by the coast, includes land up to 0.25km inland from Mean High Water Springs, the coastal landscapes defined in the Fife Landscape Character Assessment and coastal Justification habitats. The developed coast has been defined as Where trees have to be felled as an element of site settlements with a population greater than 2,000 and development, or are affected by development, where there is existing large-scale development for it is essential that this is professionally overseen. industry, tourism and recreation outwith settlement Replacement planting will be specified to limits. To maintain and enhance the high quality of compensate for the loss of any trees. Works should the coastline, development that does not require a be carried out in accordance with the guidance set coastal location will be resisted. Development that, out by the National Joint Utilities Group and BS5837: for operational reasons, requires a coastal location, 1991 - Trees in Relation to Construction. There are e.g. boatyards, water-based sports, will in the first frequent concerns that trees, particularly when instance be directed to the devel oped coast. they become mature, will fall on adjacent property. Detailed consideration of the relationships between existing trees and new development is needed and Policy E25: Landfill professional arboricultural advice must be sought to ascertain potential conflicts. The choice of species Proposals for new landfill sites will not be for new planting in relation to existing buildings, supported. and within and around development sites, should be Proposals for the improvement or restoration of influenced by the physical and technical restrictions land by tipping of waste will only be supported posed by the site. Works should be carried out in where the purpose is for: accordance with the detailed recommendations in BS5837: 1991 - Trees in Relation to Construction. (a) agricultural land improvement where a significant improvement in the agricultural land Development on sites adjacent to woodland can classification grade will be achieved; or affect drainage patterns not just through the development site but also through the woodland. To (b) land restoration as part of a regeneration avoid potential damage to the woodland resource, project or programme. developers will be held responsible for ensuring that Applicants will be required to demonstrate that drainage from their site is effectively prevented from the improvement is essential for the use of the entering the adjoining woodland. land and cannot be achieved by other measures.
Policy E24: The Coast Justification Development on the undeveloped coast will not There may be circumstances where disposal of be supported unless it can be demonstrated that: inert waste to land may be justified as part of land (a) there is a proven need for a coastal location; reclamation for either agricultural land improvement or as part of a regeneration project or programme. (b) the proposal does not contribute to or is at risk This would be acceptable where there is a genuine of coastal erosion; need for this to be achieved. There will need to be (c) the proposal is not subject to nor will it specific justification for the tipping of waste as the contribute to flood risk; only method of returning land to effective use. (d) the proposal does not prejudice the footpath and/or cycle network; and (e) the proposal does not result in the coalescence of coastal villages.
86 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 management facilities envisaged as being suitable Policy E26: Existing Waste Management are any which are industrial processes, and are not Sites classified as bad neighbour developments. It is anticipated that this may encompass transfer stations Existing waste management sites (and sites with and municipal recycling facilities. General industrial extant consents), will be safeguarded for future areas are likely to be the most appropriate due to waste management use and from development them being less likely to conflict with the surrounding that may prejudice their existing or future use for land uses, while such locations tend to benefit from waste management. Where appropriate, sites will good access and road links. Where appropriate, be safeguarded for expansion, in keeping with the and desirable, cycle and pedestrian access will be requirements of the Fife Area Waste Plan. permitted to waste management facilities subject to overriding health and safety legislation and guidance.
Justification Proposals for waste management facilities will be assessed against the principles of the National Waste Strategy, National Waste Plan and the Area Waste Plan for Fife. The Area Waste Plan provides a framework for the development of waste management facilities to meet landfill diversion targets. Proposals for new waste management facilities should therefore be accompanied by an environmental statement that demonstrates that those principles outlined in the Area Waste Plan, and other issues arising, have been addressed.
Policy E27: New Waste Management Facilities Proposals for new waste management facilities (or extensions to existing facilities) located within or immediately adjacent to existing waste management facilities, or within established employment areas or on brownfield or previously contaminated land, will be supported where they are accompanied by an assessment demonstrating that the following issues have been addressed: (a) proximity to the sources of waste, the Best Practicable Environmental Option and minimisation of the transport of waste, particularly by road; (b) the impact of emissions, odour and noise on the environment and communities; (c) the requirements of the National Waste Strategy for Scotland, National Waste Plan and Area Waste Plan; and (d) the impact on ground or surface water resources.
Justification Established employment sites may provide an opportunity for the location of appropriate waste management facilities. The types of waste
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 87 Providing for Community Needs
future needs in the Plan area. Fife Council will seek Policy C1: Community Regeneration to take advantage of grants to improve recreational provision, and encourage landowners and local Fife Council will, in conjunction with other groups to do likewise. agencies, support community regeneration objectives throughout Fife. This policy confirms the applicability of the sequential approach, particularly for indoor facilities. Outdoor Class 11 uses within built-up areas tend not to be located in, or be appropriate for, town centres. Justification Suitable proposals could be linked with open space, The Fife Partnership is taking forward its regeneration educational, or ‘green corridor’ land, subject to the priorities through the Fife Partnership Sustainable Local Plan policy position relevant to these areas. Communities Group. This will involve a broad range of strategies and projects focused on regeneration and sustainable communities, with an initial spatial focus on the most multiply-deprived communities, as Policy C3: Sports Facilities within defined by the Scottish Index of Multiple Deprivation Settlements (SIMD). New sports facilities within settlements will be supported in principle where they are compatible with adjacent land uses. Development which Policy C2: Community And Leisure would result in the loss of existing sports facilities Facilities will not be permitted except where: (a) existing facilities can best be retained and The development of community and leisure enhanced by redevelopment of part of the site facilities will be supported where: which would not affect its sporting potential (a) they will satisfy an identified demand for the and its amenity value; or facility; or (b) a long-term surplus of such provision can be (b) they are located within an edge-of-centre, clearly identified; or neighbourhood centre or edge of town centre (c) alternative facilities of at least equal quality and and it can be demonstrated that no suitable value (for example in terms of size, accessibility sites or premises exist within a town and local and suitability) are provided in a suitable centre; location in the local area. and they: • do not on their own or cumulatively adversely affect the vitality and viability of town and local Justification centres; Sport and physical recreation are recognised as • are easily accessible by and can be served by a being key elements in maintaining a healthy lifestyle. choice of means of transport during their hours The provision of such facilities can contribute to of operation; and the health and well- being of the community and enhanced quality of life. To support town centres • are compatible with neighbouring uses. such facilities should ideally be placed here, thereafter the sequential approach applies.
Justification At a time of limited financial resources, Fife Council’s programme of proposals for community and leisure facilities is restricted, and unlikely to meet the full range of demands. Considerable emphasis is therefore placed on attracting national agencies and private enterprise to contribute to meeting
88 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 Policy C4: Sports and Recreational Policy C5: Golf Courses Facilities In The Countryside New golf courses or extensions to existing courses Proposals for the provision of formal sports and will be supported provided that they: recreational facilities in the countryside will (a) are required to meet identified unmet demand be supported and will be assessed against the and developers can demonstrate that the following criteria: demand cannot be met on an existing course in (a) the proposal must be of a scale, nature and the area; or design appropriate to its setting; (b) are constructed substantially on brownfield (b) it must not have a material adverse impact land. on landscape, nature conservation or New player/visitor facilities will be supported archaeological interests; provided that they are of an appropriate scale (c) the traffic generated must not have a (to both landscape and the enterprise) and material adverse impact on landscape, nature design, reuse existing redundant buildings where conservation or archaeological interests; available, secure local economic and employment benefits, and remain in perpetuity as part of (d) there is a locational justification for the the golfing enterprise. Appropriate planning development; agreements will be used to ensure pay and play (e) the proposal would not compromise public facilities remain as such and that ancillary player/ safety in the locality; visitor facilities remain as part of the enterprise. (f) the developer has demonstrated that the use/ re-use of vacant or derelict land and buildings and land previously affected by mineral Justification development or forestry schemes has been first Fife is a destination of international renown for golf considered; and tourism, which makes a significant contribution to the (g) if relevant, must be consistent with Policy E17 economy. It is essential that visitors and residents can (Green Belt). access courses and enjoy other associated facilities that will encourage return visits. There is, however, limited need for new courses. Policy C5 seeks to meet the needs of visitors and Fife residents and to Justification improve the quality of golf visits, whilst balancing The countryside may have potential to accommodate this with other competing land uses and protecting a range of formal sports and recreational facilities. the built and natural environment. Proposals for new These can range from golf courses and driving golf courses will also be considered in relation to Fife ranges to more noisy and potentially intrusive sports Council’s Guidelines for Golf Courses and Associated facilities such as those for water/jet skiing, motor Development and relevant aspects of any published sports, clay target shooting, flying and paintball/war guidance from Visit Scotland on golf tourism games. Activities such as these can introduce a level compatible with Policy C4. of use that may be alien to the surrounding area. Careful attention must therefore be given to ensuring that uses such as these can be accommodated on sites where the potential risk of damage or Policy C6: Open Space and Urban Parks disturbance can be managed within an acceptable Existing or proposed open spaces which are level. The re-use of previously developed sites should identified on the Proposals Maps, or others which therefore be considered. Attention will be given to serve a valuable amenity, wildlife or recreational the detailed guidance contained in National Planning purpose, will be protected from development. Policy Guideline 11 – Sport, Physical Recreation and Open Space (NPPG11) when dealing with individual applications. Justification Open space is both a major urban land use and an essential part of the townscape. It provides land for leisure, play, and relaxation through parks, playing fields and children’s play areas. It can act as an amenity buffer between developments and
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 89 between housing and traffic. In built-up settings, as set out in the planning permission. Only ‘soft’ open space can provide an attractive landscaped landscaping will be adopted and this must benefit backcloth and allow views of surrounding buildings, the public at large. To help towards the running costs and its enhancement can help towards achieving the of the open space and any associated landscaping, objectives of the Fife Local Biodiversity Action Plan. the developer will also be required to pay a sum Given the importance of amenity and recreational equivalent to ten years maintenance. Alternatively, a open space, existing areas will be safeguarded. factoring arrangement will be required by condition Development ancillary to the use of land as open of planning permission. space will be considered acceptable. This includes In determining open space requirements for housing provision of changing facilities and extensions to developments, consideration will be given to the existing facilities. The Proposals Map shows the existing localised provision, the need for open space main parks, playing fields and amenity space in each in the vicinity, and the type of facilities required. community. Other smaller areas of public open space Developers should have regard to open space will also be protected where they serve a valuable standards as outlined in Policy E4. amenity or recreational purpose.
Policy C8: Allotments Policy C7: Public Open Space The change of use of allotments to other purposes The change of use of public open space to private will not be supported where the allotments remain garden ground will not be supported, where it in use or there is a demonstrable demand for their results in any of the following: use, unless appropriate alternative provision is (a) a loss of visual amenity; or made. (b) a reduction in the amount of space available for recreational purposes; or Justification (c) a reduction in open space which has amenity Allotments can also be considered as a private land value; or use. Alternative uses will not be supported which (d) the creation of difficulties in maintaining the result in the loss of allotments that are still being remaining open space; or cultivated or there is a local demand that could be met by the site. (e) a detrimental impact upon the ecological or nature conservation interest and integrity of the open space. Where the area affected contains trees, these Policy C9: School and College Grounds should be retained. School (and college) grounds will be protected from non-educational development not related to the educational use of the site. Justification The incremental loss of small amounts of open space, often in areas which may be less well-used or poorly Justification maintained, can individually or collectively lead to School grounds make a significant contribution to significant reductions in open space which are to the the provision of recreational open space. A number detriment of local amenity. Commonly, such losses of schools are also designated as Community are as a result of changes of use or a reduction in the Schools and their grounds are available for wider ease and efficiency with which the remaining open use. A Fife “Grounds for Learning Scheme” supports space can be maintained. Such changes of use will be the creation of wildlife areas and environmental resisted where any of these impacts are likely to occur. improvements within school grounds as part of the Where open space is provided as part of a private school curriculum. The Proposals Map identifies development, the developer will generally wish the boundaries of primary and secondary schools, Council to thereafter maintain the open space. In and the development of school grounds for non- deciding whether to adopt the open space, the education purposes will be resisted unless it can be Council will need to be satisfied that the standards demonstrated that they will not be required in future of open space and landscaping have been met by the school or wider community.
90 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 Policy C10: Footpaths/cycleways/ bridleways Existing rights of way and established footpaths, cycleways, and bridleways will be safeguarded and kept open and free from obstruction. Where development affecting such routes is deemed appropriate, suitable re-routing must be provided before the development commences, or before the existing route is removed from use. The Council will seek to maintain and extend the network, where appropriate, for multi-use including walkers, cyclists, horse riders and paths accessible to people of all abilities, by establishing a Core Path Network, and will support new development that contributes to this end.
Justification There are many paths in the towns, villages and countryside that provide important connections and recreational routes. The Council recognises the value of these paths as safe, convenient and attractive facilities for walkers, cyclists and horse riders. It continuously seeks to identify and signpost established paths in consultation with landowners. As funds permit, a programme of upgrading works will be undertaken to improve the path network. Location plans indicating known routes are available for inspection at Development Services offices, and from the Countryside Ranger Service. Fife Council is preparing a Core Path Plan for Fife as required under the Land Reform (Scotland) Act 2003.
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Policy T1: The Transport Network Policy T2: Traffic Safety in New New development must: Development (a) be accessible to, or able to be made accessible Measures to improve pedestrian safety are to, the existing or planned public transport required in all new developments, including network; footway provision and improvements, construction of suitable traffic calming measures, and the (b) be located where road network capacity reduction of speeds in residential areas to 20MPH is or can be made available, but only after or less where appropriate. access by other more sustainable modes has Road layout, construction, access and parking been maximised and there is no creation or provision should conform to Fife Council’s worsening of a road safety problem; Transportation Development Guidelines. (c) provide for safe and convenient cycle and Development proposals likely to generate pedestrian access or through-routes; a significant amount of traffic should be accompanied by Transport Assessments, including, (d) provide for, and not prejudice existing, safer where appropriate, Travel Plans, and Environmental routes to schools and further education sites; Impact Assessments. (e) provide for secure and convenient cycle parking; Justification (f) provide for the protection and integration of existing routes; and A safe residential environment requires that the design and use of roads in exclusively residential (g) provide for safe routes to stations and major streets is delivered in a manner which builds public transportation interchanges. in appropriate traffic calming. New residential development should take account of PAN 76: New Residential Streets, which provides advice on the Justification design of better quality residential streets and focuses on key factors which can create successful street Developers must make adequate provision for design. pedestrian and cycle movement in proposed schemes, commensurate with the scale of the The Council will ensure that all new developments development proposal. Footpaths and cycleways meet satisfactory road safety and traffic management should be planned to link housing with employment, standards. This will be achieved through the commercial and leisure areas. They should application of Fife Council design criteria contained be segregated from traffic wherever possible, in its Transportation Development Guidelines, and conveniently located for public transport and other standards, which provide a uniform approach to designed to ensure the personal safety of users. Fife parking, servicing, layout, road construction and other Council’s Transportation Development Guidelines relevant issues. Compliance with these standards and other standards seek to integrate facilities for allows roads to be adopted and ensures long-term pedestrians and cycle movement. maintenance and safety. In the case of both major planning proposals and new road proposals, Transport Assessments and Environmental Impact Assessments will be required to allow the fullest consideration of all relevant issues. Travel Plans may also be required to demonstrate how sustainable travel options can be achieved in cases where development proposals will give rise to significant levels of commuting and/or customer- related travel. Where roads are to be private, Fife Council will require to be satisfied at the time of granting planning permission that adequate arrangements will exist to ensure maintenance, repair, cleanliness and, in the long-term, replacement of roads/drains/lighting.
92 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 Infrastructure
Policy I1: Renewable Energy (Policy I1 continued...) Proposals for using solar panels will be supported A range of technologies for renewable energy provided that they comply with Development Plan generation, including micro-renewables, will be policy and Planning Customer Guidelines. encouraged. Renewable energy developments will be supported provided that: All new housing developments of 20 units or more should make a positive contribution to (a) there is no significant adverse impact on local environmental quality by securing at least 10% communities and/or the built and natural of its predicted useful energy requirements environment; generated on-site from zero carbon technologies, (b) they provide employment opportunities, or by other measures on-site delivering an particularly diversification of the rural economy; equivalent carbon dioxide reduction. and (c) they make use of brownfield or contaminated land, where possible. Justification Renewable energy technologies can be used to All proposals will be required to provide detailed generate electricity, heat water and provide space information on associated infrastructure required, heating. The technologies can be developed on a including roads and grid connections; impact domestic, community or commercial scale. They during construction and operational phases of the may be incorporated into new development development, including visual impact, noise, and proposals and introduced to existing development. odour issues; and provisions for the restoration of There is a range of technologies which could be the site. exploited in Fife, including wind, hydro, biomass, Proposals for combustion of biomass, composting, waste, geothermal, heat exchange, solar (direct and landfill gas and other technologies will be photovoltaic) and passive solar design. There is also supported where: scope for offshore wind-powered developments and other technologies that operate on the coast and on (a) they make use of brownfield or contaminated or under the surface of the sea. land; or NPPG6: Renewable Energy Developments and PAN45: (b) they provide rural employment opportunities. Renewable Energy Technologies address the wide range of renewable technologies that may develop Biomass fuel processing and energy production within the Plan period. A Draft SPP 6: Renewable facilities will be supported where it can be demonstrated that generating efficiency will be enhanced by co-location and, subject to transportation impact, siting and design. Proposals to abstract geothermal energy from groundwater and other sources will be supported throughout Fife provided that the drilling, engineering and abstraction operations do not: • cause unacceptable impacts on the built and natural environment, and residential and other sensitive properties; and • do not cause pollution of groundwater.
Proposals for hydro power developments will be supported throughout the Fife river network provided that they do not cause damage to fisheries, fish and other aquatic life within the river catchment.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 93 Energy was published for consultation in July 2006 Indicative Forestry Strategy. Combined heat and and updates the national guidance on renewable power combustion plants remote from crop growing technologies. Fife Council’s Draft Supplementary areas may be supported. Guidance – Renewable energy give further guidance on implementation and the planning system. All proposals will be assessed against the policy protection given in the Plan to the natural and built Whilst some technologies will be suitable for sites environment. In the specific case of wind generation, within built-up areas (e.g. industrial estates), others the visual impact or noise impact on residential or will be constrained in their location e.g. landfill other noise-sensitive premises will also be taken into gas. There is potential to develop further hydro account, as well as the effect on wildlife. While there powered schemes within the Fife river network and is scope for commercial exploitation of a number of potential for abstracting energy from a range of technologies, it is anticipated that the main pressure sources of geothermal energy. All schemes must will be from wind power. Proposals for commercial accord with Policy E19 unless there is an over-riding wind farms will be assessed in relation to strategic socio-economic reason in favour of development in guidance and within a broad area of search that is accordance with Article 4 of the Water Framework based on an assessment of the capacity of the Fife Directive 2000. landscape to accommodate them. This is delineated on the Proposals Map. The broad area of search has Solar power can be used for electricity generation, been subdivided into smaller units, which identify water and space heating and optimum use should the anticipated acceptable scale of development in be made of site layouts through passive solar terms of the maximum acceptable turbine height design techniques. Coastal applications and landfall and acceptable scale of development. This will be installations must not cause or exacerbate coastal a material consideration in determining planning flooding or erosion and undergrounding of cables applications for wind turbines/farms. should be used to minimise the impacts in sensitive locations. Consideration will also be given to the Land within settlement boundaries is regarded potential impact on fishing grounds of offshore as being outwith the broad area of search for development proposals. commercial wind farm proposals. A further, more detailed, examination of preferred areas for The sources of potential commercial and community commercial wind farms within this broad area of renewable energy are likely to be in the rural areas of search will be carried out as the Local Plan progresses. the Plan area and will be considered in the context The Council’s Planning Customer Guideline on of the Plan’s natural, built and historic environment Renewable Energy provides additional guidance. policies. Within this context, the Council will take a positive view of renewable energy proposals, recognising the wider benefits inherent in the development of renewable energy technology Policy I2: Combined Heat and Power for electricity generation and the employment and economic benefits that they may bring. Any Proposals for combined heat and power plant will commercial renewable energy electricity generation be supported where: project will usually require connection to the (a) the heat or electricity generated contributes to electricity distribution grid. This can involve the the on-site requirements; and/or siting of overhead cables or the laying of cables underground. In both instances, visual amenity (b) any surplus heat or electricity can make a and protection of the environment will be primary contribution to the wider energy grid or other considerations, paying particular regard to the terms consumers. of the Fife Landscape Character Assessment. Policy E3 – Development Design and Quality will also apply. Justification The exploitation of energy crops and forestry and farm waste are also likely to require countryside Conventional fuel combustion electricity generating locations, both for the crop itself and the associated units, or heat-only industrial operations, are not generating plant as there are benefits of co-locating energy efficient. Their efficiency can be significantly crops and combustion plants. Such uses may be improved by, for example using heat for space or appropriate in the countryside subject to detailed water heating purposes. In formulating proposals consideration of their visual impact, noise, traffic for fossil fuel powered combustion operations, generation and pollution control. Where timber is developers should fully evaluate the potential the energy crop full account must be taken of the for utilising heat energy released. Waste is also
94 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 a potential heat source and the Area Waste Plan identifies that there may be a need for additional Policy I4: Flooding and Water Quality facilities in the form of a thermal treatment or Development will not be supported if: combined heat and power plant by 2013 to meet landfill diversion targets. (a) it would increase the risk of flooding • by reducing the capacity of flood storage or conveyancing areas or by altering the flow Policy I3: Water And Sewerage characteristics of a river channel, or increasing flows within an area known to flood; or A public sewer connection must be used, if available, at any development site. Development • through the discharge of additional surface proposals involving the provision of private waste water; or water treatment plant, biodiscs, septic tanks or • by harming flood defences; or similar, will only be supported where: (b) it would be at risk from flooding; and (a) the site is not served by the public sewerage system and it cannot be connected to the (c) adequate provision is not made for access to public system at reasonable cost; watercourses for maintenance; (b) there is no additional detrimental effect to unless adequate mitigation measures can be groundwater resources; secured by conditions attached to a planning permission or a Section 75 Agreement. (c) the proposed septic tank, biodisc or similar, and associated soakaway is within the application In areas at known risk from tidal flooding site, is no less than 15 metres from adjoining and coastal erosion, development will not be habitable properties, is no less than 5 metres supported unless it is related to coastal defence from the application site boundaries for a single works. house; and In all instances, developers will be required to (d) the developer enters into a Section 75 provide both flood risk appraisals, in support of Agreement to cover ownership and applications for development in low and medium- maintenance where shared drainage systems to-high known flood risk areas, and drainage are involved. (This agreement should also impact assessments. Developers will be required secure connection with public infrastructure if to provide or contribute towards costs associated and when that becomes available). with flood management works. Further guidance is provided in SPP7: Planning and Flooding. In addition, the Fife Flood Appraisal Group is currently preparing a guidance note for use in assessing Justification development proposals. The terms of Policy I5 in Private drainage systems, septic tanks and bio- relation to SUDS are also applicable. discs have traditionally been important for new development in locations outwith public-sewered areas. Private drainage systems, particularly small Justification treatment plants, have been increasingly viewed as a means of overcoming development constraints Government guidance in SPP7: Planning and affecting public sewerage systems in towns and Flooding emphasises that the susceptibility of villages. There is concern, however, over the potential land to flooding is a material consideration in for pollution and environmental hazard. The general planning decisions. Development of an area that approach adopted will be to discourage private is exposed to frequent or extensive flooding is sewerage systems in areas served by a public likely to be unsuitable and should be avoided. In sewerage system regardless of whether or not there is making decisions regarding possible flood risk, the capacity within the system. Council will apply the precautionary principle; that is, taking action now to avoid possible environmental damage even when the evidence for acting may be inconclusive but the potential impact could be great. Comprehensive information on areas susceptible to flooding is not available at present but, if and when it becomes available, the Council will incorporate it into the Local Plan at the earliest opportunity.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 95 Proposals that include flood mitigation measures will any SUDS scheme is approved. Specific guidance on be considered in light of the expected life span of appropriate measures and best practice is available the development and may require provision by the from SEPA, or refer to CIRIA publication “Sustainable developer for the continued maintenance of these Urban Drainage Systems Design Manual for Scotland measures. A planning approval will not imply the and Northern Ireland”. absence of flood risk. The Risk Framework outlined in SPP7 characterises areas for planning purposes by their annual probability of flooding and gives the appropriate planning response. In areas classified Policy I6: Telecommunications as medium to high risk for watercourse and coastal Proposals for the installation of flooding, where the probability of flooding is greater telecommunications masts and related than 0.5% (1:200), new development should be infrastructure will be supported, provided that: focussed on built-up areas and all development must be safeguarded from the risk of flooding. Where there (a) they cause minimal adverse effects on the is a perceived risk of flooding, the Council will require character and appearance of the surrounding to be satisfied that adequate mitigation measures area; and can be put in place to avoid or minimise such risk. (b) it can be demonstrated that the environmental Developers will be required to submit a Flood Risk impact will be minimised by: Assessment. • use of the least obtrusive infrastructure necessary to satisfy the operators’ network requirements; Policy I5: Sustainable Urban Drainage • consideration of opportunities to share Development proposals involving surface water existing masts or telecommunications sites; run-off will only be supported where Sustainable Urban Drainage Systems (SUDS) or similar • consideration of opportunities to locate on appropriate measures are undertaken. SUDS or existing buildings or other structures; similar appropriate measures should: • consideration of opportunities to conceal or (a) maintain public safety; disguise the installation; (b) provide or enhance wetland habitat and • the siting, scale, design, and colour of the biodiversity; installation, taking account of townscape, landform, built and natural features-with (c) provide sufficient attenuation to surface water particular reference to the impact on the flows as appropriate; and skyline or horizon, ridges and hilltops; (d) ensure there is adequate treatment of surface • its relationship to the natural and built water flows, such that there is no diminution in heritage; and quality of any receiving watercourse. • in the case of equipment replacing existing Agreement on the design and long-term installations, ensuring that the replacement maintenance of SUDS will be required prior to the infrastructure will be less visually intrusive than commencement of development. the existing installation. Note: Applications for planning permission are to be accompanied by a statement on each of the above Justification clauses. Applications for radio telecommunications The Scottish Environment Protection Agency (SEPA), must also include a declaration that the equipment in partnership with Fife Council and Scottish Water, and installation is in accordance with the has responsibility for controlling the quality of run- Government’s guidelines for public exposure to radio off into open watercourses. PAN61: Planning and frequency radiation. Sustainable Urban Drainage Systems details the role of the different agencies and gives good practice advice. The use of SUDS techniques will be required Justification for new developments to achieve attenuation on sites where downstream flooding may be an issue, For effective operational purposes, to improve the quality of water being discharged, telecommunications antennae require relatively clear and to introduce diverse wildlife habitats into newly lines of sight. This has led to a proliferation of masts created ponds and wetland areas. Development will in environmentally sensitive locations. The challenge not be permitted to commence until full details of is to balance this operator requirement with the need
96 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 to ensure that new telecommunications development is an unobtrusive feature of urban and rural areas. Policy I7: Health and Safety Consultation This requires sensitive, imaginative and creative Zones design and siting solutions with full consideration of the options available, as set out in PAN 62: Radio Development proposals within the safeguard Telecommunications. consultation zones and pipeline consultation corridors will be determined in consultation with Masts/antennae should be located where they cause the Health and Safety Executive and the facility’s the least environmental impact. Low profile locations operators/owners. on or adjacent to existing telecommunications apparatus, on other isolated structures such as electricity pylons or on high structures such as chimneys are preferred. Only where operators Justification demonstrate that such opportunities are not Certain sites and pipelines are designated as possible or where these are not the most sensitive notifiable installations by virtue of the quantities environmental options will the Council consider the of hazardous substance present. The siting of such case for new ground based masts. installations will be subject to planning controls, It is often possible to conceal apparatus from public for example under the Town and Country Planning view by the use of small-scale equipment, the (Hazardous Substances) (Scotland) Regulations judicious use of buildings or landscape features and 1993, aimed at keeping these separated from new disguise. PAN 62 gives extensive advice on these development with which such installations might be matters. incompatible from a safety viewpoint. In accordance with Circular 5/93, Fife Council will consult the Health Particular attention has to be paid to the siting and Safety Executive (HSE), as appropriate, about and design of telecommunications networks and the siting of any proposed notifiable installations. infrastructure where they affect Areas of Great Fife Council and operators prepare emergency Landscape Value, coastal areas, public open space, contingency plans in respect of these hazards, and green corridors, nature conservation sites, wildlife have regard to the terms of the Planning (Control of sites, historic gardens and designed landscapes, Major Accident Hazards) (Scotland) Regulations 2000. conservation areas, listed buildings and scheduled monuments. Operators should refer to the relevant These installations are subject to the Control of Major policies within the Plan if any of the above are likely Accident Hazard Regulations 1999 (COMAH), the to be affected. Pipelines Safety Regulations 1996, and the Health and Safety at Work Act 1974. There are likely to be severe Where new masts must be provided, they should restraints on certain types of development. The avoid visually prominent locations. Masts that are Health and Safety Executive operates a precautionary sited on ridges or hilltops or that break the skyline are policy in assessing risks, consequences and not generally desirable and should be viewed as a last tolerability of risks; and in doing so has regard to the resort. Within urban areas, industrial and commercial, terms of its own document, ‘Risk Criteria for Land Use as opposed to residential, locations are likely to be Planning in the vicinity of Major Industrial Hazards’ in more acceptable. giving its advice. Masts should be slim and simple in form and disguised within the landscape or townscape. Large lattice towers should only be used as a means to secure mast sharing. Site boundaries and landscaping should be designed in a sensitive manner and be sympathetic to local topography and local building and planting traditions. Where existing equipment is being replaced, the new infrastructure shall be less visually intrusive. When equipment becomes redundant, it must be removed and the site left in good order at the operators’ expense.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 97 Implementation
Examples of community infrastructure include: Policy A1: Developer Requirements community regeneration for example, the provision of facilities; education, sport and healthcare facilities; For all new development the Council will seek local shops and services; public transport facilities contributions from developers to address and services; strategic and local transportation any shortfalls in community infrastructure or improvements; walking and cycling improvement environmental quality and/or mitigate any adverse links including safer routes to schools; affordable impact brought about by their development housing (beyond the identified need); environmental and its surroundings. Planning conditions, legal improvement and landscape enhancement schemes; agreements, and other suitable mechanisms and public art. will be used to secure appropriate developer contributions related to the scale and impact of the development. Policy A2: Quality Compliance Fife Council will, where necessary, use its powers to authorise enforcement action under Justification the terms of the Town and Country Planning It is important that new development has a positive (Scotland) Act 1997, to remedy undesirable impact on a community. New development can effects of unauthorised development, and to stop have a significant detrimental effect upon the unauthorised activity or bring it under control. infrastructure and amenity of a community, stretching existing community resources and generating the need for additional provision or mitigation. Where Justification deficiencies occur, developers will be expected to make an appropriate contribution to any shortfall An important element of the planning process is to related to their development as well as providing for ensure that development proceeds in an authorised all that is required to bring forward that development. and acceptable manner and is in accordance with any conditions of planning approval. Where this is The Council will expect the development industry not the case, the Council will authorise appropriate to provide the essential community infrastructure enforcement action to remedy any breach, having needed to support their developments, including first sought resolution of the breach by agreement or transportation improvements and facilities. regularisation. Minimal cost should fall to the public purse, Powers available to the Council include: particularly in bringing forward large development sites. Contributions will also be sought for other • the serving of an Enforcement Notice; community deficiencies. These requirements • the serving of a Planning Contravention Notice; are expressed up front in this Plan to assist the development industry. The Council will work with • the serving of a Breach of Condition Notice; developers to reduce the timescales from concept to • the serving of a Stop Notice; delivery. Supportive partnerships will ensure timeous release of land to meet the requirements of the • the ability to seek Interdict; housing market. • entry onto land, and Direct Action powers.
Contributions from developers will be essential to The type of enforcement action taken will be the delivery of the Plan’s strategy and the Council will dependent upon the nature of the breach, and in work in partnership with developers, communities proportion to its seriousness. and other interested parties. The Council will seek to develop mechanisms to maximise the impact developer contributions can play in realising the Plan’s strategic vision. Where appropriate, the Council will encourage developers to work jointly to deliver community infrastructure.
98 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 Policy A3: Monitoring and Review Issues affecting the policies and proposals contained in the Local Plan will be monitored. To ensure that the policies and proposals remain relevant and workable, a Local Plan review will be prepared to take account of these changes as required.
Justification Monitoring of the Local Plan will be undertaken by Development Services on a regular basis. The results will be published. The work will include the following: • Monitoring the Housing Land Supply and house completions on an annual basis, through the Housing Review. The target is to have a 5-year effective supply available at all times; • Monitoring the take-up of industrial land on a biennial basis to ensure a continuous supply of accessible, high quality serviced sites in marketable locations; • Monitoring the availability of land and buildings for retail every 3 years to ensure adequate local provision; • Annual Town Centre Audits and health checks; • Monitoring the re-development and creation of derelict and vacant land and buildings through the annual Scottish Vacant and Derelict Land Survey; • Monitoring the changes in the population of the area through annual population estimates, paying particular attention to its size, structure and distribution; • Monitoring the introduction of new or revised national and regional policies and guidelines; and • Monitoring Plan policies in order to evaluate their impact and continuing relevance.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 99 100 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 Glossary
Action: a supporting action that the Council Area Waste Plan: a waste management strategy considers desirable to include in the Plan which, prepared for Fife as part of SEPA’s strategy to whilst not in itself a proposal for physical land use implement the National Waste Strategy. development, contributes to the implementation of land use aspects of the Plan Article 4 Direction: an order approved by the Scottish Executive allowing the Council to extend its Ad hoc: for the specific purpose, case, or situation at hand and for no other. planning controls over works not normally requiring planning permission. Adoption: the bringing into force of a Local Plan as part of the Development Plan through a resolution of Best Practicable Environmental Option (BPEO): the Council, as Planning Authority. the outcome of a systematic and consultative decision-making procedure, which emphasises the Affordable housing: housing of a reasonable quality protection and conservation of the environment that is affordable to people on modest incomes. In across land, air and water. The BPEO procedure some places the market can provide some or all of the establishes, for a given set of objectives, the option affordable housing that is needed, but in other places that provides the most benefits or the least damage it is necessary to make housing available at a cost below market value to meet an identified need. to the environment as a whole, at acceptable cost, in the long-term as well as the short-term. Alteration: a change made by the Council to an adopted Local Plan or a change made by the Scottish Brownfield land/site: land/site which has previously Ministers to an approved Structure Plan. been developed. The term may encompass vacant or derelict land; infill sites; land occupied by redundant Approval: the bringing into force of a Structure Plan or unused buildings; and developed land within the as part of the Development Plan through a decision settlement boundary where further intensification of made by the Scottish Ministers, or the agreement of a use is considered acceptable. It excludes parks and Finalised Local Plan by the Council. gardens, sports and recreation grounds, woodlands and amenity open spaces. Archaeological Area of Regional Importance: a defined geographical area within which a number of related archaeological sites and monuments exist. Census Output Area: the smallest Census Area used, formed by analysing postcodes and accurately Area of Great Landscape Value (AGLV): an area nesting these output areas within larger areas such as designated by the Council within its development Council Areas. plan for the purpose of safeguarding a locally important area of outstanding beauty. Class 2 Offices: offices for financial, professional, and other services as defined in the Town and Country Area Transport Plan (ATP): translates the policies Planning (Use Classes) (Scotland) Order 1997. contained in the Local Transport Strategy into local policies and projects. There are three ATPs covering West, Central and East Fife.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 101 Class 4 Business: light industry, research and Crown Development: development undertaken by development, and office use as defined in the Town or on behalf of the Government. and Country Planning (Use Classes) (Scotland) Order 1997. Departure Procedure: special consultation and advertisement procedure that enables the public to Coastal zone: lands and waters adjacent to the coast make known their views on development proposals that exert an influence on the uses of the sea and its not provided for in the Development Plan. ecology, or whose uses and ecology are affected by the sea. Includes land up to 250 metres inland from Derelict Land: previously developed land that has Mean High Water Springs, the coastal landscapes fallen into a ruinous state and requires treatment defined in the Fife Landscape Character Assessment or clearance before it can be brought back into and coastal habitats. beneficial use.
Commercial Recreation: leisure and recreation Developed coast: defined as settlements with a facilities provided by the private sector as a business population greater than 2,000 and where there is enterprise. existing large-scale development for industry, tourism and recreation outwith settlement limits. Community planning: the process by which organisations come together to set a joint agenda Development: the carrying out of building, in the Community Plan for improving the wellbeing engineering, mining or other operations in, on, over of Fife. The Community Plan can be accessed at and or under land or the making of any material change downloaded from www.fifedirect.org.uk. in the use of buildings or other land (as defined by Section 25 of the Town and Country Planning Commuted sum/payment: a sum payable for the (Scotland) Act 1997). provision of affordable housing elsewhere in an area as a result of an obligation on another site. Development Brief: guidance prepared by the Council on the specific layout, design, and planning Comparison (non-food) shopping: shopping requirements for a defined area of land. May also be where the purchaser will compare the prices, quality called a planning brief. and quantity before a purchase is made. e.g. clothes, fashion merchandise, electrical goods, furniture, etc. Development Plan: Structure Plan and Local Plan(s) that together provide the statutory planning Conservation Area: an area designated by a framework for Fife. planning authority in accordance with Section 61 of the Planning (Listed Buildings and Conservation District Town Centre: the town centres of Areas) (Scotland) Act 1997 as being of special Cowdenbeath, Cupar, Glenrothes, Leven and St architectural or historic interest, the character or Andrews, as identified in the Finalised Fife Structure appearance of which it is desirable to enhance or Plan 2006-2026. preserve. Effective housing supply: the is the part of the Contaminated land: land covered by or containing established land supply that is expected to be free of any substance which a) is causing or is presenting a constraints in the 5-year period under consideration significant possibility of causing harm, or b) is or is and will therefore be available for construction of likely to be causing pollution of controlled waters. houses.
Convenience (food) shopping: broadly defined Employment Land: all land identified for business as food shopping, drinks, tobacco, newspapers, (Class 4) and industrial (Classes 5 and 6) uses. magazines, confectionery, purchased regularly for relatively immediate consumption. Environmental Impact Assessment: procedure set out in Environmental Impact Assessment Core Paths Plan: a plan that defines a basic network (Scotland) Regulations 1999 that must be followed of paths sufficient for the purpose of giving the public for assessing likely significant environmental effects reasonable access throughout their area. of certain types of project, before they can be given development consent. Countryside: all areas outwith the settlement boundaries as defined in Local Plans.
102 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 Established housing supply: the remaining capacity Housing Market Area: a geographical area which of sites under construction, sites with planning is relatively self-contained in terms of reflecting consent, sites in adopted local plans and, where people’s choice of location for a new home, i.e. a large appropriate, other buildings and land with agreed percentage of people buying a house in the area will potential for housing development. have sought a house only in that area.
Fife Partnership: a partnership of public and private Housing Need: for the purposes of the Local sector bodies with lead responsibility for community Plan, housing need is taken to mean demographic planning in Fife. The Fife Partnership brings together need, as indicated by the change in the number of Fife Council, NHS Fife, Fife Constabulary, CVS Fife, households. Scottish Enterprise Fife, Fife’s Further and Higher Education establishments and Communities Scotland In situ: in the original position. to direct action and monitor progress towards achieving the Fife Community Plan. Indicative Forest Strategy: a document published by the Council, to indicate the suitability, or otherwise, General Needs Housing: housing not intended for of areas of afforestation. use specifically by a particular type of resident (e.g. elderly, infirm, frail, disabled or student). Infrastructure: basic services such as roads, water, sewerage, gas and electricity which are necessary to General Permitted Development Order (GPDO): support development. May also include schools and The Town and Country Planning (General Permitted community facilities. Development) (Scotland) Order 1992 as amended by the Town and Country Planning (General Permitted Inventory of Gardens and Designed Landscapes: Development) (Scotland) Amendment Order 1997 Historic Scotland and the former Countryside – Statutory Instruments which define what does and Commission for Scotland in 1983 published the does not require planning permission. Inventory. It covers Scotland’s most outstanding historic gardens and includes parks and cemeteries. Green Belt: areas adjacent to settlements designated to protect the landscape setting and preserve existing Landfill: the permanent disposal of waste into the views to and from the settlement’s historic core. ground, by the filling of man-made voids or similar features, or the construction of landforms above Green Transport Plan: a plan or strategy that seeks ground level. to reduce travel by car for business purposes. It seeks to enhance opportunities for employees or visitors to Landfill site: an area of land for the disposal of waste. travel by walking, cycling, or public transport. Landscape Character Assessment: assessment Greenfield site: a site which has never previously undertaken by Scottish Natural Heritage which been developed or used for an urban use or is on land defines the strategic elements which make up the that has been brought into active and beneficial use landscape character of the area. for agriculture or forestry i.e. fully restored derelict land. Listed building: a building of special architectural or historic interest designated by Scottish Ministers. Housing demand: the demand reflects the ability Such buildings are categorised A, B or C(s) to reflect and willingness of individual households to trade in their relative importance. a housing market. It is assessed by directly asking those operating in the market or by research into the Local Housing Strategy: the Housing (Scotland) workings of the market to reveal relevant factors or Act 2001 requires local authorities to lead in the trends. assessment of housing supply, needs, demands, and conditions and, through the development of a shared Housing Land Requirement: the outcome of an understanding of the operation of local housing assessment of housing demand and need (expressed markets, to plan and implement a long-term strategy in house units), which reflects the planning strategy for housing improvement. and environmental and infrastructure constraints. It includes an element of flexibility to allow for Local Nature Reserve: designated by Local uncertainties. Authorities where they own or lease the land or have an agreement with the landowner. Designation is usually the result of both a site’s natural heritage interest and its value for education and informal recreation.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 103 Local Plan: part of the Development Plan setting out Park & Choose: car sharing scheme combined a detailed land use framework for an area. with Park & Ride (bus and/or rail) to increase the flexibility of modal choice for the return journey, Local Transport Strategy (LTS): document thereby increasing the attractiveness of car sharing to explaining the local authority’s transport policies and increase car occupancies on congested corridors. strategies to the public and setting out the strategic vision for transport provision and an integrated Park & Ride: scheme enabling motorists to leave transport network. It is used to support funding bids their vehicles at edge-of-town car parks and travel to the Scottish Executive and other bodies. into town centres by public transport.
Masterplan: a comprehensive plan to guide the Planning Advice Notes (PANs): issued by the long-term physical development of a particular area. Scottish Executive providing advice on good practice and other relevant information. Micro-generation (micro-renewables): the production of heat less than 45kilowatts (Kw) Planning Brief: see development brief. and/or electricity less than 50 Kw from zero or low carbon sources. Planning Customer Guideline: a guidance note produced by Fife Council to give detailed advice on a Modification: a change made by the Council to a specific topic. finalised (but not yet adopted) Local Plan, or a change made by the First Minister to a finalised (but not yet Policy: a statement of attitude or intent in response approved) Structure Plan. to certain planning issues or circumstances.
National Nature Reserve: a site designated by Precautionary Principle: principle adopted Scottish Natural Heritage, which is considered to be of by the UN Conference on the Environment and national importance for its natural heritage interest. Development (1992) that in order to protect the National Nature Reserves are managed with nature environment, a precautionary approach should be conservation as the primary objective. widely applied, meaning that where there are threats of serious or irreversible damage to the environment, National Planning Framework: a framework lack of full scientific certainty should not be used as prepared by the Scottish Executive to guide the a reason for postponing cost-effective measures to development of Scotland to 2025, setting out a vision prevent environmental degradation. in which other plans and programmes can share. Pressured Area Status: where a shortage of National Planning Policy Guidelines (NPPGs): affordable housing creates difficulties in meeting guidance issued by the Scottish Executive and demand for social rented housing and where these providing statements of Government policy on difficulties have been exacerbated by the operation nationally important land use issues and other of the Right to Buy (RTB), local authorities may planning matters, supported, where appropriate, propose that specific areas be designated by the by a locational framework. The Scottish Executive is Scottish Executive as “pressured areas” for purposes of replacing NPPGs with SPPs. suspending the RTB for some tenants.
National Waste Strategy: a national framework for Prime agricultural land: Classes 1, 2 and 3.1 of the waste management produced by SEPA. Macaulay soil survey of Scotland. The classes are termed “land capability” classes reflecting the range Natura 2000 site: part of a European network of of crops that the different soils are able to sustain. Special Protection Areas (SPAs) and Special Areas of Conservation (SACs). Private Sector Housing: housing for sale or rent provided by private developers or other commercial Non-effective site: a housing site not expected to organisations. The term ‘owner-occupied sector’ contribute to the Housing Land Requirement due to excludes the private rented element. constraints. Such sites may become effective if their constraints are addressed. Proposal: a specific development project that involves physical land use change. This does not Non-food (comparison) shopping: shopping allow for supporting (non-land use) proposals. where the purchaser will compare the prices, quality and quantity before a purchase is made e.g. clothes, fashion merchandise, electrical goods, furniture, etc.
104 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 Ramsar Site: a wetland site for birds protected Scottish Index of Multiple Deprivation (SIMD): through the Ramsar Convention on Wetlands of Scottish Executive research that identifies the most International Importance (1971). These sites contain deprived areas across Scotland. It is based on 31 habitats that have declined worldwide and are often indicators in the six individual domains of Current important for waterfowl and other wetland birds. Income, Employment, Housing, Health, Education, Skills and Training and Geographic Access to Services RCAHMS: the Royal Commission on the Ancient and and Telecommunications, giving a comprehensive Historical Monuments of Scotland (RCAHMS) is the picture of relative deprivation across Scotland. public body responsible for recording, interpreting and collecting information about the built Scottish Planning Policy (SPPs): guidance issued by environment. the Scottish Executive and providing statements of Government policy on nationally important land use Recommendation: a statement on a land use issues and other planning matters, supported, where matter where the Council has no direct control over appropriate, by a locational framework. The Scottish implementation and where another body is asked to Executive is producing SPPs to replace NPPGs. take action. Scottish Water: the government body responsible Regionally Important Geological/ for the water network. Geomorphological Site (RIGS): a geological or geomorphological site identified Section 75 Agreement: legally binding agreement as being of local interest or value in educational or under the terms of Section 75 of the Town and research terms. Country Planning (Scotland) Act 1997 used to control appropriate planning matters outwith the scope of Regulations: statutory instruments (legislation) planning conditions etc. See Circular 12/1996. which prescribe procedures to be adopted. SEPA: the Scottish Environment Protection Agency. Renewable energy: energy that flows from the sun, The public body established by the Environment Act wind and water. Also includes energy that can be 1995, responsible for environmental protection in generated from other “renewable” resources such as Scotland. crops and waste. Sequential approach: the preferred order of priority Retail Impact Assessment: a detailed appraisal of of locations for consideration of retail and associated the effects of a proposed retail development on the leisure proposals. The order of preference is first existing shopping facilities within the catchment of – town centres – followed by – edge-of-town centres the proposal. – followed by out-of-town centres.
Retail Leakage: the net loss of retail expenditure Site of Importance for Nature Conservation from the population of a defined area to other places (SINC): a site identified by a local authority as being outside that area. of regional or local importance in terms of its nature conservation interest. Retail Warehouse: a large individual retail store with at least 1000 square metres of selling space with car Site of Special Scientific Interest (SSSI): a site parking, selling non-food goods such as DIY, furniture/ notified by Scottish Natural Heritage (SNH) under the carpets, electrical goods, gardening goods, and toys. Wildlife and Countryside Act 1981 as an area of land or freshwater or seawater to the Mean Low Water Review: the revision by the Council of an adopted Mark of Ordinary Spring Tides, which in the view of Local Plan, or of an approved Structure Plan, with a SNH is of special interest in a national context. SSSIs view to publishing a replacement plan. form the main national designation, which underpins other designations including those of international Right of Way: a right of passage over private status. property by a route more or less defined, created by usage which exists through common law. Small Housing Sites: housing sites of fewer than 5 units. Scheduled Ancient Monument: a monument, existing above or below ground, which by virtue Special Needs Housing: housing specifically of its national archaeological importance has been intended for use by particular groups (e.g. older statutorily protected under the Ancient Monuments people with additional needs, those with disabilities, and Archaeological Areas Act 1979. people with learning difficulties).
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 105 Strategic Development Area: an area for mixed-use Urban Capacity Study: an assessment of the development with a minimum of 1,200 houses. potential for further housing development within settlement boundaries, particularly on previously Strategic Environmental Assessment (SEA): developed land and through conversions of existing an environmental assessment of certain plans and buildings. programmes which complies with the EU Directive 2001/42/EC. The environmental assessment involves Use Classes Order: The Town and Country Planning the preparation of an environmental report; (Use Classes) (Scotland) Order, 1997 defines 11 classes carrying out of consultations; taking into account of development. Planning permission is required to of the environmental report and the results of change uses between classes. the consultations in decision making; provision of information when the plan or programme is Waste arisings: all waste materials to be disposed of. adopted; showing that the results of the environment assessment have been taken into account. Waste Management: the reduction, re-use, recovery, treatment, and disposal of waste. Strategic Land Allocation: an area for mixed-use development with a minimum of 300 houses. Windfall site: a site not specifically allocated for development in a Local Plan but for which planning Structure Plan: part of the Development Plan permission for development is granted. For the prepared by the Council and setting out broad policy purposes of the Structure Plan, it is a site not included on matters such as housing, transport, infrastructure, in the base effective housing land supply. economic development, and the environment.
Superstore: a single level self-service store selling mainly food, or food and non-food goods, usually with at least 2,500 square metres of trading floorspace with dedicated car parking.
Sustainable development: development that meets the needs of the present without compromising the ability of future generations to meet their own needs.
Sustainable Urban Drainage System (SUDS): technique for dealing with problems of flooding and surface water quality using the best practicable environmental solution.
Tay Bridgehead: area in close proximity to the southern landfall of the Tay Bridges. Includes Wormit, Newport-on-Tay and Tayport.
Traffic Calming: measures, often applied in residential areas, to reduce traffic speeds.
Transport Assessment: an assessment of the full transport impact of a development proposal.
Travel to Work Area (TTWA): Government-defined areas that show the employment catchment of the main towns in Scotland and which are used for presenting statistical data on employment.
Tree Preservation Order (TPO): an order made by the Council to ensure the efficient management of a tree or a group of trees.
Trunk Road: a major road that is the responsibility of the Scottish Executive.
106 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN JANUARY 2007 Action Programme
Edition E1 January 2007 The actions required to implement the Local Plan are Strategic Development Areas have been identified set out in eight tables which detail the land allocations as areas to accommodate large scale development Next Scheduled Edition (E2) 2009 and proposals within the Local Plan area. These are: over the Local Plan period and beyond, comprising housing, business use, commercial, and infrastructure. This is the first edition (E1) of the Local Plan Action Table 1 - Employment Land Development of these areas is to be guided by Programme. The Action Programme is separate masterplans which will involve additional community Table 2 - Housing Land from but complements the Local Plan and lists the involvement in their preparation. proposals for development and other actions which Table 3 - Strategic Development Areas will help to implement the Plan strategy. The Action Table 4 - Areas of Mixed Use Areas of Mixed Use are areas where a range of Programme will be monitored regularly and updated uses – principally housing and employment – have and a revised version will be published at least every Table 5 - Brownfield Opportunity Sites been identified. They also include opportunities two years to take account of those proposals which Table 6 - Community Facilities for commercial development and associated have been completed or changed and to identify transportation requirements. new proposals to emerge since the Local Plan was Table 7 - Transportation Proposals published. The Action Programme identifies what Table 8 - Other Proposals is to be done to implement the Local Plan, who is responsible, and indicates when it will be achieved. The lead and partner organisations identified against Employment Sites have been classed as an area the proposals will therefore have a responsibility to requiring development. It is exclusively the private alert the Council of changes to the proposals. sector and Fife Council who have the lead roles in the progression of these sites. By having various By identifying the organisations responsible for organisations to deal with different proposals, the implementing each proposal and the timescale for Council is able to assess how the Local Plan strategy is each, the Council will be able to assess how the Local working. Plan strategy is working. If corrective action such as policy changes or revised timescales is required, Housing Sites have been classed as another this will be applied when the Local Plan is altered or development category. The sites differ significantly reviewed. in size, from smaller sites in Balmerino and Kirkton of Balmerino to some significantly larger sites in the Cupar and Guardbridge areas.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN ACTION PROGRAMME E 1 JANUARY 2007 107 The Action Programme highlights key Brownfield Figure 1 (below) indicates the Greenfield/Brownfield Opportunity sites for development. The largest of split in relation to proposals in the three main these proposals are at Newport on Tay and Wormit, development categories. Ladybank and Pittenweem. Throughout the Action Programme there has been a varied use of both Brownfield brownfield and greenfield sites, depending on the Employment Housing Sites Figure 1 Opportunity Totals (Ha) Sites (Ha) (Ha) area and the development which is to take place. The Sites (Ha) limited brownfield opportunities relative to greenfield reflects the predominantly rural nature of the Local No. of Greenfield Sites 9 27 0 36 Plan area and the fewer brownfield opportunities compared to the more industrialised areas of Fife. Area of Greenfield Sites 32.0 77.8 0 109.8
Community facilities cover a broad range of uses No. of Brownfield Sites 1 28 24 53 including cemetery provision, hospitals, community recycling facilities and community woodland. Fife Area of Brownfield Sites 0.8 30.7 11.4 42.9 Council has a lead role in many of these, assisted by the private sector. No. of Mixed Sites (G/B) 0 8 0 8 Transportation proposals include provision for road and rail infrastructure as well as walking and cycling. Area of Mixed Sites (G/B) 0 9.3 0 9.3 Fife Council, together with the private sector, has a role to play in their provision.
A number of other proposals have been made throughout St Andrews and East Fife. These proposals range from conservation areas and environmental improvements, to developments already existing but where enhancement is proposed.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN ACTION PROGRAMME E 1 JANUARY 2007 108 Table 1 - Finalised Draft Local Plan Employment Land Allocations
Employment Area Greenfield/ Use Public Sector Land Site Ref. Location Lead Role Other Comments Audit Ref. (Ha) Brownfield Class Ownership
Anstruther and Cellardyke
General Business Uses – extension to existing industrial estate with access via B9131; and e1 LAR001 St Andrews Road extension 1.5 G 4, 5 & 6 Private Sector to retain scope to link site to established employment area to the south.
Auchtermuchty
e2 Adjacent to Cemetery 0.2 G 4, 5 & 6 Private Sector Small Scale Employment Development
Balmullo
e8 To be confirmed <1.5 G 4,5 & 6 Private Sector General Employment Land
Cupar
e3 CUP004 Prestonhall East 8.5 G 4, 5 & 6 Private Sector General Employment Land Scottish Enterprise e4 CUP020 Eden Valley Business Park 0.7 G 4, & 5 General Employment Land Fife (tbc) Ladybank
e5 CUP010 The Beeches 2.8 G 4, 5 & 6 Private Sector General Employment Land
Leuchars
e6 STA022 Main Street 1.5 G 4 Private Sector General Employment Land (see Pr10)
Newburgh
e7 South of Cupar Road 1.3 G 4, 5 & 6 Fife Council Extension of current employment site
Springfield Network Rail / Fife Council/ e12 Springfield Station 0.4 B 4,5 & 6 Station upgrade and related Employment use Private Network Rail St Andrews
e9 Craigtoun Road 5.0 G 4 & 5 Private Sector Small Scale Employment Development General Business Uses – adjacent to proposed e10 Largo Road 5.0 G 4, 5 & 6 Private Sector hospital St Monans
e11 LAR033 Netherton Industrial Estate 0.8 B 4, 5 & 6 Fife Council Private Sector Additional Employment Land
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN ACTION PROGRAMME E 1 JANUARY 2007 109 Explanation of Column Headings to Table 1
Site Ref. Unique Local Plan reference
Employment Audit Ref. Unique reference of each site contained in the Employment audit
Location Site name and settlement
Area (Ha) Site area in hectares
Greenfield/Brownfield G – greenfield B – brownfield
Use Class Identifies the permitted use classes for the site Public Sector Land Public sector land ownership where known Ownership Lead Role Whom is taking the lead role in delivering the proposal
Other Comments Any other relevant information – status, funding, development guidelines, etc
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN ACTION PROGRAMME E 1 JANUARY 2007 110 Table 2 - Finalised Draft Local Plan Housing Land Allocations
Site Ref. Housing Site Name Housing Greenfield/ Public Area (Ha) No. of units expected Review Ref. Market Area Brownfield Sector Land Ownership 06/11 11/16 06/16 Post 16 Total
Anstruther and Cellardyke h1 Crail Road St Andrews G 2.8 64 0 64 0 64 h2 Cellardyke Holiday Camp St Andrews B 9.3 50 50 100 100 200 h3 Flemings Yard St Andrews B <0.1 5 5 10 0 10 h4 Ladywalk St Andrews B 0.4 6 0 6 0 6 h5 LAR045 Harbourlea St Andrews B <0.1 5 0 5 0 5 h6 Mayview Avenue St Andrews G 1.2 8 0 8 0 8 h7 Cellardyke Primary School St Andrews B Fife Council 0.2 8 0 8 0 8 h8 Crichton Street St Andrews B <0.1 3 2 5 0 5 Anstruther and Cellardyke Totals 14.2 149 57 206 100 306
Balmerino and Kirkton of Balmerino h9 TAY001 Abbey Farm Steading St Andrews B 0.4 8 0 8 0 8 Balmerino and Kirkton of Balmerino Totals 0.4 8 0 8 0 8
Balmullo h10 Balmullo Farm St Andrews B 0.9 20 0 20 0 20 Balmullo Totals 0.9 20 0 20 0 20
Ceres h11 Cupar Road/Moor Road Cupar G 2.8 50 0 50 0 50 Ceres Totals 2.8 50 0 50 0 50
Crail h12 Tennis Club St Andrews B Fife Council 0.3 5 5 10 0 10 h13 LAR058 Pinkerton Farm St Andrews B/G 1.2 35 0 35 0 35 h14 Pinkerton Farm 2 St Andrews G 2.3 0 60 60 0 60 Crail Totals 3.8 40 65 105 0 105
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN ACTION PROGRAMME E 1 JANUARY 2007 111 (Table 2 continued...)
Site Ref. Housing Site Name Housing Greenfield/ Public Area (Ha) No. of units expected Review Ref. Market Area Brownfield Sector Land Ownership 06/11 11/16 06/16 Post 16 Total
Cupar
h15/Pr4 Ladyinch Cupar G Fife Council 1.0 0 10 10 0 10 h16 West Port Garage Cupar B 0.4 0 15 15 0 15 h17 CUP067 Cupar Mills Cupar B 1.5 20 20 40 0 40 h18 St Columba’s Cupar B Fife Council & Private 0.4 0 15 15 0 15 h19 Ferrymuir Farm Cupar G 3.4 31 0 31 0 31 h20 East Road Cupar B 0.1 8 0 8 0 8 h21 South Bridge Cupar B 0.1 5 0 5 0 5 Cupar Totals 6.9 64 60 124 0 124
Cupar Muir
h22 CUP055 Sawmill Cupar B 1.9 20 20 40 0 40 h23 CUP056 Nursery Cupar B 1.2 8 2 10 0 10 Cupar Muir Totals 3.1 28 22 50 0 50
Dairsie
h24 South of Osnaburgh Court Cupar G 2.8 0 10 10 30 40 Dairsie Totals 2.8 0 10 10 30 40
Gauldry
h25 Priory Road North St Andrews G 1.2 10 0 10 0 10 h26 Priory Farm Steading St Andrews B 0.5 10 0 10 0 10 Gauldry Totals 1.7 20 0 20 0 20
Guardbridge
h27 Motray Park St. Andrews G 1.9 25 20 45 0 45 h28 Main Street North St Andrews B 0.4 12 12 24 0 24 h29 North of Ashgrove St Andrews B <0.1 6 0 6 0 6
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN ACTION PROGRAMME E 1 JANUARY 2007 112 (Table 2 continued...)
Site Ref. Housing Site Name Housing Greenfield/ Public Area (Ha) No. of units expected Review Ref. Market Area Brownfield Sector Land Ownership 06/11 11/16 06/16 Post 16 Total
Guardbridge (cntd)
h30/Pr9 Seggie Farm St Andrews G 11.2 40 60 100 160 260 h31 Motray Crescent St Andrews G 1.5 0 30 30 0 30 Guardbridge Totals 15.1 83 122 205 160 365
Kettlebridge and Kingskettle
h33 CUP057 Low Farm Cupar B/G 0.8 10 10 20 0 20 Kettlebridge and Kingskettle Totals 0.8 10 10 20 0 20
Kingsbarns
h32 West of The Square St Andrews G 2.6 10 30 40 0 40 Kingsbarns Totals 2.6 10 30 40 0 40
Ladybank
h34 Monksmoss North Cupar B/G Fife Council 0.9 0 10 10 10 20 h35 CUP052 Monksmoss Cupar G 4.4 10 16 26 0 26 h36 Commercial Crescent Cupar B/G 1.0 5 10 15 0 15 h37 CUP051 Cupar Road Cupar B/G 2.3 40 11 51 0 51 Ladybank Totals 8.6 55 47 102 10 112
Leuchars
h38/Pr10 Henderson’s Meadow St Andrews G 7.8 50 50 100 75 175 Leuchars Totals 7.8 50 50 100 75 175
Newburgh and Burnside
h39 South Of Cupar Road Cupar GFife Council & Private 2.7 30 20 50 250 300 h40 TAY029 Mugdrum East Cupar B 0.3 10 0 10 0 10 Newburgh and Burnside Totals 3.0 40 20 60 250 310
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN ACTION PROGRAMME E 1 JANUARY 2007 113 (Table 2 continued...)
Site Ref. Housing Site Name Housing Greenfield/ Public Area (Ha) No. of units expected Review Ref. Market Area Brownfield Sector Land Ownership 06/11 11/16 06/16 Post 16 Total
Newport on Tay and Wormit
h41 Ericht Road St Andrews G 5.6 50 50 100 0 100 h42 Wormit Farm St Andrews B 1.0 0 30 30 0 30 h43 Wormit Sandpit St Andrews B 1.8 0 40 40 0 40 Newport on Tay and Wormit Totals 8.4 50 120 170 0 170
Pittenweem
h44 St Margaret’s Farm St Andrews G/B Fife Council & Private 1.9 30 0 30 0 30 Pittenweem Totals 1.9 30 0 30 0 30
Springfield
h45 East of Crawford Park Cupar G 1.8 20 0 20 0 20 h46 Land behind New Cottages Cupar G Fife Council 0.4 6 0 6 0 6 Springfield Totals 2.2 26 0 26 0 26
St Andrews
h47/e9 Craigtoun Road West St Andrews G 11.1 0 50 50 90 140 h48 Priory Gardens St Andrews G 1.2 5 5 10 0 10 h49 169-173 South Street St Andrews B <0.1 7 0 7 0 7 h87 John Knox Road St Andrews G 2.7 17 0 17 0 17 St Andrews Totals 15.1 29 55 84 90 174
Strathkinness
h50 Main Street St Andrews G 1.9 20 0 20 0 20 Strathkinness Totals 1.9 20 0 20 0 20
Tayport
h51 North of Spears Hill Road St Andrews G 0.5 10 0 10 0 10 h52 TAY018 Newport Road St Andrews G Fife Council 1.4 25 10 35 0 35
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN ACTION PROGRAMME E 1 JANUARY 2007 114 (Table 2 continued...)
Site Ref. Housing Site Name Housing Greenfield/ Public Area (Ha) No. of units expected Review Ref. Market Area Brownfield Sector Land Ownership 06/11 11/16 06/16 Post 16 Total
Tayport (cntd)
h53 Links Road 2 St Andrews G Fife Council 0.1 6 0 6 0 6 Tayport Totals 2.0 41 10 51 0 51
Landward
h54 Russell Mains,Springfield Cupar G/B 0.7 8 0 8 0 8 h55 LAR017 Charleton Estate,Colinsburgh St Andrews G 0.7 1 0 1 0 1 h56 LAR039 Elie House Grounds,Elie St Andrews B 7.0 4 3 7 0 7 h57 TAY031 Berryhill Farm, Newburgh Cupar B 0.2 4 0 4 0 4 h58 TAY034 Denmylne Steading,Newburgh Cupar B 0.4 5 0 5 0 5 h59 Parkhill Farm, Newburgh Cupar B 1.2 5 10 15 0 15 h60 Pitlair 2, Bow of Fife Cupar G 0.8 4 0 4 0 4 h61 Bankhead Farm, Peat Inn Cupar G/B 0.5 5 0 5 0 5 h62 Brownhills Garage,St Andrews St Andrews B 0.3 10 7 17 0 17 Landward Totals 11.8 46 20 68 0 68
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN ACTION PROGRAMME E 1 JANUARY 2007 115 Whole Plan Area – Housing Summary Table (excludes SDAs) Area (Ha) No. of units expected
06/11 11/16 06/16 Post 16 Total
Anstruther and Cellardyke 14.2 149 57 206 100 306 Balmerino and Kirkton of Balmerino 0.4 8 0 8 0 8 Balmullo 0.9 20 0 20 0 20 Ceres 2.8 50 0 50 0 50 Crail 3.5 40 65 105 0 105 Cupar 6.9 64 60 124 0 124 Cupar Muir 3.1 28 22 50 0 50 Dairsie 2.8 0 10 10 30 40 Gauldry 1.7 20 0 20 0 20 Guardbridge 15.1 83 122 205 160 365 Kingsbarns 2.6 10 30 40 0 40 Kingskettle 0.8 10 10 20 0 20 Ladybank 8.6 55 47 102 10 112 Leuchars 7.8 50 50 100 75 175 Newburgh and Burnside 3.0 40 20 60 250 310 Newport on Tay and Wormit 8.4 50 120 170 0 170 Pittenweem 1.9 30 0 30 0 30 Springfield 2.2 26 0 26 0 26 St. Andrews 15.0 29 55 84 90 174 Strathkinness 1.9 20 0 20 0 20 Tayport 3.2 41 10 51 0 51 Landward 11.8 46 20 66 0 66 Whole Plan Area 118.6 869 698 1567 715 2282
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN ACTION PROGRAMME E 1 JANUARY 2007 116 Explanation of Column Headings to Table 2
Site Ref. Unique Local Plan reference Housing Review Ref. Unique reference of each site contained in the Housing Review Site Name Site name unique to settlement Housing Market Area Cupar or St Andrews HMA Greenfield/Brownfield G – greenfield B – brownfield Public Sector Land Ownership Public sector land ownership where known Area (Ha) Site area in hectares 06/11 The number of housing units expected to be completed during 2006/11 11/16 The number of housing units expected to be completed during 2011/16 06/16 The number of housing units expected to contribute to the Local Plan period 2006/16 Post 16 The number of housing units expected to be completed post 2016 Total The total number of housing units expected to be completed over the period 2006/26 SDAs Strategic Development Areas
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN ACTION PROGRAMME E 1 JANUARY 2007 117 Table 3 - Finalised Draft Local Plan Strategic Development Areas
Public Sector Land Status/ Proposal Ref. Location Proposal Area (Ha) Lead Role Other Comments Ownership Timescale Cupar
Housing, Classes 1 (specialising in 570 houses 2006-2016. Total bulky goods), 4 (business), 5 (general Private & Fife capacity is 1200. Development SDA 1 Cupar North 76.1 06/26 industrial), Council will continue beyond the Local Leisure/hotel facility Plan period.
St Andrews
Housing 400 houses 2006- Production of Masterplan to include 2016. Total capacity is 900. landscape boundaries, housing, class Development will continue Fife Council & 4 (business), science park, park and beyond the Local Plan period. SDA 2 New University Quarter 133.4 Private & 06/26 ride or choose, hotel, care home, Care home/retail/hotel/ University neighbourhood retail facilities, employment/science park/park community uses, transport links. and ride (and/or choose) and A91 link road.
Explanation of Column Headings to Table 3
Proposal Ref. Unique Local Plan reference
Location Site name and settlement
Proposal Details of the proposal
Area (Ha) Site area in hectares Public Sector Land Public sector land ownership where known Ownership Lead Role Whom is taking the lead role in delivering the proposal
Status/Timescale Defines the status/timescale of the proposal
Other Comments Any other relevant information
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN ACTION PROGRAMME E 1 JANUARY 2007 118 Table 4 - Finalised Draft Local Plan Areas of Mixed Use Allocations
Public Sector Site Ref Location Proposal Area (Ha) Other Comments Land Ownership Auchtermuchty Employment land (class 4), community woodland, AMU Former Ironworks, Station Road Mixed development, primarily housing 3.7 environmental improvements and leisure and visitor facility. Cupar AMU South Road Mixed development 1.5 Local Plan allocation. Preferred use employment. Brownfield opportunity site and listed AMU Granary site, Coal Road buildings suitable for mixed residential and 0.4 Local Plan allocation. class 4 employment use. Brownfield opportunity site and listed AMU Bell Baxter West Port buildings suitable for mixed residential and 0.7 Fife Council Local Plan allocation. employment use. Dunshalt AMU Greenmyres Farm Brownfield opportunity site 1.7 Local Plan allocation. Newport on Tay and Wormit Integrated development. Housing developers must contribute AMU South of Victoria Park Class 4 business use and housing (40) 5.9 commuted sum & accommodate 2 of 0.25 ha business plots. St Andrews St Leonards/ Memorial Hospital Area of mixed use comprising housing (120), AMU 5.0 Private & NHS Fife Development brief required. site business park and hotel. AMU New Park School Housing (30) & class 4 (business) 1.5 Conservation area. Local Plan allocation. Tayport Revised development brief required, provision of children’s AMU Abertay Works Mixed use, principally housing 1.2 Fife Council nursery or other employment generating use (Class 4), environmental improvements. Landward Area of mixed use comprising housing and AMU Cameron 3.4 Development opportunity. Amenity and access issues remain. employment (Class 4, 5, 6) uses.
Explanation of Column Headings to Table 4 Site Ref. Unique Local Plan reference Location Site name and settlement Proposed Uses Range of uses envisaged on the site Area (Ha) Site area in hectares Public Sector Land Ownership Public sector land ownership where known Other Comments Any other relevant information – status, funding, development guidelines, etc
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN ACTION PROGRAMME E 1 JANUARY 2007 119 Table 5 - Finalised Draft Local Plan Brownfield Opportunity Sites The following sites are identified in the Local Plan as brownfield opportunity sites which are suitable for re-development. Preferred re-uses are identified, but it is envisaged that most sites will predominantly be taken forward by private sector initiatives.
Public Proposal Area Location Proposal Sector Land Other Comments Ref. (Ha) Ownership
Anstruther and Cellardyke
b1 Depot, Pittenweem Road Brownfield opportunity Site 0.4 Fife Council
b2 Anstruther Wester Primary School, Crichton Street Brownfield opportunity Site 0.2 Fife Council
Auchtermuchty
b3 Burnside Church Site Redevelopment 0.2 Brownfield development opportunity.
Balmerino and Kirkton of Balmerino
b4 Opposite Memorial Cottages Brownfield opportunity site 0.6 To include tourist car park.
Colinsburgh
b5 South Wynd Depot Brownfield opportunity site 0.2
b6 North Wynd Brownfield opportunity Site 0.2
Cupar
b7 Provost Wynd, Former Leuchars Removals Brownfield opportunity site 0.2 Development Opportunity. Preferred use housing (15).
b8 Kirk Wynd, Crossgate Brownfield opportunity site 0.1
b9 Former Snooker Hall, Burnside Brownfield opportunity site 0.2 Fife Council Development Opportunity. Preferred use housing (10).
b10 Westfield Ave Brownfield opportunity site <0.1 Fife Council Preferred use housing.
Elie and Earlsferry
b11 Golf Club Brownfield opportunity site <0.1
Guardbridge
b12 Main Street South Brownfield opportunity site 0.3 Environmental Improvements. Development Opportunity.
b13 Old St Andrews Road Brownfield opportunity site 0.2 Fife Council
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN ACTION PROGRAMME E 1 JANUARY 2007 120 (Table 5 continued...)
Ladybank Brownfield opportunity site Serviced employment land. Environmental Improvements. b14 Former Railway Goods Yard 1.6 for mixed use. Local Transport improvements. Largoward b15 Adjacent to A915 Brownfield opportunity site 0.2 Letham b16 Old Depot, School Brae Brownfield opportunity site <0.1 Fife Council Development Opportunity. Newport on Tay and Wormit Development Opportunity dependent on securing acceptable vehicular access b24 Wormit Goods Station Brownfield opportunity site 3.0 to redundant rail sidings. Pittenweem Private & Fife b17 NW of St Margaret’s Farm Brownfield opportunity site 1.0 Development opportunity – see h44. Council Springfield b18 Derelict Farm behind Main Street Brownfield opportunity site 0.5 St Andrews b19 Largo Road Site for Redevelopment 0.2 Preferred uses Housing and Employment.
b20 Redundant Gasometers, Balfour Place Brownfield opportunity site 0.3 Re-use to be explored through East Sands/Harbour development brief (see Pr16). St Monans b21 31 West End/Old Slaughterhouse Brownfield opportunity site <0.1 Right of Way traverses the site. Tayport b22 Nelson Street (Old canteen) Brownfield opportunity site. 0.9 Preferred use residential. Preferred use employment. b23 Old Fishermans’ Net Drying Green Brownfield opportunity site 0.7 Environmental Improvements.
Explanation of Column Headings to Table 5 Proposal Ref. Unique Local Plan reference Location Site name and settlement Proposal Details of the proposal Area (Ha) Site area in hectares Public Sector Land Ownership Public sector land ownership where known Other Comments Any other relevant information
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN ACTION PROGRAMME E 1 JANUARY 2007 121 Table 6 - Finalised Draft Local Plan Community Facilities
Public Proposal Status / Location Proposal Area (Ha) Sector Land Lead Role Other Comments Ref. Timescale Ownership
Anstruther and Cellardyke
c1 Station Road Rugby Clubhouse 0.1 Private 06/16
Crail
c2 Cemetery Cemetery Extension 0.5 Fife Council 06/16
Cupar
c3 Adamson Hospital Extension to Community Hospital 1.7 NHS Fife NHS Fife 06/16 Land safeguarding for potential extension.
c4 Cemetery Cemetery Extension 0.7 Fife Council Fife Council 06/16 Coal Road Waste c5 Expansion of recycling centre <0.1 Fife Council Fife Council 06/11 Transfer Site Guardbridge
c6 West of Main Street Proposed Primary School tbc Fife Council 06/16 See Pr9. Proposed Community Woodland and c7 Seggie Farm 6.0 Private 06/16 See Pr9. Open Space Newburgh Fife Council & c21 Primary School Primary School Expansion tbc Fife Council Private Pittenweem
c15 Cemetery Cemetery Extension 0.3 Fife Council Fife Council 06/16
St Andrews
c16 Largo Road Hospital 3.8 NHS Fife NHS Fife 06/16 Rear of Largo Road c17 Community Recycling Facility 0.6 Fife Council 06/11 Foodstore c18 Cemetery Cemetery Extension 2.3 Fife Council Fife Council 06/16
St Monans
c19 Cemetery Cemetery Extension 0.4 Fife Council 06/16
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN ACTION PROGRAMME E 1 JANUARY 2007 122 (Table 6 continued...)
Tayport
A site is safeguarded adjacent to the existing cemetery c20 Cemetery Land Safeguarding 0.8 Fife Council 06/16 for future extension or until an alternative location is identified.
Landward
c8 Carnbee Cemetery Cemetery extension 0.1 Fife Council 06/16
c9 Kemback Cemetery Cemetery extension tbc Fife Council 06/16
c10 Boarhills Cemetery Cemetery extension tbc Fife Council 06/16 Site to be identified.
c11 Lower Melville Woods Extension of landfill and recycling centre 91.2 Fife Council 06/16 North of Pittenweem c12 Extension of landfill and recycling centre 3.6 Fife Council 06/11 waste recycling centre Fife Coast & St Andrews to c13 Pilgrim Way - Long distance route Countryside 08/10 Dependent on Core Path Plan. Dunfermline Trust
Fife Coast & Extension of the Fife Coastal Footpath c14 Tayport to Newburgh Countryside 08/10 Dependent on Core Path Plan. (with option of link to Perth) Trust
Explanation of Column Headings to Table 6
Proposal Ref. Unique Local Plan reference Location Site name and settlement Proposal Details of the proposal Area (Ha) Site area in hectares where appropriate Public Sector Land Ownership Public sector land ownership where known Lead Role Whom is taking the lead role in delivering the proposal Status/Timescale Defines the status/timescale of the proposal Other Comments Any other relevant information
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN ACTION PROGRAMME E 1 JANUARY 2007 123 Table 7 - Finalised Draft Local Plan Transportation Proposals
Public Area Status/ Proposal Ref. Location Proposal Sector Land Lead Role Other Comments (Ha) Timescale Ownership
Cupar
For bus/rail interchange including station improvements t1 Station Land safeguarding 0.9 Network Rail 11/16 (see Pr5). Pedestrian and Cycle Bridge over 06/10 To link town centre with Castlehill Primary School and t2 Station Road Fife Council River Eden residential area.
Kilconquhar and Barnyards
Opposite Kilconquhar t15 Car Park upgrading Fife Council Fife Council 06/10 Arms
Ladybank
t3 Ladybank Station Bus and Rail Interchange <0.1 Fife Council 06/10
Leuchars
t4 Leuchars Station Car Park extension 0.6 Fife Council 06/10
Newburgh and Burnside
New rail halt with park and ride and t5 Newburgh Rail Halt 0.8 Fife Council 10/26 employment site
Newport on Tay and Wormit
To be partially funded by developer contributions from t6 Wormit New rail halt 1.4 Fife Council 10/26 sites h42-43.
Pittenweem West Shore/ West t7 Land safeguarding 0.8 Fife Council Fife Council 06/16 Investigate options for Tourist Car Park. Braes Springfield
Network Rail & t8 Springfield Rail Halt Land safeguarding 06/16 Bus and Rail interchange and Park and Ride facility. Fife Council
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN ACTION PROGRAMME E 1 JANUARY 2007 124 (Table 7 continued...)
St Andrews
Land safeguarding for public transport Long term revised and improved punctuality of public t9 Adjacent to A91 Fife Council 10/26 linkages Leuchars to St Andrews transport.
t10 Bus Station Improved transport interchange 0.3 Fife Council 2006 Improved bus-related operational uses.
Market Street and Pedestrianisation and streetscape t11 Fife Council 06/10 surrounding areas improvements Kinburn Tennis Courts t12 Car Park 0.2 Fife Council Fife Council 06/10 opposite Bus station
St Monans
t13 The Common Car Parking Options 0.6 Fife Council Fife Council 06/16 Investigate options for Tourist Car Parking.
Tayport
t14 Links Road Green Point Car Park 0.2 Fife Council Fife Council 06/10 Develop a Green Point Car Park.
Explanation of Column Headings to Table 7
Proposal Ref. Unique Local Plan reference Location Site name and settlement Proposal Details of the proposal Area (ha) Site area in hectares where appropriate Public Sector Land Ownership Public sector land ownership where known Lead Role Whom is taking the lead role in delivering the proposal Status/Timescale Defines the status/timescale of the proposal Other Comments Any other relevant information
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN ACTION PROGRAMME E 1 JANUARY 2007 125 Table 8 - Finalised Draft Local Plan Other Proposals
Public Sector Status / Proposal Ref. Location Proposal Lead Role Other Comments Land Ownership Timescale Anstruther and Cellardyke Fife Council Harbour and Town Harbour and Town Centre & Crown Pr1 Fife Council 06/16 Infrastructure, toilet, shower, boat servicing, new pontoons (Phase 2). Centre Improvements Commissioners & Private Colinsburgh Fife Council will support the relocation of the existing smiddy to Pr2 Main Street Site reserved for school expansion Fife Council 06/16 an alternative acceptable site within the village to allow school facilities to expand. Crail Pr3 Crail Airfield See Landward statement Cupar
Pr4 Ladyinch Production of Development Brief Fife Council Fife Council 06/07 Useable open space to be retained (see h15).
Car park and station improvements Network Rail & Fife Council & Pr5 Cupar Railway Station 06/11 See t1. and bus and rail interchange Private Network Rail Traffic Management and Fife Council & Pr6 Cupar Town Centre Fife Council 06/11 See SDA1. Environmental Improvements Private Fife Council Woodland Management plan to be Pr7 Elwmood College Elmwood College & Elmwood 06/11 produced and implemented College Drumoig Commercial and Leisure Pr8 Drumoig 6/10 development opportunity Guardbridge Guardbridge Fife Council & Mixed Use, Open Space, housing, hotel, and employment. Pr9 Expansion Masterplan and development brief 06/11 Private See h30, c6 and c7. (Seggie Farm) Leuchars Fife Council & Mixed use, Class 4 business, open space, road link and structural Pr10 Henderson’s Meadow Masterplan and development brief 06/26 Private landscaping. See h38. Luthrie Pr11 To be confirmed Primary School provision Fife Council 06/16 Subject to School Estate Strategy.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN ACTION PROGRAMME E 1 JANUARY 2007 126 (Table 8 continued...)
Newburgh and Burnside East Car Park next to Pr12 Upgrade Fife Council Fife Council 05/06 School
Pr13 Cupar Road Environmental Improvements Fife Council Fife Council 06/10 Also speed reduction measures.
Newport on Tay and Wormit Tay Road Bridge Joint Tay Road Bridge Land reservation for Road Bridge Tay Road Bridge Pr14 Board & Fife 0/16 Reserved for employment or hotel use if tolling ceases. Landfall operational and related uses. Joint Board Council & other St Andrews Implement Environmental improvement and Fife Council & Fife Council& Pr15 West Sands Phase 1 by facilities enhancement Links Trust Links Trust early 2005 Fife Council & Studying potential as visitor attraction, Park and Ride, environmental East Sands/Harbour Development Brief for Fife Council & SEF & Pr16 05/06 improvements, tourist accommodation, working harbour. Includes Improvement Area Improvements Private University of b20. St Andrews
Bassaguard Industrial Residential development following Pr18 Fife Council Fife Council 06/11 Access constraints must be addressed in short to medium term. Estate re-location of existing businesses.
St Monans Pr19 Inverie Burn Allotments 06/16 Stratheden
Production of Development Vision Rationalisation and redevelopment – Comprehensive package Pr20 Stratheden Hospital NHS Fife NHS Fife 06/11 and Design Statement sought.
Tayport Fife Council Tayport Harbour Preserve B Listed Harbour. Environmental improvements. Pr21 Tayport Harbour Harbour Improvements & Tayport 06/11 Trust & Private Promote recreational and ancillary uses. Harbour Trust Landward Development brief to be prepared Fife Council & Scheduled Ancient Monument. Status under review by Historic Pr3 Crail Airfield for residential, tourist related use, 06/11 Private Scotland. and outdoor events.
Pr11 Dunbog / Luthrie Site for new Primary school Fife Council 06/16 To be Identified during lifetime of the Local Plan.
Craigtoun Country Tourism and commercial Fife Council & Fife Council & Pr17 06/16 Including possible hotel. Park development Private Private
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN ACTION PROGRAMME E 1 JANUARY 2007 127 (Table 8 continued...)
Public Sector Status / Proposal Ref. Location Proposal Lead Role Other Comments Land Ownership Timescale Plan-wide Pr22 (Conservation Article 4 directions for Conservation Plan-wide Fife Council 06/16 Areas) Areas to be updated and revised. To: • define the character of the conservation area Pr23 (Conservation Conservation Area Appraisals and Plan-wide Fife Council 06/16 • provide design guidance Areas) conservation plans to be carried out. • draw up a schedule of required improvements for the building stock and streetscape Pr24 Identify priorities for environmental (Environmental Plan-wide Fife Council 06/16 improvements programme. Improvement) Pr25 (Town Undertake regular town centre Plan-wide Fife Council 06/16 Centres) “health check” surveys. Through: Implement Local Plan policies and • promotion, co-ordination & discussion Pr26 Plan-wide proposals Fife Council 06/16 • development control (Implementation) • its own development role • statutory intervention To guide development to appropriate locations, assist in Pr27 (Landscape Plan-wide Landscape Plans to be prepared. Fife Council 06/16 management and enhancement of landscape setting and improve Plans) access in the countryside around towns. Protection and enhancement of Pr28 harbours and piers listed as being Plan-wide Fife Council 06/16 (The Coast) of special architectural or historic interest.
Liaison with code system operators Pr29 Plan-wide to establish co-ordinated radio Fife Council 06/16 To minimise detrimental impact to the environment. (Infrastructure) telecommunication networks.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN ACTION PROGRAMME E 1 JANUARY 2007 128 Explanation of Column Headings to Table 8
Proposal Ref. Unique Local Plan reference Location Site name and settlement Proposal Details of the proposal
Public Sector Land Ownership Public sector land ownership where known
Lead Role Whom is taking the lead role in delivering the proposal Status/Timescale Defines the status/timescale of the proposal Other Comments Any other relevant information
Monitoring and Next Steps
Throughout the Local Plan period there will be a need to monitor progress and work with agents and organisations identified as being responsible for undertaking the proposals. Future editions of the Action Programme will identify changes from the previous version of the Action Programme. The review process will involve consultation with Council partners and other bodies and the Action Programme will be updated and published at least every 2 years. It is anticipated that an updated Action Programme (Edition E2) will be produced during 2009.
ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN ACTION PROGRAMME E 1 JANUARY 2007 129 ST ANDREWS & EAST FIFE FINALISED DRAFT LOCAL PLAN ACTION PROGRAMME E 1 JANUARY 2007 130