Submission on behalf of Sigma Capital Group PLC For land at Strathruddie Farm, Kinglassie,

MARCH 2013

PPCA Limited Job No 1262 Sigma Capital Group – Strathruddie Farm

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Contents

1. Introduction...... 3

2. Delivery...... 4

3. Kinglassie as a development location ...... 6

4. Area Selection Criteria ...... 10

5. Area Options Appraisal ...... 11

6. Preferred Area ...... 13

7. Proposed Uses ...... 15

8. Conclusion...... 17

APPENDIX 1 – Location Plan ...... 18

APPENDIX 2 – Indicative Masterplan ...... 19

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1. Introduction

1.1 PPCA Ltd has been instructed by Sigma Capital Group PLC to make representation on land at Strathruddie Farm, Kinglassie to the FIFEplan Main Issues Report. The site was previously highlighted during the Pre-Mir Call for Sites process.

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2. Delivery

2.1 The Scottish Government prioritises sustainable economic growth and the delivery of new development to meet the needs of the population in general. Deliverability is a priority as identified in Scottish Planning Policy in terms of both land and Development Plan strategy.

2.2 Scottish Planning Policy paragraph 70 states that “the delivery of housing through the development plan to support the creation of sustainable mixed communities depends on a generous supply of appropriate and effective sites being made available to meet need and demand, and on the timely release of allocated sites.”

2.3 Paragraph 78 goes on to state that “the Scottish Government’s objectives of creating successful places and achieving quality residential environments should guide the whole process of delivering new housing”.

2.4 Strathruddie Farm is a deliverable and sustainable location for new housing. It is in the control of a landowner willing to release the site for development in partnership with an investor capable of properly managing the development process. Development allocations elsewhere in Kinglassie promoted through the current Structure Plan and Local Plan have been successful and made a major positive contribution to the quality of life in the village. As such, delivery and marketability is not in question on this site.

Regeneration

2.5 Priority must continue to be given to the regeneration of the former Mid Fife mining communities. This approach, endorsed in the current approved Fife Structure Plan, emerging SESplan Strategic Development Plan and the current adopted Mid Fife Local Plan, requires the direction of strategic growth in terms of housing and jobs to these communities.

2.6 Taking a strategic approach to the wider area there are significant areas of brownfield former mining operations in need of remediation. A strategic approach is required that promotes new development in the area to address regeneration and remediation requirements through the Development Plan.

2.7 Strathruddie Farm is one such regeneration opportunity being located within the former mining area in Mid Fife.

Infrastructure

2.8 Sigma Capital Group PLC promotes and supports an infrastructure led approach to development that uses, builds upon and improves, where necessary, current infrastructure capacity. An infrastructure led approach to development is supported as a fundamental requirement in achieving deliverability of development sites.

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2.9 In this context development location is paramount. Priority must be given to sustainable development and, in transport terms, development opportunities adjacent to, or near public transport nodes such as rail stations and the main trunk road network must be supported in principle.

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3. Kinglassie as a development location

National Strategy & Policy

National Planning Framework (NPF2)

3.1 NPF2, approved by the Scottish Parliament, guides ’s spatial development to 2030 and is a material consideration in planning applications. It identifies strategic investment priorities, recognises that most population growth will be along the Borders - Aberdeen east coast corridor and the need to ensure enough land is made available for housing in good time and supported by other infrastructure.

3.2 The main elements of the spatial strategy to 2030 include to –

 support the development of Scotland's cities as key drivers of the economy;  promote more sustainable patterns of transport and land use;  encourage a sufficient supply of homes that are affordable in places where people want to live; and  support the increase in the national house building rate  create sustainable communities and protect important landscape features

3.3 NPF2 identifies major strategic transport corridors and national / international linkages. It highlights an Eastern Growth Corridor (running from Aberdeen south to North East England) including Fife. Fife is well placed to take advantage of investment and opportunities that come forward through the National Planning Framework.

Scottish Planning Policy

3.4 Scottish Planning Policy echoes the Scottish Government commitment to increase the supply of new homes. It states that the planning system should enable development of well designed, energy efficient, good quality housing in sustainable locations and allocate a generous supply of land to meet all housing requirements. It notes that the delivery of housing does not rely solely on the allocation of appropriate land through the Development Plan. A variety of other factors must be taken into account including infrastructure capacity.

3.5 The Policy prioritises efficient use of land, buildings and infrastructure, accessibility to open space and employment, sustainable transport and environmental protection. It seeks to create successful places and achieve quality residential environments. Siting and design of new housing should take account of setting, surrounding landscape, topography, character, appearance, ecologies and scope for using local materials. This should create places with a distinct character. New housing development should be integrated with public transport and active travel networks. Development should be directed towards sites within existing settlements for efficiency reasons and priority is given to brownfield over greenfield development. It notes that the majority of housing land requirements will be met in or adjacent to existing settlements. 6 Sigma Capital Group – Strathruddie Farm

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3.6 Strathruddie Farm complies with the requirements set out above.

SESPlan Strategic Development Plan

3.7 The emerging Strategic Development Plan for the southern Fife Council area – SESplan – is at Proposed Plan Stage at this time.

3.8 The spatial strategy of the Plan seeks to ensure that, by 2032, the City Region is a healthier, more prosperous and sustainable place which continues to be internationally recognised as an outstanding area in which to live, work and do business.

3.9 New mixed use development at Kinglassie in Fife will directly contribute to this aim.

3.10 The Key aims of the Strategic Development Plan are to –

 Enable growth in the economy by developing key economic sectors, acting as the national hub for development and supporting local and rural development.  Set out a strategy to enable delivery of housing requirements to support growth and contribute to meeting housing need in the most sustainable locations.  Integrate land use and transport, reduce the need to travel and cut carbon emissions by steering new development to the most sustainable locations.  Conserve and enhance the natural and built environment.  Promote green networks including through increasing woodland planting to increase competitiveness, enhance biodiversity and create more attractive, healthy places to live.  Promote the development of urban brownfield land for appropriate uses.  Promote the provision of improved infrastructure to enhance connectivity within the area, between the area and other parts of the UK and elsewhere to support economic growth and meet the needs of communities.  Contribute to the response to climate change through mitigation and adaptation and promote high quality design / development

3.11 Strathruddie is in a highly sustainable and accessible location and in an area in need of regeneration. Development here would meet the key aims of the Strategic Development Plan as set out above.

3.12 The Strategic Development Plan Spatial Strategy builds on existing committed development, focusing further development along preferred corridors optimising connectivity and access to services and jobs. It notes that new development proposals will complement and not undermine the delivery of existing committed development.

3.13 The Spatial Strategy aims to encourage key development sectors and promote a sustainable growth pattern.

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3.14 The Plan supports strategic housing development in the Fife Council area although the actual housing figures promoted in the Plan are insufficient to accommodate actual population growth requirements. Representation has been lodged to this aspect of the Plan by various landowners, the housing development industry and the Scottish Government. It is anticipated that the additional housing requirement for the Fife portion of SESplan will increase as a result.

3.15 Notwithstanding the above, SESplan promotes two strategic growth locations to accommodate the housing proposed – North and north of the A92 known as the Ore / Upper Leven Valley (Strategic Development Plan Policy 1A). It specifically states, at paragraph 67, that the Ore / Upper Leven Valley Strategic Development Area will utilise the transport infrastructure of the northern arc of the Fife Circle railway line and will bring about the regeneration of the former mining communities. These strategic areas will be one of the major foci for environmental assets improvement within the context of the Green Network. Strathruddie is located within this Strategic Development Area.

3.16 The Local Development Plan notes that accessibility to the wider City Region will be improved through the construction of the Forth Replacement Crossing. This will provide greater integration into the Regional Core and wider SESplan area. Strathruddie, with its strategic road and rail links is well placed to contribute to this through new development.

3.17 Mixed use development at Strathruddie, therefore, fully complies with the aims of the emerging Strategic Development Plan set out above.

Kinglassie settlement

3.18 Kinglassie is located northeast of Cardenden and southwest of on the B921. There is a spur off the Circle Rail Line to the south of Kinglassie. The settlement is set in a wider agricultural landscape and forms part of the mining history in the local area. To the west of Kinglassie and north of Auchterderran is the former Westfield opencast coal mine. This is now partially occupied by a gas fired power station. The area is generally in need of regeneration and remediation as a legacy of its history of mining works and this should be set as the priority for new development allocations.

3.19 Kinglassie is generally only visible from the B921 as it leaves Glenrothes. The area between Kinglassie and Cardenden is not highly visible in the landscape.

3.20 Kinglassie has a population of approximately 1,370 persons (source: GRO(S) 2008 estimates). Nearby Cardenden benefits from a wide range of local facilities including a new Primary School (August 2010), shops, businesses and a rail station on the Fife Circle Rail Line linking it to Glenrothes, , Dunfermline and beyond on the East Coast Main Rail Line. This, combined with its proximity to the A92(T) makes it a highly sustainable location. It has a stand alone wastewater treatment works with capacity to accommodate development.

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3.21 Kinglassie has a comparatively smaller range of local facilities given its smaller population but benefits from a local Primary School with spare capacity at 2010. A major gas pipeline runs to the west of the village.

3.22 From the above there are a number of local non-denominational Primary Schools in the area. Kinglassie Primary School feeds to Glenwood High School in Glenrothes. The local denominational Primary School is St Ninian’s which feeds to St. Andrew’s Roman Catholic High School.

3.23 A further significant local issue is the alignment of the B921 between the two settlements. This road has a significant accident history and development that could be brought forward to improve the alignment of the road would bring associated traffic safety benefits with it.

3.24 Both settlements look to Kirkcaldy and Glenrothes as large settlements for the provision of facilities such as major supermarkets. However, with a strategic housing allocation and supporting facilities at Strathruddie Farm they could become more self sufficient.

Current Local Plan allocations

3.25 The adopted Mid Fife Local Plan 2008 states that the issue for the Cardenden area is to regenerate the former mining community by promoting areas of new development to attract new investment and jobs. This aim is fully supported and it is considered that, through future additional strategic land allocation, this could be further enhanced.

3.26 The Local Plan identifies six housing sites in Cardenden – four of which have planning permission and the balance as allocations. The former Bowhill Colliery is highlighted as an opportunity for regeneration.

3.27 Kinglassie has one significant site identified for housing development of 150 units (currently under construction) in the Local Plan. It also allocates land for employment uses to the south of the village

3.28 Kinglassie is, from the above, clearly a marketable location that is suitable for further development on this basis.

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4. Area Selection Criteria

4.1 This Section lists the criteria that were used to test the options set out in the following Area Options Appraisal Section.

 Accessibility to the strategic transport network  Impact on town function and form  Impact on surrounding settlements  Topography  Impact on natural and built heritage designations  Existing development commitments  Environmental constraints

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5. Area Options Appraisal

5.1 Options for future development within Kinglassie are limited. There are only a limited number of brownfield opportunities available due to the nature of the settlement. This is reflected in current Local Plan allocations. However, this does not preclude greenfield development acting as enabling development for brownfield sites should an appropriate opportunity arise.

5.2 Further major development to the west of Cardenden is restricted due to visual impact. Development to the south is limited by visual impact and the A92 and to the north by the Fife Circle rail line. Development north of Kinglassie is limited by topography and to the south eventually by the railway spur outlined above. Development east of Kinglassie beyond the current site with planning permission will result in coalescence with Glenrothes.

Flooding

5.3 From the SEPA Flood Map online facility it is noted that an area to the west of Kinglassie between Whinnyhall and the Westfield opencast site floods. This affects an area immediately to the south of the B921 west of Kinglassie near the cemetery. A detailed assessment of flood risk will be undertaken as part of site progression through the Local Development Plan process in discussion with SEPA and Fife Council officials.

Drainage and Water Infrastructure

5.4 The Scottish Water online asset capacity facility notes that, at April 2012, there is capacity at the receiving waste water treatment works for 866 dwellings (Levenmouth WWTW) and capacity at the relevant water treatment works (Glenfarg WTW) for 1800 units.

Historic Environment

5.5 There are twenty Listed Buildings in Kinglassie including the Auchmuir Bridge and railway viaduct, churches, residential dwellings including Kinglassie House, the War Memorial and Blythe’s Tower. These are variously Category B and C(S) Listed.

5.6 There are no Scheduled Ancient Monuments or entries in the Inventory of Gardens and Designed Landscapes in the area under discussion. Kinglassie does not have any designated Conservation Areas.

5.7 The proposed development area will not adversely impact on any of the built environment designations in the vicinity.

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Natural Environment

5.8 A review of the SNH Sitelink online facility indicates no national or local natural environment designation surrounding Kinglassie.

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6. Preferred Area

6.1 The proposed strategy put forward is one of creating an allocation that will –

 protect the landscape setting and character of the existing settlements  respect topography and physical features within the landscape  take account of landscape constraints  promote sustainable development  promote regeneration and land remediation  maximise public transport opportunities  improve local roads safety

6.2 The preferred development area is a discrete agricultural landholding located southwest of Kinglassie. It comprises a number of agricultural fields bounded by the B921 to the south, the B9097 to the west, West End, Kinglassie to the east and opencast workings and former rail line to the north. It is bisected by a power line running east – west.

6.3 The scale of development proposed takes account of the size of existing settlements and constraints such as topography and the gas pipeline to the west of Kinglassie.

6.4 The scale of development proposed will introduce new residential development amongst wider mixed use development in a full range of types, sizes and tenures. This will support local existing facilities and businesses and introduce opportunities for further growth into an area that is in need of significant regeneration. Given the scale of development proposed this could also contribute to local environmental improvements in Kinglassie itself.

6.5 The proposed development is highly accessible to both the Fife Circle line station at Cardenden and the A92(T) road offering access to wide Fife and beyond to Edinburgh, Dundee and Aberdeen. As such, it is highly sustainable. It offers the opportunity for further bus based transport services for the local area subject to operator interest.

6.6 The B921 is recognised as a dangerous road due to its alignment. The proposed development will improve the alignment of this road and thus improve local roads safety.

Site ownership

6.7 The Fife Council call for sites letter of 14th February 2012 notes that it expects sites promoted to be viable and effective. Land at Strathruddie Farm is a viable and effective housing site in terms of the tests set out in Planning Advice Note 2/2010 – Affordable Housing and Housing Land Audits.

6.8 It is in the ownership of a party that is willing, and intends, to release the land for residential development and associated uses within the current Local Plan period. The site promoter has a history of property management and development promotion in Scotland. It

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has recently achieved planning permission in principle for strategic mixed use development at Winchburgh, West Lothian that will deliver in excess of 3,000 houses, schools, employment and major infrastructure over the next 20 years.

6.9 There are no deficit funding issues with regard to the site. It is wholly in private ownership. Housing is the sole preferred land use of the land in planning terms. This will be supported by associated development and landscaped open space.

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7. Proposed Uses

7.1 The proposed development area will accommodate new residential and other mixed use development with associated infrastructure. This will make a significant contribution to the additional strategic housing requirement for Fife in SESplan and is wholly deliverable.

7.2 The entire landholding covers a gross site area of approximately 58 hectares (See Appendix 1). Taking account of the flooding issue highlighted above, the power line route and landowner requirements the net proposed development area covers approximately 19 hectares on the southern portion of the field in question (see Appendix 2). This will avoid development within a flood risk area and also provide a setting and buffer for the open cast workings and rail line to the north of the site. It is anticipated that the site could accommodate approximately 500 dwellings and supporting facilities in a landscaped setting.

7.3 The northern portion of the site would be, in part, planted up in the form of community woodland with leisure activity areas for use by the wider community. Existing woodland planting would also be used to screen development e.g. from the eastern approach on the B921.

7.4 Residential development would be phased in line with infrastructure provision and ensure that a mix of uses comes forward on the site in support of new and existing residents. It is anticipated that the site will deliver circa 75 dwelling per year (all tenures). On that basis, the site would take approximately 7 years to complete.

7.5 It will accommodate a full range of house types and sizes and a range of tenures to meet all the needs of the community. The residential element of the scheme offers the opportunity to demonstrate compliance with Scottish Government policy promoting high quality energy efficient and sustainable residential design and layout.

7.6 Community development of a scale commensurate with the scale of housing proposed would be provided as an integral part of the wider development. It will make a significant contribution to the regeneration of the local area by introducing new population, business and employment opportunities and supporting local services.

7.7 Access would be taken directly from an improved B921 and B9097. This would also include traffic calming measures along these roads to accommodate the proposed development and improve the roads themselves.

7.8 All proposed development would be located within a landscape framework that would provide an appropriate setting.

7.9 It would build upon and enhance the public transport opportunity offered at Cardenden Rail Station and promote sustainable development through detailed design and layout.

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7.10 The proposers would welcome further discussions with Fife Council as to the detail of proposed development that could be identified through the Local Development Plan as and when that comes forward in support of the Strategic Development Plan.

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8. Conclusion

8.1 In conclusion, it is commended that a strategic land release for housing and associated mixed use development on land at Strathruddie Farm Kinglassie should be identified by Fife Council in its Fife Local Development Plan Proposed Plan. This would protect the role of both settlements as stand alone villages whilst promoting regeneration and sustainable development in a highly accessible location.

17 scale 1 : 5000 at A3 Reproduced from the 2012 Ordnance Survey 1 : 5 000 scale with the permission of The Controller of Her Majesty's Stationary Office, c Crown Copyright. Licence No. AL100016663

Legend: March 2013 1262 Site Boundary FIFEplan Main Issues Report

Strathruddie Farm Legend:

Site Boundary

Residential Development

Business/Commercial Development

Community Woodland Potential New Road Landscape Buffer Alignment Access/Traffic Improvements

Potential Access

Potential Access

New Roundabout Access

scale 1 : 10 000 at A3 Reproduced from the 2012 Ordnance Survey 1 : 10 000 scale with the permission of The Controller of Her Majesty's Stationary Office, c Crown Copyright. Licence No. AL100016663

March 2013

FIFEplan Main Issues Report

Strathruddie Farm Indicative Masterplan