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Strathkinness)) ! ! ! ! ! ! ! ! ! ! FIFEplan:)DEVELOPMENT)STRATEGY)CONSULTATION) ) ) ) SUBMISSIONS)ON)BEHALF)OF) ) ) STEWART)MILNE)HOMES)LIMITED) ) ) ) STRATHKINNESS)) ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! BALLINARD)HOUSE,)3)DAVIDSON)STREET,)BROUGHTY)FERRY,)DUNDEE)DD5)3AS) FEBRUARY)2014) Client: Stewart Milne Homes Limited Site: Land at Strathkinness FIFEplan: Development Strategy Consultation CONTENTS PAGE 1.0 The Submission 2 2.0 Settlement & Site Context 3 3.0 Strategic Context 4 4.0 St Andrews Green Belt 4 5.0 Description of Proposal 5 6.0 Local Services 6 7.0 Deliverability & Infrastructure Considerations/Services 7 8.0 Education 7 9.0 Impact on Local Infrastructure - Summary 8 10.0 Development Concept - Summary 8 Emac Planning LLP February 2014 1 Client: Stewart Milne Homes Limited Site: Land at Strathkinness FIFEplan: Development Strategy Consultation 1.0 The Submission 1.1 On behalf of Stewart Milne Homes Limited, Emac Planning LLP have prepared the following statement in response to Fife Council’s publication of the FIFEplan Main Issues Report, which now includes site assessments. 1.2 This submission is lodged in support of land on the southern edge of Strathkinness, promoted as the preferred direction for growth in the emerging LDP in preference to land currently identified as the officers’ preference at Bonfield Road, Strathkinness. 1.3 These submissions are designed to provide sufficient outline information to form the basis of further engagement with Officers and the local community; all with a view to the site being favourably identified within the Proposed Local Development Plan. 1.4 It is material that part of the subject land has previously been promoted for residential development through the publication and Examination of the St Andrews and East Fife Local Plan. The Local Plan Examination concluded however that an adequate supply of housing land had been provided elsewhere and accordingly there was no strategic requirement to identify further sites for residential development at this time in terms of the requirements of the Approved Structure Plan. 1.5 It is now time to carry out a full review/analysis of the settlement and the logical direction for growth for the period 2015 to 2025 and this submission seeks to set out the development merits to assist Fife Council in these considerations. 1.6 It is therefore respectfully requested that the subject land be identified as a predominantly housing led, mixed use proposal to effectively plan for the immediate, medium and long term future of Strathkinness and assist in the continued evolution of a sustainable mixed community. Emac Planning LLP February 2014 2 Client: Stewart Milne Homes Limited Site: Land at Strathkinness FIFEplan: Development Strategy Consultation 2.0 Settlement & Site Context 2.1 Strathkinness is located approximately 3 miles west of St Andrews between the Strathkinness High Road and Strathkinness Low Road (B939), one of the main transport routes into the western edge of St Andrews. 2.2 With a population of approximately 960, Strathkinness has a range of amenities and services including a primary school, village hall, church, pub with a restaurant, two parks with play equipment and several bed and breakfasts. The Post Office unfortunately closed down due to lack of demand for its services. 2.3 Historically, a key characteristic of the village was the open agricultural field in the centre but planning consent for residential development of the field was granted to Headon Developments in 2008. The development design incorporates an open space and small pedestrian square at its heart which is overlooked by houses and therefore provides a new focal point for the village. The site is currently under construction for 32 houses, including both mainstream and affordable homes, with site completion projected for 2015. 2.4 One additional small site to the north on Bonfield Road is allocated within the St Andrews and East Fife Local Plan for 12 affordable homes. Within the ownership of Fife Council, this site is identified as being non-effective in the 2013 Fife Housing Land Audit as no marketing programme is in place. 2.5 Upon completion of the Headon's Development site in 2015, there will therefore be no continuity of local housing supply for Strathkinness. As a small settlement with a history of timeous local land supply and delivery, it is clear that appropriate allocation is required through the emerging LDP. 2.5 The FIFEplan Site Assessments document considered the edge of settlement ‘bids’ for all sides of Strathkinness and favoured, as an officer preference, a small site at Bonfield Road. This site lies beyond the current non-effective allocation at Bonfield Road, as referred to above, and therefore cannot be considered to be an immediately effective site itself. In addition to the officers flagging up potential landscape and access issues at Bonfield Emac Planning LLP February 2014 3 Client: Stewart Milne Homes Limited Site: Land at Strathkinness FIFEplan: Development Strategy Consultation Road, it is difficult to reconcile how this site was chosen as a deliverable option for development. 2.6 Strathkinness remains one of the key settlements which can assist in delivery of not only the numerical TAYplan requirement for housing but also range and choice within the St Andrews Housing Market Area. 2.7 The subject lands are located on the southern boundary of Strathkinness immediately adjacent to the existing settlement boundary with housing being the predominant neighbouring use. 2.8 The topography of the settlement is characterised by the northern ridge-line, along which runs Strathkinness High Road and the village has developed to the south of the ridge, i.e. down the Main Street. 2.9 The surrounding area is largely agricultural in character with woodland to the south. 3.0 Strategic Context 3.1 TAYPlan was approved in 2012 and the first stages of engagement for review are being undertaken. As such, it remains timeous to consider the ongoing role of principal settlements within the rural community. 3.2 From an analysis of historic housing land audits, it is clear that Strathkinness has a history of timeous delivery of an appropriate scale of local residential land supply, certainly well beyond the scale of development, 40 units, which would potentially be allocated at Bonfield Road. Strathkinness can therefore assist in the delivery of not only the numerical TAYplan housing requirement but also range and choice within the St Andrews Housing Market Area. 3.3 The settlement therefore has significant merit for an appropriate residential allocation within the emerging Local Development Plan. Emac Planning LLP February 2014 4 Client: Stewart Milne Homes Limited Site: Land at Strathkinness FIFEplan: Development Strategy Consultation 4.0 St Andrews Green Belt 4.1 Part of the subject land currently lies within the St Andrews Green Belt as defined through the St Andrews and East Fife Local Plan. However it is submitted that the subject land should be removed from the Green Belt as it does not meet the Green Belt requirements set out in SPP, i.e. it does not have the purpose of protecting the landscape setting of St Andrews, does not provide a link between open spaces nor create an important wildlife corridor. 5.0 Description of Proposal 5.1 The development of the subject lands offer numerous benefits to the residents of Strathkinness including improved continuity of provision of local mainstream and affordable housing, potential community and open space provision as well as increased accessibility to local sources of employment through a site for a small farm shop or similar. Further benefits may of course be identified through public consultation exercises as the consideration of the site progresses. 5.2 The appended plan demonstrates the extent of the area proposed for development and also illustrates land for potential future development. A masterplan is purposefully not included at this stage to enable full engagement on the principles to be evolved through the community masterplanning process. 5.3 The subject land is however proposed to be developed in two distinct phases, or at a smaller scale, depending on the requirement for additional allocations. 5.4 Phase 1: 9.6 hectares (North of the B939) 5.4.1 Phase 1 is identified as a residential site capable of accommodating approximately 65 units from 2015 to 2020. 5.4.2 Subject to the usual technical consents there are not considered to be any local constraints to timeous delivery of the site. Emac Planning LLP February 2014 5 Client: Stewart Milne Homes Limited Site: Land at Strathkinness FIFEplan: Development Strategy Consultation 5.4.3 It is our intention that Phase 1 will contain predominantly residential land, including a mix of densities; extensive ‘focal’ open space provision; land for potential community hall/facilities; and community woodland/walks on the eastern and western boundaries. 5.5 Phase 2: 10.3 hectares (South of the B939) 5.5.1 Phase 2 is proposed for further residential development in the period 2020 to 2025, again mixed densities, together with community woodland and community walks/links into Bishop’s Wood to the south. 5.6 Phase 1 and 2: General 5.7 The housing in both phases will comprise a range of house types and tenures to meet market demand and the needs of the community with appropriate levels of integrated affordable housing provided. The opportunity for an appropriate level of employment land provision, for example a farm shop, will also be explored. 5.8 The primary access routes into the development phases will be from Main Street. Vehicular routes will be formed within the site and these will be accompanied by and complement a series of pedestrian and cycle ways linking with the existing settlement and beyond and will incorporate the principles of Designing Streets. 5.9 Further and early structure planting will also be planned throughout the development and will be designed to link into the countryside thereby providing opportunities for the creation of wildlife corridors.
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