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Issue 16 Aberchirder

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Issue 16 Aberchirder Issue 16 Aberchirder 1. List of Respondents MIR Ref Respondents 805 SEPA 2. Issues Existing Site - BUS SEPA has highlighted that a buffer strip will be required adjacent to the watercourse that runs alongside the BUS site, and this should be integrated positively into the development (805). Existing Site - OP1 SEPA has noted that there is no reference to waste water drainage in the Draft Proposed Local Development Plan (LDP) for Aberchirder and has requested that this be confirmed with Scottish Water to ensure sufficient capacity can be provided within the sewage treatment works (805). 3. Actions Existing Site - BUS Text should be added under ‘Flood Risk’ to reflect the need for a buffer strip alongside the site. Existing Site - OP1 Information received from Scottish Water confirms that a growth project is being progressed at Aberchirder Waste Water Treatment Works with a target date of mid- 2020, factoring in existing allocations. However, due to low market demand we have no confidence OP1 is deliverable during the next Plan period, although this can be reviewed for a future LDP. The Draft Proposed Local Development Plan Changes were proposed in the Draft Proposed Local Development Plan on the basis of early consultation with stakeholders. These are captured in the recommendations below. Sites OP1 and OP2 are proposed to be removed as these are constrained and we have no confidence they are deliverable. 4. Recommendations 1. Include text under ‘Flood Risk’ to state the need for a buffer strip for ‘BUS’ site. 2. Remove OP1 and adjust settlement boundary. 3. Remove OP2 and adjust settlement boundary. 5. Committee Decisions 1. Banff and Buchan Area Committee agreed the above recommendations at their special meeting on 27 August 2019. 2. At their meeting of 3 October 2019, Infrastructure Services Committee considered the views of Banff and Buchan Area Committee and no further recommendations were identified. 3. At the meeting of Aberdeenshire Council on 5 March 2020, Members agreed that the content of the Proposed Aberdeenshire Local Development Plan 2020 provides the settled view of the Council on the Plan they wish to see adopted in 2021. Issue 17 Banff 1. List of Respondents MIR Ref Respondents 506 Scottish Natural Heritage 634 Banff & Macduff Community Council 805 SEPA 2. Issues Vision It has been requested that the Vision text is revised to include the vision and objectives of the Banff Harbour Business Plan, and highlight the need for compliance with the Town Centre First principle (634). Proposed revised wording was provided by the respondent. Bid BB007 / Existing Site - OP1 In order to reduce significant adverse landscape and visual impacts, Scottish Natural Heritage (SNH) has recommended that development is located along the lower slopes of the site associated with the existing settlement edge. SNH also requested that links to core paths to the south, and active travel links to the town centre and community facilities, are provided. Furthermore, the requirement for ‘strategic landscaping’ should be caveated to respond to the coastal setting in terms of species choice, scale and form of planting character, and ensure the effective establishment of any planting (for example wind breaks) due to the exposed elevated microclimate (506). SEPA has noted there may be capacity issues with existing waste water drainage and has requested that this be confirmed with Scottish Water, and the Proposed Local Development Plan (LDP) text altered accordingly (805). Bid BB020 / Existing Site - OP2 SNH has expressed support for the requirement of a Masterplan for site BB020 and the opportunities identified to link existing woodland in the vicinity. Given the ‘gateway’ locale of the site, SNH has highlighted the opportunity through sensitive siting and design of development and landscape framework to improve the existing visually obtrusive suburban edge where existing large houses and varied design of curtilages are elevated above the road, adversely dominating the experience of entering Banff to the southwest. It was also requested by SNH that adequate links to core paths to the north and active travel links to the town centre be included, and that there is adequate provision of biodiverse open space (506). SEPA has noted there may be capacity issues with existing waste water drainage and has requested that this be confirmed with Scottish Water, and the Proposed LDP text altered accordingly (805). 3. Actions Vision We agree the importance of making reference to the Banff Harbour Business Plan vision and objectives in the settlement Vision. With regard to the request to highlight the Town Centre First principle, whilst this is already embodied in policy, it is accepted there is a desire to have this highlighted in the Vision also. The Vision text should be amended in line with the wording supplied by the respondent. There were no comments received in relation to the aspiration for a link road between the A97 and A98, and all references should be removed as per the recommendation in the Main Issues Report, given this will not be fulfilled in the foreseeable future. Bid BB007 / Existing Site - OP1 Regarding SNH’s recommendation to develop the lower slopes to reduce landscape and visual impacts, it is stated within the current allocation summary that development should not be overbearing on existing properties. Furthermore, as a Landscape Visual Impact Assessment will be part of the planning application process, we do not consider any action is required. It is acknowledged that links to core paths together with active travel links to the town centre and community facilities should be identified in the allocation summary, together with the requested caveat for strategic planting to respond to the coastal setting in terms of species choice, scale and form of planting character and to ensure there is provision for the effective establishment of any planting in the exposed elevated microclimate. Information received from Scottish Water confirms that there is capacity at Banff/ Macduff Waste Water Treatment Works (WWTW), but local sewer network reinforcement may be required. The developer is required to check with Scottish Water. Text should be amended under ‘Strategic drainage and water supply’ to reflect the current position with regard to waste water drainage. Bid BB020 / Existing Site - OP2 It is acknowledged that the ‘gateway’ role of the site could be further emphasised in the allocation summary, highlighting the opportunity to reduce the impact of the current dominant suburban edge and its effect on the arrival experience into Banff from the southwest. The requirement for active travel links to the town centre should be added to the allocation summary, together with core path links. With regard to the request made by SNH to ensure that adequate provision is made for biodiverse open space, policies are in place that require all development to enhance biodiversity and provide adequate public open space. Information received from Scottish Water confirms that there is capacity at Banff/ Macduff WWTW, but local sewer network reinforcement may be required. The developer is required to check with Scottish Water. Text should be amended under ‘Strategic drainage and water supply’ to reflect the current position with regard to waste water drainage. The Draft Proposed Local Development Plan A number of changes were proposed in the Draft Proposed LDP on the basis of early consultation with stakeholders. These are captured in the recommendations below. Existing Site – R1 In addition to recommendations made in the Main Issues Report and the Draft Proposed LDP, we propose an amendment to site ‘R1’ currently reserved for a cemetery extension. We recommend R1 is amended to an ‘area of search’ for a cemetery. We acknowledge that the R1 site covers a large area of land but trial digs are yet to be carried out to determine if, and how much of the land is feasible for burial ground use. It is also important to retain the site in its current location near to the existing cemetery. By keeping burial grounds close to each other this reduces unnecessary car journeys and inconvenience to visitors wishing to attend multiple graves. Existing Sites – OP3 and OP4 There are two sites recommended for removal, site OP3 which is due for completion by the end of 2019, and OP4 which we no longer consider deliverable as the site has a lapsed planning approval and is constrained by “ownership”. 4. Recommendations 1. Amend the Vision to include references to the Banff Harbour Business Plan and highlight the importance of the Town Centre First principle, in line with wording provided by the respondent. Also include community aspirations for affordable housing and business development, including the potential for business-ready units, and highlight that the community have concerns over the long term maintenance of the bridge over the River Deveron. 2. Retain R1 but amend designation description to: “an area of search for a cemetery extension”. 3. Add the following text under ‘Services and Infrastructure’: “Strategic drainage and water supply: Local sewer network reinforcement may be required for sites OP1 and OP2. Early engagement with Scottish Water is required.” 4. Remove references to the A97/A98 link road from ‘Services and Infrastructure’ and within allocation summaries. 5. Retain existing site OP1 (bid BB007) and include in the allocation summary the requirement for links to core paths together with active travel links to the town centre and community facilities. Also specify that strategic planting should respond to the coastal setting and ensure the effective establishment of any planting in its exposed microclimate. 6. Retain existing site OP2 (bid BB020) and amend the allocation summary to emphasise the ‘gateway’ role of the site, specifying the need for sensitive siting and design within a landscape framework, and the need to address the dominant suburban edge on approach from the southwest; also include the need for active travel links to the town centre.
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