FR025 Land at Cairntack (West), Belhelvie

4. Site Details Name of the site Land at Cairntack (West), Belhelvie (Please use the LDP name if the site is already allocated) Site address Land at Cairntack (West), Belhelvie

OS grid reference (if NJ 947 171 available) Site area/size 3.78 hectares

Current land use Currently used for agricultural purposes

Brownfield/greenfield Greenfield

Please include an Ordnance Survey map (1:1250 or 1:2500 base for larger sites, e.g. over 2ha) showing the location and extent of the site, points of access, means of drainage etc.

Location Plan attached along with Indicative Layout Plan.

5. Ownership/Market Interest Ownership Scotia Homes Ltd has an option to acquire the site from (Please list the owners in the landowner listed in question 3 above. question 3 above) Is the site under option to a Yes to Scotia Homes. developer? Is the site being marketed? No. As the site is controlled by the developer. If allocated in the replacement LDP, and granted planning permission, Scotia Homes would commence development and market the units at that time.

6. Legal Issues Are there any legal provisions in the title No deeds that may prevent or restrict development? If yes, please give details (e.g. way leave for utility providers, restriction on use of land, right of way etc.) N/A

Are there any other legal factors that might No prevent or restrict development? (e.g. ransom strips/issues with accessing If yes, please give details the site etc.) N/A

7. Planning History Have you had any No formal/informal pre-application If yes, please give details: discussions with the Planning Service and what was the The site was promoted for development as part of response? the preparation of the current LDP – see details below.

Previous planning applications Please provide application reference number(s), description(s) of the development, and whether planning permission was approved or refused:

N/A

Previous ‘Call for sites’ history. Please provide Previous ‘Call for sites’/‘Bid’ See Main Issues Report 2013 at reference number: www.aberdeenshire.gov.uk/ldp Site Ref: FM050 – Land at Cairntack (West), Belhelvie

Local Development Plan status Is the site currently allocated for any specific use in www.aberdeenshire.gov.uk/ldp the existing LDP?

If yes, do you wish to change the site description and or allocation?

N/A

8. Proposed Use Proposed use Housing/employment/mixed use/other (please specify): Housing Approx. no of units 50 Proposed mix of house Number of: types  Detached:  Semi-detached:  Flats:  Terrace:  Other (e.g. Bungalows):

The mix of housing types and sizes will be determined as part of future planning

application, no specific numbers assigned to specific house types at this time.

Number of:  1 bedroom homes:  2 bedroom homes:  3 bedroom homes:  4 or more bedroom homes:

Mix of housing types and size to be determined as part of future planning application, no specific numbers assigned to specific house types at this time. Indicative Layout Plan enclosed in support of this submission. Tenure Private/Rented/Self-Build/Supported houses (Delete as appropriate) (e.g. for elderly)/Other (please specify):

Not known at this stage, but likely to be Private.

The siting and design of the new housing would take account of its setting, the surrounding landscape, and the established housing to the east. The aim would be to create a development in keeping with the scale and character of the existing settlement, whilst ensuring that the new development has a distinct character and identity, promoting a well-integrated, and well-designed mix of new housing of different types and tenures. Affordable housing 25% proportion Employment Business and offices Indicative floor space: N/A General industrial Indicative floor space: N/A Storage and Indicative floor space: N/A distribution Do you have a specific Yes/No N/A occupier for the site? Other Proposed use (please N/A specify) and floor space Do you have a specific Yes/No N/A occupier for the site?

Is the area of each proposed use Yes and an Indicative Layout Plan has also noted in the OS site plan? been provided.

9. Delivery Timescales We expect to adopt the new LDP in 0-5 years  2021. How many years after this date 6-10 years would you expect development to 10+ years begin? (please tick) When would you expect the 0-5 years  development to be finished? (please 6-10 years tick) + 10years Have discussions taken place with Yes financiers? Will funding be in place to cover all the costs of development within If yes, please give details (e.g. bank facility, these timescales grant funding, secured loan etc.)

The site is in the control of a successful housebuilder and funding will be in place to cover all the costs of the development within the timescales stated.

Are there any other risk or threats (other No than finance) to you delivering your If yes, please give details and indicate how proposed development you might overcome them:

N/A

10. Natural Heritage Is the site located in or within 500m of a RAMSAR Site nature conservation site, or affect a Special Area of Conservation protected species? Special Protection Area Priority habitat (Annex 1) Please tick any that apply and provide European Protected Species details. Other protected species Site of Special Scientific Interest You can find details of these National Nature Reserve designations at: Ancient Woodland  https://www.environment.gov.scot/ Trees, hedgerows and woodland   EU priority habitats at (including trees with a Tree http://gateway.snh.gov.uk/sitelink/i Preservation Order)

ndex.jsp Priority habitat (UK or Local  UK or Local priority habitats at Biodiversity Action Plan) http://www.biodiversityscotland.gov. Local Nature Conservation Site uk/advice-and-resources/habitat- Local Nature Reserve definitions/priority/) If yes, please give details of how you plan to  Local Nature Conservation Sites in mitigate the impact of the proposed the LDP’s Supplementary Guidance development: No. 5 at www.aberdeenshire.gov.uk/ldp The proposed access may require the removal of selected mature trees along the Belhelvie to Potterton Road. If this is required, compensatory planting would be included as part of the landscape proposals for the development.

Balmedie Quarry SSSI lies over 500 metres to the north of the site but would not be affected by the proposed development.

Biodiversity enhancement Please state what benefits for Restoration of habitats biodiversity this proposal will bring (as Habitat creation in public open  per paragraph 194 in Scottish Planning space Policy), Avoids fragmentation or isolation  http://www.gov.scot/Resource/0045/004 of habitats 53827.pdf) by ticking all that apply. Provides bird/bat/insect  Please provide details. boxes/Swift bricks (internal or external) See Planning Advice 5/2015 on Native tree planting  Opportunities for biodiversity Drystone wall enhancement at: Living roofs www.aberdeenshire.gov.uk/media/19598 Ponds and soakaways  /2015_05-opportunities-for-biodiversty- Habitat walls/fences  enhancement-in-new-development.pdf Wildflowers in verges  Use of nectar rich plant species  Advice is also available from Scottish Buffer strips along watercourses  7

Natural Heritage at: Show home demonstration area  https://www.snh.scot/professional- Other (please state): advice/planning-and- development/natural-heritage-advice- Please provide details: planners-and-developers and http://www.nesbiodiversity.org.uk/. Biodiversity enhancement will be fully considered at the planning application stage for the development and will be fully informed by appropriate studies and guidance.

11. Historic environment Historic environment enhancement Please state if there will be benefits for No the historic environment. If yes, please give details: N/A

Does the site contain/is within/can affect Scheduled Monument or their any of the following historic setting environment assets? Locally important archaeological Please tick any that apply and provide site held on the Sites and details. Monuments Record You can find details of these Listed Building and/or their designations at: setting  http://historicscotland.maps.arcgis.co Conservation Area (e.g. will it m/apps/Viewer/index.html?appid=18 result in the demolition of any d2608ac1284066ba3927312710d16d buildings)  http://portal.historicenvironment.scot Inventory Gardens and Designed / Landscapes  https://online.aberdeenshire.gov.uk/s Inventory Historic Battlefields mrpub/master/default.aspx?Authority If yes, please give details of how you plan to =Aberdeenshire mitigate the impact of the proposed development:

The listed Belhelvie Lodge lies over 200m to the west of the site but this would not be impacted by the proposed development due to intervening landscaping, woodland and topography.

12. Landscape Impact Is the site within a Special Landscape No Area (SLA)? If yes, please state which SLA your site is (You can find details in Supplementary located within and provide details of how you Guidance 9 at plan to mitigate the impact of the proposed www.aberdeenshire.gov.uk/ldp) development: N/A

SLAs include the consideration of If your site is not within an SLA, please use landscape character elements/features. this space to describe the effects of the site’s The characteristics of landscapes are scale, location or design on key natural defined in the Landscape Character landscape elements/features, historic features Assessments produced by Scottish or the composition or quality of the Natural Heritage (see below) or have landscape character: been identified as Special Landscape Areas of local importance. This site is a logical extension of the current  SNH: Landscape Character settlement and would complement the Assessments existing established housing to the east. As https://www.snh.scot/professional- such, it would provide an opportunity to advice/landscape-change/landscape- consolidate and “round-off” the settlement in character-assessment this location.  SNH (1996) Cairngorms landscape assessment The proposals for the site would connect with http://www.snh.org.uk/pdfs/publicati the existing housing to the east and the ons/review/075.pdf indicative masterplan prepared for the site  SNH (1997) National programme of confirms that the development can provide c. landscape character assessment: 50 housing units, along with new open space Banff and Buchan and landscaping, including the creation of a http://www.snh.org.uk/pdfs/publicati more robust settlement edge to the south of ons/review/037.pdf Belhelvie.  SNH (1998) South and Central Aberdeenshire landscape character The site was assessed as Site Ref: FM050 at assessment the previous MIR. Within this, Belhelvie was http://www.snh.org.uk/pdfs/publicati confirmed as a small village within ons/review/102.pdf commuting distance of Aberdeen City, located in a Strategic Growth Area, and having local employment opportunities. The Officers’ assessment at that time advised that this site was “fairly well related to the village and would constitute a natural, if slightly disproportionate expansion”.

13. Flood Risk Is any part of the site identified as being No at risk of river or surface water flooding A small area to the south (but outwith the within SEPA flood maps, and/or has any site) is identified as being located within an part of the site previously flooded? area at high risk of surface water flooding. If required, this can be addressed by way of (You can view the SEPA flood maps at drainage improvements to the wider site, http://map.sepa.org.uk/floodmap/map.ht including the provision of SUDs as an m) integral part of the new development.

Could development on the site result in No additional flood risk elsewhere? If yes, please specify and explain how you intend to mitigate or avoid this risk: N/A. Could development of the site help Yes alleviate any existing flooding problems in If yes, please provide details: the area? As noted above the introduction of drainage improvements as part of the development would address existing surface water flooding in the local area.

14. Infrastructure a. Water / Drainage Is there water/waste water capacity for the Water Yes proposed development (based on Scottish Water asset capacity search tool http://www.scottishwater.co.uk/business/C Waste water Yes onnections/Connecting-your- property/Asset-Capacity-Search )? Has contact been made with Scottish No Water? If yes, please give details of outcome: N/A.

Will your SUDS scheme include rain To be confirmed. gardens? Please specify: http://www.centralscotlandgreennetwork.or g/campaigns/greener-gardens Dependent on topography and ground conditions. b. Education – housing proposals only Education capacity/constraints Please provide details of any known https://www.aberdeenshire.gov.uk/schools/ education constraints. Is additional parents-carers/school-info/school-roll- capacity needed to serve the forecasts/ development?

Following upgrades to the local school we understand that there is sufficient infrastructure to accommodate further small scale development in the village.

Has contact been made with the Local No Authority’s Education Department? If yes, please give details of outcome: N/A c. Transport If direct access is required onto a Trunk No Road (A90 and A96), or the proposal will If yes, please give details of outcome: impact on traffic on a Trunk Road, has contact been made with Transport Direct access to a Trunk Road is not Scotland? required.

Has contact been made with the Local No. Authority’s Transportation Service? They can be contacted at transportation.consultation@aberdeenshire .gov.uk Public transport Please provide details of how the site is or could be served by public transport:

The location of the site and relationship to existing housing development provides opportunities for good connections to the exiting settlement both vehicular and non- vehicular. The new housing development would be integrated with public transport and active travel networks, such as footpaths and cycle routes. The new streets within the development would connect well with existing streets and with walking and cycling networks, and allow for links into future areas of development.

Transport Consultants, WSP, have undertaken an appraisal of the site’s accessibility and this is submitted in support of this Development Bid. This Appraisal has confirmed that the site is accessible, and benefits from its location and connections to the existing housing to

the east.

WSP consider that a safe and convenient access can be provided to the site. Access arrangements would be provided in line with current Guidelines, and there are no constraints to the delivery of the development from a transport and accessibility perspective.

WSP conclude that the site is located within a convenient walk of existing bus services providing opportunity for future residents to access employment opportunities in Dyce and Aberdeen using local bus services as an alternative to the private car. It is considered that the site could be accessed via a new priority junction formed on the unclassified road which connects Belhelvie with Potterton.

It is considered that there are no transportation issues which should prevent the site from being allocated for development within the replacement LDP.

Active travel Please provide details of how the site can (i.e. internal connectivity and links or could be accessed by walking and externally) cycling:

As above. d. Gas/Electricity/Heat/Broadband Has contact been made with the relevant Gas: No utilities providers? If yes, please give details of outcome(s): N/A Electricity: No If yes, please give details of outcome(s): N/A

Heat: No If yes, please give details of outcome(s): N/A Broadband: No If yes, please give details of outcome(s):

N/A Have any feasibility studies been No undertaken to understand and inform Please specify: capacity issues? N/A Is there capacity within the existing Yes network(s) and a viable connection to the Please specify: network(s)? It is expected that there will be capacity within the various networks to accommodate the proposed development.

Will renewable energy be installed and Don’t know used on the site? If yes, please specify the type of renewable For example, heat pump (air, ground or energy technology(s), if it is to provide water), biomass, hydro, solar (photovoltaic electricity and/or heating (i.e. space (electricity) or thermal), or a wind turbine heating and/or hot water), and the scale of (freestanding/integrated into the building) provision (To supplement off-site connection all the way to 100% energy provision (off-grid)):

Air Source Heat Pumps will be installed. e. Public open space Will the site provide the opportunity to Yes enhance the green network? (These are Please specify: the linked areas of open space in settlements, which can be enhanced The development of the site would provide through amalgamating existing green an opportunity to enhance and improve networks or providing onsite green the ecological and biodiversity value of the infrastructure) area through appropriate planting, landscaping, SUDS and open space You can find the boundary of existing provision, including links to exiting green green networks in the settlement profiles in networks. the LDP Will the site meet the open space Yes standards, as set out in Appendix 2 in the Please specify: Aberdeenshire Parks and Open Spaces Strategy? Any open space provided as part of the https://www.aberdeenshire.gov.uk/media/6 development of the site will meet open 077/approvedpandospacesstrategy.pdf space standards.

Will the site deliver any of the shortfalls Not applicable identified in the Open Space Audit for Please specify: N/A specific settlements? https://www.aberdeenshire.gov.uk/commu

nities-and-events/parks-and-open- spaces/open-space-strategy-audit/ f. Resource use Will the site re-use existing structure(s) or Where possible existing materials/ recycle or recover existing on-site resources will be re-used on site. materials/resources? Will the site have a direct impact on the No water environment and result in the need for watercourse crossings, large scale abstraction and/or culverting of a watercourse?

15. Other potential constraints Please identify whether the site is affected by any of the following potential constraints: Aberdeen Green Belt No https://www.aberdeenshire.gov.uk/media/20555/appendix-3- boundaries-of-the-greenbelt.pdf Carbon-rich soils and peatland No http://www.snh.gov.uk/planning-and-development/advice-for- planners-and-developers/soils-and-development/cpp/ Coastal Zone No https://www.aberdeenshire.gov.uk/media/20176/4-the-coastal- zone.pdf Contaminated land No Ground instability No

Hazardous site/HSE exclusion zone No (You can find the boundary of these zones in Planning Advice 1/2017 Pipeline and Hazardous Development Consultation Zones at https://www.aberdeenshire.gov.uk/planning/plans- and-policies/planning-advice/ and advice at http://www.hse.gov.uk/landuseplanning/developers.htm) Minerals – safeguarded or area of search No https://www.aberdeenshire.gov.uk/ldpmedia/6_Area_of_search_ and_safeguard_for_minerals.pdf Overhead lines or underground cables No Physical access into the site due to topography or geography No Prime agricultural land (grades 1, 2 and 3.1) on all or part of the No site. http://map.environment.gov.scot/Soil_maps/?layer=6 ‘Protected’ open space in the LDP (i.e. P sites) No www.aberdeenshire.gov.uk/ldp and choose from Appendix 8a to 8f Rights of way/core paths/recreation uses No Topography (e.g. steep slopes) No

Other Yes/No (please specify) No

If you have identified any of the potential constraints above, please use this space to identify how you will mitigate this in order to achieve a viable development:

N/A

16. Proximity to facilities How close is the site Local shops 400m to a range of facilities? Community facilities (e.g. >1km *Delete as appropriate school, public hall) Sports facilities (e.g. playing 400m fields Employment areas 400m Residential areas 400m Bus stop or bus route 400m Train station >1km Other, e.g. dentist, pub (please 400m specify) Local garage less than 400m to north of site.

17. Community engagement Has the local community been given the Not yet opportunity to influence/partake in the design and specification of the If yes, please specify the way it was carried development proposal? out and how it influenced your proposals: N/A If not yet, please detail how you will do so in the future:

Given the size of the site, formal pre- application consultation would be required as part of a future planning application. It should, however, be noted that Scotia Homes are also committed to engaging with the local community at the appropriate stage.

18. Residual value and deliverability Please confirm that you have considered I have considered the likely ‘residual value’ the ‘residual value’ of your site and you are of the site, as described above, and fully confident that the site is viable when expect the site to be viable: infrastructure and all other costs, such as constraints and mitigation are taken into  account. Please tick:

If you have any further information to help demonstrate the deliverability of your proposal, please provide details.

There are no known physical constraints to the development of this site. There are no physical, land use, flooding, ground stability, contamination, infrastructure or servicing constraints.

The site benefits from its generally south facing aspect and relatively level topography. It has available access points; and there are no ground stability issues, contaminated land or flood risk concerns. Given the current and historic agricultural use, the site has no known contamination issues.

Despite the greenfield nature of this site, there are no nature conservation constraints to its development. The site has limited ecological value, and there are no relevant European, regional or local nature conservation sites in close proximity of the site, and no nature conservation sites will be affected by the proposed development. In contrast, the development of the site would provide an opportunity to enhance and improve the ecological and biodiversity value of the area through appropriate planting, landscaping, SUDS and open space provision.

All services and infrastructure, including school capacity, are in place or have the capacity to be upgraded, where necessary, to serve the proposed phased development. As a greenfield site, renewable and sustainable energy opportunities can be investigated and delivered where appropriate.

The site can be developed within the next LDP Plan period and the site is controlled by experienced housebuilders with a track record of delivering this scale and nature of development throughout Aberdeenshire. The site is an effective and viable development site and funding in place to develop the site following allocation in the LDP and the necessary planning permissions have been granted.

This site is considered to be a logical and natural expansion of the current settlement and would complement the existing established housing to the east. As such, it would provide an opportunity to consolidate and “round-off” the settlement in this location.

The proposals for the site would connect with the existing housing to the east and the indicative masterplan confirms that the development can provide c. 50 housing units, along with significant areas of new open space and landscaping, including the creation of a robust settlement edge to the south.

The site is a logical expansion of the current settlement, and would result in the creation of a sustainable and high quality development. This will complement and complete the established housing development in this area and provide a more robust, landscaped edge to the south of Belhelvie.

We therefore request that the site is allocated for housing development within the emerging Local Development Plan. We would welcome the opportunity to discuss this submission with the Council and its Planning Officers prior to the preparation of the Main Issues Report.

19. Other information Please provide any other information that you would like us to consider in support of your proposed development (please include details of any up-to-date supporting studies that have been undertaken and attach copies e.g. Transport Appraisal, Flood Risk Assessment, Drainage Impact Assessment, Peat/Soil Survey, Habitat/Biodiversity Assessment etc.)

In addition to this completed Development Bid Form, this submission is supported by the following documents:

1: Site Location Plan 2: Indicative Masterplan; Michael Gilmour Architects 3: Accessibility Appraisal; WSP

Please tick to confirm your agreement to the following statement: 

By completing this form I agree that Aberdeenshire Council can use the information provided in this form for the purposes of identifying possible land for allocation in the next Local Development Plan. I also agree that the information provided, other than contact details and information that is deemed commercially sensitive (questions 1 to 3), can be made available to the public.

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Site Location Plan Michael Gilmour Associates Architecture, Interior Design, Planning Supervision Belhelvie West, Aberdeenshire 22 Rubislaw Terrace, Aberdeen AB10 1XE BELHELVIE Pedestrian footpaths

Open Space

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FOR ILLUSTRATION PURPOSES ONLY April 2013

Indicative Masterplan Michael Gilmour Associates Architecture, Interior Design, Planning Supervision Belhelvie West, Aberdeenshire 22 Rubislaw Terrace, Aberdeen AB10 1XE