Representation to FIFEplan Main Issues Report

March 2013

Milton of Balgonie

Balgonie Estates Ltd Balgonie Estates Ltd

1. Introduction

1.1 This submission is made on behalf of Balgonie Estates Ltd per

Muir Smith Evans, 23 Castle Street, , EH2 3DN, [email protected] 0131 225 7243

In respect of Candidate site LDP – MOB001.

1.2 This submission has been informed by site visits, desk top surveys and technical input from the following team:

Muir Smith Evans Planning Development potential

SIAS Transportation

Goodson Associates Services/Utilities Flood risk/Drainage/Ground Conditions

7N Architects Previous initial landscape assessment work has also been undertaken and the initial sketch masterplan and concept design input has been provided for this submission by 7N.

Balgonie Estates Ltd 2. MIR key Questions

2.1 Question 2 - Balgonie Estates supports the general approach to the spatial strategy outlined by Option 1 to maintain flexibility across a diverse and large planning authority area. It would be inappropriate to have a single spatial strategy where the landscape, topography, geography and identity are so diverse. Balgonie Estates supports the findings of the Spatial Strategy Technical Paper.

2.2 Question 6 – The Milton of Balgonie site subject to this representation is consistent with a dispersed settlement strategy but would contribute to the community and social fabric of Milton by sustaining demand for local services and providing environmental benefits at a core part of the village. There is opportunity for traffic calming, provision of open space and play facilities and the creation of a strong sense of place at the social hub of the village next to the school and village hall. The site is well located and well defined by boundary features and local topography. Balgonie Estates therefore agree with the approach outlined by Question 7.

2.3 Opportunity site LDP – MOB001 should continue to be identified by FIFEplan as an allocation for housing consistent with the spatial development strategy outlined. The remainder of this submission assesses the suitability of the site for development as required by Question 8.

2.4 In terms of FIFEplan’s preferred approach outlined in Question 10, setting a housing land requirement at 1,000 houses per year, Balgonie Estates suggest that this could be too low based on annualised average housing land requirement by housing market area. FIFEplan should seek to encourage new development and investment and provide a flexible approach to individual sites being developed in phases to establish the capacity of sites to deliver unit numbers at appropriate densities.

Balgonie Estates Ltd 3. Site and context

3.1 The site is greenfield and extends to some 2.1 hectares. It is located at the eastern edge of the current developed area of Milton of Balgonie and lies directly adjacent and opposite the existing built form.

3.2 The site lies directly to the south of Main Street and opposite Milton of Balgonie Primary School and church hall. The site is bounded by the road to the north, an access track to the east and existing housing tot the west. The southern boundary extends to roughly the line of the extent of the existing developed are of the housing to the west of the site.

3.3 Further land to the south is also owned by Balgonie estates and could form part of a landscape strategy for enhancing the setting of any new development. This area slopes down to the Mill Lade and River Leven and the existing tree belt that provides a strong landscape and context for the site. The site itself sits just below the level of the road and falls gently form north to south.

3.4 The wider settlement pattern of development of Milton of Balgonie is relatively linear with frontage to the main road. The site therefore represents a natural progression to this form of development and is well located for local community facilities.

3.5 The site has no obvious physical constraints to development, no landscape/heritage or other restrictive designations. The site is owned by Balgonie Estates and could be brought forward for development within the Local Development Plan period. Initial assessment based on the core expertise of the team indicates that development of the site should be economically viable and free from abnormal site development costs.

Balgonie Estates Ltd 4. Planning policy guidance

4.1 Scottish Government advice on creating place and key design principles support the sensitive development of such a site. The Scottish Government publish a series of Planning Advice Notes on Best Practice aimed to provide planning authorities and applicants guidance on shaping future developments. These are important documents and are material considerations in the determination of planning applications and in considering allocations through the development plan process.

4.2 They specifically relate to good practice and should inform planning authorities and applicants alike.

Designing Streets

4.3 Designing Streets was the first policy statement in for street design and marks a change in the emphasis of guidance on street design towards place-making and away from a system focused upon the dominance of motor vehicles. Designing Streets promotes the development of places which are well integrated with adjacent land uses and requires that they are highly permeable, particularly for non-car based travel modes.

PAN 67 - Housing Quality

4.4 PAN 67 recognises that the planning process has an essential role to play in ensuring that the design of new housing reflects a full understanding of its context – in terms of both physical location and market conditions; the design of new housing reinforces local and Scottish identity; and, new housing is integrated into the movement and settlement patterns of the wider area.

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4.5 The guidance states that many people also want to live in a place that has a distinct identity, rather than one that could be anywhere, and that every development should be part of a place with a mix of uses…every development should be planned and designed as part of a place that does more than just house people. It also recognises that the design of a successful place will begin with understanding how new housing can be connected to the movement patterns (streets and routes) and settlement patterns (street blocks and layouts) of an area. The combination of layout of buildings, streets and spaces should create local identity and character.

PAN 83 – Masterplanning

4.6 PAN 83 and PAN 68 both recognise context as a critical starting point. Development should be contained and should not be linear or sprawl or detached from the settlement edge consistent with previous advice in PAN 84, good design is about providing shape and context and providing a good environment for all. Government guidance strongly supports this approach and provides that the landscape and topography should inform and contain the layout of any new devolvement.

PAN 72 – Housing in the Countryside

4.7 PAN 72 reinforces the approach and methodology outlined by PAN 83 and states “… landscapes have different capacities to accommodate development. It is therefore crucial that the proposed location and siting of new housing considers the impact on the landscape, in terms of both immediate and wider surroundings...” and that “The importance of layout within a site cannot be over stated”.

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PAN 44 – Fitting New Housing Development into the Landscape

4.8 This approach is supported by PAN 44 Fitting New Housing Development into the Landscape. Paragraph 9 states that “Lack of integration with the landscape is particularly noticeable on the edges of our small and medium sized towns. Many new housing developments have been planned and carried out without evident regard to existing urban form and the local landscape, or to their wider visual impact particularly when seen from road and rail approaches. Insensitive development can undermine the special environmental quality of towns and their setting in the countryside which have drawn people to live and invest in them in the first place”. Paragraph 14 goes on to state… “Careful attention to landscape fit should be given by housing developers, and the principles of good design should be applied consistently by authorities in their planning decisions”.

The Milton of Balgonie opportunity site is consistent with a dispersed settlement strategy and would support local services and facilities.

Balgonie Estates Ltd 5. Access & connectivity

5.1 Milton of Balgonie is located approximately 3 miles east of town centre. Site LDP-MOB001 is located to the eastern side of the village and is currently used for agriculture. Main Street lies to the north with Jubilee Gardens to the west. A farm track defines the eastern boundary while Mill Lade and the River Leven are to the south.

5.2 The A911, which connects Glenrothes to the west and Windygates to the east, runs to the north of the village, effectively acting as a bypass. Main Street continues as Balfour Place to the east, where there is a priority junction with the A911; Milton Braes forms a priority junction with the A911 to the west.

5.3 Main Street has a 20mph speed limit through the village, with traffic calming measures in place in the vicinity of Milton Primary School, which is directly opposite the site. Traffic flows through the village are light in absolute terms. Main Street has a footway on the northern side along its entire length. There is also footway provision along most of the southern side, although it is discontinuous in places. There is street lighting throughout the village. Core Path 388 runs along the eastern boundary of the site. Milton of Balgonie Bus Services

5.4 Planning Advice Note 75 (PAN75) suggests that a typical Key Calling Points Service Operator Typical Frequencies (min) maximum walking distance to bus stops in 400m while the typical Number (Mon-Fri/Sat/Sun) distance to local amenities is 1,600m. Sections of Core Path 388 are Glenrothes Whitehill - Leven 43,43A,44,44A,44B Stagecoach 30 / 30 / 60 designated as shared pedestrian / cycle routes. There are also a number Kirkcaldy St Andrews HS - Bonnybank 237 Moffat + Williamson 1 per day/-/- of B and C class roads that connect the village with , Markinch - Glenrothes - Auchmuty HS 647 Moffat + Williamson 1 per day/-/-

Glenrothes, Coaltown of Balgonie and Thornton to the west; these are likely to be attractive routes for cyclists, particularly in the summer months.

Balgonie Estates Ltd 5.5 Scottish Transport Appraisal Guidance (STAG) suggests that a typical maximum cycling distance to places of employment etc. is 4,800m. This is shown in Figure 1.3 from the centre of the site and demonstrates that the neighbouring towns of Glenrothes, Markinch, Coaltown of Balgonie, Thornton, Windygates, Methil, Buckhaven and East Weymss are likely to fall within the typical cycling threshold.

5.6 The site is directly adjacent to existing bus stops on Main Street, where the principal service operates between Glenrothes and Leven. There are approximately 30 buses during the day in each direction Monday to Saturday, and approximately 14 buses in each direction on Sundays.

5.7 The nearest railway station is at Markinch, approximately 2 miles to the west, where there are, on average, two trains per hour serving Edinburgh and . There are also direct trains to Perth and . The site benefits from excellent transport links to neighbouring towns and the wider transport network. The environment in the village and the close proximity of designated Core Paths are conducive to promoting walking for local and leisure trips, while there are a number of quiet roads that connect to neighbouring towns that would be attractive for cyclists. There is a good existing level of bus routes, with regular, frequent services throughout the day to neighbouring towns, where connections can be made for longer strategic trips. The proximity to Markinch Railway Station provides the opportunity for train travel to some of Scotland’s major cities. The A911 provides a high standard of road connection to the A915 to the east and A92 to the west.

Balgonie Estates Ltd 5.8 Access would be taken directly from Main Street via a priority junction. As the existing wall forms parts of the site, it could be reconfigured to provide the necessary visibility splays required for a priority junction. A new footway could also be provided along the entire northern boundary, which would require the removal of the wall / removal and rebuilding of the wall.

5.9 The junction would be designed in accordance with guidelines set out in the document Designing Streets where the corner radii would be kept to a minimum to reduce vehicle speeds and improve the safety for pedestrians and cyclists; it is envisaged that a visibility splay of 2.4 x 25m would be required. A secondary vehicle access could be provided via the existing farm path to the east, which would be upgraded accordingly.

Balgonie Estates Ltd 6. Hydrology & Flood Risk

6.1 The design of new developments must take into consideration the latest Planning Policies (SPP and PAN 69) as well as Scottish Water and SEPA guidelines.

6.2 The key water courses in proximity to the site include Mill Lade and the River Leven (approximately 100m to the south) and the Back Burn (approximately 700m to the north).

6.3 The surrounding area is currently farmland. The site slopes generally from the north-west corner of the site (approximately +38.0m AOD) to the south east corner of the site (approximately +34.1m AOD). It is likely, given the site levels and proximity of the Mill Lade and River Leven, that surface water runoff from the site currently forms part of the river catchment.

6.4 In addition to the above site features, a well is indicated on the Scottish Water records to the north-west corner of the site.

6.5 In accordance with Council’s flood risk assessment SEPA flood map indicating guidelines, SPP and PAN 69, all possible sources of flooding have been the site boundary and considered. adjacent fluvial flood plains (blue) 6.6 Historical flooding records for the local area have been checked via Fife Council’s Flood Alleviation Report 2009 (covering the period 1988-2009). Each watercourse within the Mid-Fife area has been awarded a priority level for assessment and maintenance. The River Leven at Milton of Balgonie has been awarded the lowest priority (level 6) which indicates that there are no flooding reports for this particular locale.

Balgonie Estates Ltd 6.7 Scottish Planning Policy (SPP) requires that all new developments need to be free from unacceptable flood risk for all flood events up to the 1 in 200 year return period. With regards to fluvial flooding, the 1:200 SEPA flood map shows that the southernmost boundary of the site is around 100m to the north of the Mill Lade and River Leven. The proposed site levels for the development will sit at around +36.0m AOD whilst the flood level of the river is approximately +30.0m. The Back Burn to the north of the site is also subject to flooding under a 1:200 year event. However, the burn is approximately 700m from the proposed site. Both the distance and the levels of the flood plains indicate that fluvial flooding of the site will be unlikely.

6.8 The south east boundary of the site is around 3km from the tidal flood plain and is approximately 36m above sea level. Considering both distance and levels, tidal flooding of the site is unlikely and again the proposed development complies with the requirements of the SPP.

6.9 As shown on the Hydrogeological Map of Scotland, the site is SEPA flood map indicating the tidal flood located over a region underlain by a moderately productive aquifer. plains (green) in relation to the site BGS information indicates that this is a regional, cyclic multi-layered boundary aquifer with low yields from sandstones. Undertaking a Ground Investigation will confirm the ground water levels however we do not anticipate there to be an issue in terms of groundwater flooding of the proposed site.

6.10 The proposed surface water drainage scheme has been designed to mimic the natural surface water flows and hence have no impact upon flood risk for the site or adjacent land. In order to prevent any overland flooding, surface water flows from the new development will be treated and attenuated before discharging to the adjacent watercourse. Attenuation will be in the form of filter trenches and porous paving as appropriate for the location and the level of treatment required. For a more in-depth discussion of the drainage proposals please refer to our Drainage Impact Assessment (dated March 2013).

Balgonie Estates Ltd 7. Drainage

7.1 The design of drainage systems serving new developments must take the latest Planning Policies as well as Scottish Water and SEPA guidelines into consideration.

7.2 In accordance with Scottish Water and SEPA requirements and the Fife Council SuDS Guidelines the following drainage strategy is proposed:

. Separate foul and surface water systems on site; . Foul water will be discharged into the existing Scottish Water foul sewer system; and, . Surface water will be treated and attenuated on site prior to being discharged into the Mill Lade watercourse.

7.3 With regards to discharge of the foul water, it is proposed to collect all wastewater and foul discharges from the development into a Proposed foul drainage connection traditional gravity system. This will be taken to a single manhole on or near to the site curtilage. From here it is then proposed to discharge into the existing combined sewer located in the road to the south east of the site. This sewer is within the ownership of Scottish Water.

7.4 Foul water discharges for the development have been calculated in accordance with the guidelines presented in British Water’s “Flows and Loads 3”. In total a calculated average flow of 0.17/s from the site can be taken over a 24 hour period.

7.5 A response from Scottish Water for a capacity check on the basis of the above proposals is awaited.

Balgonie Estates Ltd 7.6 In terms of surface water drainage, The Fife Council SuDS guidelines require that all developments adhere to accepted technical SuDS requirements i.e. all proposed development must be drained by SuDS designed in accordance with The SuDS Manual (CIRIA C697), Sewers for Scotland and Planning Advice Note 61: Planning and Sustainable Urban Drainage Systems (PAN 61).

7.7 Surface water systems must also be designed in accordance with the latest SEPA guidelines. In the case of separate foul and surface water systems, SEPA require that surface water runoff be treated. Low risk areas such as roofs are subject to one stage of treatment whilst higher risk areas such as car parks, are subject to two.

7.8 The Fife Council SuDS Guidance requires that the post- development runoff rate and volume do not exceed the Greenfield runoff rate for previously undeveloped sites. They also require that there is no increase to the probability of flooding within the receiving watercourse and local area. In order to ensure that the above criteria are met it is proposed to include SuDS attenuation features on site before infiltrating to ground. The Fife Council SuDS Guidance requires that formal on-site storage be provided for the 1 in 100 year return period event and that attenuation measures be designed such that SuDS features do not surcharge during a 100 year return period event. A sensitivity test is also required to ensure that there is no flooding to property or roads under a 1 in 200 year return period rainfall event.

7.9 In accordance with The Fife Council Guidance, Greenfield runoff for the site has been calculated using the IOH124 method and pro-rata’d for the actual site area. The Greenfield runoff for a 1:2 year equivalency has been assessed using the Microdrainage computer analysis package and has been confirmed as 9.14/s. In order to ensure that the post-development runoff rate does not exceed the Greenfield runoff rate of the site it is proposed to provide to attenuate on site prior to discharge to the watercourse.

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7.10 The site was analysed for both a 1 in 100 year storm and a 1 in 200 year storm and the results from Microdrainage estimate that between 448m3 and 779m3 of storage will be required for a 1:100 year storm and 548m3 and 912m3 will be required for a 1:200 year storm.

7.11 Attenuation on site would be in the form of porous parking driveways and filter trenches to the residential properties. These attenuation units will be sized to ensure that the storage requirements are met. Sufficient storage will be provided to attenuate all surface water runoff from the 1:100 year storm event. Any excess runoff from the 1:200 year event will be contained within the site and will be routed to ensure that there is no detriment to properties or roads.

7.12 Surface Water Treatment will be provided in accordance with Table 3.3 of The SuDS Manual. Where only one stage of treatment is required such as from the building roofs surface water runoff will be routed to filter trenches where attenuation and treatment will take place, prior to discharge. For more onerous cases such as runoff from driveways and roads, two stages of treatment will be required. Porous pavements which offer two levels of treatment will be used in these zones and provision of an enhanced sub-base will ensure that sufficient attenuation is available. A tanked porous paving system will be used.

7.13 Given the existing topography of the site it is anticipated that surface water runoff from the site currently discharges into the Mill Lade. Existing surface water sewers within Milton of Balgonie also presently discharge into this watercourse. It is therefore proposed that all surface water runoff from the site will be discharged into the Mill Lade at Greenfield runoff equivalency following attenuation and treatment in the proposed SuDS devices. Permission to discharge into a watercourse must be granted by SEPA.

Balgonie Estates Ltd 8. Landscape capacity

8.1 The site sits within a strong landscape framework and enjoys pleasant views to the south over the gently sloping landform. The landscape structure to the south is characterised by policy woodland associated with the original Balfour House and a former mill lade forms an attractive southern edge to the site. This edge is lined by mature trees and a hedgerow. An informal access track, hedgerow and groups of trees form a strong and natural eastern boundary to the site at what, in landscape terms, appears to be the natural entrance to the urban form.

8.2 This feature could also be used as part of an attractive landscape walkway, linking with the existing community and as part of a SUDS scheme. This could be provided in a strong landscape setting and with strong links to the existing community and wider areas of countryside for cyclists and pedestrians. The site provides a strong sense of setting and landscape structure related to the surrounding are and the outlook to the south to the woodland, Mill Lade, river valley and beyond.

8.3 The site could easily absorb development that would not detract from the wider landscape character and could be successfully accommodated within the existing topography and landscape features. These could be enhanced where necessary as part of an overall landscape masterplan.

8.4 The inclusion of play areas and equipment into the landscape could be achieved to create real interest and identity. This could include Panorama views from north and south (bottom panorama) of the Milton of sculptural features and public art that create interest and quality in the Balgonie opportunity site showing well defined boundaries and well contained environment. landscape framework and topography.

Balgonie Estates Ltd 9. Environmental

9.1 There are no specific environmental constraints to development of the site. The next stage of assessment should include a Stage 1 Habitat Survey and Tree Survey of the tree belt that lies to the south of the site itself.

A previous layout testing scale and 9.2 There is significant opportunity for enhancing local habitats density for the site extending and providing a sustainable form of development. This will include direct further southwards. access to outside recreation (formal and informal) and integrate with the existing footpath networks.

9.3 The site is well located for local community infrastructure and naturally drains due to existing topography. This will enable a clear drainage and SUDs strategy to be exploited and will create strong landscape context and features within and adjacent to the site.

9.4 There is potential for on site recycling, rain water harvesting and eco-sensitive sustainable design as well as on site energy facilities built in as part of the design process.

Balgonie Estates Ltd 10. Summary

10.1 The site could form part of the FIFEplan strategy of a dispersed form of development but focused on existing settlements. The site would not be an isolated development within the countryside and would form a logical extension to the existing settlement and help support local community services and infrastructure.

10.2 Moreover, the site represents an excellent opportunity for modest planned growth and would provide a strong landscape and design feature to round off the form of the settlement and provide a strong entrance to the settlement from the east. It provides opportunity for access to the surrounding countryside and good connectivity to local infrastruture, and public transport and would encourage cycling and walking both on a daily basis and for recreation.

10.3 There are no obvious constraints to development of the site and an allocation on medium to low density housing would meet housing land allocation targets and provide choice and variety to the local housing market.

10.4 The concept layout sketch provided shows how the site could accommodate an appropriate scale and form of development. Further more detailed analysis on housing types and sizes will form the next stage of work to be undertaken. There is potential to create a range and mix of tenures and densities and the site could easily accommodate 50 – Initial sketch design concept and 65 units with appropriate levels of open space and play provision. further technical appraisals will form the basis of a development framework and initial masterplan for the site.

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