NEWHILLS Development Framework October 2014 Project: Newhills Expansion Area Development Framework Document: Development Framework Document Number: 120446-DF-SG-review Issue Revision By Approved Date First issue Client sign-off CDGG PMAC 19/12/2013 Rev A ACCC ReviRe ew CDG PMAC 23/01/2014 Rev B Final draft submission CDG PMAC 06/02/2014 Reve C Revision for Scottish Government review CDG PMAC 21/10/2014 pg. 1 The Newhills Expansion Area is a major urban expansion area on the western edge of Aberdeen City. It is one of the most significant expansion areas for Aberdeen in the next 20 years. Strategically, the Newhills area will form a new western boundary to the city and benefits from excellent connections via the AWPR and the A96(T) both into the city and outward to the surrounding area. As one of a series of masterplan zones that have been identified by Aberdeen City Council (ACC), an over-arching Development Framework is required which co-ordinates the three separate Opportunity Sites and ensures that the overall area is considered as a whole. The Aberdeen Masterplanning Process: A Guide for Developers has been followed which states that “developers will be expected to work together to prepare Masterplans for each zone, and coordinate the planning and delivery of associated infrastructure requirements.” This document sets out a Development Framework for opportunity sites identified in the Aberdeen Local Development Plan (ALDP) as OP20, OP21 and OP22. This Framework provides a structure for future masterplan(s) and application(s) for Planning Permission in Principle. The Newhills Development Framework and Masterplan was produced prior to the adoption of the Aberdeen Local Development Plan 2017, however its content remains valid and the document is still relevant in informing decision making. As part of the publication of the Local Development Plan 2017, an appraisal of the document has been undertaken and, as part of this process, policy references within the document have been reviewed and updated. Any queries concerning the text of the document should be directed to Planning and Sustainable Development (03000 200292 or [email protected]) for clarification. Newhills Framework: Development Framework pg. 2 contents pg. 3 1. the masterplan process pg. 5 4. design development pg. 39 1.1 The Planning Process pg. 6 4.1 Exploration and testing pg. 40 1.2 Planning Context pg. 6 4.2 Public consultation options pg. 41 1.3 The scale of the development pg. 7 4.3 Residential capacity in OP20 pg. 42 1.4 Technical Consultation pg. 8 4.4 Overall housing allocation pg. 43 1.5 Community Consultation and Engagement pg. 8 4.5 Finalising an approach pg. 44 2. the sites pg. 13 5. the development framework pg. 45 2.1 Introduction and context pg. 14 5.1 Introduction and purpose pg. 45 2.2 Site description pg. 15 5.2 Development structure pg. 47 2.3 Land Ownership pg. 18 5.3 Access and connectivity pg. 49 2.4 Existing land uses and buildings pg. 19 5.4 Transport modelling pg. 54 2.5 Evolving context pg. 20 5.5 Landscape Framework pg. 55 2.6 Historic development pg. 21 5.6 Land Use and Density pg. 62 2.7 Site Analysis and Existing Character pg. 21 5.7 Topography pg. 66 2.8 Drainage and Hydrology pg. 23 5.8 Drainage pg. 66 2.9 Topography pg. 24 5.9 Urban Design pg. 68 2.10 Open Space designations pg. 24 5.10 Character pg. 68 2.11 Existing trees and woodland pg. 25 6. phasing and delivery pg. 79 2.12 Environment pg. 26 6.1 Phasing strategy pg. 80 2.13 Environmental Considerations for the Development Framework 6.2 Delivery pg. 83 pg. 27 2.14 Existing movement network pg. 29 2.15 Analysis summary pg. 33 3. opportunity and vision pg. 35 3.1 The Opportunity & Vision pg. 36 3.2 Approach pg. 37 Newhills Framework: Development Framework pg. 4 1. the masterplan process pg. 5 1.1 The Planning Process 1.1.1 Introduction In preparing the Development Framework regard 1.2.5 Aberdeen Local has been made to the over arching aims of Scottish The Newhills Expansion Area Development Development Plan Planning Policy and the need to consider and comply Framework comprises three distinct sites: Craibstone in particular with the guidance contained within a The Aberdeen Local Development Plan (ALDP) South, Rowett South and Greenferns Landward. The number of specific policy documents, Circulars and identifies the Newhills Expansion Area as a area is located on the western edge of Aberdeen, Planning Advice Notes (PANs). These documents suitable location for new residential and and includes boundaries with the residential area of include: employment uses in accordance with the approved Bucksburn, employment areas at Rowett North and Strategic Development Plan. Substantial allocations the Aberdeen International Airport and Green Belt • Designing Places and Designing Streets; have been identified in recognition of the importance land to the south and west. The Aberdeen Western • Planning Advice Note 3/2010 – Community of the area to the expansion of the city. The ALDP Peripheral Route (AWPR) is planned to run to the Engagement; highlights the opportunity for people to live close to west and will form a new boundary at the north-west • Planning Advice Note 83 – Masterplanning. places of work along the Dyce/Bucksburn A96(T) of the expansion area. corridor and further take advantage of existing and • Creating Places; planned features such as: 1.1.2 Primary land owners/ • Draft Scottish Planning Policy; and • The proposed AWPR junction via A96(T); promoters • National Planning Framework 3 Main Issues • The proximity to Aberdeen International Airport; The primary landowners are Scotland’s Rural Report; College SRUC (OP20), the University of Aberdeen • The identification of the area as gateway to Reference to these documents is considered in more (OP21) and Aberdeen City Council (OP22). The Energetica corridor; and detail in other parts of the Development Framework. land owned by Scotland’s Rural College SRUC is • The provision of a Park and Ride site along with a subject to a legal development agreement with 1.2.2 Aberdeen City and Shire new access road into the Dyce Drive area. CALA Management Limited (CALA); and a project manager, Bon Accord Land Promotion Ltd, has Strategic Development Plan been appointed by the University. The Aberdeen City and Shire Strategic Development 1.1.3 Team Plan (SDP) was approved by Scottish Ministers in March 2014. The Strategic Development Plan A multidisciplinary project team has been engaged allocates 31,500 houses to Aberdeen City for the to develop an overall approach to the Development period up to 2035, with 21,000 of these houses Framework and strategically co-ordinate the proposed for greenfield sites. The SDP also allocates individual development proposals. The team consists 105 hectares of new employment land in the City up of the following: to 2026. In seeking to deliver a high growth strategy Masterplanners: OPEN (Optimised Environments for the City and Shire, the SDP promotes the Ltd.) development of sustainable mixed communities. Planning Consultants: Ryden Aberdeen is identified as a Strategic Growth Area in Environmental Consultants: Ironside Farrar the Strategic Development Plan. Development at Transport Consultants: Fairhurst Ltd Stoneywoodcan help bring forward land for development and meet the sustainability objectives Engineering Consultants: Fairhurst Ltd fo the Strategic Development Plan. 1.1.4 Purpose This document sets out and describes a Development 1.2.4 Nestrans Regional Framework for the Newhills Expansion Area (“Newhills Development Framework”) which is to be Transport Strategy Refresh adopted as Supplementary Guidance by Aberdeen (2013) City Council (ACC). The Development Framework Nestrans’ Regional Transport Strategy (RTS) was describes a residential-led mixed use development of approved by Scottish Ministers and published in up to 4440 residential units, supporting local retail, 2008 and a separate delivery plan published in 2010. service, community and employment uses. 1.2 Planning Context 7KH 576 5HIUHVK ZDV VXEPLWWHG WR WKH 6FRWWLVK *RYHUQPHQW IRU FRPPHQW LQ 6HSWHPEHU DQG D ILQDO 1.2.1 National Policy Guidance YHUVLRQ ZDV DSSURYHG E\ WKH 0LQLVWHU IRU 7UDQVSRUW DQG fig. 1: Aberdeen Local Development Plan: Opportunity sites The Development Framework and Phase 1 9HWHUDQVRQWK-DQXDU\ Masterplan will follow National Planing framework 3 (NPF3) (2014). The Vision set out in NPF3 is for a Scotland which is: - a successful, sustainable place. - a low carbon place - a natural, resilient place - a connected place Newhills Framework: Development Framework pg. 6 The ALDP allows for the development of 4,440 homes in the period to 1.2.6 ACC Local Transport Strategy () 2030 over three adjoining sites totalling around 220 ha; identified as OP20 The Local Transport Strategy (LTS) outlines the policies and interventions Craibstone South (1,000 homes), OP21 Rowett South (1,940 homes) and OP22 adopted Greenferns Landward (1,500 homes). The Plan states that a combined by Aberdeen City Council to guide the planning and improvement of the local road network on a five year period. Masterplan is required for all three sites. Site Area Landowner / ALDP Allocation (all housing 1.2.7 The Aberdeen Masterplanning Process: A (Ha) promoter numbers Guide for Developers 2007- 2017- 2024- Total The Aberdeen Masterplanning Process has been prepared as Supplementary 2016 2023 2030 Guidance by ACC as a guide for developers to the delivery of sustainable places. OP20: 43.15 Scotland’s Rural 750 250 0 1000 The term ‘masterplanning’ in this context includes the use of three design tools: Craibstone College SRUC/CALA Development Frameworks; Masterplans; and Planning Briefs. Development South Management Limited Frameworks are specifically recommended in “setting out a baseline, or 2 (CALA); dimensional spatial framework, for the way in which large areas that may be in OP21: Rowett 106.85 University of 1000 700 240 1940 multiple ownerships, are to be developed.” South Aberdeen/Bon The Development Framework specifically responds to four key issues: Accord Land Promotion Ltd • Context; OP22: 69.61 Aberdeen City 750 250 500 1500 • Identity; Greenferns Council • Connection; and Landward • Communication and engagement.