ABERDEENSHIRE LOCAL DEVELOPMENT PLAN FINALISED RESPONSE TO PROPOSED PLAN CONSULTATION KINCARDINE AND MEARNS – SOUTH OF DRUMLITHIE TO LAURENCEKIRK STRATEGIC GROWTH AREA Issue 46 Spatial Strategy – South of Drumlithie to Laurencekirk Strategic Growth Area Section 4, The Spatial Strategy (p6 & 7) Reporter: Section 6, The Proposals Map, (p23) Development plan Schedule 1, Table 6 (p28) reference: Schedule 2, Table 6, (p32) Schedule 3, Table 2 (p35 - 41) Schedule 4, (p43) Body or person(s) submitting a representation raising the issue (including reference number): 1416, 1417, 1419 Bancon Developments 1613 Archial Planning on behalf of Mr and Mrs MacKenzie 1685, 1693 Paull & Williamsons LLP on behalf of Scotia Homes Limited 1689 Mr Ian Downie 1773, 1777 Paull & Williamsons LLP on behalf of Scotia Homes Ltd Provision of the development plan to Distribution of development between which the issue relates: settlements in the Drumlithie to Laurencekirk Strategic Growth Area. Planning Authority’s summary of the representation(s): Support for the Strategy Respondents 1416, 1417, 1419, 1685, 1693 support the proposed strategy which focuses the majority of growth in Laurencekirk. 1416, 1417, 1419 further comment that it is a logical approach utilising excellent rail and road linkages and benefiting the existing community through the delivery of a new secondary school. 1685, 1693 suggest that this is the only viable option. Deliverability of the Strategy 1685, 1693, 1773, 1777: The allocation of all developments in this Strategic Growth Area to one site in the settlement is an unsound strategy. This approach could risk delivery and rate of development could impact adversely on the delivery of effective sites and fail to provide sufficient choice and options. 1613 and 1689 express concern that the strategy concentrates the housing allocations in this Strategic Growth Area to Laurencekirk and does therefore not provide a range of sites. 1613 suggests that this approach could impact on the delivery of housing land in the short term as there are not other alternatives if issues arise. Modifications sought by those submitting representations: 1613: Decrease the M1 housing allocation in Laurencekirk and transfer to Fordoun. 1689: Main Issues Report bid sites K50, K51 and K93 should also be allocated for the first plan period. Summary of responses (including reasons) by Planning Authority: Overview The proposed strategy is entirely consistent with the housing and business land locations identified in the Structure Plan (Paragraph 3.9 p10, Figure 3 p14, Schedule 1 p27) and with paragraph 71 of Scottish Planning Policy, which advises that early consideration of the scale and location of the housing land requirement in development plans well ahead of land being required for development should assist in aligning the investment decisions of developers, infrastructure providers and others. Key to decisions regarding the distribution of development in this area have been the role of Laurencekirk as a local service centre with a focus for both education, provided by a proposed new replacement academy, and transportation, provided by the re-opened railway station. The spatial strategy for the South of Page 1 Drumlithie to Laurencekirk Strategic Growth Area is an appropriate response to the structure plan strategy for the area. Support for the Strategy The support for the approach adopted is welcomed. Deliverability of the Strategy Land allocations have been considered for other small villages in the strategic growth area, but the opportunity for this is very limited. Only Fordoun is an appropriate location for allocations to meet the strategic needs of the region (as oppose to local needs). Allocation in this village requires to be limited in scale to preserve its character (it is currently a community of 130 households) and to avoid breaching the capacity of the existing primary school (Redmyre, which has capacity for only 4 pupils in 2016 in the absence of any new allocations). Within the area only one substantial site has been identified in order to provide sufficient certainty for infrastructure investment. Allocation of numerous sites would not achieve the critical mass of development that both justifies and can afford the significant infrastructure that is required. A range of sites has been provided across the whole of the rural housing market area; and in the Mearns area substantial alternative development opportunities are provided in settlements where there is a need for local growth and diversification, as well as within countryside sites under the policies to facilitate development in the countryside. Conclusion This is an appropriate strategy that will provide sufficient land to meet the aspirations of the structure plan. Any further plan changes commended by the Planning Authority: No further changes are commended. Reporter’s conclusions: <INSERT TEXT> Reporter’s recommendations: <INSERT TEXT> Page 2 Issue 47 Settlement - Fordoun Section 6, The Proposals Map (p23) Reporter: Schedule 1, Table 6, (p28) Development plan Document 3H Supplementary Guidance, Settlement reference: Statements (p14 & 15) Body or person(s) submitting a representation raising the issue (including reference number): 181, 183, 2252, 2653 Ryden LLP on behalf of Alexander Adamson Ltd 1559, 1562, 1567 Halliday Fraser Munro on behalf of Pension Fund (SAP) 1613 Archial Planning on behalf of Mr and Mrs MacKenzie Provision of the development plan to Housing Land Allocations in Fordoun at H1 & which the issue relates: General Comments. Planning Authority’s summary of the representation(s): General Comments 181, 183, 1559, 1562, 1567, 2252, 2653: Development is required in Fordoun to support the primary school. Site H1 181, 183, 2252, 2653: Although H1 is supported, it is requested that the initial Main Issues Report bid site K117 is allocated in full for 51 houses. The precedent has been set for development along the Burn of Leppie, by development east of the railway, and the burn forms a natural and defined boundary. The northern section (H1) is surrounded by development on three sides and can be considered infill development as part of the proposed extension to the settlement boundary. Therefore development should be focused towards sites around existing settlements and K117 provides an ideal opportunity to promote growth. Development will support local services including Laurencekirk Rail Station. K117 has a small section along the south at risk of flooding, but this is not a constraint to development. 1559, 1562, 1567: H1 will increase the east/west imbalance and will result in more children using the underpass. The site may not offer the best long term solution, as it is adjacent to the railway, there is potential flood risk to the west, and it is unclear how a second point of access could be achieved. Alternative Sites Site K81 (Redmyre) 181, 183, 2252, 2653: Site K81 as identified in the Main Issues Report is located outwith the settlement boundary, on the opposite side of the railway from the built up area. The site would set a precedent for development east of the railway. K81 also has potential flooding issues. 1559, 1562, 1567: The site at Redmyre identified as K81 in the Main Issues Report should be allocated for a mixed use development of 40 units (in addition to H1). Allocating an additional 40 units in Fordoun would allow infrastructure contributions to be shared between developments. The site has no constraints and would need minimum upgrading work, it would make land available for the primary school and provide a park. The pipeline is not an absolute constraint to development and the site has been reduced to take the pipeline into account. Development of K81 would improve connectivity between existing housing and the primary school, and would bring the primary school back into the village. A mixed use development in K81 will provide employment land in Fordoun which will help to meet the structure plan requirement for 60 hectares of employment land to be made available in a range of places. Site K54 1613: Site to the north of H1 should be allocated (site K54 as identified in the Main Issues Report). Scottish Planning Policy requires a range of sites to be provided, and so site M1 at Page 3 Laurencekirk should be reduced and some of the allocation transferred to this site. The site has no infrastructure constraints, and enjoys a range of transport options, services and facilities. The primary school has capacity for 22 pupils. There is a pipeline corridor within the site which would restrict the scale of development, but there is scope for 40 houses on the site. Modifications sought by those submitting representations: 181, 183, 2252, 2653: Support the allocation at H1 but request the larger site be included for a mixed development including 51 houses. 181, 183, 2252, 2653: Site K81 should not be favoured for development. 1559, 1562, 1567: Site K117 (H1) may not offer the best area for future expansion. 1559, 1562, 1567: The site at Redmyre (K81) should be included in the plan for the development of 40 houses, with 25 houses in phase 1 and 15 houses in phase 2. 1613: Site K54 should be allocated for housing development. Summary of responses (including reasons) by Planning Authority: Overview Fordoun is located within the South of Drumlithie to Laurencekirk strategic growth area. Fordoun has a primary school, a village hall, a public house and employment uses within the settlement. The primary school is located to the east of the A90 and is connected to the settlement via a pedestrian underpass. The school is currently operating at 74% capacity, but is forecast to rise to 94% by 2016. The majority of the allocation within this corridor is allocated to Laurencekirk, where there are significant infrastructure issues to overcome (see Issue 46 ‘Spatial Strategy South of Drumlithie to Laurencekirk’). The allocation made in Fordoun is appropriate and sufficient for the purposes of delivering the strategy and aims of the Structure Plan.