4(1)(i) 11/610 Perth and Kinross Council Development Control Committee – 7 December 2011 Report of Handling by Development Quality Manager Residential-led development to provide 1,800 new homes, a primary school, leisure, retail, office facilities along with new vehicular and pedestrian access, open space and landscaping (in principle) at Land Adjacent to Huntingtower and Ruthvenfield, Perthshire Ref. No: 08/00678/IPM Ward No: 9 Summary This report recommends approval of the outline application to formally establish the principal of residential development and associated uses at land adjacent to Huntingtower and Ruthvenfield (referred to as Almond Valley village). The development is considered to comply with the current Development Plan alongside the Council’s overarching economic, social and environmental objectives contained within the Community Plan, Corporate Plan and the Economic Development Strategy. The application is recommended for approval, subject to conditions and an agreed Masterplan and coinciding legal agreement. BACKGROUND 1 The Almond Valley site lies to the north west of Perth, covering a site area of 159 hectares, set within the lowland river corridor landscape associated with the River Almond. 2 This site was historically a centre of cotton and linen industries including printing and bleaching and much of the landscape, topographical features and surviving historic and traditional buildings reflect this background. The area is characterised by watercourses, both natural and man-made; industrial heritage of rail lines, lades, vestiges of mill workings and workers’ cottages; the curving embankment forming the visual containment to and viewpoint at the southern boundary of the site; paths and pockets of open space with limited views in and out, contained by hedgerows and woodland. 3 The current landscape and context of Almond Valley is characterised by the physical presence of the River Almond to the north and west and framed by a steep embankment to the south. The eastern boundaries of the site are more open towards the A9 bypass and the Inveralmond industrial estate. The historical town lade dissects the site from East to West. 4 Land within the site is predominantly made up of low lying arable and grazing land with the occasional historic building group and more recent housing clustered at Huntingtower Field. The landscape varies outwith the boundaries of the site, including open fields to the south and north with business units immediately to the east and west. Almondbank village is situated further west. An area known as Bertha Park lies further north of the site (identified as a future strategic development area), separated by the River Almond. 27 5 Existing man made features adjacent to this site include Huntingtower Hotel, a prominent feature on the landscape, with a modest country house setting and Huntingtower Castle. Overland power lines pass through the site along a south west / north east alignment and an underground gas main passes through on a north to south dog leg. 6 Current vehicular access into the site consists principally of 2 junctions accessed from the A85, Crieff Road, with a tertiary road which snakes through the site and links up with Inveralmond industrial estate and the A9. 7 Historically, planning applications have been submitted on this site with the most recent in 2003 (03/00212/OUT - Mixed use development including residential, commercial, educational, recreational and retail development with associated road works and landscaping) which was ultimately withdrawn due to several unresolved issues and lack of information to appropriately assess and determine the application. PROPOSAL 8 This proposal seeks to formally establish the principle for the development of a new satellite village, serving the north west of Perth. The proposed new village comprises: Development of up to 1800 houses with associated; • School provision; • Retail; • Business Space; • Playing Fields and open space; • New vehicular and pedestrian routes. 9 The scale, mix and final numbers relating to the above proposals will be arrived at through the production and submission of a masterplan with associated background supporting information. 10 This application has been accompanied with a supporting planning design statement and environmental statement, which includes background information, site details and an indication of the design principles that the developers aim to take forward in developing the site. Environmental Impact Assessment (EIA) 11 The proposed development, as an urban development project with a site area exceeding 0.5ha, falls under Schedule 2 (10(b)) of the Environmental Impact Assessment (Scotland) Regulations. An Environmental Statement was therefore prepared to fully assess any environmental issues likely to arise as a result of the proposals and any mitigation measures which need to be considered in this regard. 28 NATIONAL POLICY and GUIDANCE 12 The Scottish Government expresses its planning policies through the National Planning Framework 1& 2, the Scottish Planning Policy (SPP) and Planning Advice Notes (PAN). The Scottish Planning Policy 2010 13 The SPP is a statement of Scottish Government policy on land use planning and contains: • the Scottish Government’s view of the purpose of planning, • the core principles for the operation of the system and the objectives for key parts of the system, • statutory guidance on sustainable development and planning under Section 3E of the Planning etc. (Scotland) Act 2006, • concise subject planning policies, including the implications for development planning and development management, and • the Scottish Government’s expectations of the intended outcomes of the planning system. 14 The following sections of the SPP are of particular importance in the assessment of this application:- • Paragraph 25: Determining planning applications • Paragraph 33: Sustainable Economic Growth • Paragraphs 34 – 44: Sustainable Development and Climate Change • Paragraph 66: Housing • Paragraphs 77 - 84: Location and Design of New Development • Paragraphs 86 – 88: Affordable Housing • Paragraphs 89 – 91: Other Housing Requirements • Paragraphs 110 – 112: Historic Environment • Paragraph 123: Archaeology • Paragraphs 125 – 148: Landscape and Natural Heritage • Paragraphs 149 – 158: Open Space and Physical Activity • Paragraphs 165 – 176: Transport • Paragraphs 196 – 211: Flooding and Drainage • Paragraph215: Waste Management • Paragraph 255: Outcomes 15 The following Scottish Government Planning Advice Notes (PAN) are also of interest: • PAN 1/2011 Planning and Noise • PAN 2/2011 Planning and Archaeology • PAN 40 Development Management • PAN 51 Planning, Environmental Protection and Regulation • PAN 60 Planning for Natural Heritage 29 • PAN 61 Planning and Sustainable Urban Drainage Systems • PAN 68 Design Statements • PAN 69 Planning & Building Standards Advice on Flooding • PAN 79 Water and Drainage 16 Designing Places: - The first policy statement which marks the Scottish Government’s determination to raise standards of urban and rural development. 17 Designing Streets: A Policy Statement for Scotland: Designing Streets is the first policy statement in Scotland 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. It has been created to support the Scottish Government’s place-making agenda and is intended to sit alongside the 2001 planning policy document Designing Places, which sets out Government aspirations for design and the role of the planning system in delivering these. 18 The following documents from Historic Scotland are also of importance in the determination of the application given the historic significance of sites within and surrounding the site:- • Scottish Historic Environment Policy July 2009 (SHEP) • Managing Change in the Historic Environment guidance series CITY REGION PLANS 19 TAYplan (June 2011) Proposed Strategic Development Plan 2012 – 2032 West and North West Perth are identified as a Strategic Development Area in the proposed plan, including the site relating to this application. OVERARCHING COUNCIL PLANS 20 Perth & Kinross Community Plan (2006 – 2020) Key aim - Create a vibrant and successful area through: • Improved infrastructure and transport links • A sustainable natural and built environment 21 Perth & Kinross Corporate Plan 2009 -2012 Corporate Plan Vision includes – Building a vibrant and successful area through the following objectives: • Provide a safe, secure and welcoming environment • Promote healthy, caring communities • Build a prosperous, sustainable and inclusive economy • Develop educated, responsible and informed citizens • Support confident, active and inclusive communities 30 DEVELOPMENT PLAN 22 The Development Plan for the area consists of the Approved Perth and Kinross Structure Plan 2003 and the Adopted Perth Area Local Plan 1995 (Incorporating Alteration No.1 Housing Land 2000). Perth and Kinross Structure Plan 2003 23 The principal relevant policies are in summary: Strategy 1 The Perth Core Area 24 This strategy seeks to allocate sufficient land to meet housing demands generated n the Core area and to provide attractive opportunities for people to live nearer Perth as well as promoting the provision of affordable housing. Sustainable Communities Policy 2 25 New development proposals of strategic significance will, as a minimum, require to demonstrate that they: • are accessible to, or can be