ABERDEENSHIRE LOCAL DEVELOPMENT PLAN FINALISED RESPONSE TO PROPOSED PLAN CONSULTATION KINCARDINE AND MEARNS – ABERDEEN HOUSING MARKET AREA Issue 84 Settlement - Park Section 6 The Proposals Map, (p23) Reporter: Schedule 1, Table 6, (p28) Development plan Volume 3H Supplementary Guidance, Settlement reference: Statements (p36-37) Body or person(s) submitting a representation raising the issue (including reference number): 39 Mr Angus Donaldson 933 Crathes, Drumoak & Durris Community Council 1018, 1028, 2060 Strutt & Parker LLP on behalf of Faskally Investments 1883, 1884 Ryden LLP on behalf of Stewart Milne Homes Provision of the development plan to Housing Land Allocation at Park – H1. which the issue relates: Planning Authority’s summary of the representation(s): Site H1 Support for H1 933: Support the allocation of H1 as it is consistent with organic growth. 1018, 1028, 2060: Support the allocation of H1 for 6 houses. Objection to H1 39, 1883, 1884: Object to the allocation of H1. The respondents suggest that the settlement is reliant on Drumoak for services, in particular the school, and as such development should be relocated to Drumoak. Character 39, 1883, 1884: Site H1 would result in disjointed ribbon development which would harm the settlement and character of Park. The site would impact on views from the A93. Over-Development 39: Site H1 would unsympathetically extend a small, compact historically significant rural service centre with clearly defined boundaries. The site is wholly disproportionate to the size and setting of Park. Six houses would increase the settlement by approximately 50%. Affordable Housing 39: The small site is unlikely to attract providers of affordable housing, which could result in commuted financial contributions being sought. If allocations were made in Drumoak, it would deliver the necessary critical mass to attract housing associations and affordable housing providers. Services 39: Development is not needed in Park to support the shop and the hall. It is argued that 6 houses would have a minimal impact in any case. Transportation 39: The access for H1 from the A93 is dangerous, and the respondent queries whether an additional junction onto the A93 can be safely achieved. Previous plan inquiry 39: Site H1 was rejected by the Reporter at the previous Aberdeenshire Local Plan Inquiry. Modifications sought by those submitting representations: Page 1 39, 1883, 1884: Object to the allocation of H1. Summary of responses (including reasons) by Planning Authority: Overview Park is located within the Local Growth and Diversification Area, within the Aberdeen Housing Market Area (see issue 66). Park is a small hamlet consisting of 17 houses, with a village shop and a village hall (albeit it may be in danger of closure). Park, located on the A93 main route into Aberdeen, is approximately 0.5 km from Drumoak and is connected via a footpath. Park has the planning objectives to meet local need and support local services. The allocation made is appropriate and sufficient for the purposes of delivering the strategy and aims of the Local Development Plan and the Structure Plan. Further information on the site is contained in ‘Issues and Actions Volume 6 May 2010’ (page 112) which was informed by the Main Issues Report consultation, and was produced to inform the allocations in the Proposed Plan. Site H1 Support for site H1 The support for the site is welcomed. Objection to site H1 Development has been allocated at Park to support the services in the settlement (the shop and the hall). Drumoak has also has received an allocation (see issue 85). Park is connected to Drumoak via a footpath and can easily utilise the services in Drumoak. Character The site extends the settlement but does not constitute “ribbon” development. Any impact on views is not normally considered a material planning consideration. A development brief is proposed for the site, and therefore there will be a further opportunity for engagement in relation to the layout and design of the site. The settlement currently fronts onto the A93, so it is inevitable that this proposal will be visible from the A93. However, any adverse visual impact can be mitigated through design. Over-development It is acknowledged that the scale of development represents a 35% increase in the size of the settlement, but 6 houses over the next 12 years is not excessive, particularly where the settlement has services to support. Affordable Housing There is a requirement for the development to contain 25% affordable housing: this could be provided for through low cost housing which is affordable by design. There is not a requirement to attract a social rented landlord (e.g. housing association). Services Allocations have been made in many settlements to support services. It is recognised that 6 houses may only have a limited impact, but as this development is within a short walking distance of the shop, these houses are likely to be disproportionately more beneficial than development elsewhere and will maintain a sustainable community. Transportation The Roads Authority have advised that there is no perceived issue with access. Access would be required from the A93, but there is sufficient distance from the existing junctions to allow an additional access. Previous plan inquiry Page 2 The main reason that the site was rejected by the reporter was that it had not been allocated, and it was not needed to meet the structure plan requirements. Conclusion None of the modifications sought are supported. The development strategy and land allocations in Park are appropriate and sufficient to meet the needs of the settlement strategy. The allocation is a small scale proposal to provide choice and support the services within the settlement. Any further plan changes commended by the Planning Authority: No changes are commended. Reporter’s conclusions: <INSERT TEXT> Reporter’s recommendations: <INSERT TEXT> Page 3 Issue 85 Settlement - Drumoak Section 6, The Proposals Map, (p23) Reporter: Schedule 1, Table 6, (p28) Development plan Document 3H Supplementary Guidance, Settlement reference: Statements (p5 & 6) Body or person(s) submitting a representation raising the issue (including reference number): 933 Crathes, Drumoak & Durris Community Council 1883, 1884 Ryden LLP on behalf of Stewart Milne Homes 2257 Mr Paul Geddes 2258 Mrs Julia Shand 2261 Mrs Marion McNeil 2262 Mrs Lee Bentley 2316, 2379 Drumoak School Council Chair 2590 Mrs Shelagh Marr Provision of the development plan to Housing Land Allocations at Drumoak – H1. which the issue relates: Planning Authority’s summary of the representation(s): Site H1 933: The respondent supports the allocation. 1883, 1884: The proposed site is supported, but objection is taken to the limited scale as 35 houses are incapable of sustaining local services. 2316, 2379: The housing proposed is supported as long as the new Primary School is in place beforehand. Site R1 (Replacement Primary School) 933: The respondent supports the allocation. 1883, 1884: The restriction placed on pipelines means that the location of the primary school is being compromised. 2257, 2258: The respondent states that a new school is desperately needed. 2261: Although the site is supported, concerns are raised about pedestrian access. It is requested that pedestrian access be provided from within the main area of the village. 2262, 2316, 2379, 2590: There is support for the site, and it is highlighted that the school is desperately needed and should be developed as soon as possible. Site R2 (Cemetery) 933: Support the allocation. Alternative Site K126 933: The non allocation of the land to the south of the village due to its proximity to the River Dee SAC is supported. 1883, 1884: Considering the strategic location of Drumoak on the A93, and the frequent public transport service, objection is taken to the failure to allocate more development in Drumoak. There is a need to allocate more land in the Aberdeen Housing Market Area (see issue 25 New Housing Land Allocations) and Drumoak is capable of further growth. The allocation in Drumoak should reflect the aspirations of Main Issues Report bid K126 for a mixed use development comprising residential, employment and community uses. 1883, 1884: There is currently no employment land available in the settlement, and employment land is proposed as part of a larger expansion to create a sustainable community. 1883, 1884: A new school with capacity for 220 pupils is being proposed by the Council which would provide capacity for a further 400 houses, yet there is no development proposed to maximise the capital investment. Other settlements with the requirement of a new primary school have been the subject of significantly greater land release. 1883, 1884: The pipeline corridor is not a constraint to development, since there are potential Page 4 mitigation measures, although the level of mitigation is dependent on the nature of the development proposed. Realignment of pipelines has been carried out in other settlements with no compromise in developer contributions. The pipeline should not be an impediment to proper planned growth of a settlement. 1883, 1884: Land to the south of the settlement is not constrained by proximity to the River Dee Special Area of Conservation or the Waste Water Treatment Works as stated in response to the Main Issues Report: there is a technical solution. Modifications sought by those submitting representations: 933: Land to the south of the settlement should not be allocated. 1883, 1884: Support site H1 but request further land is released to provide employment land, a suitable school site and to create a sustainable community. 2261: Request pedestrian access be provided from within the main area of the village to site R1. Summary of responses (including reasons) by Planning Authority: Overview Drumoak is located within the Local Growth and Diversification Area, within the Aberdeen Housing Market Area. The settlement strategy within the local growth and diversification area focuses development on settlements that will allow the provision of important infrastructure, or have specific needs identified (see issue 66).