IronsideFarrar Lower Largo Local Plan Submission Lower Largo Local Plan Submission 1.0 INTRODUCTION 3.0 DESIGN POLICY CONTEXT 1.1 Previous Submission 3.1 Place-Making Agenda 1.2 Fife Structure Plan Vision 2006 – 2026 3.2 Architecture and Design Scotland 1.3 Finalised St Andrews & East Fife Local Plan 3.3 Streets and Movement Agenda 1.4 Strengthening the Case for Lower Largo 3.4 Sustainable Places 3.5 Scottish Planning Policy 3.6 Scottish Planning Advice Notes 2.0 SITE OVERVIEW 3.7 Fife Urban Design Guide 2.1 Site History 3.8 Fife Masterplan Handbook 2.2 Local Context 2.3 Accessibility 2.3.1 Road Network 4.0 MASTERPLAN FRAMEWORK 2.3.2 Public Transport and Linkages 4.1 Good Design 2.3.3 Path and Cycle Network 4.2 Urban Form 2.4 Environmental Designations 4.3 Housing Mix 2.5 Ground Conditions 4.4 Open Space & Landscape 2.5.1 Geology 4.5 Movement Spaces 2.5.2 Mining Issues 4.6 Community Integration 2.5.3 Contamination 2.6 Watercourses 5.0 CONCLUSION 2.7 Hydrology / Hydrogeology 2.7 Flooding 2.8 Conclusion 7447 R / 231209 / 2 Lower Largo Local Plan Submission Introduction 1 1.0 INTRODUCTION The Crichton Family, owners of Largo Estate, have identified an area of land east of Lower Largo that would offer potential for a natural extension of the village as part of the St Andrews & East Fife Local Plan. The proposed development area is located immediately east of Durham Wynd and is bounded to the north by the A915 and to the south by an existing residential area and playing fields. 1.1 Previous Submission A previous submission by the Crichton Family was lodged in March 2009 to Fife Council seeking to secure support for the inclusion of a potential housing site to the east of Largo in the St. Andrews and East Fife Local Plan. In the previous submission to the Council it was stated that as the site is bounded to the south and west by existing residential properties it would therefore be ideally situated for further residential development. It was also noted that with the site bounded to the north by the A915 and to the west by Durham Wynd appropriate vehicular access into the site could certainly be achieved. Proposed Development Site 1 Lower Largo Local Plan Submission 1.2 Fife Structure Plan Vision 2006 – 2026 The Fife Structure Plan advises that good quality housing is a basic human need. Its provision contributes to the economy, social justice and sustainable development and can assist in attracting new households to areas suffering from population loss, thereby supporting the rejuvenation of communities. The Plan quantifies the amount and identifies the general location of new housing land. Policy H1 of the Structure Plan states that ‘Housing Land Requirement Land will be identified in Local Plans to meet the Housing Land Requirement for the period 2006- 2011 and (subject to appropriate review), 2011- 2026 as set out in Proposal PH1’, with a total of 500 units earmarked for the East Neuk Settlements under Proposal H1. Structure Plan Diagram 2 Lower Largo Local Plan Submission 1.3 Finalised St Andrews & East Fife Local Plan In the Finalised St Andrews & East Fife Local St Andrews & East Fife Local Plan is one of the Plan the site has been designated for housing three new Local Plans being prepared for Fife. It use with a capacity of 70 units, of which 20 sets out detailed policies and proposals which will houses should developed beyond the Local Plan guide development in the area up to 2018. It will period. An indicative framework prepared by the replace the existing Local Plans for the area - the Council include a ‘no development zone to St Andrews Area, Cupar and Howe of Fife, Largo protect important views into and out of the site. and East Neuk and Tay Coast Local Plans. 1.4 Strengthening the Case for Lower Largo The area covered by the Plan is diverse with a We note and welcome the inclusion of the Lower mix of urban and rural towns and villages and Largo site in the Finalised Local Plan. attractive and varied coast and countryside. Development of the site will contribute to the East Neuk Settlements Strategic Land Allocation and The strategy is guided, to a large extent, by the create a new but integrated neighbourhood to the Fife Structure plan 2006-26. The local plan is east of Lower Largo. It will provide an opportunity concerned with matters such as: to increase support and patronage of the village centre shops and businesses, and create an Maintaining and enhancing the attractive new settlement edge. countryside Directing new development to those areas The primary purpose of this submission is to most able to absorb it and where the most strengthen the case for the site at Lower Largo benefit will be gained and to demonstrate in further detail that the site The need to provide affordable housing represents an appropriate, effective and natural The requirement to balance development extension of the village according with best pressure in the St Andrews area with the practice principles relative to sustainable commitment to a Green Belt for the town. community growth. 3 Lower Largo Local Plan Submission A915 Proposed Development Site Lower Largo 4 Lower Largo Local Plan Submission Site Overview 2 2.1 Area / Location 2.3 Accessibility The site is located at the eastern edge of Lower Largo covering an area of 5.57 hectares. It is 2.3.1 Road Network bounded to the north by the A915 and to the west The key route in the area is the A915, which is by Durham Wynd. An existing residential area the main road from Kirkcaldy to Leven and and a playing field are located immediately south continues through Lower Largo and on to St. of the site. Andrews. As noted the site is bounded to the north by this road. 2.2 Local Context Lower Largo forms one of a pair with nearby 2.3.2 Public Transport and Linkages Upper Largo. The village has carried a number of Stagecoach in Fife runs a number of bus services different names over the years, including Nether that go through Lower Largo including the X26 Largo and Seatown of Largo, or further back in (hourly service from St. Andrews – Leven – Public Transport Links time, Largow Burnemouth. Kirkcaldy – Glasgow) and the X60 ( hourly service St. Andrews – Leven – Kirkcaldy – Lower Largo's heart lies where the Keil Burn Edinburgh). Both services make stops at bus flows into the Firth of Forth. The rivermouth here stops nearby opposite Durham Wynd. was already established as a harbour serving a significant settlement by 1500. In 1827 a pier was 2.3.3 Path and Cycle Network built on the east side of the rivermouth to provide There are no cycling facilities or networks within additional protection, but a full blown harbour of the site boundaries or in the immediate the sort found in other Fife villages on this coast surrounding area. never emerged. A Core Path Network has been prepared as part of the Local Plan process and shows that paths run along the north, west and eastern boundaries Core Paths of the site. 5 Lower Largo Local Plan Submission 2.4 Environmental Designations There are no environmental designations affecting the site (including Special Areas of Conservation, Local or National Nature Reserves, Regionally Important Geological sites) however, the following environmental designations can be found in the vicinity of Lower Largo. The housing allocation would have no significant impacts on the setting or status of these designations. Ramsar site / SSSI at Lundin Links approximately 220m south of the site An Area of Great Landscape Value covers a large area of East Fife and around Lower Largo (See image below) and has been designated due to Area of Great Landscape Value 6 Lower Largo Local Plan Submission 2.5 Ground Conditions 2.5.3 Contamination / Development History 2.9 Conclusions Historical records for the study area have been There are no significant environmental 2.5.1 Geology reviewed back to 1896 and land use for the area constraints, ground condition / flood risk issues The solid geology of the site is made up of the has remained as agricultural throughout the relating to the site and site visits and analysis has sedimentary rock cycles of the Upper Limestone intervening period. Consequently contamination shown that effective access to the site is Formation in the west portion of the site and the and land use related hazards are considered to possible. The site has good links with the wider sedimentary rock cycles of the Passage be very low road network and good access to public formation in the eastern portion. The Castlecary transport. In addition, physical links with Limestone outcrops through centre of the site 2.6 Watercourses surrounding housing areas and the wider path running generally north to south. The nearest watercourse to the site is Largo Burn network will be sought as far as possible to which is situated approximately 170m to the east ensure it is fully integrated with existing Superficial geology comprises raised marine of the site. communities. deposits of clay, silt sand and gravels. Glacial tills are recorded immediately to the north of the 2.7 Hydrology / Hydrogeology A915 corridor and it is possible that the tills are The area of the site is located within a minor / present on site. moderately permeable aquifer comprising fractured rocks which do not have a high The recorded geology indicates hazards relating permeability or other formations of variable to landslide or running sands as very low risk, permeability.