PLANNING APPLICATION: 14/00551/APP In the event that a recommendation on this planning application is overturned the Committee is reminded of the advice contained on the front page of the agenda for Reports on Applications The Proposal Application for a new Link Road at site linking the A96(T) to Wittet Drive to Edgar Road (approximately 1.7km). The development comprises the following elements (from north to south): A new signalised junction with the A96 Trunk Road providing „toucan‟ crossing facilities for pedestrians and cyclists. A new section of carriageway linking the northern end of Wittet Drive to the aforementioned signalised junction on the A96 Trunk Road including a shared footway/cycleway for pedestrians and cyclists. An amended junction layout at the A96 Trunk Road/Wittet Drive junction which allows left out only movements. The existing northern section of Wittet Drive will become a shared surface. A newly constructed junction to the Elgin R8 housing development site west of Wittet Drive. Demolition of two dwellings on Wittet Drive (No's 13 and 15). Carriageway improvement and road marking works, including a number of parking provisions and a shared footway/cycleway for pedestrians and cyclists along the existing length of Wittet Drive. Alterations to the existing major/minor priority junctions between Wittet Drive and Bruceland Road, Petrie Crescent and Mayne Road. A revised junction arrangement in the form of a signalised junction at Wittet Drive/B9010 Pluscarden Road, incorporating „toucan‟ crossing facilities for pedestrians and cyclists (to replace existing roundabout). A newly constructed „toucan‟ crossing facility for pedestrians and cyclists on Wittet Drive located between the existing junctions of Petrie Crescent and Mayne Road. An extension of the existing length of Wittet Drive via a new bridge over the Aberdeen to Inverness railway line and a shared footway/cycleway. Continuation of the new road in a south easterly direction beyond the newly constructed railway bridge towards Edgar Road. A crossing suitable for pedestrians and cyclists connecting Fairfield Avenue with The Wards wildlife site and wider path network. Continuation of the new road in a southerly direction providing a new junction and spur leading to the as yet to be developed Elgin R5 designation Bilbohall South. A newly constructed signalised junction incorporating toucan crossing facilities for pedestrians and cyclists with provision for connection to a proposed new Elgin High School access and associated land to the west at the signalised junction. An extension to the existing length of Edgar Road by way of new section of road in a south westerly direction from its current extent to the newly constructed signalised junction, incorporating an access to Greenwards Primary School. A newly constructed „toucan‟ crossing facility for pedestrians and cyclists situated on Edgar Road, connecting Longwood Walk and The Wards Wildlife site. Carriageway improvement and road marking works on the existing section of Edgar Road with a small facility for off-street parking south of The Wards Wildlife site. Associated construction of SUDS ponds at the north and south end of the development. Provision of 6 noise barriers varying in height from 1.5m to 3m and a crash barrier at the northern end of the development adjacent to the A96 near the River Lossie Bridge. Provision of 5 signalled pedestrian crossing and 4 un-signalled crossing (with pedestrian islands). A variety of landscaping features are proposed which include small areas of scrub woodland, feature tree planting and shrubs at various locations throughout the scheme. The speed limit throughout the scheme shall be limited to 30mph apart from a section of the new road at the entrance to Greenwards Primary School where the limit will be 20mph. The Site Other than the section of the proposed link road from its junction on the A96 until it meets Wittet Drive, the route is as positioned and shown in the Moray Local Plan 2008 settlement statement proposals map for Elgin. The site at its north end involves road works on the A96 (T) and in the field that lies below and south of the trunk road. This field is currently designated as Elgin R8 Hattonhill in the Moray Local Plan 2008. The site then climbs south east to join the bend towards the north end of Wittet Drive via land currently occupied by residential gardens and two dwellings which are proposed to be demolished. The site then occupies the length of Wittet Drive southward until its junction with Wards Road. The proposal then involves a bridge across the Aberdeen - Inverness railway line before crossing an area of scrub land bound to the west by Fairfield Avenue, Fairfield Way and Sunnyside Road and to the east by The Wards Wildlife site (Elgin ENV6). At this point the site occupies part of the Elgin R1 Bilbohall North on land which falls gently downhill from north to south. South east of Fairfield Avenue the site crosses into a field and continues south alongside the western boundary The Wards Wildlife site crossing housing designation Elgin R5 Bilbohall South (as yet to be developed) and community facility designation Elgin CF2 Edgar Road. At this point the route turns eastwards at a proposed junction leading towards Edgar Road between the northern edge of Greenwards Primary School (ENV5) and the southern side of The Wards Wildlife area. The proposed route continues east along Edgar Road past the junction with Glen Lossie Drive. Policy / Objections-Representations / Consultations - See Appendix History 13/01248/PAN - Proposal of Application Notice submitted for Western Link Road in June 2014. 04/00476/FUL - Erect dwellinghouses and associated roads/services etc at Bilbohall (R9), Elgin, Moray. Approved September 2005 and development commenced and partially constructed (Fairfield Avenue). Part of this site is covered by the proposed link road route and Bilbohall (R9) is now split into two designations R1 (North) and R5 (South). 60 houses were approved but only 40 could be built with access via the Mayne Farm Road with the remainder of the development not to progress until alternative access was provided. 06/00232/FUL - Delete condition No 4 and vary the terms of condition 11 from consent reference 04/00476/FUL (under Section 42 of the Town and Country Planning (Scotland) Act 1997) at residential development site Bilbohall (R9), Elgin, Moray. Refused and subsequently dismissed at appeal. 06/00202/OUT - Outline planning application for demolition of existing school and erection of new secondary school associated landscaping and car parking at Elgin High School, High School Drive, Elgin, Moray, IV30 3UE. Approved March 2007 and now expired. 05/01070/OUT - Outline planning application for partial demolition extension and alteration and associated landscaping and car parking at Elgin High School, High School Drive, Elgin, Moray, IV30 3UE. Approved in Oct 2006 but now expired. 14/01618/APP - Erect new secondary school with associated hard and soft landscaping energy centre (including sprinkler tank and bin store) external sports provision bus drop off car parking and the demolition of the existing school and including the alteration and extension of Edgar Road at Elgin High School, High School Drive, Elgin, Moray, IV30 6UD. Planning application recently submitted. Advertisement Advertised under Schedule 3 of Development Management Regulations, Neighbour Notification/land ownership purposes and under the relevant EIA Regulations. Observations Background Following a report to the Economic Development and Infrastructure Services Committee on 18 December 2012 approval was granted for the outline design of the Elgin Western Link Road and to progress the proposal towards the submission of a planning application. The evolution of this infrastructure project has been ongoing for a number of years as outlined in the submitted Pre-Application Consultation Report (PAC), which included consideration at Local Plan Public Inquiries (Moray Local Plan 2000 and 2008). A variety of possible solutions to infrastructure issues in South and West Elgin have been explored, many of these were dismissed by the relevant Committees following detailed consideration. However the current proposal constitutes the Council‟s preferred option for progression to the planning application stage. The development was screened against the 2011 Environmental Impact Assessment Regulations to assess whether there would be any significant environmental effects. It was confirmed the proposal did not require an Environmental Impact Assessment (EIA) following screening by the Moray Council. The applicants have however supplemented the application with a „voluntary‟ Environmental Statement (ES) along with a range of transport, design and economic assessments and other studies. Having volunteered an ES many of the requirements of the Environmental Impact Assessment Regulations apply (such as extended consultation with the public and consultees). The application was also accompanied by a Design and Access Statement (D & AS) and has been subject to the pre-application consultation process, which included a public consultation event. The outcome of this consultation is summarised in the Pre-Application Consultation (PAC) report accompanying the application. The public consultation event was held over two days in late September 2013 at Elgin Library, Cooper Park and was attended by 377 members of the public. Planning Assessment Section 25 of the 1997 Act as amended requires applications to be determined in accordance with the development plan i.e. the approved Moray Structure Plan 2007 and the adopted Moray Local Plan 2008 unless material considerations indicate otherwise. In this case the main planning issues are considered below. At various points in the report attention will be drawn to the status of the proposal with the Moray Local Plan 2008. While the proposal must comply with all relevant policies of the local plan its design, impact and location must be fully assessed. By virtue of the relevant Transport Improvement designations (TSP 10, 11, 12 & 23) the principle of the proposal in this location has been long established through its adoption in the Moray Local Plan 2008.