Proposed Aberdeen Local Development Plan 2015 Site Assessment Report Introduction A public consultation period on the Proposed Aberdeen Local Development Plan (2015) ran from Friday 20th March – Monday 1st June 2015. A total of 187 submissions were received during this period. This Report contains a copy of all Site Assessments which were undertaken by the Local Development Plan (LDP) Team in order to consider any unresolved objections to specific sites within the Proposed Aberdeen Local Development Plan. A copy of the Sustainability Checklist used to assess development proposals can be found at the end of this report. The majority of submissions received to the Proposed Plan consultation related to sites which had previously been considered by the LDP Team at either (or both) Pre-Main Issues Report Stage (Pre-MIR / Call For Sites) or Main Issues Report (MIR) stage. Where this if is the case then the Site Assessments previously undertaken have been updated in order to reflect the current situation – these updates are highlighted in red text. The previous reference given to the site at either Pre-MIR or MIR stage is also noted for ease of cross referencing. Where a site has been submitted for assessment only at Proposed Plan stage (i.e. not previously considered at either Pre- MIR or MIR stage) then a full assessment has been carried out, and these are also highlighted in red text. Any queries about the content of this report should be directed to the Local Development Plan Team on 01224 523317 or [email protected]. 1 Site Assessments by Electoral Ward Area 1 - Bridge of Don/Grandhome .......................................................................................................... 3 Area 2 - Dyce/Bucksburn/Woodside ....................................................................................................... 49 Area 4 - Countesswells ......................................................................................................................... 117 Area 5 - Deeside ................................................................................................................................... 131 Area 6 - Loirston/Cove .......................................................................................................................... 249 The Sustainability Checklist - Explanation of the Assessment Criteria .................................................. 267 2 Area 1 - Bridge of Don/Grandhome Respondent No. Site Name 31 Mill of Mundurno 63 Land at Balgownie (Pre MIR Ref: B0203) 71 Land at Persley Croft, The Parkway (Pre MIR Ref: B0101) 75 Jesmond Drive 85 Mundurno (Pre MIR Ref: B0202) 109 OP7 - Land at Aberdeen College Gordon Centre 118 Shielhill (Pre MIR Ref: B0206) 150 Causewayend (Pre MIR Ref: B0210) 152 Shielhill Farm (Pre MIR Ref: B0205) 156 Land at Perwinnes (Pre MIR Ref: B0209) 3 Representation 31 – Mill of Mundurno REPRESENTATION NUMBER: 31 NAME of SITE: Mill of Mundurno Proposer: Knight Frank on behalf of Avant Homes Nature of the proposal: Residential Development Checklist Score: 44 Constraints: Green Belt, Isolated Location, Landscape Fit Recommendation: Undesirable Justification: This site has been submitted for assessment only at Proposed Plan stage (i.e. not previously considered at either Pre-MIR or MIR stage). The Proposed Aberdeen Local Development Plan fully meets the Strategic Development Plan greenfield requirements and we are confident that a continuous 5 year housing land supply can be met throughout the lifetime of this Local Development Plan. Accordingly, we do not consider it necessary to allocate any further greenfield sites beyond those already identified in the Proposed Plan. Residential development on this site would intrude significantly into the surrounding landscape and would remove an important part of Green Belt land. The site is isolated from local facilities and there are few sustainable transport options, making any development in this location heavily car reliant. Allowing development to the north of the B999 would have the effect of extending built development into the open countryside, weakening the green belt boundary that currently exists north of Denmore. 4 Criteria Score Justification Exposure 2 Some shelter from northerly winds from tree belt. Aspect 3 Generally a flat site with some small undulations. Slope 3 Flat site Flood risk 3 No known risk of natural or man made flooding. Drainage 2 Some small pockets of poorly drained land visible during site visit. Built / Cultural 2 Sites and Monuments Record indicates that ‘linear cropmarks’ lie across the site. Elements Natural 2 The site is covered by an area identified as bat habitat. Conservation Landscape 2 Some potential loss of tree belts and hedges. Features Landscape Fit 1 Development on this site would intrude significantly into the surrounding landscape. There is currently no development to the north of the B999 (apart from the Mundurno Hotel). The B999 forms a clear and distinct green belt edge. Relationship to 1 Residential development to the north of the B999 would be unrelated to existing development. existing Cut off by the road, housing on this site would be isolated. settlement 5 Land Use Mix / 1 Further residential development in Bridge of Don would offer little to a better land use mix. Balance / There are already significant residential land allocations in the area. Service Thresholds Accessibility 2 There are no bus stops near this site, however the 290/291 Stagecoach bus service does run past the site. Proximity to 1 There are very few services within 800 metres of this site. The closest facility being the facilities - Denmore Industrial Estate. Health, recreation and convenience retail facilities are much further shopping / south into Bridge of Don. health / recreation Direct footpath 1 There are no available footpath / cycle path connections to community, recreation and / cycle employment facilities. connection to community and recreation facilities and resources Proximity of 3 There are significant employment opportunities nearby at Denmore Industrial Estate. employment opportunities Contamination 3 No known contamination or waste tipping present. 6 Land Use 3 No expected conflict with adjoining land uses. Conflict Physical 3 No known constraint to infrastructural capacity (i.e. all services are available) Infrastructural Capacity Service 3 Both Primary (Scotstown) and Secondary (Bridge of Don) have capacity for additional children. Infrastructure Capacity Other 3 No other known constraints. Constraints 7 Representation 63 – Land at Balgownie, Bridge of Don REPRESENTATION NUMBER: 63 NAME of SITE: Land at Balgownie, Bridge of Don. Pre MIR Reference: B0203 Proposer: University of Aberdeen Nature of the proposal: Residential, sports, leisure facilities, managed open space, potential extension of the Aberdeen Science and Technology Park. Checklist Score: 51 Constraints: Removal of pitch facilities, Third Don Crossing, Urban Green Space, flooding Recommendation: Undesirable Justification: A 16.7 hectare site comprises of an area of Urban Green Space that also has sport and leisure facilities. The proposal seeks to split the site into four, with two areas to be residential, one to be an extension of the Aberdeen Science and Technology Park and the fourth to be kept as sport/leisure with managed open space. The western edge of the site is immediately adjacent to the Third Don crossing route. The site is well sheltered from exposure, is south facing, is well drained and poses no loss of natural features. The built/cultural heritage features are to the west of the site are not discussed in the proposed plans, the area is zoned for residential accommodation in the Development Option. Balgownie is in the Sports Pitch Strategy 2003 as having a public perception as the 5th equal best quality football pitch in Aberdeen. The removal of good quality playing fields is not desirable and this development option should not be progressed. In the Examination into the 2012 LDP, the Reporter concluded that the development of the open space and playing fields at Balgownie was not justified, and that the development of new facilities at the Sports Village would not compensate for the loss of local provision at Bridge of Don. The Reporter agreed that the Spatial Strategy of the LDP was appropriate and 8 that enough land had already been allocated to meet housing requirements. He concluded that the provision of improved sport and leisure facilities as part of the redeveloped site did not alter this conclusion. The overall vision and spatial strategy of the Local Development Plan is considered to be appropriate. Adequate housing and employment has been provided to meet the allowances set in the Strategic Development Plan. The Strategic Development Plan already seeks to supply a generous supply of housing land and there is no numerical justification to allocate further housing sites. Under these circumstances, it is considered that there are insufficient over-riding benefits arising from this site which would justify allocating it for development. Criteria Score Justification Exposure 3 Tree belts surrounding the site give good shelter Aspect 3 South facing Slope 3 The majority of the site is flat as it is currently used as playing fields and sporting facilities. There are a few short steep slopes between playing field areas. Flood Risk 2 Area has flood risk from the 1:200 year event which includes over land flow from the surface water system. It also has issue of standing water due to surface