Alfred Stewart Property Foundation Ltd Hilton, Rosyth (Employment) FIFEplan Local Development Plan Proposed Plan December 2014 PPCA Ltd FIFEPlan Contents 1 Introduction ................................................................... 2 Local Development Plan Proposed Plan 2 Planning Policy Context .................................................. 4 3 Hilton as a Development Location ................................... 9 4 Proposed Uses ............................................................ 10 Hilton, Rosyth 7 Access ........................................................................ 12 8 Council Site Assessment .............................................. 13 9 Conclusion ................................................................... 19 PPCA Ltd On behalf of Appendix 1 – Location Plan ................................................. 20 Alfred Stewart Property Foundation Limited Appendix 2 – Fife Employment Land Audit Extract ................ 22 Appendix 3 – Indicative Development Framework ................. 25 Appendix 4 – Transport Planning Accessibility Statement ..... 27 Appendix 5 – FIFEPlan Development Strategy Consultation.. 40 Appendix 6 – Scottish Natural Heritage Letter ..................... 42 Appendix 7 – Energised Environments Environmental Supporting Information ....................................................... 55 Appendix 8 – Scottish Natural Heritage Email ...................... 70 Appendix 9 – Fifeplan LDP Candidate Site Assessment ......... 72 ASPFL Hilton, Rosyth 1 Introduction 1.1 PPCA Ltd has been instructed by the Alfred Stewart Property 1.2 Hilton represents an excellent opportunity to deliver a high quality Foundation Limited (ASPFL) to make a representation to the Class 4 employment development that will meet local, Council FIFEPlan Local Development Plan Proposed Plan opposing wide and national employment needs. The site is well located in the non-allocation of land for employment uses at Hilton terms of the local and national roads network and immediately Rosyth (see Appendix 1). The site is included in the Main adjacent to the Rosyth Naval Dockyard. Issues Report Site Atlas and Proposed Plan Site 1.3 Settlements in and around the northern bridge landfall of the Assessments with reference LDP-ROS002(b). existing and proposed Forth Road Crossing make a significant contribution to meeting wider employment needs in Fife. This is clearly demonstrated through park & ride patronage and public transport services heading into Edinburgh and the level of private vehicle commuting crossing the bridge to and from the City every day. Rosyth is one such settlement and Hilton is a sustainable and deliverable development location. 1.4 The site proposed is wholly in the control of ASPFL. 2 ASPFL Hilton, Rosyth Background 1.3 The land in question would be promoted through the Development Plan – Strategic Development Plan and Local 1.1 ASPFL is wholly owned by The Alfred Stewart Trust (the Trust) Development Plan. Income generated will be channelled into the formed by the late Alfred Stewart MBE. The Trust has a dual fulfilment of Mr. Stewart's philanthropic vision. Ongoing liaison purpose – with Fife Council will decide which projects will deliver the greatest public benefit. to benefit medical science and, in particular, photodynamic therapy. 1.4 The Trust is designed to continue for up to 50 years from the to benefit the people of West Fife within a 15 mile radius of 29th April 2008. It is clear that the Trust and ASPFL as a delivery the centre of Dunfermline. mechanism offers a unique opportunity to advance development proposals in the knowledge that the free proceeds will be used 1.2 ASPFL as the operative arm has been substantially resourced for charitable works and to benefit the wider Fife population and both in terms of funds and land, and, through it and its Board of beyond. This means that it is often able to offer enhanced Directors, ASPFL intends to deliver Mr. Stewart’s vision by planning gain to meet specific community needs. creating value through careful management of the existing property portfolio within Dunfermline and the surrounding area. It intends to promote development of land already owned by it, or optioned to it, via a series of ventures and/or by joint venture development. 3 ASPFL Hilton, Rosyth 2 Planning Policy Context provide jobs and identifies seven key sectors with particular opportunities for growth. These 2.1 NPF3, as approved by the Scottish Government, guides opportunities arise from existing competitive Scotland’s spatial development for the next 20 years and is a advantage and the potential to capitalise on material consideration in Development Plan preparation and our natural assets. Our key sectors are: planning applications. energy; food and drink; life sciences; tourism; financial and business services; universities 2.2 NPF3 confirms the Scottish Government’s central purpose to and the creative industries.” create a more successful country, with opportunities for all to flourish, through increasing sustainable economic growth. To 2.4 NPF3 seeks to ensure that all parts of Scotland make best use of achieve this, the Government Economic Strategy aims to share their assets to build a sustainable future. Planning will help to the benefits of growth by encouraging economic activity and create high quality, diverse and sustainable places that promote investment across all of Scotland’s communities, whilst well-being and attract investment. protecting natural and cultural assets. 2.5 Paragraph 2.7 notes that great places support vibrant, 2.3 Job creation is a fundamental aim of the Scottish Government empowered communities, and attract and retain a skilled Economic Strategy and forms part of the sustainable economic workforce. Emerging technologies for renewable energy and growth policy set out in NPF3. Paragraph 2.2 notes – improved digital connectivity are changing the understanding of what constitutes a sustainable community. The Scottish Government supports growth in priority sectors and locations, “The Scottish Government Economic Strategy aims to stimulate economic activity and and promotes a place-based approach to development. This is investment across all of Scotland’s endorsed by ASPFL and through its promotion of Hilton for high communities. It sets out the action we are quality employment uses. taking to accelerate economic recovery and 4 ASPFL Hilton, Rosyth 2.6 It notes that Edinburgh is Scotland’s capital city, and the south Scottish Planning Policy east of the country supports many of our most important economic assets – and many more future opportunities. The city 2.8 Scottish Planning Policy, published in 2014, set out national region extends north into Fife. Edinburgh is one of Europe’s most planning policies which reflect Scottish Ministers’ priorities for important centres for financial services and tourism, and the operation of the planning system and for the development and world’s foremost festival city. Energy will be an increasingly use of land in Scotland. In line with NPF3 it promotes sustainable important sector, centred on the city and at sites around the economic growth and a presumption in favour of development Forth. Life sciences will also see growth, in particular in clusters that contributes to sustainable development. linked to universities. Creative industries, universities and food 2.9 Scottish Planning Policy notes that by locating the right and drink all have a strong presence in the city region, and good development in the right place, planning can provide prospects for growth. Hilton is a highly sustainable location for opportunities for people to make sustainable choices and such development. improve their quality of life. Well-planned places promote well- 2.7 NPF3 states that the completion of the Queensferry Crossing, being, a sense of identity and pride, and greater opportunities for the Forth Replacement Crossing which was included as a social interaction. Planning therefore has an important role in national development in NPF2, will further strengthen promoting strong, resilient and inclusive communities. Delivering connectivity along Scotland’s east coast economic corridor. It high-quality buildings, infrastructure and spaces in the right notes that Dunfermline is an important employment hub. Within locations helps provide choice over where to live and style of that context, and given its excellent transport link to the M90 home, choice as to how to access amenities and services and motorway and location adjacent to the Royal Naval Dockyard at choice to live more active, engaged, independent and healthy Rosyth, site LDP-ROS002(b) at Hilton is a highly sustainable and lifestyles. ASPFL is committed to delivering such development at accessible business location. Hilton to achieve the aims set out above. 5 ASPFL Hilton, Rosyth 2.10 Scottish Planning Policy prioritises high quality design and layout in its aim for sustainable economic growth. By taking a positive 2.13 Hilton is located adjacent, and represents a natural extension, to approach to new development, planning authorities can help to the Royal Naval Dockyard facility at Rosyth Port. It is proposed create the right conditions for rural businesses and communities that the employment allocation will deliver high quality Class 4 to flourish. The aim should be to enable development in all areas Business Use development aligned with existing such provision that supports prosperous and sustainable communities whilst to the east. The scale and nature