Submission on behalf of Sigma Capital Group PLC For land at Strathruddie Farm, Kinglassie, Fife MARCH 2013 PPCA Limited Job No 1262 Sigma Capital Group – Strathruddie Farm _________________________________________________________________________________ Contents 1. Introduction.................................................................................................................... 3 2. Delivery.......................................................................................................................... 4 3. Kinglassie as a development location ............................................................................ 6 4. Area Selection Criteria ................................................................................................. 10 5. Area Options Appraisal ................................................................................................ 11 6. Preferred Area ............................................................................................................. 13 7. Proposed Uses ............................................................................................................ 15 8. Conclusion................................................................................................................... 17 APPENDIX 1 – Location Plan ............................................................................................. 18 APPENDIX 2 – Indicative Masterplan ................................................................................. 19 2 Sigma Capital Group – Strathruddie Farm _________________________________________________________________________________ 1. Introduction 1.1 PPCA Ltd has been instructed by Sigma Capital Group PLC to make representation on land at Strathruddie Farm, Kinglassie to the FIFEplan Main Issues Report. The site was previously highlighted during the Pre-Mir Call for Sites process. 3 Sigma Capital Group – Strathruddie Farm _________________________________________________________________________________ 2. Delivery 2.1 The Scottish Government prioritises sustainable economic growth and the delivery of new development to meet the needs of the population in general. Deliverability is a priority as identified in Scottish Planning Policy in terms of both land and Development Plan strategy. 2.2 Scottish Planning Policy paragraph 70 states that “the delivery of housing through the development plan to support the creation of sustainable mixed communities depends on a generous supply of appropriate and effective sites being made available to meet need and demand, and on the timely release of allocated sites.” 2.3 Paragraph 78 goes on to state that “the Scottish Government’s objectives of creating successful places and achieving quality residential environments should guide the whole process of delivering new housing”. 2.4 Strathruddie Farm is a deliverable and sustainable location for new housing. It is in the control of a landowner willing to release the site for development in partnership with an investor capable of properly managing the development process. Development allocations elsewhere in Kinglassie promoted through the current Structure Plan and Local Plan have been successful and made a major positive contribution to the quality of life in the village. As such, delivery and marketability is not in question on this site. Regeneration 2.5 Priority must continue to be given to the regeneration of the former Mid Fife mining communities. This approach, endorsed in the current approved Fife Structure Plan, emerging SESplan Strategic Development Plan and the current adopted Mid Fife Local Plan, requires the direction of strategic growth in terms of housing and jobs to these communities. 2.6 Taking a strategic approach to the wider area there are significant areas of brownfield former mining operations in need of remediation. A strategic approach is required that promotes new development in the area to address regeneration and remediation requirements through the Development Plan. 2.7 Strathruddie Farm is one such regeneration opportunity being located within the former mining area in Mid Fife. Infrastructure 2.8 Sigma Capital Group PLC promotes and supports an infrastructure led approach to development that uses, builds upon and improves, where necessary, current infrastructure capacity. An infrastructure led approach to development is supported as a fundamental requirement in achieving deliverability of development sites. 4 Sigma Capital Group – Strathruddie Farm _________________________________________________________________________________ 2.9 In this context development location is paramount. Priority must be given to sustainable development and, in transport terms, development opportunities adjacent to, or near public transport nodes such as rail stations and the main trunk road network must be supported in principle. 5 Sigma Capital Group – Strathruddie Farm _________________________________________________________________________________ 3. Kinglassie as a development location National Strategy & Policy National Planning Framework (NPF2) 3.1 NPF2, approved by the Scottish Parliament, guides Scotland’s spatial development to 2030 and is a material consideration in planning applications. It identifies strategic investment priorities, recognises that most population growth will be along the Borders - Aberdeen east coast corridor and the need to ensure enough land is made available for housing in good time and supported by other infrastructure. 3.2 The main elements of the spatial strategy to 2030 include to – support the development of Scotland's cities as key drivers of the economy; promote more sustainable patterns of transport and land use; encourage a sufficient supply of homes that are affordable in places where people want to live; and support the increase in the national house building rate create sustainable communities and protect important landscape features 3.3 NPF2 identifies major strategic transport corridors and national / international linkages. It highlights an Eastern Growth Corridor (running from Aberdeen south to North East England) including Fife. Fife is well placed to take advantage of investment and opportunities that come forward through the National Planning Framework. Scottish Planning Policy 3.4 Scottish Planning Policy echoes the Scottish Government commitment to increase the supply of new homes. It states that the planning system should enable development of well designed, energy efficient, good quality housing in sustainable locations and allocate a generous supply of land to meet all housing requirements. It notes that the delivery of housing does not rely solely on the allocation of appropriate land through the Development Plan. A variety of other factors must be taken into account including infrastructure capacity. 3.5 The Policy prioritises efficient use of land, buildings and infrastructure, accessibility to open space and employment, sustainable transport and environmental protection. It seeks to create successful places and achieve quality residential environments. Siting and design of new housing should take account of setting, surrounding landscape, topography, character, appearance, ecologies and scope for using local materials. This should create places with a distinct character. New housing development should be integrated with public transport and active travel networks. Development should be directed towards sites within existing settlements for efficiency reasons and priority is given to brownfield over greenfield development. It notes that the majority of housing land requirements will be met in or adjacent to existing settlements. 6 Sigma Capital Group – Strathruddie Farm _________________________________________________________________________________ 3.6 Strathruddie Farm complies with the requirements set out above. SESPlan Strategic Development Plan 3.7 The emerging Strategic Development Plan for the southern Fife Council area – SESplan – is at Proposed Plan Stage at this time. 3.8 The spatial strategy of the Plan seeks to ensure that, by 2032, the Edinburgh City Region is a healthier, more prosperous and sustainable place which continues to be internationally recognised as an outstanding area in which to live, work and do business. 3.9 New mixed use development at Kinglassie in Fife will directly contribute to this aim. 3.10 The Key aims of the Strategic Development Plan are to – Enable growth in the economy by developing key economic sectors, acting as the national hub for development and supporting local and rural development. Set out a strategy to enable delivery of housing requirements to support growth and contribute to meeting housing need in the most sustainable locations. Integrate land use and transport, reduce the need to travel and cut carbon emissions by steering new development to the most sustainable locations. Conserve and enhance the natural and built environment. Promote green networks including through increasing woodland planting to increase competitiveness, enhance biodiversity and create more attractive, healthy places to live. Promote the development of urban brownfield land for appropriate uses. Promote the provision of improved infrastructure to enhance connectivity within the area, between the area and other parts of the UK and elsewhere to support economic growth and meet the needs of communities. Contribute to the response to climate change through mitigation and adaptation and promote high quality design / development