Town and Country Planning (Scotland) Act 1997 Planning Etc (Scotland) Act 2006 Objection to Finalised St Andrews and East Fife Local Plan 2009 On behalf of Cambo Estate December 2009 Cambo Estate Kingsbarns INDEX 1.0 INTRODUCTION 2.0 SCOTTISH PLANNING POLICY 3.0 STRUCTURE PLAN 4.0 SUMMARY AND CONCLUSIONS DOCUMENTS Document 1: Extended KIN01 Allocation Document 2: National Association of Small Schools Document 3: Cambo Estate Development Plan Document 4: Kingsbarns Bus Services Document 5: Part of Visual Appraisal Document 6: Fife Council’s Proposed Core Path for Kingsbarns Montgomery Forgan Associates December 2009 Cambo Estate Kingsbarns 1.0 INTRODUCTION 1.1 This statement is submitted on behalf Cambo Estate by Montgomery Forgan Associates in support of their objection to the Finalised St Andrews and East Fife Local Plan 2009. The objection seeks the identification of further land for residential purposes on land to the north of Station Road, Kingsbarns in order that the site KIN01 is extended to accommodate approximately 66 houses (Document 1). 1.2 It is considered that Kingsbarns requires a larger allocation, particularly to support the primary school, post office/shop and public house. It is submitted that the principles of increasing the housing allocation from approximately 40 houses to 66 houses, with the requisite expansion of the site allocation to the north of Station Road is sound for the reasons given in this statement. 1.3 The identification of further residential development at Kingsbarns, including affordable housing for St Andrews University staff and through the Scottish Government’s Rural Homes for Rent Pilot Scheme, for which grants have been awarded, will make an early and positive contribution to the growing housing shortfall within north east Fife. Montgomery Forgan Associates December 2009 Cambo Estate Kingsbarns 2.0 SCOTTISH PLANNING POLICY Scottish Planning Policy 2008 2.1 Scottish Planning Policy 2008 was published in October 2008. It identifies broad principles which should underpin the modernised planning system. These principles are that the planning system should be a genuine plan-led system, in which succinct development plans set out ambitious, long term visions for the area. Scottish Planning Policy 3 - Planning for Homes 2008 2.2 The key objectives of SPP3 are to provide policy guidance on a number of matters including, the allocation of a generous supply of land to meet identified housing requirements across all tenures, including affordable housing, and related key objectives and the creation of high quality places, which support the development of sustainable communities. 2.3 Para 9 of SPP3 recognises that the “allocation of an appropriate supply of land for housing is one of the key factors in ensuring continued opportunities for house building and influencing the delivery of housing”. 2.4 Para 56 further states that “planning authorities must draw up a long term sustainable settlement strategy as part of the Development Plan to provide the context for new development, recognising that the appropriate strategy for each area will reflect local needs, priorities and circumstances”. 2.5 SPP3 through para 56 notes that a number of balanced considerations should be taken account of when planning authorities are selecting appropriate sites. These include, amongst other matters, the relative accessibility of sites by a choice of transport options; the availability of infrastructure; education and community facilities; a variety of sites to provide choice and that the design, quality and density of development can be achieved on a site, taking account of its location, landscape setting and characteristics. 2.6 SPP3 further recognises that “meeting housing requirements through extensions to existing towns and villages can have a number of advantages. Servicing costs can be reduced and new housing may benefit existing communities by helping to sustain local schools, shops and services” (Para 68). 2.7 Lastly, para 80 states that, “A range of housing types is needed to support the creation of mixed communities which provide housing options for the whole community and all Montgomery Forgan Associates December 2009 Cambo Estate Kingsbarns segments of the market, from affordable housing and starter homes...as well as homes for families...” 2.8 With regard to the foregoing an extended housing allocation at Kingsbarns will fulfill a number of the requirements and objectives of SPP3. 2.9 Over the last 50 years, the population and demographic make up of Kingsbarns has changed dramatically. The number of shops has declined to one, which is now for sale. The public house has recently changed hands several times and was closed in the winter 2007. Although the primary school as a capacity of 50 the current primary school role is only 30. Since 2001 the school role has never been more than 36. 2.10 Many of the houses in Kingsbarns have been bought as holiday or second homes. Of the 204 houses in Kingsbarns ward approximately 20% have been bought as holiday or second homes. In Crail and Elie, approximately 50% of the dwellinghouses are now either holiday or second homes. Therefore, the affordable housing element will ensure a greater percentage of any new housing will remain as mainstream housing. 2.11 Even if all the houses in Kingsbarns were owner occupied, the current school role equates to 1 child of primary school age for every 6.8 dwellinghouses. An additional 136 dwellinghouses would be required for the school role of the Kingsbarns Primary School to be able to reach the school’s capacity. The proposal subject to this objection is to allow for approximately 66 dwellinghouse, however, it is likely that as 30% of the dwellinghouses will be affordable through being let to St Andrews University staff and their families or through the Scottish Government’s Rural Homes for Rent Pilot Scheme, it is likely that the ratio of children of primary school age to dwellinghouses will be higher, thereby increasing the school role of Kingsbarns Primary School to a greater extent than might otherwise be the case with purely open market housing which might be bought as holiday or second homes. 2.12 By increasing the proposed number of dwellinghouses within Kingsbarns from approximately 40 to 66 with a proportionately greater number of affordable dwellinghouses, the future of the primary school, very often the heart of a community, will be on a more secure footing. Information is submitted as Document 2 from the National Association of Small Schools which highlights the educational benefits of small schools. 2.13 It is further contended that a greater allocation of houses within Kingsbarns will also assist in supporting the shop/post office, the public house and Kingsbarns church. A further allocation will also support the wider aspirations of Cambo Estate to develop the estate to create Montgomery Forgan Associates December 2009 Cambo Estate Kingsbarns employment opportunities. These aspirations are contained within the Cambo Estate Development Plan (Document 3). 2.14 There is a good rural bus service from Kingsbarns to St Andrews and Leven on Mondays to Saturdays with a more limited service on the Sunday (Document 4). This allows children and students to attend secondary school and university whilst being convenient for work and leisure journeys. 2.15 It is understood there are no technical constraints to increasing the housing allocation at Kingsbarns from approximately 40 to 66. The junction at Station Road and Main Street is proposed to be relocated to the south to improve vehicle visibility sight lines. Further minor modifications to the junction can be agreed if necessary to accommodate the increase in vehicle numbers associated with an increase in housing from. It is further understood that there is sufficient capacity within the Scottish Water foul drainage system, and surface water discharge would be dealt with by SUDs measures to ensure surface water flows are kept at pre development levels. Within the last few years, a new foul drainage plant was installed at Kingsbarns with capacity for a further 120 dwellinghouses. 2.16 Kingsbarns is located within an Area of Great Landscape Value (AGLV). The Special Landscape Area as designated within the Finalised St Andrews and East Fife Local Plan is located to the east of the A917. It is agreed that expansion of Kingsbarns to the west is logical. Proposal Area KIN01 identifies land to the north and south of Station Road as a housing site for approximately 40 dwellinghouses. That part of Proposal Area KIN01 to the south of Station Road follows a direct north-south boundary to the west. However, that part of the Proposal Area KIN01 to the north of Station Road follows an irregular line which has no associated boundary features on the grounds. It is therefore contended that the same north- south boundary line to the south of Station Road should also be extended to the north of Station Road. This modestly enlarged area will allow approximately 66 dwellinghouses to be accommodated in total whilst still providing for a village green/primary school open space area within the eastern part of Proposal Area KIN01, adjacent to Main Street and Kingsbarns Church. The extended area to the north of Station Road will equate to the area to be reserved for a village green/primary school open space area. 2.17 A visual appraisal of the development of that part of Proposal Area KIN01 to the south of Station Road has already been undertaken and part of the visual appraisal is appended as Document 5. It is contended that a modest extension to that part of Proposal Area KIN01 to the north of Station Road will not adversely impact on the views into and out of Kingsbarns from the east and west. Montgomery Forgan Associates December 2009 Cambo Estate Kingsbarns Planning Advice Note 44 - Fitting New Housing Development into the Landscape 2.18 PAN44 provides Scottish Government advice relating to successfully absorbing new development into settlements.