MONYMUSK MASTERPLAN, ABERDEENSHIRE 2006 – 2015 …€¦ · modern economy, with a commitment to...

MONYMUSK MASTERPLAN, ABERDEENSHIRE 2006 – 2015 Finalised Draft For Approval Prepared by: Strutt & Parker For: Monymusk Land Co. June 2007

CONTENTS PAGE

SECTION 1 – INTRODUCTION

Introduction 3

The Masterplan 4

SECTION 2 – PLANNING POLICY

Masterplan Policy Influences 8

National Planning Policy & Guidance 8

Regional Planning Policy 12

Local Planning Policy 13

Impact on Masterplan Preparation 15

SECTION 3 – CONTEXT

Location & Context 17

Historic Analysis 18

Landscape Context 22

Rural Facilities 24

Transport 25

Agricultural Land Quality 27

Soil Survey 28

Geology 29

SECTION 4 - COMMUNITY CONSULTATION

Community Consultation 31

SECTION 5 – PROPOSED PHASING

Phase 1 2006 – 2015 33

Phase 2 2011 – 2015 34

Phase 3 2015 - Onwards 35

Summary 36

SECTION 6 – DESIGN GUIDE

Monymusk design Guide 38

Built Environment 38

Homezones 40

Landscape 40

Conclusion 40

APPENDIX 1 - SUSTAINABLITY FLOWCHART

APPENDIX 2 - SCARF ADVICE

APPENDIX 3 - COMMUNITY CONSULTATION

SECTION 1

INTRODUCTION

1751 Townscape Proposals 1774 Map of Village and Fields

1901 Ordnance Survey Map 2005 Ordnance Survey Map

Monymusk Draft Masterplan, Aberdeenshire 2006 - 2015

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Monymusk Village Square from the South.

INTRODUCTION The Aberdeenshire Local Plan (ALP) 2006 requires a Masterplan to be prepared for Monymusk Village. Nevertheless, there was a desire on the part of the Monymusk Land Company (MLC) to have a strategic plan in place not just for the village, but also for the entire Monymusk locality. The Masterplan was commissioned by the MLC to provide a context for the sustainable, and managed, growth of Monymusk over the next 9 years, but provides for growth beyond that period, outwith the scope of ALP. All aspects of development have been considered, from new areas for residential development, to improved signage. The process has been informed by extensive Community Consultation, held in Monymusk, between April and November 2005, and has included two Public Meetings followed up with a questionnaire survey. These received a comprehensive response and, as far as possible, the views of the people of Monymusk are expressed in this plan. The design team includes:

• The Monymusk Land Company

• Strutt & Parker

• Morris Tait Architectural Design

• the Ross Partnership


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Monymusk Village from the sky 2006

THE MASTERPLAN The current form of the Masterplan has been constructed by the design team in conjunction with the MLC and the Community. The function of the Masterplan is to provide a framework within which the development of Monymusk can take place. The aim is to have a clear and transparent plan in place, so that any decisions relating to the built environment, by any party, can be made in a structured fashion. The Monymusk Masterplan establishes the key elements of the proposal and incorporates a phasing strategy, which differs slightly from that of ALP. The Masterplan responds to the specific opportunities and constraints of the village, respects the community it arises from and will help shape and reflect the aspirations of the MLC, and the wider population. The sites identified for development, through the consultation and Masterplan process, vary from those identified in ALP. The changes are:

• FH1 – Historic allocation, discounted due to, location and visual impact on entrance to village.

• Site A – Due to risk of flooding, and

• Site ch2 – Historic allocation, not being brought forward.


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Monymusk Estate 2006

Alternative locations for development have been identified that are considered to better reflect the form and setting of the village, and provide better access to the core of the village. Strategic landscaping will be required to form a new defensible boundary to the village, but this would have been required anyway. In terms of housing numbers, ALP allocates some 68 dwellings (plus special needs housing) in the period to 2015. The average density of these allocations equates to some 13 dwellings per hectare. The development envisaged in this Masterplan is at a density of 19 dwellings per hectare and allows for the provision of 84 units in the period to 2015. An area has been identified for “future housing” capable of accommodating a further 46 dwellings, in the period post 2015. Affordable housing will be provided in line with ALP PolicyHou/8. The specific requirement will be assessed at application stage having regard to housing information for the settlement and to market and site circumstances The Masterplan development phasing is as follows; Phase 1 (2006-2011) – 40 Units Phase 2 (2011-2015) – 44 Units Future Housing (2015-) – 46 Units

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SECTION 2

PLANNING POLICY

1751 Townscape Proposals 1774 Map of Village and Fields

1901 Ordnance Survey Map 2005 Ordnance Survey Map


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MASTERPLAN POLICY INFLUENCES The Masterplan has been prepared in conformity with the following National, Regional and Local Planning Policy and guidance. It seeks to achieve the aims of these documents through the sensitively planned and phased development of the village in three phases over the next 9 years. Provision has been made for housing, employment and cultural development together with landscaping, highways and other works. NATIONAL PLANNING POLICY & GUIDANCE The National Planning Framework The Framework states that in relation to Rural Scotland the aim should be to develop a diverse, modern economy, with a commitment to creating opportunities and added value though long-term planning, careful resource management and attention to good design. In particular, there is a commitment to achieving sustainable communities through a combination of economic development, housing and environmental investment, improved public services, improved workforce skills and support for community involvement. Scottish Planning Policy 3 – Planning for Housing (Feb 2003) The aim of SPP3 is to encourage the creation of attractive, sustainable residential environments through the development plan process. There are three main principles in the SPP.

Creating a quality residential environment In creating a quality residential environment, the following are considered to be key factors in SPP3.

• Design, layout and architecture - locational criteria, introduce concept of development brief, massing, siting, integration with existing village and adjoining residential development, materials, characteristics of local design, heritage conservation area, position within settlement hierarchy.

• Energy efficiency – potential for photovoltaic cells, district heating system, solar access, insulation, materials used in construction.

• Form of development – existing urban fabric, new home zones, secure by design etc.

• Landscape – landscape framework, integration with village.

• Density – efficient use of land in appropriate and accessible locations.

• Choice of residential environment – provision of range of housing types.

• Mixed communities – provide for the needs of all the community including varying uses and differing tenures.

Guiding new housing developments to the right places Sustainable settlement strategies – providing certainty and variety for builders and local communities. Accessible locations – within settlements, adjacent to new employment allocations, and with access to public transport.

Environmental resources – minimise impact on natural heritage, landscape character and biodiversity. Extensions to existing settlements – new housing may benefit smaller communities by helping to sustain local schools, shops and services, sustainable transport options, scale of new development, cumulative impact of development over time, in context of estate strategy. Housing in rural areas – within or adjacent to rural settlements, aspects of traditional policy may need adjustment, development which supports the rural economy and local services, promotes rural regeneration, embodies the principles of sustainable development, and enhances the rural environment.

Deliver housing land Ability to be in accordance with Local Plan including affordable housing, structure plans providing at least a 12 year pattern of future development and local plans a minimum of 5 years, maintaining a 5 year supply of effective housing land. The SPP has two key messages:

• the importance of good design in new housing development, and

• becoming more responsive and providing greater certainty to developers and local communities in the provision of housing land.

National Planning Policy Guidance 5 – Archaeology and Planning (October 1998) This guidance note sets out the Government's planning policy on how archaeological remains and discoveries should be handled under the


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development plan and development control systems, including the weight to be given to them in planning decisions and the use of planning conditions. The White Paper on the Environment, “This Common Inheritance”, states that the Government's aim is to preserve and enhance this heritage through: -

• looking after properties in Government care;

• promoting enjoyment and understanding of the heritage;

• encouraging private sector efforts, and making financial assistance available to help meet the extra costs of maintaining and restoring heritage property;

• identifying and recording our heritage; and

• ensuring that the legislative system properly protects and preserves it.

Archaeological remains are a crucial part of this heritage. The primary policy objectives are that they should be preserved wherever feasible and that, where this proves not to be possible, procedures should be in place to ensure proper recording before destruction, and subsequent analysis and publication. It is the Government's aim to accommodate development without eroding environmental assets, and this includes Scotland's archaeological heritage. The development planning system provides the policy framework for meeting the need for development along with the need for preserving archaeological resources, and for minimising the potential for conflict between these two objectives.

Scottish Planning Policy 6 – Renewable Energy (Mar 07) The Scottish Ministers have set a target of generating 40% (since quantified as 6GW) of Scotland’s electricity from renewable sources by 2020, and confirmed that this target should not be regarded as a cap. The Scottish Ministers will continue to support the full range of renewable generation technologies, including micro-renewables, to enable Scotland to realise its considerable renewable energy potential. National Planning Policy Guidance 14 – Natural Heritage (Jan 1999) As part of its commitment to sustainable development, the Government is concerned to ensure that the natural heritage is conserved and enhanced for the benefit of present and future generations. It considers that new development can play an important role in securing environmental improvements and wishes to ensure that the conservation and enjoyment of the natural heritage bring benefits to local communities and provide opportunities for social and economic progress. The Government's objectives for Scotland's natural heritage are to conserve, safeguard and, where possible, enhance:

• the overall populations and natural ranges of native species and the quality and range of wildlife habitats and ecosystems;

• geological and physiographical features;

• the natural beauty and amenity of the countryside and the natural heritage interest of urban areas; and

• opportunities for enjoying and learning about the natural environment.

These objectives can best be realised through close co-operation and partnership between public agencies, local communities and the private and voluntary sectors. A key role of the planning system is to ensure that society's land requirements in terms of housing, economic activity, transport infrastructure and recreation are met in ways that do not erode environmental capital. The Government recognises that conservation and development can often be fully compatible and, with careful planning, the potential for conflict can be minimised. The scale, siting and design of new development should take full account of the character of the landscape and its potential impact on the local environment. Scottish Planning Policy 15– Planning for Rural Development (Feb 2005) The principle goal of SPP15 is to maintain the viability of existing communities and to bring new life to many places that have seen years of decline. New development can be different in scale and kind to what has occurred in the past but it should not be unexpected or unplanned. Small towns should be self sufficient and able to maintain their function in the local economy. They


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have a key role in providing services to the wider catchment population. In accordance with SPP3, there is considerable scope for small-scale rural housing development, which should be expressed in development plans either as part of a settlement policy or as a separate sub-set on rural housing policy. In terms of affordable housing, innovative and flexible solutions will be required to deliver affordable homes in rural areas.

The factors that should determine the amount and location of housing in rural areas are as follows:

• proximity to services,

• ease of access, drainage and sewerage capacity,

• fit in the landscape and design. Positive policies on rural design should be prepared building on themes such as countryside character, village plans and design statements. Planning has to embrace innovation and entrepreneurship whilst protecting what is valuable through good stewardship. National Planning Policy Guidance 18 – Planning and The Historic Environment (April 1999) This NPPG deals primarily with listed buildings, conservation areas, world heritage sites, historic gardens, designed landscapes and their settings and complements NPPG5 Archaeology and Planning.

It sets out the Government's planning policies in relation to the historic environment with a view to its protection, conservation and enhancement. Central to the Government's approach is the need to secure preservation whilst accommodating and remaining responsive to present day needs. The Secretary of State is required to compile a list of buildings of special architectural or historic interest. The term 'building' is defined broadly and can include, for example, walls and bridges as well as structures falling in the more usual understanding of the term. Protection also extends to the interior of listed buildings and to all buildings within the curtilage of the listed structure. The purpose of listing is to ensure that any demolition, alteration, repair or extension that would affect the buildings special architectural or historic interest is controlled. Unlike listed buildings, conservation area selection and designation is carried out by the planning authority, although the Secretary of State does have reserve powers to designate conservation areas. The main implication of designation is that consent will be required for specific types of development that would not otherwise require it. Designing Places – A Policy Statement for Scotland (November 2001) Designing Places, published in November 2001, sets out the Scottish Executive’s expectations of the planning system to deliver high standards of design and quality. Planning Advice Note 71 – Conservation Area Management (December 2004)

This states that Conservation areas are living environments and that despite their history; they will continue to adapt and develop. Conservation area status does not mean a prohibition on development. It does mean carefully managing change to ensure that the character and appearance of these areas are safeguarded and enhanced for the enjoyment and benefit of future generations. This PAN complements existing national policy and provides further advice on the management of conservation areas. It identifies good practice for managing change, sets out a checklist for appraising conservation areas and provides advice on funding and implementation. Planning Advice Note 68 – Design Statements (August 2003) Although a design statement is not a requirement, it is good practice to prepare a design statement at the outset of a proposal to inform design decisions and to explain the design philosophy. Design statements should, in general, contain background information, site details, site and area appraisals, design principles, public involvement, programme and design solutions. Planning Advice Note 60 – Planning for Natural heritage (August 2000) This provides advice on how development and the planning system can contribute to the conservation, enhancement, enjoyment and understanding of Scotland’s natural environment and encourages developers and planning authorities to be positive and creative in addressing natural heritage issues.


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It complements the National Planning Policy Guideline on Natural Heritage (NPPG 14), with examples of good planning practice in relation to natural heritage drawn from across Scotland highlighted in a number of case studies. Planning Advice Note 52 - Planning in Small Towns (April 1997) This Planning Advice Note (PAN) is intended to encourage local councils, the enterprise network, Scottish Homes and Historic Scotland and other organisations involved in small towns to work together with local community and business groups to: -

• retain, restore and enhance what is best,

• remove, improve or rehabilitate what is worst The overall aim is to provide the context within which opportunities for positive change can be identified and promoted to help reinforce the character and identity of small towns. It illustrates how the character of many small towns has not always been respected by recent development and indicates how the planning system can better assist in delivering quality in new development. The advice recognises the different characteristics of small towns in Scotland; it does not seek to offer off-the-shelf or prescriptive solutions. Instead general principles and approaches are set out which need to be adapted in the light of local circumstances so that new opportunities for development can be identified which are not only compatible with the character of individual towns

and their surroundings but are also likely to prove sustainable. The future for small towns does not involve turning the clock back but it should involve an appreciation of their historical development and an understanding of how market forces and social trends can be harnessed. Planning for small towns should be underpinned by 3 elements: -

• examining and, if necessary, redefining their key functions,

• identifying, safeguarding and reinforcing sense of place and local assets

• involving local communities and business organisations in decision-making.

New development should aim to support existing facilities and services; good links between new development and the town center and other key facilities such as schools and medical centers should therefore be provided. Active, lively and vibrant town centres are important to the well-being and confidence of a community and planning policies must be aimed at sustaining and creating healthy and vibrant centres in order to:-

• ensure the provision of a wide range of everyday needs locally,

• conserve and maintain the built fabric, particularly in historic towns,

• generate community pride and confidence,

• provide opportunities for new uses. Planning Advice Note 44 – Fitting New Development Into The Landscape (1994)

Achieving development that enhances the existing setting is the aim of this PAN. It indicates how the layout and design of new housing can be more sensitively integrated into the surrounding area.

Many recent developments in Scotland have been mediocre and indifferent in quality. The problem is particularly prevalent on the edges of Scotland's small and medium sized towns where significant visual impact has resulted from incremental growth.

These developments are frequently planned, sited and developed with little regard to the urban traditions and landscape of Scotland. They are particularly unattractive seen from main road and rail routes.

In an ideal world, all new housing developments would make a significant contribution to maintaining and improving environmental quality. Planning Advice Note 38 – Housing Land (Revised 2003) In assessing housing land requirements, local planning authorities should have regard to a number of factors including capacity, demand, housing market areas, need, ownership, and constraints. Actively involving the private sector can help ensure a realistic assessment of development potential.


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REGIONAL PLANNING POLICY North East Scotland Together (NEST) – Approved Aberdeen and Aberdeenshire Structure Plan 2001 - 2016 The central theme of the plan is “connecting communities” – finding better ways of giving people access to the services and facilities they need in a healthy and safe environment.

Section 3.1 of NEST states “It is essential for the development plan to deliver housing land supported by appropriate community facilities in order to maintain the prosperity and quality of life in the North East. Structure plans and local plans, working together with other plans and initiatives, are responsible for providing opportunities that meet everyone’s future housing requirements, including those who cannot afford access to the housing market, the homeless, and those with special needs.”

In addition, Policy 11- General Housing Considerations sets out the aims of new housing development in the Plan area as follows: “make a positive contribution to sustaining the community in which they are located through sensitive siting, good quality design and the use of appropriate densities; offer a choice of residential environments and house types; take account of the availability of infrastructure, services and facilities; and direct housing preferentially to brownfield sites.”

Housing is to be steered to those villages that retain viable services or where housing is associated specifically with places of work.

(Source: North East Scotland Together – Aberdeen & Aberdeenshire Structure Plan 2001)

Monymusk


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LOCAL PLANNING POLICY Aberdeenshire Local Plan – Adopted 2006 The Aberdeenshire Local Plan 2006 comprises the Written Statement and Proposals Map, and the Settlement maps at Chapter 8. The Written Statement has a number of Core Strategic Land Use and Locational Objectives, the most relevant of which are: Core Strategic Land Use Objectives Objective 1 To create a long-term sustainable framework of settlements in a hierarchy, which focuses major development on the main settlements in the North East. Objective 2 To integrate land use and transportation and ensure that development is well related to public transport, especially on the main communication corridors. Objective 3 To foster and promote economic diversity and competitiveness, create new economic development opportunities and develop the natural strengths and growth sectors of the business economy, all in accord with sustainable principles. Objective 4 To locate homes, jobs and services in scale with each other and with the role and function of each settlement. Objective 5 To protect, enhance and promote the natural, built and cultural heritage of the North East.

Objective 6 To create a long-term framework for the communications network, giving preference to public and freight transport, cycling, walking and telecommunications. Locational Objectives Objective 7 To secure a choice of location for a viable supply and adequate variety of land for housing (including affordable housing), employment, services and open space, which:

• relates development to each settlement's ability to accommodate it without loss of amenity or identity;

• ensures that the particular use or uses proposed for each site will maximise the overall sustainability of the community;

• gives preference to the use and re-use of sites within existing settlements;

• avoids development in areas at significant risk of flooding, or near other major hazards;

• relates the density of development, when considered with adjoining land uses, to its proximity to services and the transport network;

• will help to regenerate poorer communities and areas.

Objective 8 To protect and enhance the vitality of town centres as preferred locations for retail, leisure, community and business functions. Objective 9 To confirm the function and role of Aberdeen's Green Belt. Objective10 To protect the countryside from development other than what is needed for the rural economy and settlement strategy.

Objective11 To give special protection to international, national and locally designated sites of environmental importance, but also to foster the natural and built environment as a whole. Housing Land in Rural Service Centres Monymusk is identified as a Rural Service Centre. It is the intention that these centres act as a focal point for development in rural locations. There is a particular onus on new development in these areas to be in character with existing traditional development. Guiding new development in rural locations towards the rural service centres has a number of sustainable benefits.

• It brings housing, services, facilities and work places closer together, thereby helping to reduce the need to travel.

• It maximises the use of existing infrastructure and minimises the cost of providing new services, thereby better utilising resources.

• It helps to reduce the pressure for development in the open countryside, thereby reducing impacts on the environment.

• It helps to encourage the use of rural services, facilities and work places, thereby supporting both them and, in turn, rural communities.

• It helps to provide housing choice in rural areas. There are a number of housing sites in Monymusk which this Masterplan addresses in line with the Public Local Inquiry Reporters recommendations.


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(Source: Aberdeenshire Local Plan June 2006)

(Source: Aberdeenshire Local Plan June 2006)

Monymusk


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ABERDEENSHIRE LOCAL PLAN – HOUSING ALLOCATIONS

Covers period to 2010 (with some areas of search to 2015)

Site Ref Size (ha) Units Density (dph)

ch1 1.41 13 9.2

ch2 0.24 N/A N/A

A 0.51 10 19.5

fh1 1.23 15 12.2

fh2 1.21 15 12.4

fh3 1.12 15 13.5

Total 5.70 68 (Plus Site ch2)

Average Density 13.4 IMPACT ON MASTERPLAN PREPARATION In accordance with the National, Regional and Local Planning principles set out above, this Masterplan has been prepared through partnership and consultation with the Community, the Land Owner and other interested parties. The Masterplan seeks to provide for the long-term needs of the village through planned, sustainable and sensitive development over the period to 2015, and identifies opportunities that will be pursued through the Local Plan Review. The proposed phasing reflects the Structure Plan Housing requirements for the plan period, and the Aberdeenshire Local Plan Housing requirements. More detail on the numbers envisaged in each phase is set out in Section 5 – Proposed Phasing. In accordance with National, Regional and Local Planning Policy particular attention has been paid to the heritage and environmental assets of the area in drafting the Masterplan. As such the Masterplan focuses on retaining and enhancing the best elements, whilst rehabilitating or replacing less valuable elements. A Design Guide forms part of this Masterplan (Section 5), which sets out the principles, essential features and characteristics to be incorporated in any new development in order

to complement the existing characteristics of the area and respect the setting of listed elements. A Landscape Strategy has been prepared and submitted separately, with a particular emphasis on the restoration and enhancement of traditional landscape features that have declined. New planting is proposed in a number of locations to provide weather breaks and form a boundary between the built form and the open countryside.

MONYMUSK MASTERPLAN, ABERDEENSHIRE 2006 – 2015 …€¦ · modern economy, with a commitment to...

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