Agenda item

Planning Officer – Gavin Clark

The Forum had before it a report by the Interim Chief Officer – Strategic Place Planning, on submission of two Proposals of Application Notice by Rydens on behalf of their client, Aberdeen City Council for two major developments. The first proposal was for a major residential led, mixed use development of circa 1650 homes comprising retail and commercial provision, leisure and community uses and associated infrastructure including access roads, landscaping and engineering works at land at Greenferns Local Development Sites Opportunity Site 33 and Opportunity Site 28 Newhills Aberdeen.  The second proposal was for a major residential led, mixed use development of circa 1570 homes comprising retail and commercial provision, leisure and community uswes, gypsy travellers’ site and associated infrastructure including access roads, landscaping and engineering works at land at Greenferns Landward, Opportunity Site 22, Newhills Aberdeen. 

 

The report for Greenferns advised that the site extended to approximately 79.9 hectares and was located on the western edge of Aberdeen, to the west of the established residential area of Northfield and south of the Bucks Burn.  The application site was identified within the adopted Aberdeen Local Development Plan 2017 as Opportunity Site 28 and Opportunity Site 33 for around 1470 homes and 10 hectars of employment land. 

 

The report explained that the site was zoned as LR1 (Land Release Policy) in the Aberdeen Local Development Plan and the policy advised that “housing and employment development on existing allocated sites and housing sites allocated in Phase 1 (2017-2026) will be approved in principle within areas designated for housing or employment.  Development on an allocated site or in close proximity to an allocation that jeopardises the full provision of the allocation will be refused.

 

The Forum heard from Mr Gavin Clark, Senior Planner, who addressed the Forum and provided details regarding the planning aspects of the application for Greenferns.  The following policies from the Aberdeen Local Development Plan (2017) were relevant:-

 

• Policy LR1: Land Release Policy

• Policy LR2: Delivery of Mixed-Use Communities

• OP28 and OP33: Greenferns

• Policy D1: Quality Placemaking by Design

• Policy D2: Landscape

• Policy I1: Infrastructure Delivery and Developer Obligations

• Policy T2: Managing the Transport Impact of Development

• Policy T3: Sustainable and Active Travel

• Policy T5: Noise

• Policy B4: Aberdeen Airport

• Policy H1: Residential Areas

• Policy H3: Density

• Policy H4: Housing Mix

• Policy H5: Affordable Housing

• Policy NE1: Green Space Network

• Policy NE2: Green Belt

• Policy NE4: Open Space Provision in New Development

• Policy NE5: Trees and Woodlands

• Policy NE6: Flooding, Drainage and Water Quality

• Policy NE8: Natural Heritage

• Policy NE9: Access and Informal Recreation

• Policy R2: Degraded and Contaminated Land

• Policy R6: Waste Management Requirements for New Developments

• Policy R7: Low and Zero Carbon Buildings, and Water Efficiency

• Policy CI1: Digital Infrastructure.

 

It was noted that as part of the application, the applicant had been advised that the following information would need to accompany the formal submission

 

• Environmental Impact Assessment

• Pre-Application Consultation Report

• Design and Access Statement

• Flood Risk Assessment

• Ecological Impact Assessment

• Badger Survey

• Drainage Impact Assessment

• Site Survey of Existing Water Features

• Archaeological Survey

• Construction Environment Management Plan

• Transport Assessment

• Travel Plan

•Tree Survey Report, Arboricultural Impact Assessment and Tree protection and Management Plan

• Landscape Scheme and Maintenance Plans

• Landscape and Visual Impact Assessment

• Low and Zero Carbon Buildings and Water Efficiency Statement

• Affordable Housing Delivery Strategy

• Waste Strategy/ Management Plan

 

In terms of the proposal for Greenferns Landward, the report explained that the future application site extended to approximately 69.6 hectares and was located within the Newhills area to the north of Aberdeen.  The site was located and bounded by the existing residential area of Newhills Avenue to the east and Kepplehills Road to the north.  Kepplehills Road connects with the A96 approximately 1km north of the site, which would in turn connect onto the AWPR, which passes approximately 500m to the west of the application site boundary.  The site was identified within the adopted Aberdeen Local Development Plan 2017 as Opportunity Site 22 for around 1500 homes and 10 hectare of employment land. 

 

The report also noted that a small section within the Proposal of Application Notice site boundary was located within OP21 (Rowett South).  This allocation which was currently under construction, related to an overall development of 1940 homes, which required a joint Development Framework with OP20 Craibstone South and OP22 Greenfern Landward.  The site was also zoned as LR1 (Land Release Policy) in the Aberdeen Local Development Plan.

 

The report also advised that part of the western side of the application site boundary was designated as Green Belt and Policy NE2 advises that no development will be permitted in the Green Belt for purposes other than those essential for agriculture; woodland and forestry; recreational uses compatible with an agricultural or natural setting; mineral extraction/quarry restoration or landscape renewal.  It also goes on to state that essential infrastructure would only be permitted if it cannot be accommodated anywhere other that the Green Belt.

 

The following policies from the Aberdeen Local Development Plan (2017) were relevant:-

 

·       LR1 – Land Release Policy

·       LR2 – Delivery of Mixed-Use Communities

·       OP22 – Greenferns Landward

·       OP21 – Rowett South

·       WB1 – Healthy Developments

·       WB2 – Air Quality

·       WB3 – Noise

·       WB5 – Changing Place Toilets

·       NE2 – Green and Blue Infrastructure

·       NE3 – Our Natural Heritage

·       NE4 - ~Our Water Environment

·       NE5 – Trees and Woodland

·       D1 – Quality Placemaking

·       D2 – Amenity

·       D4 – Landscape

·       D5 – Landscape Design

·       R2 – Degraded and Contaminated Land

·       R5 – Waste Management Requirements for New Development

·       R6 – Low and Zero Carbon Buildings and Water Efficiency

·       H3 – Density

·       H4 – Housing Mix and Need

·       H5 – Affordable Housing

·       H6 – Gypsy and Traveller Caravan Sites

·       I1 – Infrastructure Delivery and Planning Obligations

·       T2 – Sustainable Transport

·       T3 – Parking

·       CI1 – Digital Infrastructure

·       B3 – Aberdeen Airport and Perwinnes Radar

 

It was noted that as part of the application, the applicant had been advised that the following information would need to accompany the formal submission. 

 

·       Environmental Impact Assessment

·       Pre-Application Consultation Report

·       Design and Access Statement

·       Flood Risk Assessment

·       Ecological Impact Assessment

·       Badger Survey

·       Drainage Impact Assessment

·       Site Survey of Existing Water Features

·       Archaeological Survey

·       Construction Environment Management Plan

·       Transport Assessment

·       Travel Plan

·       Tree Survey Report, Arboricultural Impact Assessment and Tree Protection and Management Plan

·       Landscape Scheme and Maintenance Plans

·       Landscape and Visual Impact Assessment

·       Low and Zero Carbon Buildings and Water Efficiency Statement

·       Affordable Housing Delivery Strategy

·       Waste Strategy/ Management Plan

 

The Forum then heard from the applicant/agent and the presenters were as follows for both proposals:-

 

·       Michael Lorimer – Rydens

·       Christopher Gray – Op-en

·       Ian Logan – Op-en

 

The presenters began their presentation by providing an overview of the history of the sites and provided context in relation to the Strategic Development Plan and the policy to expand the amount of residents in Aberdeen City.  They explained that as part of their client brief from Aberdeen City Council, these developments were part of the Housing Programme and both sites would have a mixture of council houses and private properties.  In the first phase, the council houses would be developed followed by the private housing aspect in later phases of the developments.  They also provided details on the blue-green infrastructure approach that would be utilised at both sites and noted that the approach had been very successful at the Counteswells site.

 

The presenters explained that in terms of the Greenferns site, it was more advanced with more details established.  The Landward site however was more complex.  They advised that the aim of both sites was to establish a 20 minute neighbourhood which would mean facilities/amenities/schools would be in cycling/walking distance without the need to use car/bus travel.  They also provided details on proposed walking/cycle routes in each development and noted that they would be accessible for residents and noted that movement through the sites had been a key driver.  They also explained that Aberdeen were working to the UNICEF child friendly city policy and were considering child centric design.

 

The presenters also explained about the growing space initiative and were considering this in the developments, which would take on board the idea of individuals growing their own food, flowers etc with an area that residents would have control over. 

 

Members then asked a number of questions of both the applicant and the case officer and the following information was noted:-

 

o   Capacity at local schools would be investigated and any capacity issues would be addressed through developer obligations;

o   A consultation exercise was carried out with children to ascertain what facilities they would like to see in a new development.  Facilities such as play parks and skate parks;

o   Specific workshops would be carried out with roads and transport team in order to develop cycle paths and these would be developed through the design process;

o   Member requested that dropped kerbs be investigated in the Orchard Brae School vicinity;

o   Discussions were to be held with bus operators to see if routes could be expanded in order to facilitate the developments;

o   Land would be available for a new health centre should it be required;

o   The proposed housing would meet the Aberdeen City Council’s Gold Standard;

o   Virtual consultation events were held in June and July 2022 as well as a face to face consultation event with a progress event being held on 1 September 2022.  Members urged the applicant to hold an event in Bucksburn to allow local residents to attend who might not have attended the event in Middlefield Hub due to the location;

o   There were two options in the development for the gypsy traveller site.  One was to the west of the site and one was to the north.  The applicant/agent would discuss the location with individuals attending the public consultation event;

o   There would be 100% infrastructure in place for electric vehicles and all of the new development would be fitted with open reach and city fibre;

The report recommended:-

that the Forum –

(a)            note the key issues identified;

(b)            if necessary, seek clarification on any particular matters; and

(c)             identify relevant issues which they would like the applicant to consider and address in any future application.

 

The Forum resolved:-

(i)              to thank the presenters for their informative presentation; and

(ii)             to  request that the applicant consider the points raised above.

.