PLANNING AND DEVELOPMENT SERVICE
SEPTEMBER 2015
DEVELOPMENT BRIEF Dallas Dhu, Forres
September 15
Dallas Dhu, Forres
Development Brief
September 15
Dallas Dhu, Forres
Background A masterplan for the Dallas Dhu area to the south of Forres is a policy requirement identified in the Moray Local Development Plan 2015. The masterplan is required for sites R6, R10 and LONG2 which together represent a significant area of growth to the south of the town.
The masterplan will be prepared by Altyre Estate, working collaboratively with the Moray Council and other consultees. This development brief is intended to set out key requirements to be addressed in the masterplan which will be adopted as Supplementary Guidance by the Moray Council.
Transportation links and structural landscaping will be key to the successful integration of these sites. The Dallas Dhu sites are located immediately adjacent to the Chapelton flood reservoir area to the south of Forres, which adds to the challenge of developing the site, but also offers opportunities to consider a variety of uses across the wider area to complement expansion of the town.
The vision and ambitions of the Masterplan should reflect discussions between Altyre Estate and the Moray Council staff to promote a high quality design led development at Dallas Dhu, which may be complemented in the longer term by a range of land uses across the flood reservoir area. Options have been explored and discussed combining housing development with small scale rural business and social enterprises. The Masterplan should provide a focus for these discussions and act as a vehicle for discussing future options with the local community.
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Dallas Dhu, Forres
September 15 Site description
Purpose of brief
The wider site covers a vast area to the south of Forres, being the area of land between St. Leonards Road and Mannachie Road with Sanquhar woodlands to the north. The majority of the wider site is constrained from permanent physical development as it forms part of the flood reservoir required when the Chapelton dam is in operation. Residential development opportunities are on the western side of the site, to the north of the Dallas Dhu distillery with opportunities within the reservoir area where these do not interfere with the primary purpose of the flood reservoir area and are acceptable to the Moray Council.
The brief aims to facilitate the preparation of a masterplan for the Dallas Dhu area which will be prepared by Altyre Estate working collaboratively with the Moray Council, Scottish Natural Heritage, SEPA and other partners. The masterplan will be subject to a minimum six weeks public consultation and when finalised it will be presented to the Council’s Planning and Regulatory Services Committee for approval as supplementary guidance, eventually forming part of the statutory Local Development Plan.
The land is currently used for agricultural purposes, predominantly grazing. The flood reservoir area is similarly used for grazing and is a popular recreational area, with footpaths linking the wetland area with Sanquhar woodlands. Recent and proposed developments by Altyre Estate aim to build upon the recreational resource, with a popular bird hide now established and a proposal for a walkers car park off St. Leonards Road approved in 2014. The Dava Way runs through the site providing a well used recreational link to the wider area and links to Dallas Dhu distillery, a listed category A building with a popular visitor centre. The designated housing sites consist of fields in agricultural use with rolling topography and distinctive wooded knolls.
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While the masterplan will be at a strategic level, it is important that enough detail is provided for all parties to understand the overall concept and detailed design principles for the proposal. This will include the development blocks, transportation and environmental issues, proposed designs, the relationship between buildings, open spaces and how people move around and between areas, the street hierarchy, massing, scale, height and materials to be used in buildings. A concept plan with indicative land uses is not sufficient detail. Enough detail is required to ensure subsequent planning applications deliver the aspirations of the landowner and Council to achieve a high quality development on the ground. At an Architecture and Design Scotland Forum Panel meeting, the key question arising was “how will development of the site contribute to making Forres a better place?� This key question should underpin the Masterplan and be consistently reflected in the proposals and solutions as they evolve.
Development Brief
September 15
Process When approved by the Council and having been subject to public consultation, the masterplan will have the status of supplementary guidance eventually becoming part of the statutory Local Development Plan. The Masterplan will be submitted to the Council’s Planning and Regulatory Services Committee and then be subject to 6 weeks consultation. The final Masterplan should be submitted to the Council along with a statement setting out the steps taken to engage with the public, summarising responses received and identifying changes arising from the consultation. When the masterplan is approved by the Council, it will be forwarded to the Scottish Government along with details of the public consultation undertaken and thereafter it will be considered to form part of the Local Development Plan. Altyre Estate, the Moray Council and other partners have already engaged in discussions on the masterplan and a design forum workshop was held with Architecture & Design Scotland. The proposed next stages in the development of the masterplan are; l Discussion on the brief between the Council and Altyre Estate l Working up options and holding a public consultation event l Architecture and Design Scotland Design Forum intermediate workshop l Preparation of working draft Masterplan l Revision and preparation of draft Masterplan l Public consultation on draft Masterplan l Architecture and Design Scotland Design Forum concluding workshop l Revision and preparation of final draft Masterplan
l Submission of Masterplan to Moray Council’s Planning and Regulatory Services Committee l Submission of Masterplan to Scottish Government with details of public consultation l Adoption of Masterplan forming part of the Moray Local Development Plan
Strategic Environmental Assessment/ Environmental Assessment SEA requirements The Environmental Assessment (Scotland) Act 2005 requires responsible authorities to carry out Strategic Environmental Assessment of activities which are likely to raise significant environmental effects. As the proposals at Dallas Dhu are covered by the higher level Moray Local Development Plan 2015, which was subject to SEA. The Moray Council considers that there is no requirement for the masterplan to be subject to the legislative requirements of Strategic Environmental Assessment. However, the Council has submitted a Screening opinion to the SEA Gateway to confirm this. As good practice, the Council recommends that all significant sized Masterplans are supported by a proportionate Environmental Statement to demonstrate that there will be no significant environmental effects arising from the development, any mitigation measures proposed and the steps taken to protect the environment and promote biodiversity. This brief does not repeat the detailed policies of the Moray Local Development Plan 2015 but concentrates on more site specific issues in the form of a number of key design challenges which need to be addressed in the Masterplan.
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Dallas Dhu, Forres
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Key Design Challenge 1
Placemaking- Taking a Design led approach to development The Moray Council is committed to raising the quality of design in new developments. Proposals will be required to conform with the principles of Designing Streets, Creating Places, the Council’s own primary policy on Placemaking and People and Places supplementary guidance. As part of this evaluation process, the applicant must complete a quality audit which is a form of urban design quality auditing and submit the assessment along with the Masterplan. This will be evaluated by Council officers to ensure national and local design principles are embedded into the Masterplan. While the Council develops its own version of a quality audit, Altyre Estate should use the process set out on the Creating Places website in the interim, see www.creatingplacesscotland.org The Creating Places Quality Audit sets out a clear consistent approach to capturing how a proposal rates against each design aspect within Designing Streets. This auditing quality approach has been integrated into the Society of Chief Officers for Transportation in Scotland (SCOTS) National Roads Development Guide. The Creating Places website includes a Quality Audit Summary Report Template which should be used to demonstrate what considerations have been given to the design aspects of Designing Streets. The template should be supported by information from a “Street Technique” analysis which is also available in the Creating Places website. This technique provides a simple visual approach to demonstrate whether the masterplan is in line with Designing Streets policy.
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As outlined above, the level of detail required to be provided in the masterplan should be sufficient to allow a street check quality audit to be undertaken and should go beyond a “strategic” level framework to ensure details are provided of the street layout, building blocks, landscaping, materials and building form. The Council recognises that a degree of flexibility is required as circumstances can change over the lifetime of the masterplan, however the key principles should be carried through from masterplan to development on the ground. Altyre Estate should ensure the Masterplan addresses the 6 elements of creating a successful place; l Identity l Safe and pleasant places l Ease of movement l A sense of welcome l Adaptability l Good use of resources The good practice recommended in the Council’s Urban Design Guidance Supplementary Guidance on “People and Places” should be followed and used to inform the Masterplan. The following key urban design issues should be addressed in the design proposals and are explored further in the other key design challenges; l Development proposals must reflect an understanding of the context of the surrounding built and natural environment. l Parking must be provided at the side and/or rear of buildings. This reduces the dominant effect of parked cars on the street scene. The footprint of the building should be located and designed to prevent car parking to the front of houses and to safeguard vehicular access to the side and rear of the building. The exception to this will be in parts of the ‘site’ with a less formal layout and
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September 15
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larger plot size. Future extensions to properties should not compromise the ability to park to the side or rear of the property. Where areas of communal/ additional car parking are provided, these should be broken up with soft landscaping Buildings should be arranged in perimeter blocks wherever possible presenting private backs and public fronts. Buildings must front onto the street to ensure active frontages. Particular care should be taken to ensure buildings front onto Mannachie Road and care taken with the relationship of buildings and boundary features to the Dava Way. Masterplan must include a suite of parking options House types must reflect local characteristics and should combine local architectural elements with contemporary development which is sensitive to its context. Proposals must incorporate gateway features and public art to add to the area’s character and identity. Cul de sacs must be avoided, in favour of a well connected permeable layout. Development proposals must present a frontage to Mannachie road and respect the principle of public fronts and private backs for all properties with servicing to the rear. High wooden fences and other hard boundary features onto key corridors such as the Dava Way and Mannachie road will not be acceptable. Where wooden fences are proposed as boundary features, these should be accompanied by soft landscaping to soften the edge. Development must respect the pattern and scale of development along the eastern side of Mannachie road, with a mix of one and two storey buildings, interspersed with open
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spaces, breaking up the continuous line of built form. Given the nature of the location, buildings must not exceed two storey. Proposals should also reflect the masterplan approved for the Ferrylea development to the west, with the potential to mirror the proposed woodland planting adjacent to Mannachie road, minimise new road junctions and maximise connectivity and access to facilities. Proposals must reflect the topography, with the sites containing a number of small dips and knolls which could be utilised to integrate development into the site. The opportunity to create a sense of arrival and gateway into Forres must be provided. This links into the potential to build upon the existing visitor attraction at Dallas Dhu and provide further waymarked, interpretation trails from the existing parking area into the Altyre Estate. The design solution should encourage social streets and greenspaces and a walkable and cyclable neighbourhood. Material choices, building design and edge treatments could reflect the railway and distillery heritage with potential for use of stone and slate, as well as more modern and innovative design solutions taking account of the setting adjacent to the woodlands and open agricultural plateau. Particular care should be taken on the design of buildings along the key frontages onto the Dava Way and Mannachie road as well any isolated houses proposed around the periphery of the development sites. Proposals must demonstrate good connectivity avoiding cul de sacs unless topography and other constraints dictate otherwise and must present an overall plan with design theme running throughout phases rather than a series of unconnected individual sites.
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Dallas Dhu, Forres
The Masterplan and Street Check audit should include a completed Bavarian B plan analysis of Movement, Buildings and Spaces. The topography of the site presents a challenge, however this is also an opportunity to integrate proposals into the landscape and mitigate the impact of development on these sites. The undulations and knolls within the development sites should be retained along with the existing wooded areas which should be incorporated into the Masterplan as key features.
6 Dava Way
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Key Design Challenge 2
Climate Change
The Moray Local Development Plan 2015 includes Climate Change as primary policy PP2 and the Masterplan should demonstrate how the criteria of the policy has been integrated into the proposals. Further information is contained within the Climate Change Supplementary Guidance. The Masterplan should ensure that buildings are orientated to minimise energy demand and maximise solar gain and to ensure the thermal performance of buildings is maximised through insulation, shelter and glazing. Details of any proposed renewable energy solutions should be set out in the Masterplan. The nature of the site and potential longer term community uses on the area to the east may offer the opportunity for innovative models of community ownership of renewable energy solutions such as district heating, solar arrays or small scale turbines.
Materials proposed should be sustainable whenever possible and buildings designed to allow for flexible use in future (i.e. accommodating homeworking). Choice of materials can create local identity and this could include locally sourced timber cladding and re-used stone from around Altyre Estate. The development layout should be designed to reduce car travel through provision of an integrated walk/cycle network and links to the health centre, schools and town centre. A sustainability statement should be included with the Masterplan addressing the above issues and the full range of issues set out within the Supplementary Guidance.
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Dallas Dhu, Forres
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Key Design Challenge 3
Respect the natural environment The site needs to be carefully masterplanned to ensure new development is integrated into the existing landscape and avoids creating a new harsh urban edge to Forres. Proposals should respect the open nature of the flat agricultural plain, the gently undulating western side of the site and the enclosure offered by Wright’s hill. Development at Dallas Dhu will be highly visible from the east and landscaping will be required in association with good siting and design to minimise landscape impact and avoid a stark contrast between built form and the open agricultural plain. Proposals should ensure linkages into Sanquar woodlands are maximised and that opportunities to enhance biodiversity are provided. This can take numerous forms, including native hedges and tree planting, creation of SUDS ponds and using the flood reservoir area as a “green asset” rather than a constraint to development.
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Opportunities to promote biodiversity should be taken. Scottish Natural Heritage should be consulted to determine whether any species surveys are required and to explore opportunities for biodiversity enhancement. The Altyre Estate recently completed a bird hide within the wetland area east of the development sites and this is proving popular for recreational and educational purposes. The Masterplan should recognise that any planning consent granted for site R10 should include conditions requiring advance planting on site LONG2. Existing trees on site should be retained and safeguarded during construction in accordance with the Council’s Trees and Development Guidance. The Scottish Government Policy on the Control of Woodland Removal requires compensatory planting to be provided where areas
Development Brief
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of woodland are proposed to be felled for development purposes. Trees to be retained and details of any works proposed to trees should be identified through the Masterplan process. Detailed proposals should include tree surveys as set out in the Supplementary Guidance. Care should be taken to preserve the attractive tree lined route leading from the town to Dallas Dhu distillery. Existing and new open spaces should be considered from the outset and shown on the Masterplan as an integral element of the development. The flood reservoir area offers the opportunity to provide a setting for built development. Open spaces, especially play areas, should be overlooked by neighbouring properties and link through the site into adjacent areas to create a permeable network of green corridors. The need for and provision of formal play areas should be discussed with the Council’s Lands and Parks service. Policy E5 Open Spaces in the Local Development Plan sets out quantity and quality standards for the provision of new open spaces. Open spaces provide opportunities for social interaction and recreation and provide biodiversity and landscape benefits. Spaces should be safe, secure, accessible, well maintained and linked together to create blue and green corridors. The policy requires that residential sites of 51-200 units should have a minimum of 20% open space. The masterplan should identify existing open spaces and networks and identify new spaces to be provided and opportunities for linking spaces. Policy E2 of the Local Development Plan encourages developers to create natural and semi natural habitats for their ecological, recreational and natural habitats values.
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Dallas Dhu, Forres
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Key Design Challenge 4
Respect the heritage of the surrounding area, Dava Way and Dallas Dhu distillery The setting of the A listed Dallas Dhu distillery and cottages should be safeguarded with appropriate landscape buffering. The current visitor experience at Dallas Dhu can be further supplemented with waymarked walking, cycling and equestrian trails leading from the car park. Details of discussion with Historic Scotland should be provided in the Masterplan exploring the potential to create a destination “hub� for tourists and visitors to the wider area. Proposals such as a cafe, enhanced visitor experience and business start ups have been suggested and these should be clarified through the masterplanning process and further discussion with Historic Scotland. The Dava Way cuts through the site, being the former Forres to Grantown railway line. This route is well used for recreation and the key frontages
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onto the Dava Way offer the opportunity to reflect the railway heritage. High wooden fences will not be an acceptable boundary feature on these frontages. The architectural style and other features, such as walls and street furniture can be used to reflect the industrial heritage of the adjacent site and help to create character and make the site legible. It is important that the internal road network minimises the number of new motorised vehicle crossings over the Dava Way to two and avoids conflict between drivers and walkers/cyclists/horse riders. Structural assessment of the bridge to the south of site R6 will be required and should inform the masterplan.
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Key Design Challenge 5
Maximise connectivity and sustainable transportation opportunities The Masterplan should ensure connectivity throughout the site and avoid cul de sacs wherever possible. Connectivity should address the needs of the pedestrian, cyclist, horse rider, public transport user and motor vehicles. Connections should be provided to local facilities, including shops in the adjacent Ferrylea site, the health centre, safe routes to school and recreational access to the Dava way, Sanquar woods and wider Altyre Estate.
Any future development proposals must be based on a full topographical survey to be undertaken by the developer. The needs of service and emergency vehicles should be designed into the Masterplan. The topography and location of the Dava Way may limit the opportunity for perimeter blocks and it may be necessary to consider some private unadopted roads for access to lower density housing on the periphery of the site.
Provision for public transport access into the site should be allowed for as well as provision on the Mannachie Road. The location of public transport connections will influence the location of accessible housing and any other specialist (e.g. elderly) housing provided. Widening of the C14E Mannachie Road is required with multiple access points to be determined through a Transport Assessment . Connections and improvements will be required to peripheral routes. Junction improvements are required within Forres, the scale of these will be determined through a Transport Assessment.
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Dallas Dhu, Forres
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Key Design Challenge 6
Maximise recreational, economic growth and community opportunities The area covered by the masterplan provides a unique opportunity to address a wide range of different land uses, with the majority of the land reserved as a flood storage reservoir. Altyre Estate has indicated an interest in the longer term of using this land for community uses such as orchards, allotments, local food production, live/work units, education and recreational opportunities and other similar uses to support the concept of living off the land. Details of all structures required to support these uses should be provided as part of the masterplan along with evacuation procedures in the event of a flood and the Chapelton dam being operated.
Other potential tourism uses such as hutting and holiday chalets have been discussed with Altyre Estate and firm details of these should be provided with the masterplan, covering the number, location, servicing and occupancy arrangements for such proposals. Access to features such as Wright’s hill and the wider Altyre Estate, along the Dava Way should also be explored in the masterplan, to support the concept of a visitor hub at Dallas Dhu. Details of any associated infrastructure in terms of car parking or other facilities such as cafes should be provided in the Masterplan. The Estate and Council’s Access Manager have already carried out considerable work on access proposals and these should be reflected in the Masterplan.
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Development Brief
September 15
Key Design Challenge 7
Managing surface water Consultation is required with the Moray Flood Risk Management Team as part of the masterplanning process. Any development on site R10 and LONG2 must provide protection to level 31.5m AOD and minimum finished floor level of 31.5AOD. Protection measures may be subject to reservoir legislation. A Drainage Impact Assessment will be required to accompany proposals for sites R10 and LONG2. An emergency evacuation plan in the event of a flood emergency should also be prepared and form part of the masterplan. SEPA flood maps indicate a number of areas of surface water which should be taken account of in low lying dips and hollows on the site. A Drainage Impact Assessment and compliance with policy EP5 will be required. The Council’s Flood Team are currently preparing supplementary guidance on surface water drainage and flooding and this may be in place when determining planning applications on these sites.
The management of surface water can be used to form focal points within the development proposals and these should be clearly identified in the Masterplan. The Councils Flood Alleviation Team has highlighted the following requirements to ensure the flood reservoir storage is not compromised; l All development within the reservoir should not take up space for flood storage l All development within the reservoir should not displace flood water l The storage of materials which could be washed downstream should not be permitted. Such materials may pose a blockage risk to Chapelton Dam. l Regular inspection and maintenance of the flood structure is required. This should be considered when deciding on appropriate use for the area.
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Dallas Dhu, Forres
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Key Design Challenge 8
Providing a housing development and mix which respects the character of the site The Council’s Housing Strategy officer has provided the following indicative mix for housing to be provided on sites R6, R10 and LONG2. The proposals in the masterplan should reflect the requirements set out in the Housing Need and Demand Assessment. Policy H8 of the Local Development Plan requires 25% of the total housing units to be affordable and Policy H9 requires 10% of the private sector units on a development of 10 or more units to be of wheelchair accessible standard.
The location of the site and surrounding character suggests that a semi-rural approach should be taken to plot sizes and design of buildings, avoiding hard urban edges on the settlement boundary. The housing mix should also reflect the principles discussed above, encouraging opportunities to make wider use of the adjacent land to support green living. As the Masterplan develops, the capacity of the site will reflect the requirements of this brief and the character of the site. The Masterplan should promote building at a higher density adjacent to the existing built form with a lowering of density as the development progresses south towards the urban/rural edge. This will allow for larger plots and more rural solutions as the development integrates into the countryside. Solutions such as crofts and other smallholdings have been discussed and would provide an ideal edge solution.
The requirements of these policies reflect the changing demographics in household size and population age resulting in a significantly higher demand for smaller houses and housing for the elderly. Changing health care arrangements will result in people living longer in their own homes and an increase in downsizing to smaller properties, with living accommodation on the ground floor. Full details are set out in the supplementary guidance on Affordable Housing and Accessible Housing.
House type
R6 Mannachie
R10 Dallas Dhu
LONG2 Dallas Dhu
Total
%
1 bed flats (4 in a block)
8
8
8
24
16.00%
2 bed amenity
18
22
20
60
40.00%
2 bed WC
4
4
2
10
6.67%
3 bed bungalow
0
2
2
4
2.67%
3 bed mainstream
0
14
10
24
16.00%
4 bed mainstream
10
10
8
28
18.67%
Total
40
60
50
150
100.00%
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Development Brief
September 15
Developer Obligations
Masterplan Timetable
In addition to the policy requirements of the Local Development Plan and requirements set out in this brief, Altyre Estate should note that the Council is currently preparing new supplementary guidance on Developer Obligations, which will be finalised in late 2015/early 2016.
A timetable for the next stages of the masterplan should be agreed with the Moray Council and Architecture and Design Scotland to allow for resource planning, to maintain momentum and for reporting the draft and final masterplan to the Council’s Planning and Regulatory Services Committee.
Community Consultation The intention is to approve the masterplan as supplementary guidance, which will then become part of the Moray Local Development Plan. For this to be approved, the masterplan must be subject to community consultation. This should be done at draft stage and should engage local community groups as well as the general public. Details of the steps taken to consult with the public should be submitted to the Council with the finalised version of the masterplan.
Involvement of Architectural and Design Scotland (ADS) The aims of the masterplan have already been discussed at a Design Forum event with staff from Architecture and Design Scotland. Two further workshops are proposed with ADS staff at appropriate stages in the process.
Further Information Development Plans
Gary Templeton
01343 563470
gary.templeton@moray.gov.uk
Development Plans
Emma Gordon
01343 563292
emma.gordon@moray.gov.uk
Development Management Richard Smith
01343 563256
richard.smith@moray.gov.uk
Housing Mix/ Strategy
01343 563588
fiona.geddes@moray.gov.uk
Fiona Geddes
Transportation
transport.develop@moray.gov.uk
Flood Team
Graham Dunlop
01343 563773
Developer Contributions
Planning Obligations Unit
developerobligations@aberdeenshire.gov.uk
Access
Ian Douglas
ian.douglas@moray.gov.uk
01343 557049
graham.dunlop@moray.gov.uk
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Designed and produced by Environmental Services Š The Moray Council 2015