BRIDGE OF DON MASTERPLAN & PLANNING SUMMARY

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1 BRIDGE OF DON MASTERPLAN & PLANNING SUMMARY SITE LOCATION The site of the existing AECC lies in an area of predominately residential and business use in Bridge of Don and extends approximately 50 acres. It comprises entirely of buildings and areas of hardstanding with a woodland shelter belt to the south and east. The extent of the current Aberdeen Exhibition and Conference Centre site at the Bridge of Don is illustrated opposite. PLANNING CONTEXT In the Local Development Plan (LDP) Main Issues Report (MIR) January 2014, Aberdeen City Council has identified the Bridge of Don site as being suitable for housing and business use with the current park and ride facility retained. It is anticipated that the site will be allocated for mixed use development within the proposed LDP due to be published for consultation in early The MIR states that a masterplan would be prepared for the site and this consultation seeks input to the preparation of that masterplan. This proposal is a major development and therefore a Proposal of Application Notice was lodged on 14 April A Planning application is expected to be lodged in November 2014 for Planning Permission in Principle (PPP) for the demolition of existing buildings and erection of mixed use development to include residential, commercial and business use with park and ride facility. A PPP application seeks to have the principle of the development approved. Further PP applications seeking approval for the detail of these proposals will be made in due course. MASTERPLAN SUMMARY The relocation of the current AECC to the site at Bucksburn has presented the opportunity to regenerate the site at Bridge of Don and create a sustainable place with meaningful spaces. The site also falls within the Energetica Framework area supported by Aberdeen City Council and is expected to make a contribution to the quality of life, environment and sustainable economic growth through appropriate development. The purpose of the masterplan process is to provide Supplementary Guidance for Aberdeen City Council against which future planning applications can be assessed to ensure that the aspirations are delivered successfully. The masterplan is residential-led with the potential for a commercial use to the west, including the retention of the existing facility. It is proposed that Bridge of Don is a residential led masterplan providing a mix of building types that ensure it can develop as a diverse and coherent community.

2 15 BRIDGE OF DON MASTERPLAN YOUR COMMENTS, OUR RESPONSE More than 1,000 individuals and groups have participated in the consultation to date. We analysed all written responses and have categorised them. USES DO YOU AGREE WITH THE RANGE OF USES SHOWN IN THE EVOLVING MASTERPLAN FOR THE BRIDGE OF DON 45% YES 45% NO 10% NOT SURE IDEAS OTHER USES SUGGESTED AS PART OF THE BRIDGE OF DON MASTERPLAN MORE RECREATION / OPEN SPACE FOOTBALL STADIUM BUSINESS SITE / RETAIL RECYCLING PLANT / TRAVELLERS SITE ISSUES OTHER ISSUES OR OPPORTUNITIES PEOPLE RAISED TOO MUCH TRAFFIC, NO MORE HOUSING, GOOD SITE FOR HOUSING, PUBLIC INFRASTRUCTURE SUCH AS NEW SCHOOLS Our Response Your Comments 21% preferred alternative use e.g football stadium, offices, retail, travelling peoples site, recycling plant HBD has an obligation to maximise the land value of the existing AECC site whilst complying with necessary planning and design requirements. Housing is the optimum use to deliver this. However, HBD has responded to these comments by preparing two residential-led masterplan options: one showing a mixed-use scheme incorporating business use and retail and the other incorporating a recycling centre. 20% raised concerns about too much traffic Redevelopment of the site will occur following delivery of the AWPR and other associated improvements such as the Third Don Crossing. The traffic assessment is summarised on Boards 19 and % requested more recreation/ open space The masterplan process is being informed by Designing Streets and Designing Places guidelines. A network of new local and neighbourhood open spaces which accommodate a range of uses and will be accessible to residents across the settlement is proposed. These spaces incorporate play zones for children and event spaces for the whole community. 13% want no more residential development Aberdeen s population is growing significantly, with a 28% rise in population predicted by This means that demand for houses across the city is likely to remain strong with an estimated need for an additional 36,000 houses up to % believe this is a good site for housing Some consultees commented on a desire for more affordable housing in the area to enable extended families to remain located in the same neighbourhood. In addition, the AECC site is a brownfield site and encouragement is given at national and strategic level to the redevelopment of such sites in preference to greenfield release. 11% requested more park and ride/ improved public transport The location of the is being reviewed in conjunction with the Council. Capacity will increase to 1000 spaces. 3% commented on infrastructure such as new schools required The site falls within the catchments of Scotstown Primary School and Bridge of Don Academy. The most recent school roll forecasts (2013 based) show both to have spare capacity post 2019, when the first houses would be occupied. Detailed discussions will take place with ACC to ensure that adequate education provision is available. 3% 2% asked for the AECC to be retained as music venue other - need an Environmental Impact Assessment (EIA), not value for money It isn t financially viable to retain the existing AECC as a venue and develop a new AECC facility. ACC has screened the site and determined that an EIA isn t required. Value for money isn t a planning issue. Total Percentage 100

3 BRIDGE OF DON MASTERPLAN EVOLUTION & PPP APPLICATION Parkway East Arrival Square Primary Development Access Secondary Exploration Development Access Drive In response to feedback from the initial consultation, HBD has prepared two options for the Bridge of Don site. Both contain residential development and a Existing Hotels facility. Ellon Road Neighbourhood Retail/ Business Space Option 1 also contains a neighbourhood retail development and some Silver Burn business space. Option 2 contains a recycling centre. Existing Woodland OPTION 1: housing with neighbourhood retail centre, business use and extended Parkway East Arrival Square Primary Development Access Secondary Exploration Development Access Drive Existing Hotels Ellon Road Silver Burn Recycling Facility Existing Woodland Option 2: housing with recycling centre and extended

4 BRIDGE OF DON MASTERPLAN EVOLUTION & PPP APPLICATION Existing Woodland Central Landscape Zone Existing Woodland Silver Burn Exploration Drive Ellon Road Secondary Development Access Parkway East Neighbourhood Retail/ Business Space Primary Development Access Arrival Square Neighbourhood Retail/ Business Space Main Arrival Square Watercourse

5 BRIDGE OF DON TRANSPORT PROPOSALS WALKING AND CYCLING The masterplan will ensure integration of existing pedestrian and cycle routes with new on site routes. Existing pedestrian infrastructure provides access to a number of facilities within a 20 minute walk, including; schools, a community library, parks, banks, a post office and community centre. Plan 1 opposite shows walking distances to local amenities. For cycling, the site is well located for existing shared use paths along Ellon Road. There is a further on road cycle and bus lane on Parkway East and Ellon Road which provides access to the Bridge of Don and serves desire lines to the city centre. PUBLIC TRANSPORT The site is well located for public transport. During peak hours there are services to and from Aberdeen city centre every 5 minutes on Ellon Road. The proposed expanded on site also has regular peak hour services. Plan 2 opposite shows the existing bus routes. Discussions will be entered into with public transport operators to explore opportunities to maximise public transport provision in and around the site given the potential expansion of the and other associated surrounding committed developments. Both masterplan options include the provision of an expanded 1,000 space facility, accompanied by a new bus stance as well as an upgraded stop on Ellon Road. STREET DESIGN CONCEPTS Plan 1 The layout of the site has been designed in accordance with the Scottish s Government Designing Streets policy statement. Street design has followed the principle that issues associated with movement and a sense of place should be considered early in the design process. Pedestrian movment and access to public transport are priority issues. Therefore, the site layout has been designed to ensure both connectivity and permeability with the surrounding pedestrian and cycling network. This has been achieved through the inclusion of shared space, junctions with small corner radii to minimise the need for pedestrians to divert from desire lines and layouts which achieve an average speed of 20mph. The result is a development which provides for a safe and attractive environment catering for the needs of all road users. Plan 2

6 BRIDGE OF DON TRANSPORT PROPOSALS VEHICULAR TRAFFIC In both masterplan options the A90 Parkway/Exploration Drive roundabout access will remain with a further proposed secondary vehicle access to the east on Exploration Drive. EXHIBITION AVENUE ACCESS The roundabout at the junction between Parkway East, Exploration Drive and Exhibition Avenue will be retained as the basis for access to the Park & Ride and recycling or retail/office facility. Exhibition Avenue will be redesigned to ensure suitability for significant vehicular flows and use by buses and HGVs. EXPLORATION DRIVE PRIORITY JUNCTION ACCESS A new priority junction from Exploration Drive will form the basis of residential access to the site. It has been located at the eastern extent of the site to reduce the likelihood of being used as a thoroughfare for traffic to the other proposed land uses. Likely site access junction from Parkway East/Exploration Drive roundabout PARKING The site has been designed to enable compliance with Aberdeen City Council s development parking standards. The site is located within the outer city classification and parking provision for each land use will comply accordingly. WIDER AREA ROAD NETWORK The traffic impact study will consider the impact on the network peak hours for key junctions. Within the study network, the Aberdeen Sub Area Model will be used to consider trip distribution and take account of major transport infrastructure projects such as the AWPR. Detailed junction assessment will be undertaken using traditional analysis software for junctions where the development is anticipated to have an impact and appropriate mitigation will be proposed. The detailed junction assessments will be presented in a Transport Assessment to accompany a Planning Permission in Principle application. Likely site access priority junction with Exploration Drive

7 NEXT STEPS WHAT HAPPENS NEXT? We welcome your comments and feedback. Please take your time to consider the information presented and provide any initial feedback you may have by 27th September There are a number of ways in which you can give us your comments: You can fill in a comments form and leave it in the comments box provided. You can log on to where you will find copies of the exhibition boards with an online comments form. You can write to Henry Boot Developments c/o Streets-UK, Suite 411, Baltic Chambers, 50 Wellington Street, Glasgow, G2 6HJ. Your comments will help us to further evolve these proposals to enable final masterplans and planning applications to be submitted to the Council. Please note that any comments you submit to us are not representations to the planning authority. Once the planning applications have been submitted you will have an opportunity to make representations directly to the planning authority. Thank You.