community engagement 09/14

Transcription

1 scotia homes Village - A addition to Scotia Homes commitment to local developments within the Energetica Corridor and Aberdeenshire. INVERUGIE MEADOWS 354 NO. HOMES CASTLETON 130 NO. HOMES CROMLEYBANK 980 NO. HOMES + MIXED USE KNOCKHALL ROAD 49 NO. HOMES ENERFIELD BUSINESS UNITS (by another) FOVERAN VILLAGE 50 NO. HOMES + MIXED USE FOVERAN DUBFORD 550 NO. HOMES + MIXED USE Scotia Homes Ltd. Scotia Homes is a privately owned, multi-award winning property developer based in Ellon, Aberdeenshire. Scotia has set itself apart by adopting a flexible approach to its developments, having the ability to create both suburban and innovative urban townbuilding style developments which prioritise placemaking. ENERFIELD The Company was founded in 1990 and its prudent approach to risk management has ensured continued successful trading, even through the years following the world wide financial crisis of In order to differentiate itself from other developers Scotia identified urban design principles as the way forward by creating sustainable neighbourhoods, providing better places for people to live and work. Scotia s first mixed use urban development at Glenside, Rothienorman was awarded Overall Winner in the Scottish Government Awards for Quality in Planning in 2010 and the company has continued to develop urban design led developments within the City and Shire. FOVERAN VILLAGE Scotia have recently completed a successful and award winning scheme at Drumrossie Incsh. Current developments under construction along the Energetica/A90 corridor include Castleton Ellon, Knockhall Newburgh, Dubford Bridge of Don and Charleston Cove. LDP Allocation Phase 1 Housing Phase 1 Housing Phase 2 Housing / Mixed Use Phase 1 Employment Phase 2 Employment Location Map for Village and Enerfield Phasing plan of Village from the Masterplan 2013 prepared by Halliday Fraser Munro and Harper Cochrane Ltd.

2 process Your Views We seek your comments to help inform and shape the proposals for Village. Stakeholders and the local community are invited to express their views through dialogue with the team and through written feedback forms. Background The M1 site is currently allocated for 50 houses, alongside 5ha of employment land (2ha employment & 3ha strategic reserve) in the Aberdeenshire Local Development Plan (LDP). The LDP also allocated the EH2 site for 6 houses. The Masterplan prepared by Halliday Fraser Munro and Harper Cochrane Ltd in Sept 2013, received Aberdeenshire Council Formartine Area Committee Approval on 24th September To date the Masterplan as presently approved was subject to a programme of extensive public consultation as follows: Attendance and presentation at Community Council Meetings (25th February 2009, 26th January 2011 and 27th March 2013). Public Consultation event in (31st January 2011) Public Consultation event in (25th March 2013) Scotia Homes have an agreement with the landowner to develop 50 housing units with a potential mix of uses and to co-ordinate the associated masterplan footpath connections and movement links to the wider subjects and settlement. Planning Process & Timescales for Phase 1 A Proposal of Application Notice (PAN) for Village was submitted in May 2014 with the intention of submitting a detailed Planning Application in October The outcomes of the consultation event and feedback received, will be collated and reviewed by Scotia Homes team in order to inform the design development in preparation for the detailed planning application. PLEASE NOTE: No detailed application has been submitted to Aberdeenshire Council in relation to this proposal. Any comments made at this time are not formal representations to the Council and would not be considered as part of any future application. When a formal application for detailed planning permission is submitted by Scotia Homes there will be an opportunity to make statutory representations on the application to the Aberdeenshire Council. PAN boundary The PAN area is significantly larger than that required for the proposed 50 units application. The identified area encompasses the allocated site EH2 (6 units) and part of FM060, the whole of M1 employment land (2ha) and potential future development bid land FM061 (50 units + 3ha Strategic Reserve Land) in order to provide sufficient scope within this application for the 50 units to be designed with full consideration of the wider Approved Masterplan subjects and associated linkages to settlement. Professional Team Developer Urban Design and Architecture AREA Landscape Architecture IAN WHITE ASSOCIATES Engineering FAIRHURST M1 EH2 Proposal of Application Notice Plan 1. Panorama of the eastern part of M1 site from the Cultercullen Road. 2. View along field boundary towards Primary School, with a backdrop of surrounding House, to the right is the A90 Pitgersie bridge, crossing the Burn. 3. Looking west up-stream of the Burn, at the heart of the site. 4. View over to Hill of Minnes. 5. Panorama of the western part of M1 site from the Cultercullen Road. The recent Cala Homes development is visible on the left of the photo. 6. Housing at McBey Way with private garden boundaries facing towards the Burn valley. 7. The Mill of is 1.5storey with a narrow gable. 8.The Mill of s Outbuilding, lies long and linear, parallel to the lade which was channelled between outbuilding and the road. A large slab and long stones formed a bridge crossing (in the foreground).

3 place to Newburgh New Mill to Udny Station steading structure perpendicular to contours Home Farm Old Mill Linnhead steading Church House source of lade lade Burn Mill of Pitgersie Bridge a sinuous avenue of trees, follows the contours leading to House Pitgersie steading Historical morphology of c.1867 Place and Historical Patterns Each settlement has a unique urban form and character determined by the physical, political and economic climate in which it developed. Through historical research and context analysis we aim to identify and enhance the specific qualities of place that make. Water and topography have historically shaped the local context of. Movement north-south was dependent on the location of the Pitgersie Bridge to cross the burn. People sought to harness the potential of the burn for both irrigation and powering mills, leading to the formation of man-made lades. Linear mill buildings were aligned to the watercourse and generated east-west movement routes, whilst the majority of agricultural field boundaries ran perpendicular to the burn to provide irrigation and drainage. Following the line of the valley the movement route followed the Burn and was populated by several mills. This route connected Udny Station,, Mill of, the Church and Newburgh. To the south of the M1 site, water was attenuated in a pond and diverted to form the lade, which forms the northern boundary of the flood plain. House has a sinuous avenue of trees, following the contours and connect with Church. This valley and movement line continues west on an informal axis to School. Historically pedestrian and connections to this were truncated by the A90. To the northern edge of House and gardens, structure belts were designed perpendicular to the contours. Traditional built form is a combination of long thin mill/weaving buildings and farm steading cluster groups, such as, Linnhead and Home Farm, expressing the two main historic industries of the Formartine area. A90 to Ellon to Udny Station The Store historical and field boundaries run north/south Old Quarry, low point with possible standing water high point hedge overhead power line Cultercullen Road overhead power line hedge potential culvert agricultural land steep contours Primary School Mill of to House lade on steep slopes that follow the sinuous route for the burn. flood plain Burn Ardgill Farm is prominent on higher ground. agricultural land overhead power line hall Blairythan Terrace park, playing field & recycling Pitgersie Bridge Key overhead power lines 0.5m contours builtform burnside vegetation dispersed trees and hedges hedge playing fields A90 to Aberdeen possible flood area Existing Site Plan Crown copyright All rights reserved. License number The Site The northern site (M1) is bounded by the A90 and the Cultercullen Road. The remainder of the site, also agriculture land is south of the burn and includes the EH1 site. The land falls gently towards the east and is steeply intersected by the Burn valley running west to east, separating the northern site and Primary School from the neighbouring people across the valley. The burn was historically diverted to form a northern lade. The floodplain between the two watercourses is currently used for cattle grazing. Existing follows the burn valley, with the majority of on the northern slopes, to the west of the M1 site. On the southern slopes is less substantial and includes isolated trees and hedges associated with rear garden boundaries. Existing houses on McBey Way and Blairythan Terrace have private boundaries to the burn landscape. Apart from houses that front onto Blairythan Terrace the majority of housing is in cul-de-sac format offering no opportunities to connect to landscape. Primary School is to the south-east of the M1 site. Currently a safe walking route to the is impaired by the traffic on the A90 and children are bussed to and from the playing fields on Blairythan Terrace.

4 Burn framework Implementation Masterplan These following spatial proposals are a response to the intrinsic qualities of. They intend to root the settlement into the wider landscape and through a layout of intimate and attractive streets, generate a strong sense of place and local identity. potential for culverted tributary (dotted blue) to be integrated with surface water The Store pond old quarry the Square park gateway Mill of open space lade Burn view to Ardgill on highpoint Ardgill gateway Water and Topography Recognising the potential of the Burn and lade as a landscape asset, the Implementation Masterplan takes as its starting point a series of watercourses that form part of the approach to the sustainable management of storm water on the site. These s are linear soft landscape elements that follow the gentler topography of the site from high to lower gradients. They are designed integral to the streetscape, run parallel with movement and echo the historical relationship of builtform to lade that was once typical of. The s also provide valuable habitat connections to and burnside landscape. Open Space The linear s form linkages between proposed open spaces including the Square at The Store, gateways, the old quarry and open spaces to the south that overlook the burn. The Square is proposed as a gateway space framed by and anchored by the uses at The Store. Other spaces will vary in character appropriate to their location within the masterplan. They are fronted by housing which provides enclosure and passive surveillance. Children s play will be informal in character, designed in response to the topography and integrated with the landscape. along western edge relating to tree belt frames the Square the Square The Store hedge retained where possible connecting with trees by the A90 dualling overbridge and associated tree strategic reserve (future employment) the Square The Store grid of streets Cultercullen Road future residential land/ A90 leading to Ellon potential for connection in future to de-trunked A90 overbridge footpath follows steep contours Burn footbridge parallel to water main potential future footbridge along western edge Existing hedge reinforced streets follow contours footpath EH2 access from McBey Way hall Blairythan Terrace park, playing field & community recycling A90 A90 dualling route A90 leading to Aberdeen Woodland Existing following the valley is retained and reinforced with tree on steeper slopes. New tree tree lines will form strong linear elements, taking their cue from the orientation of historic field patterns that run perpendicular to the burn. These will provide attractive edges to development boundaries. They connect with the network of s and to provide wildlife corridors. These wooded belts will be managed to provide visual permeability and potential connections through to future phases of development. Movement The M1 site will be accessed from the Cultercullen Road with the potential for future connections from the de-trunked A90. A clear hierarchy of streets and lanes are designed to fit with contours. Following national placemaking and street design policy, Designing Places and Designing Streets, the streets will be based on shared space principles. These types of pedestrian friendly streets already exist in many historic towns in Scotland. Enclosure of the street, proximity of front doors and minimal private front gardens encouraging activity within the street and reduce vehicle speeds. Housing fronting on to s and accessed by bridges at Scotland s Housing Expo, Inverness Textured and robust natural materials. Housing addressing the landscape and integrated SUDS ponds, Finland. Planted thresholds and front doors onto a footpath, overlooking landscape at Accordia, Cambridge. Housing within mature, Finland.

5 phase 1 Vision and Aims for Phase 1 The creation of a 50 house residential area based on best practice Urban Design and Designing Streets principles, with local vernacular house designs that are a contemporary re-interpretation of historic rural architecture designed to compliment the local area and contribute positively to the creation of a sense of place within the settlement of. Cultercullen Road hedge retained where possible The proposals provide walking and cycling routes towards parks and open space that anticipate a framework for to expand, creating an attractive parkland setting and enhancing watercourses associated with the former Mill of. footpath to Cultercullen Road, leading to the Store Cottage potential for culverted tributary (dotted blue) to be integrated with surface. park footpath SUDS pond forming an edge to phase1 housing tree line forming a permeable edge to future residential land future residential land or site landscape edge to Phase 1 Layout Sequence The layout is inspired by landscape. At the entrance, walled gardens will link to detached houses to form a gateway at the Cultercullen Road, extending the hedge line to form a well defined edge. Beyond the entrance, housing in linear terrace format will create a calm and restful frontage, typical of rural buildings, facing a linear tree belt typical of tree patterns in the wider landscape and framing a route south to. Likewise, further terraced houses with pend parking frame a riparian landscape opening towards a small park, the continuing the line of historic mill lades. footpath leading to footbridge open space incorporating play SUDS pond tree connects with trees by the potential expansion Primary School A90 The remaining housing forms a simple network of streets and lanes characterised by hedged garden boundaries, a further riparian and by detached houses facing outwards. Gardens are contained between buildings for privacy and security, creating an intimate and sheltered living environment. At key locations corner windows and components such as glass bays and dormers are carefully placed to overlook the street and help define a sense of place and character. Phase 1 Layout Lade Burn Valley Phase1Key Safe Routes to School 2 bed terrace High quality pedestrian and cycle routes (shown red in the diagram) will connect with the wider network including: 2 bed semi-detached 2 bed semi-detached 3 bed terrace pend 3 bed detached Phase 1 School Pedestrian access to the western edge of the School. A footpath on the south side of the Cultercullen road linking the A90 footpath to the extent of phase 1 development boundary. A footpath within the Burn valley connecting the northern and southern sites by a footbridge (dotted red in diagram). 3/4 bed detached Additionally: 4 bed detached 4 bed detached EH2 Following the down grading of the current A90 to a 30mph road a safe route to will be possible from Blairythan Terrace (dotted purple in diagram). Phase 1 - Housing mix Phase 1 - Safe route to diagram Glass bay and minimal front gardens, Accordia, Cambridge. A small mixed use square St. Andrews. Foot and cycle path through a meadow. On-street parking integrated with landscape, s and play. Stepping stones and s can be incorporated with the informal play.

6 phase 1 Aerial view of Phase 1 proposal Architecture and Streetscape The architecture will be a response to rural scale and local character: The scale of building is carefully considered so that the proportion, gable width and roof pitch has a cohesive character fitting to the rural character of. A mix of house types is proposed with a 20% affordable which will be indistinguishable storey houses are proposed, the scale of rural buildings and creating intimate streets. The materials palette will provide a reference to local character. Passive low energy design through good day-lighting, solar shading, careful orientation of large windows, natural ventilation. Kitchen windows are orientated to overlook the streets. Externally rainwater would be collected or used in gardens. Permeable surface materials such as permeable paving or gravel will be used in non-adoptable parking areas. A simple palette of materials will unify streetscape and landscape design with the architecture. Building elevations, garden walls and hedges are used to define spaces and create enclosure. Car parking will be integral to the design of the pubic realm. In curtilage parking and garages will be designed to be discreet so as not to dominate the street. (Car parking levels will be provided in accordance with Aberdeenshire standards). View east from the open space south of Cottage. The layout of housing is integrated with the landscape elements such as s and designed to address the landscape and maximise views. Management and maintenance of streets spaces, parks and is being considered at each stage of the design process. Typical street section through a riparian and street. Terrace housing with minimal threshold fronting a tree-lined street. Architecture, street and landscape designed as a single composition. Play area set within trees and overlooked by housing. Planted s appropriate to the scale of the street, Upton. Play and art incorporated within the landscape.