Site Analysis Overall Site Constraints As well as being constrained by the M1 LDP boundary the site has several major factors influencing the rational development of the site. We have control of all of the areas required to deliver the Masterplan Topography Where the contours are close together there are steep slopes. Within the site these generally lead to the flood plain from the Ythan or Hillhead of Fechil. Landscape Features Water courses running through the site have been influenced by farming practices and the form of the land. The continued sustainable drainage of the site is critical to the design of any development and could be integrated within a design solution. Trees & Landscaping Within the site there are trees and plants lining the water courses and following several of the field boundaries. An area of mature trees exists around the Cromleybank Farmhouse. Existing Buildings The secondary school is currently under construction and is considered as complete as part of this analysis. There is an existing private house at the crossroads on the south road entrance to Ellon. The existing farmhouse is of significance and is proposed to be kept. The working farm buildings have also been assessed and are not seen as significant in terms of their appearance. There are immediate neighbours to the western boundary of the site. Services There are several relatively large service routes running through and across the site. The position of these may influence development. Water Courses River Ythan Overhead Electricity Lines Water Main Flood Plain Gas Main Wooded Areas Local Plan Site M1 Boundary Development / Framework Development Framework Initial Concept Sketch Open Space There is a requirement for good quality public open space within new developments. The landscaping and constraints of the site provide an opportunity to have a large area of meaningful and usable public open space close to the walkable neighbourhood centre. A walkable neighbourhood is a 5 minute walk to the centre. This area can make use of the existing landform, watercourse and pond. The flood plain adjacent to the Ythan provides an area of public open space that connects to the existing historic centre of Ellon. In addition to this large area of public open space there is a centrally located public park and existing woodlands, all connected via pathways. Movement / Connection Development will inevitably increase traffic on the surrounding roads. A traffic assessment has been carried out and concluded that a southern bypass would relieve and re-direct traffic flows. A pedestrian/cycle is being built over the river Ythan as part of the school development. Development Areas When all design factors are combined and rationalised they begin to define clear development 'blocks' which are separated by a combination of roads, landscaping and open space. Services As well as the services currently running into and through the site (gas, electricity and water) additional services will also be required either because of capacity or logistics. A reservoir is proposed to the east of the site, located at a high point, to provide mains water. Waste water treatment is proposed to take place at a lower level at the north east side of Cromleybank. This location, away from development areas and at a lower level, reduces pumping requirements as well as the visual impact on the development and the surrounding landscape. Vehicular Movement Routes Wooded Areas Walkable Neighbourhood River Ythan Southern Bypass Route Public Open Space Pedestrian Movement Tree-lined Development Blocks Local Plan Site M1 Boundary Architecture, Urban Design, Project Management A X I O M