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PLANNING BRIEF FOR THE MIXED USE DEVELOPMENT
(EMPLOYMENT, TOURISM & HOUSING) OF NEWBURGH, QUAYSIDE
MAY 2004
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This brief seeks to ensure that the redevelopment of this prominent and
sensitive site in Newburgh is well structured, appropriate to its surroundings
and makes a positive contribution to the town and indeed the entire area.
Many sites located within towns and settlements have been developed with
little appreciation for their landscape setting or the character of the existing
settlement. In this particular instance, there is a requirement to deliver a
mixed use development of employment (possibly tourism related) and housing
to a maximum of 15 units. Newburgh commands a unique location within
Aberdeenshire and the site sits alongside an estuary of international
environmental importance and immense local significance.
Developers must have regard to the contents of this Brief in preparing their
scheme. Where differences do occur, justification by the developer is
required.
1.
Purpose
The purpose of this brief is to provide advice on how this sensitive site should
be developed, taking account of the relevant planning and design policies and
other available guidance. The opportunity to redevelop the Quayside and
remove the current stock of dilapidated buildings must be taken when a
suitable development proposal arises; this brief aims to facilitate this.
A number of relevant development plan policies require to be satisfied,
namely:
NEST
Policy 1
Policy 6
Policy 9
Policy 11
Policy 13
Policy 19
Policy 21
Policy 22
Finalised ALPEnv\1
Env\2
Env\4
Env\6
Hou\2
Hou\13
Emp\1
Emp\8
Emp\9
Inf\2
Inf\3
Inf\4
Gen\2
Gen\3
Employment Land
Tourism
Housing Allocations: 2006-2010
General Housing Considerations
Developer Contributions
Wildlife, Landscape and Land Resources
Design
Water Management
International Nature Conservation Sites
National Nature Conservation Sites
Biodiversity
Coastal Development
Future Housing Land 2006-2015
Public Open Space for Housing
Allocated and Existing Employment Land
Office Development
Tourist Facilities and Accommodation
Parking, Servicing and Accessibility
Access for the Less Mobile
Drainage and Water Standards
The Layout, Siting & Design of New Development
Developer Contributions
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Gen\5
Gen\7
Gen\11
2.
Landscaping Standards
Contaminated Land
Redevelopment and Mixed Use Areas
Site Analysis
A site analysis has been undertaken to identify the site’s main features and
constraints. This is more than a site description; the following issues will
determine the key site requirements to achieve a suitable development in this
location.
Map One: Site location within Newburgh
2.1
Location / setting / views
The site is denoted as EmpB in the Finalised Aberdeenshire Local Plan. The
site in its entirety extends to a little over 1ha and occupies the former
quayside that is located to the north-east of the settlement overlooking the
Ythan Estuary. To the north, east and south lies the tidal estuary, with the
A975 creating the western boundary. Across this road lies the University of
Aberdeen Culterty Field Station.
The views from the site include the dunes of Forvie Sands across the estuary,
agricultural land to the north and a mixture of traditional and modern
residential elements of the village to the south. The exposed nature of the
Quayside means views into the site are available from the north, south and
east, with the existing buildings highly visible.
2.2
Contours / landform / direction of slope
As a largely man-made structure, the Quayside is a purpose-built level area,
created for a historic business use. Therefore, no slope is present.
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2.3
Main direction of wind-chill
The exposed nature of this site means that the wind is a dominant feature,
particularly in a south and easterly direction. Although slightly protected by the
dune system across the estuary, the North Sea is very nearby.
2.4
Natural sun-traps
The site will benefit from the exposed aspect to the east and south, however
mature trees will shade part of the site when the sun lies low in the west.
2.5
Flooding / potential for flooding
The site occupies the former Quayside, but no history of flooding is known.
The defence of the perimeter is a key consideration to reduce the potential for
flooding and must be therefore be preserved.
2.6
Burns / wetland /drainage
No natural drainage features are present on site; a burn enters the estuary to
the immediate south of the Quayside, but is free-draining and should have no
impact on the site.
SSSI’s / nature reserves / area’s of ecological diversity
2.7
The site itself has no such environmental designation. However, the Ythan
Estuary, Meikle Loch and Sands of Forvie have between them the following
status and thus development must not adversely affect these areas:






2.8
RAMSAR
National Nature Reserve (NNR)
Site of Special Scientific Interest (SSSI)
Site of Interest to Natural Science (SINS)
Special Area of Conservation (SAC)
Site of Environmentally Sensitive Areas (SESA)
Trees / hedges / boundaries
There are few trees present on the site, a small number sit alongside the road
by the entrance to the Quayside. No other natural features are to be found
within the site boundary, with the Quayside edge forming three sides.
Opposite the site, stand of mature trees are to be found, these form an
impressive backdrop when looking west from the site.
2.9
Archaeological aspects
The Quayside has a rich archaeological heritage and the mill building was
listed for a time. With this in mind, developers should consult the council’s
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Archaeology Service, as some form of recording may be necessary before
redevelopment occurs.
2.10
Urban form or grain / density
The site represents the northern limit of the village of Newburgh to the east of
the A975. Surrounding land uses include the University Research Station and
open farmland, with residential development located south toward the centre.
Originally, development followed main routes and this has resulted in a linear
pattern, with traditional properties along main roads. This has been added to
with more recent pockets of housing and local authority housing along these
routes and more recently still, a small number of housing developments of
higher density.
2.11
Conservation Area’s / Listed Buildings
There is no Conservation Area in Newburgh and no Listed Buildings are to be
found in the immediate vicinity.
2.12
Other civic / attractive buildings
There are no civic buildings of particular note in the immediate area, however
Culterty House is an attractive residential property directly opposite the site.
Also of note, as an example of innovative, contemporary design is the recent
University of Aberdeen building on the site opposite.
2.13
Other elements that give the site character
The site is dominated by the Ythan Estuary, the exposed position and the
views toward the dunes opposite. Mature landscaping is to be found opposite
the site in the grounds of Culterty House.
2.14
Known hazards
The quayside has been adapted for several uses over its lifetime, most
recently being largely used as a garage and vehicle storage yard. This use,
and former uses may have resulted in contamination and the area is identified
as having this potential. A thorough investigation would therefore be
necessary.
2.15
Location or direction of local services
Most local services are to be found within the village to the south of the site.
Within a short walking distance in the traditional centre is a small range of
specialist shops and services, a church, village hall, primary school and two
hotels.
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2.16
Rights of way / wayleaves / pedestrian desire lines
No official right of way or wayleave is present on the site. However, access to
the Estuary may be exercised by some who wish to get closer to this
environment.
2.17
Existing road pattern
The site comprises a mix of buildings to which vehicular access can be
gained, but no adopted roads exist on site. The A975 runs along the western
boundary and south into the village centre. Roads generally lead to open
countryside or exist solely to serve more recent housing development.
2.18
Public transport
A variety of bus services visit Newbugh on a daily basis en route to Aberdeen,
Ellon and Peterhead. These vary in frequency, but an hourly service appears
to be maintained throughout peak times. No other public transport serves that
area.
2.19
Water supply and public drainage
There is a water supply although foul drainage is currently constrained,
pending the completion of works (scheduled for completion in 2005) to pump
effluent to Balmedie.
2.20
Electricity / gas / renewable energy
An electricity supply is readily available, gas supply will need to be
investigated, but no provision for the harnessing of renewable energy
currently exists.
2.21
ICT / broadband availability
The exchange in Newburgh is currently only 54.5% (18 February 2004)
towards the trigger level set by British Telecom before enablement for
broadband can be considered.
2.22
Recent history of the site
Historically, the Quayside was used as a point where freight was transferred
from larger sea-faring ships, to boats capable of navigating the River Ythan. A
mill was also to be found, a structure still visable today. More recently, some
of the buildings have been adapted to create opportunities for small
businesses whilst some lie derelict and the whole site has the appearance of
neglect and disrepair.
Redevelopment solutions have been proposed in the past, but none that fully
accord with Council or community aspirations for the site or Newburgh as a
whole. A relatively new storage building has been constructed, although this
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appears difficult to let. Consequently, the site continues to deteriorate further
and proves an unsightly entrance as one enters Newburgh from the north.
2.23
Land ownership
Although a number of tenants are to be found renting business space, the site
is in single ownership and appears capable of redevelopment, subject to the
necessary planning permission. It is not currently known where the
businesses currently on the site will relocate to.
3.
Site Requirements
The allocation of this site for a mixed use development of employment
(possibly tourism related) and a maximum of 15 housing units provides the
opportunity to greatly enhance the appearance of this area. As this site will
create the northern gateway to Newburgh, a high standard of design is to be
expected. Particular care must also be taken in ensuring that any proposed
employment use is compatible with the neighbouring residential area.
3.1
General approach
The Council wishes to encourage a development that adds to the quality of
the built and natural environment in Newburgh. Each site must be treated
separately as no two are the same and different challenges will exist.
The Council wishes to encourage all new development in
Aberdeenshire to add to the quality of the built and natural
environment, whilst providing economic and social benefits wherever
possible. These principles are carried forward in current work on
development and sustainability indicators in the form of the Index 21
project, with new emphasis on ‘scoring’ proposed projects and
determining their sustainability. There are six basic principles that
prospective developers must consider:



Working with the climate
Energy efficiency
Optimising resources



Respect for users
Respect for the site
The Complete Approach
3.1.1 Response to climate
There are two main issues when considering how a site should
respond to the climate, these are:


Solar considerations – the site occupies an exposed coastal
location with existing south-facing potential to take advantage of
any available solar radiation and maximise heating gain. Proposed
buildings should therefore be sited and designed with this in mind.
Wind considerations – the presence or absence of wind may have a
greater impact than solar gain in the heating of buildings,
particularly during colder months. Because of the nature of the site,
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the conventional approach of using strategic planting may not be
appropriate. The developer should therefore investigate means of
ameliorating the impact of heat-loss from prevailing winds.
3.1.2 Energy efficiency
Any development should be encouraged to increase the level of
insulation within the walls and roof in an effort to minimise energy use.
Another key consideration must be the choice of fuel, which can have
an impact on the houses and their layout. The advice of ‘SCARF’ may
be useful in this respect and any available grants can be discussed
with them.
3.1.3 Resource efficiency
The development of this site will require the construction of several
small sections of road and car parking associated with the employment
use(s); this must be minimised to that which is necessary. Where
redevelopment of the site results in the demolition of existing buildings,
consideration should be given to the reuse of materials where
appropriate. The use of energy efficient, low maintenance and
sustainable materials will be encouraged whenever practicable.
3.1.4 Social sustainability
The site is outwith the historic core of Newburgh, but still well located to
take advantage of the facilities the village has to offer and easy
pedestrian access can be found to link the site to the village. The
proposed development is of a scale that, if designed properly, should
help create a small community and a sense of place.
3.1.5 Biodiversity
The site is currently a jumble of run-down buildings that may provide
shelter to a range of bird life and other species. However, otherwise the
site itself has little value and it is not thought the loss of these buildings
will have a significant impact on biodiversity. As part of the
development, properly and sympathetically designed open space and
strategic landscaping will be required; which will enhance the site once
developed. The biodiversity of the Ythan Estuary is closely linked to its
surroundings and every effort must be taken to ensure negative
impacts do not occur.
Many of these elements, and others, are described in detail in the document
‘Development Within Nature’ published by the former Gordon District Council
and Robert Gordon University.
3.2
Distribution of land-uses
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The key land-uses expected as a result of this development are, employment
or business use, possibly a tourism facility, housing and open space. The
correct mix and layout of these uses will significantly determine the success or
otherwise of any development.
3.2.1 Employment / business use
The provision of some form of employment use is explicit in Finalised
ALP. This may take the form of a small office development or business
centre, but regard must be paid to the neighbouring uses. The design
and build quality of such a facility will be expected to be comparable
with any housing element.
3.2.2 Tourism facility
This requirement may be an integral part of the employment use or a
‘stand- alone’ facility. However, the uses to be found within the tourism
element may be restricted to reduce any potential conflict with existing
services to be found in the centre. This may include retail and catering
facilities.
3.2.3 Housing
The location of the 15 housing units proposed within the site is
undetermined. There absence of mature trees or any natural features
will allow a ‘blank canvas’ for a developer to create an attractive mixed
use development.
3.2.4 Open space
The provision of open space will depend upon the successful
integration of each of the above elements. However, it is vital that any
proposed open space has a clear purpose and function and is not
simply an area left over or inconvenient for any other use.
3.2.5 Strategic landscaping
There will be a requirement for a degree of strategic landscaping
throughout the site, this must improve the appearance of the
development and where possible provide shelter. The design and
layout of the site must consider the surrounding landscape and new
planting should therefore reflect this. There may be some ambiguity in
terms of the stability of the man-made Quayside and this may be a
determining factor in the type of species planted. The location, on the
estuary, is also of significance as particular species may be more
resilient in this environment. The advice of the Environment section of
the Council may be sought on this matter.
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3.3
Access
This site must be widely accessible by pedestrians and cyclists from the
village. Other modes of transport to be considered are bus services and
private vehicular traffic.
3.3.1 Footpath access into the site
Footpath creation into the site is a key requirement to make the site as
accessible as possible and to encourage use of modes of transport
other than the private car. Pedestrian and cycle access should be
provided at the southern point of the site, this should be independent
from vehicular access.
3.3.2 Points of road access into the site
Because of the mixed use nature of the site, more than one entrance is
likely to be required. These will exit on to the A975, as shown in Map
Two and the advice of the council’s T&I service should be sought.
3.3.3 General road layout requirements
Within the site there will be no need for an extensive road network. Any
developer should carefully consider an innovative approach to the
residential road layout and incorporation of a ‘home zone’ style will be
encouraged.
3.3.4 Traffic calming and other standards
Traffic calming will be an integral part of the ‘home zone’ concept,
where pedestrians are given priority over vehicles. This will be
important throughout the site, but especially in the residential area and
around any tourist facility.
3.3.5 Public transport needs
There will be no additional need for public transport to serve the
development. Bus halts serving north and south-bound routes are
conveniently located near the site.
3.3.6 Emergency and service needs
All emergency and service needs will be accommodated by internal
access roads to be constructed in accordance with the requirements of
the Fire Officer and the Council’s T&I service.
3.3.7 Access for all
Public access to the housing will not generally be encouraged, with
access mainly around any employment / tourism facility. Every effort
should be made to make points as accessible as possible to a wide
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range of potential users, including those with sensory or physical
disabilities.
Around the tourism facility it may be possible to improve public access
by means of a boardwalk or similar path. Access to the waters edge is
important as this is feature is likely to be the main attraction for any
visitor.
3.3.8 Parking requirements
The number of parking spaces contained within any new car parking
must accord with the adopted ‘Car Parking Standards for Development
Control’. Provision must be made for a number of visitor spaces and
disabled allocations that should be located nearest to entrances.
3.4
Infrastructure and other services
3.4.1 Drainage
The disposal of sewerage in Newburgh is embargoed until the existing
Scottish Water system is upgraded and effluent can be pumped to
Balmedie. It is hoped these works will be completed by the end of
2005.
3.4.2 Supply and distribution of water
All water will be supplied from the nearest public water main.
3.4.3 Electricity
This will be supplied from the nearest connection, check with service
provider.
3.4.4 ICT / Broadband technology
The exchange serving Newburgh has not reached the required level;
this does not however prevent any necessary infrastructure being put
in place for future use.
3.4.5 Lighting
The provision of additional street lighting will be necessary due to the
development of this site, however, this should be rationalised. An
element of low-level lighting may be appropriate in some areas of
public open space. Where security lighting is required around the
employment or tourism facilities, this should not result in a nuisance to
those who live nearby.
3.4.6 Education facilities
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The development may add a small number of children to Newburgh
Mathers Primary School where there is sufficient capacity to absorb
any potential new pupils. Secondary school age pupils will travel to
Ellon Academy where spaces also exist. Nursery facilities are also
available in the village.
3.4.7 Community facilities
Newburgh is relatively well served by community facilities, with two
hotels, a village and church hall. A range of services are also to be
found including a post office and general convenience shopping. The
demand on these is unlikely to be significantly increased as a result of
the development.
3.4.8 Library facilities
A mobile library does visit Newburgh, although the nearest permanent
facility is to be found in Balmedie or Ellon.
3.4.9 Maintenance
The creation of areas of public open space within this development will
result in these requiring adoption by the Landscape Services section of
the Council. Evidence as to the arrangements made for the long-term
maintenance of any paths, landscaped areas and open spaces will be
required.
3.5
Developer Contributions
The subject of developer contributions should be discussed with the Council’s
Planning Gain Co-ordinator at the earliest opportunity. The agreement may
contain contributions in cash or kind in line with policy requirements. The
community have made suggestions that include speed warning signs and / or
a northern gateway feature.
3.6
Design
The site location, scale and proposed mix of uses offer an opportunity to
create a development unlike the common, mundane approach to urban
extensions. Due to the surrounding built environment, opportunities are
available for traditional or innovative design. However, every care must be
taken to ensure that both the layout and design are of the highest standards
and quality materials are used throughout.
3.6.1 Building heights
The existing mix of single-story vernacular buildings, the large mill and
modern sheds give little context for the redevelopment of the site. Few
structures are to be found in the immediate vicinity to add guidance.
However, in this location, at the edge of the settlement and in a
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prominent setting, the use of excessively high structures, similar in
mass to the mill cannot be permitted. All buildings, whether residential,
business or tourism must be designed and located to fit well within the
site, respect the character of the surroundings and minimise intrusion
on their neighbours.
3.6.2 Housing and space standards
Houses on the site must meet, or preferably exceed, the current
requirements as set out in the Local Plan, specifically Appendix 1 (The
design of new development in Aberdeenshire) and Appendix 6
(Provision of public open space).
3.6.3 Design details
The different elements required from the redevelopment of this site
should display a degree of consistency. The Scottish Executive
document ‘Designing Places: A Policy Statement for Scotland should
be considered for the whole development and attention paid to PAN67
(Housing Quality) for the residential element.
Further guidance on the design of new development is also contained
in ALP Policy Gen\2 (The Layout, Siting & Design of New
Development) and Appendix 1 (The Design of New Development in
Aberdeenshire). The advice of Development Control should also be
sought at the earliest opportunity.
4.
Further Information
Developers are encouraged to contact the Planning Service of Aberdeenshire
Council at the earliest opportunity to discuss details of any application. Any
application will be dealt with primarily by the Formartine Area Development
Control Team, based at the following address:
Planning & Building Control
Neil Ross Square
45 Bridge Street
Ellon
AB41 9AA
Tel.
Fax.
01358 726429
01358 723548
Other useful numbers:
Transportation & Infrastructure
Environment
Scottish Water
SEPA
SCARF
01467 620981
01467 628254
01224 675237
01224 424609
01224 213005
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