PROPOSED MIXED USE
DEVELOPMENT, DUNLIN DRIVE,
DUNFERMLINE
Transport Statement
Report
April 2008
Prepared for:
Prepared by:
Power Developments
Steer Davies Gleave
68-70 George Street
Edinburgh
EH2 2LR
+44 (0)131 226 9500
www.steerdaviesgleave.com
Transport Statement
Contents
1.
2.
3.
4.
5.
6.
Page
INTRODUCTION
1
Introduction
1
SITE ACCESSIBILITY
3
Introduction
3
Pedestrian Provision
3
Cycle Routes
5
Summary
6
PROPOSED DEVELOPMENT
7
Introduction
7
General
7
Pedestrian Access
7
Cycle Parking
7
Summary
8
THE LOCAL ROAD NETWORK & DEVELOPMENT IMPACT
9
Introduction
9
The Local Road Network
9
Development Impact
9
Summary
9
COMPLIANCE WITH PLANNING POLICY
10
Introduction
10
National Policy
10
Local Policy
11
Local Plans
13
Summary
14
SUMMARY AND CONCLUSIONS
15
Summary
15
Conclusions
15
FIGURES
Figure 1.1
Site Location
2
Figure 2.1
Site Accessibility
4
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Contents
Transport Statement
TABLES
Table 2.1
Existing Bus Services and Frequencies
6
APPENDICES
A
INDICATIVE SITE LAYOUT
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Contents
Transport Statement
1.
INTRODUCTION
Introduction
1.1
Power Developments wishes to submit an outline planning application to Fife Council
for the construction of a mixed use local centre on vacant land to the south of Dunlin
Drive, Dunfermline. The location of the site is indicated on Figure 1.1.
1.2
The proposed development will consist of a 994m2 food retail unit, five 100-125m2
non food retail units, a 50 bed care home and a community centre/ church.
1.3
The site is situated to the east of Dunfermline within the Dunfermline Eastern
Expansion (DEX), a 550ha site to the east of Dunfermline, development of which as a
mixture of industrial, commercial, residential and recreational areas has been ongoing
for 10 years and will continue for another 10 years. The site is bounded to the north
and west by Dunlin Drive, to the east by an unoccupied factory site and to the south by
a residential development that is currently under construction.
1.4
Access will be taken from the south arm of a four arm roundabout which has already
been constructed towards the north east corner of the site. The north arm of the
roundabout will provide access to a large residential development site for which
planning permission has been granted.
1.5
The full transport impacts of proposals were assessed within a Transport Assessment
for the DEX Masterplan. It has therefore been agreed with officers of Fife Council that
a further Transport Assessment will not be required but that a Transport Statement
should be prepared for submission with the planning application.
1.6
This document forms that Statement and is structured as follows:





Chapter 2 - examines the accessibility of the site by non-car modes;
Chapter 3 - describes the development proposals;
Chapter 4 - describes the local road network plus its current and future operation;
Chapter 5 - describes the development’s compliance with relevant transport
planning policy;
Chapter 6 - presents conclusions.
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Transport Statement
FIGURE 1.1
SITE LOCATION
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Transport Statement
2.
SITE ACCESSIBILITY
Introduction
2.1
This chapter of the report examines the accessibility of the site by non-car modes.
Existing accessibility measures are indicated in Figure 2.1.
Pedestrian Provision
2.2
Pedestrian linkage between the site and the surrounding area is currently good. The
development proposals will offer the opportunity to further improve links between the
site, the existing pedestrian facilities and the wider area.
2.3
Dunlin Drive bounds the site to the north and west and is provided with shared foot/
cycle footways on both sides, segregated from the running carriageway by 2m wide
verges. These footways provide access to the site from existing and potential
residential sites to the west and Fife Leisure Park some 500m to the east. The
footways are in very good condition, are approximately 3m wide and are illuminated
by well-maintained street lighting columns.
INSERT PHOTO
Shared foot/ cycle way on Dunlin Drive adjacent to the site
2.4
Site access will be taken from a four arm roundabout which has already been
constructed and from which there is a short spur into the site. A dropped kerb
crossing is provided across the spur with pedestrians able to break their crossing at the
roundabout splitter island. A dropped kerb crossing is also provided on Dunlin Drive
on the west approach to the roundabout.
INSERT PHOTO
Crossing provision at site access roundabout
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Transport Statement
FIGURE 2.1
SITE ACCESSIBILITY
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Transport Statement
2.5
Planning permission is currently in place for the development of the site on the north
side of Dunlin Drive that will be accessed from the north arm of the site access
roundabout. The spine road running north through that development will provide a
direct pedestrian and cycle connection between the site, the residential development
and the Halbeath Campus of Carnegie College.
Cycle Routes
2.6
The shared foot/ cycleways on Dunlin Drive provide a connection to National Cycle
Route 1 which passes north south through Dunfermline on Linburn Road,
approximately 1km to the west of the site. This provides a link southwards on a
combination of trafficked and traffic-free routes to Inverkeithing, North and South
Queensferry and Edinburgh and northwards to Kinross.
2.7
In the immediate vicinity of the site cyclists are able to use the local road network,
much of which is lightly trafficked.
BUS FACILITIES AND SERVICES
2.8
Bus stops are located on Dunlin Drive close to Braemar Drive, approximately 400m
west of the site. There are also stops at Fife Leisure Park on Whimbrel Place, some
500m east of the site.
INSERT PHOTOS
Bus Stop Provision on Dunlin Drive and at Fife Leisure Park
2.9
All services that call at the stops in close proximity to the site are operated by
Stagecoach in Fife – service numbers and an indication of their routes and frequencies
are outlined within Table 2.1 below.
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Transport Statement
TABLE 2.1
Service
EXISTING BUS SERVICES AND FREQUENCIES
Route
D7
30
15
19
Frequency
Townhill – Dunfermline –
Abbeyview – Duloch Park –
Dalgety Bay – North Queensferry
Mon to Sat - 15 mins
Dunfermline – Queen Margaret
Hospital – Fife Leisure Park –
Cowdenbeath – Kinglassie Glenrothes
Mon to Sat – 1 hourly
Dunfermline – Queen Margaret
Hospital – Fife Leisure Park –
Victoria Hospital – Kirkcaldy
Mon to Fri – 1 per day (am)
Rosyth – Dunfermline – Fife
Leisure Park – Cowdenbeath –
Lochgelly – Ballingry
Mon to Fri - 20 mins (1830-0000)
Stops Served
Dunlin Drive
Sunday – 1 hourly
Dunlin Drive
Sunday – 2 hourly
Fife Leisure Park
Sunday – 2 hourly (1100-2100)
Fife Leisure Park
Saturday – 10 mins (1215-1840)
Saturday – 15 mins (1840-2000)
Saturday – 30 mins (1800-0000)
Sunday – 30 mins (1215 – 0000)
2.10
The development site is located in close proximity to existing bus stops that are well
served by regular services to local centres such as Dunfermline, Rosyth, Dalgety Bay
and North Queensferry, key destinations such as Queen Margaret Hospital and Duloch
Park and a variety of other minor destinations.
Summary
2.11
The site is located in close proximity to surrounding residential development and
relatively close to other local services including Fife Leisure Park. There are
established pedestrian routes between these and the site and between the site and
existing public transport stops. The site is within a 400m walk distance of bus stops
on Dunlin Drive, an indication of good accessibility as suggested by PAN 75 and a
slightly longer walk to stops within Fife Leisure Park. Routes to be constructed as
part of adjacent development will provide improved linkage to other facilities such as
Carnegie College.
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Transport Statement
3.
PROPOSED DEVELOPMENT
Introduction
3.1
This chapter of the report details the context of the proposed development and its main
features.
General
3.2
The proposed development will consist of a 994m2 food retail unit, five 100-125m2
non food retail units, a 50 bed care home and a community centre/ church.
3.3
An indicative layout for proposed development is shown on the Duco Architect
Drawing XXXXXXXX in Appendix A.
3.4
Proposed accessibility measures are indicated in Figure 2.1.
Pedestrian Access
3.5
In accordance with Fife Council Roads Standards, the development access road will
be provided with 2m footway on both sides.
3.6
The access road footways will link to wide pedestrian plazas fronting the retail units,
the care home and the community centre. Crossing points will be provided at
appropriate locations within the development to ensure pedestrians can walk safely
between the various areas.
3.7
A footpath will be provided between the south boundary of the site and the retail units.
This will connect to a footpath through the residential development currently under
construction to the south, so providing a connection between the housing and the
proposed local centre.
3.8
A new signalised Toucan crossing will be provided on Dunlin Drive to the west of the
site access roundabout. This will ensure connectivity between the site and the
proposed residential development to the north. It will also provide a key link in the
route to Carnegie College.
Cycle Parking
3.9
If required by Fife Council, cycle parking will be provided at the rate of 2 spaces plus
4 spaces per 100 parking spaces; a total of 6 spaces. Provision will be in the form of 3
Sheffield Stands, which can each accommodate 2 bicycles. The stands will be sited at
appropriate locations throughout the development.
General Vehicular and Service Access
3.10
The development will be accessed via an existing roundabout junction on Dunlin
Drive Road, as indicated in Duco Architect Drawing XXXXXXXX in Appendix A.
3.11
Service vehicles will share the entrance with general traffic with servicing for the
foodstore provided via a dedicated area to the east side of the development site. The
smaller units will be serviced from the parking area fronting the parade.
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Transport Statement
Car Parking
3.12
It is proposed that a total of 118 parking spaces are installed, to include 6 for disabled
users. This is within SPP17 maximum standards for a mixed use development of this
scale.
3.13
Individual parking areas will be provided for the retail area, care home and community
centre/ church but it is expected that the retail and community spaces will be shared as
peak demand for each is likely to occur at different times of day. Nine of the spaces
will be located adjacent to the servicing route and it is anticipated that these will be
dedicated for staff of the retail units.
Summary
3.14
The proposed development will consist of a 994m2 food retail unit, five 100-125m2
non food retail units, a 50 bed care home and a community centre/ church. Customer
and service access to the site will be provided via an existing roundabout on Dunlin
Drive. Pedestrians and cyclists will also enter the site via the main access road and
will be provided with footways on both sides of the site access road. The development
proposals contain a number of measures to enhance the accessibility of the site
including a Toucan crossing of Dunlin Drive and a footpath connection to housing
land to the south.
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Transport Statement
4.
THE LOCAL ROAD NETWORK & DEVELOPMENT IMPACT
Introduction
4.1
In this chapter of the report we review the operation of the existing road network, and
comment on the likely traffic impacts of the proposed development.
The Local Road Network
4.2
Dunlin Drive is an unclassified east-west route linking to Sanderling Way to the east
and Linburn Road to the west, both of which run north-south. All intervening
junctions along Dunlin Drive are roundabouts. The road is a wide single carriageway
with 2m wide verges segregating the carriageway from the footway and 3m wide
shared foot/ cycleways. Dunlin Drive is subject to a 30mph speed limit.
4.3
Sanderling Way passes Fife Leisure Park and connects to Junction 3 of the M90
(Halbeath), an interchange which also provides access to the A907, a major route into
Dunfermline and the A92 towards Kirkcaldy and Glenrothes.
4.4
Linburn Road heads north to connect with the A907 east of Dunfermline and south to
join the B916 Aberdour Road.
Development Impact
4.5
Site visits have indicated that the road network in the immediate vicinity of the site
currently operates efficiently and that there appears to be significant spare capacity to
accommodate potential development traffic.
4.6
The trip generation of the proposed development was assessed as part of the Transport
Assessment for the wider DEX proposals. Fife Council officers have indicated that
with the infrastructure brought forward through the DEX masterplan, no capacity
issues are foreseen.
Summary
4.7
The development site is well located for access to both the local road network and the
strategic network. There do not appear to be any existing operational issues in the
vicinity of the site and existing assessment work suggests that future development
traffic can be readily accommodated.
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Transport Statement
5.
COMPLIANCE WITH PLANNING POLICY
Introduction
5.1
This section of the report will summarise the national and local transport related
policies that are considered to be relevant to the potential development site. It will
also seek to provide comment on the degree of compliance between the development
and the relevant policies.
5.2
The key policy documents referred to in this Chapter are:





Scottish Planning Policy 17 (SPP17) – Planning for Transport;
Planning Advice Note 75 (PAN 75) – Planning for Transport;
Fife Structure Plan 2001-2011 (adopted);
Fife Structure Plan 2006-2026 (awaiting approval by Scottish Ministers);
Dunfermline and the Coast adopted Local Plan.
National Policy
5.3
In considering the potential development site, attention must be given to the principles
and objectives of Government policy associated with the integration of transport and
land use planning within Scotland.
Scottish Planning Policy 17 – Planning for Transport
5.4
SPP17 was published by the Scottish Executive in July 2005 and supersedes the
former guidance contained in National Planning Policy Guidance (NPPG) 17 and the
subsequent addendum SPP17 – Maximum Parking Standards. This document sets out
the guidance for local authorities in assessing potential development, developing their
local plans, and identifying suitable development sites.
5.5
Paragraph 51 advises that “Planning permission should not be granted for significant
travel generating uses in locations:





where immediate links to walking and cycling networks are not available or
cannot be made available;
where access to public transport networks are further than 400 metres by
walking;
which would encourage reliance on the private car;
which would be likely to have a detrimental effect on the capacity of the strategic
road and/ or rail network; or
where a Transport Assessment does not include any satisfactory mechanism for
meeting sustainable transport requirements.”
Fit with Policy
5.6
The proposals for the development at Dunlin Drive, Dunfermline would not meet the
requirements for refusal of planning permission as:

the site is adjacent to an established network of shared use foot/ cyclepaths with
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Transport Statement




connections to local facilities and National Cycle Route 1;
existing bus services pass the north boundary of the site and additional routes
service stops within a short walk away;
the site is within convenient walking distance of a number of existing, under
construction and proposed residential developments for which this development
would form a local centre;
improvements to pedestrian facilities within and in the vicinity of the site form
part of the development proposals;
the previous chapter of this report indicated that the development will not have a
detrimental impact on the capacity of the local or strategic road networks.
Planning Advice Note 75 – Planning for Transport
5.7
This document, to be read in conjunction with SPP 17 provides guidance and advice
for the best practice approach in assessing development sites, in accordance with the
policies set out in SPP 17.
5.8
PAN 75 refers to the policy development process and in particular the role of
accessibility analysis. The PAN provides a definition of good accessibility as “where
many people are linked to opportunities by networks of regular, reliable and
affordable travel.”
5.9
The PAN moves on to provide some ‘best practice’ advice on influencing different
travel modes. Paragraph 65 outlines the role that planning can play by “utilising
urban design, and encouraging specific schemes”.
5.10
There are more specific measures identified to encourage public transport use
including “Ensuring that new developments are well served early on”.
Fit with Policy
5.11
It is clear that the potential allocation site will comply with SPP17 and PAN75 in that
the site is accessible by a range of non car modes. It is likely that any future
development proposals will significantly enhance the accessibility of the site.
Local Policy
Structure Plans
Fife Structure Plan 2001-2011 (adopted)
5.12
The overarching objective of the Structure Plan is to ensure Fife is “A place where
land is used to create and sustain worthwhile and productive jobs and to provide
decent houses where people in Fife need them, and where daily life can be conducted
and communities can prosper in safe, attractive and unpolluted surroundings, all
achieved with the minimum impact on each other and on finite resources”.
5.13
The most relevant Structure Plan policy in assessing the site in transport terms is
Policy TR1.
5.14
Policy T1: Transport and Development advises that “development proposals will be
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Transport Statement
supported in principle where they:







are accessible to, or able to be made accessible to, the existing or planned public
transport network;
provide adequate cycle facilities where appropriate;
provide or use walking and cycle routes which are or can be linked into
established and planned networks;
are located where road network capacity is or can be made available;
do not exacerbate a recorded air pollution problem identified in Local Air
Quality Strategies;
do not create or exacerbate a road safety problem; and
do not prejudice identified ‘Safer Routes to School’.”
Fit with Policy
5.15
The site is currently accessible by a range of modes, particularly by walking, cycling
and public transport. Existing and forthcoming routes adjacent to the site will make
the site accessible from adjacent residential areas and provide linkage to existing
leisure activities and an educational establishment.
5.16
As part of the development proposals, cycling and walking facilities within the site
and linkage to the existing network will be enhanced to further improve the site’s
accessibility.
5.17
An existing Transport Assessment that included predicted trips related to the site
indicated that the local road network can provide sufficient capacity to accommodate
future levels of demand.
Fife Structure Plan 2006-2026 (awaiting approval)
5.18
In term of transportation, the new plan’s policy objectives are:





5.19
Guiding new development, where possible, to locations that reduce the need to
travel by private car.
Encouraging the use of more sustainable modes of transport.
Improving accessibility and transport choice for all sectors of the community.
Encouraging the movement of freight by rail and water.
Safeguarding land for potential improvements to the transport network.
As in the adopted Local Plan, Policy T1 provides guidance on Transport and
Development and states that “development proposals must:



be accessible to, or able to be made accessible to, the existing or planned public
transport network;
provide or use walking and cycle routes which are, or can be, linked into
established and planned networks; and,
be located where road network capacity is or can be made available, but only
after access by other, more sustainable, modes of transport has been maximised.
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Transport Statement
Fit with Policy
5.20
The site is located in close proximity to a number of existing, under construction and
proposed residential developments which will provide the key catchment for this local
centre. The good existing linkages and proposed accessibility measures between these
areas and the site will help ensure that many of the trips to the centre are undertaken
by non-motorised modes.
5.21
As previously noted, an existing Transport Assessment indicates that the local road
network can provide sufficient capacity to accommodate future levels of demand.
Local Plans
Dunfermline and the Coast Local Plan (adopted) and Dunfermline and West Fife
Local Plan (in preparation)
5.22
The Dunfermline and the Coast Local Plan was adopted in 2002 and is one of 10
Local Plans covering Fife. These Local Plans are currently being revised and in future
there will be three plans, of which the Dunfermline and West Fife Local Plan will
cover the Dunfermline and DEX areas. An Issues and Options Paper is currently
being drawn together in respect of the Dunfermline and West Fife Plan.
5.23
In the adopted Local Plan, the development site is reserved for a local centre that
will provide local shopping, community and social facilities under Policy
CRL3.
5.24
Policy T3: The East Dunfermline Road Network states that “Fife Council will
safeguard land to enable the completion of the Dunfermline Eastern Expansion
distributor road network”. This is now substantially complete, although the
connection between East Dunfermline and Halbeath Road at Carnegie College is not
currently programmed for construction until 2010. The Local Plan safeguards the line.
5.25
Policy T5: Transportation Development Guidelines advises that “Road layout,
construction, access and parking provision in all new developments will
require to conform to Fife Council’s Transportation Development Guidelines”.
5.26
Policy T9: Provision for Pedestrians and Cyclists states that “New development
must, where appropriate:




5.27
provide for safe and convenient cycle and pedestrian access or through routes;
secure and convenient cycle parking;
the protection and integration of existing routes; and
safe routes to school”.
It goes on to state that “developers must make adequate provision for pedestrian and
cycle movement in proposed schemes and that footpaths and cycleways should be
planned to link housing with employment, commercial and leisure areas”.
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Transport Statement
Fit with Policy
5.28
Policy T3 - the site is located at the southern end of the proposed link to Halbeath
Road and this will share a junction onto Dunlin Drive. It does not therefore
compromise the safeguarded route.
5.29
Policy T5 – the internal layout of the site has been discussed with officers of Fife
Council and no issues in relation to road layout, access or parking provision were
raised.
5.30
Policy T9 – the development proposals include provision for pedestrians in the form
of footways, new crossings and footpath connections and for cyclists in the form of
cycle parking and the Toucan crossing. The site will link to adjacent residential areas
via the existing pedestrian network and the proposed facilities.
Summary
5.31
National and local policy and guidance emphasises that careful planning with regards
the location and design of travel generating developments should be undertaken.
Policies also encourage developments that are accessible by alternative modes and do
not rely on access solely by private car. The above demonstrates that the development
location and proposals are compliant with relevant national and local transport
planning policy and guidance.
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Transport Statement
6.
SUMMARY AND CONCLUSIONS
Summary
6.1
Steer Davies Gleave was commissioned by Power Developments to prepare a
Transport Statement in respect of a mixed use development on a site allocated as a
local centre within the adopted Dunfermline and the Coast Local Plan.
6.2
The proposed development would involve the construction of a 994m2 food retail unit,
five 100-125m2 non food retail units, a 50 bed care home and a community centre/
church.
6.3
This report examined the accessibility of the site and reviewed the existing and future
operation of the adjacent local road network.
Conclusions
6.4
This report has assessed the transport issues surrounding the proposed development
and it has been concluded that:






there is an existing network of pedestrian and cycle routes located adjacent to the
potential development site;
existing bus stops are located within walking distance of the proposed
development, providing access to a range of destinations;
The development proposals contain a number of measures to enhance the existing
accessibility of the site including:
 2m wide footways on both sides of the new access road;
 a new Toucan crossing on Dunlin Drive to the west of the site access
roundabout;
 a new footpath connecting the site to the residential development to the
south;
 pedestrian crossings of the site access road at appropriate locations;
 installation of 3 Sheffield cycle stands providing parking spaces for up to 6
bicycles.
The site lies within close proximity to and with good access to both the local and
strategic road networks;
The development proposals include 118 car parking spaces, within SPP17
maximum standards for a mixed use development; and
The development location and proposals are compliant with relevant local and
national policy in that they allow a choice of travel modes and are not overly
reliant on the use of the private car.
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Transport Statement
APPENDIX A
INDICATIVE SITE LAYOUT
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Appendix
Transport Statement
CONTROL SHEET
Project/Proposal Name:
PROPOSED MIXED USE DEVELOPMENT,
DUNLIN DRIVE, DUNFERMLINE
Document Title:
Transport Statement
Client Contract/Project Number:
SDG Project/Proposal Number:
114127
ISSUE HISTORY
Issue No.
Date
Details
REVIEW
Originator:
Liz Hunter
Other Contributors:
Review By:
Print:
Alex Sneddon
Sign:
DISTRIBUTION
Clients:
Steer Davies Gleave:
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Control Sheet