elgin - moray · 2019-05-30 · elgin moray local development plan settlements 155 elgin housing r1...

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Elgin Hierarchy Status/Objectives/IssuesElgin is the primary centre for Moray, andwill be the main centre for growth. l To identify sites for 1290* new houses.l To identify longer term housing areas

beyond the plan period.l To identify land for general

industrial/commercial uses.l To implement Elgin City for the Future,

promote economic activity and monitortown centre vitality.

l To support Elgin’s role as the core townand support implementation of the MorayEconomic Strategy.

l To protect the high quality green spaces inthe town.

l To exercise the precautionary principle onland liable to flood until completion ofFlood Alleviation Scheme for Elgin.

InfrastructureWater and DrainageDevelopers are advised to contact ScottishWater as early as possible in order to confirmthat there is sufficient drainage capacity andwater supply available to accommodateproposals.

Scottish Water has advised that they will workwith developers to ensure that developmentcan be accommodated.

RoadsA number of potential roads improvementshave been identified for each settlement.The most significant of these are shown onthe settlement map as TSP and the full extentis shown in the pages following the map.Comments on road access arrangements areprovided in site designation texts. These areintended to be of assistance to developersand advise generally of improvements thatare likely to be needed to service the site,along with the need for any off-siteimprovements. These requirements are notexhaustive, and do not pre-empt anything

that might result through the TransportAssessment process. It is essential thatdevelopers contact Transportation at an earlystage, especially where there is a requirementfor a Transport Assessment identified in thesite text.

Developer ContributionsContributions may be sought towards somepublic facilities (eg core paths; library;schools; sports/leisure facilities;transportation) and this will be confirmed atapplication stage. Developments over 4houses will be required to make an affordablehousing contribution.

Layout and DesignHigh quality design and layouts in newdevelopment is an important aspect for“placemaking”, in order to achieve anattractive and interesting living environment .This is a priority objective of the ScottishGovernment (see Primary Policy 3).

Pre-application discussions and communityconsultation are only requirements for MajorApplications (50 or more houses; or on sitesexceeding 2 hectares). The Council wouldencourage early discussion pre-applicationon ALL proposals, and is willing to engagewith developers to identify any aspects of sitedevelopment that should be taken intoconsideration from the outset.

Some sites being proposed for developmenthave had some “key design principles”identified for them, highlighting the keydesign elements that should be observedwhen layouts are being drafted.

* There is an oversupply of housing within Elgin.

Several housing sites have been identified to

provide a range and choice of opportunities,

however applying realistic site capacities to these

sites results in an oversupply of housing

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HousingR1 Bilbohall North 3.3ha Indicative capacity 20 housesThis site is carried forward from the previousplan. Planning consent was granted in 2005for 60 houses. 40 houses have now been builthowever the remaining 20 are constraineduntil TSP 3, 21, 22, 23, and 24 can be providedtogether with connectivity to adjacentdevelopment and routes to schools.Development proposals must provide alandscaped edge. A detailed flood riskassessment will be required for any planningapplication that is submitted for the site. Ahabitats survey is required.

R2 Thornhill 17.2 ha Indicative capacity 395 housesPlanning consent was granted for a total of395 units in 2006. The site is currently beingdeveloped and under 256 units remain to bebuilt. The impact on the junction TSP31 mustbe considered and a contribution to anynecessary mitigation addressed. On its southeastern boundary, development shouldprovide a buffer of 10m to the Burn ofLinkwood to incorporate an amenity greencorridor along the burn side.A detailed flood risk assessment will berequired for any planning application that issubmitted for the site.

R3 Bilbohall South 9.9ha Indicative capacity 75This 9.9 ha site has been carried forward fromthe previous plan and has capacity for 75houses after landscaping requirements havebeen addressed. Due to the contours of thesite, the prominent green knoll has beenidentified for open space and structurallandscaping reducing the developable area ofthe site. A detailed development brief will beprepared for the site reflecting that thedesign principles should address the keydesign principles set out in theaccompanying map. This site is constraineduntil TSP 3, 21, 22, 23, and 24 can be providedtogether with connectivity to adjacent

development and routes to schools.Additional improvements to specific capacityconstraints may be required, given the size ofthe development and its potential level ofimpact. At least two access points will berequired and must be considered inassociation with the other sites in the vicinity.The impact on junctions TSP25 and TSP31must be considered and a contribution to anynecessary mitigation addressed. The text forTSP31 highlights that the junction alreadyshows insufficient capacity. All sites whichwould impact on this junction will berequired to contribute to any necessaryimprovements. Extensions to speed limit andprovision of footways and street lighting willbe required. A detailed flood risk assessmentwill be required for any planning applicationthat is submitted for the site. The mainconcern for developments connecting intothe sewer system in Elgin is the effect on thesystem with regard to sewer flooding. Theseeffects will have to be assessed. Anarchaeological crop mark site is located in thenorthern part of the area, and will requireevaluation. A habitats survey is required.

R4 South West of Elgin High School 4ha Indicative capacity 80 houses This 4 ha site is able to accommodate 80houses for development after landscapingrequirements have been addressed. Amasterplan should be prepared jointly withR12 and development proposals shouldaddress the key design principles set out inthe accompanying map. Substantiallandscaping will be required with open spaceand woodland planting along the south westof the site. Advance planting to ensure theridges and upper slopes have establishedwoodland will be required. Provision of newfootpaths and access routes must beprovided connecting to the High School andnorth across the railway. The core pathrunning along the eastern edge of the siteshould be maintained and enhanced. Abadger and habitats survey will require toaccompany proposals. This site is constrained

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until TSP 3, 22, 23, and 24 can be providedtogether with connectivity to adjacentdevelopment and routes to schools. ATransport Assessment requires to besubmitted with proposals. At least two accesspoints will be required and must beconsidered in association with other sites inthe vicinity. The primary access will be fromEdgar Road adjacent to the High School(TSP24). The impact on junctions TSP25 andTSP31 must be considered and a contributionto any necessary mitigation addressed. Thetext for TSP31 highlights that the junctionalready shows insufficient capacity. All siteswould which would have an impact on thisjunction will be required to contribute to anynecessary improvements. A habitats survey isrequired.

R5 Spynie Hospital North 21.63 ha Indicative capacity 435 housesThis 21.63 ha site has planning consent for435 units which was granted in 2009. The siteis currently being developed and there areunder 277 units remaining to be built. The sitehas overhead cables that will have to berelocated underground. Developmentproposals should safeguard the integrity ofLoch Spynie SPA.

R6 Hattonhill 4.7ha Indicative capacity 20 housesThis site is in principle, suitable for up to 20houses. Its development is constrained by TSP3 which crosses the sites. Any layout mustretain areas of open space and theiravailability for community use andenjoyment, by means of appropriate legalagreement. Development proposals requireto incorporate the design principles set out inthe accompanying map. The release of thissite, the total number of houses permitted,layout and landscaping will be dependent onthe satisfactory resolution of roadimprovements which may affect this site. Theextent to which the site can be developed

may also be impacted on by the proximity toGlen Moray Distillery and clearance from theHealth and Safety Executive may benecessary. A buffer to the watercourse mustbe incorporated into proposals.

R7 Birnie Road and R8 Glassgreen 11.7ha Indicative capacity for 200 housesSites R7 and R8 currently have consent for 178units and are under construction (marketedas Duncanshill and Duncansfield). Removal ofthe bypass reservation allows for anadditional 20 units to be accommodatedabove that already consented. An update tothe Transport Assessment will require to besubmitted with proposals. The impact on thefollowing junctions must be considered TSP25, 26, 27, 28, 30, 31. (See TSP list).

R9 Driving Range Site 4.81 ha Indicative capacity 120 housesThis site extends to 4.81 hectares and hascapacity for 120 houses. Landscape plantingwithin and around the site must be provided.Landscaping on the western boundary alongBirnie Road must be to an average depth of20 m. Foot and cycle routes must be providedalong the frontage onto Birnie Road. Internalconnections and links east to west should beprovided. Depending on the provision withinR8 a bus corridor/public transport route mayrequire to be incorporated, in any case,appropriate active travel links to the buscorridor must be provided.

A Transport Assessment and Roads DrainageAssessment require to be submitted withproposals. The impact on the followingjunctions must be considered TSP 25, 26, 27,28, 30, 31. (See TSP list).

R10 Linkwood Steading Site 3.49 ha Indicative capacity for 85 housesThe site extends to 3.49 hectares and hascapacity for 85 houses. Sustainable re-use ofthe existing 19th Century buildings isrequired and the main facade should beretained. A building survey should be

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undertaken prior to redevelopment. A batsurvey report and mitigation plan must besubmitted with proposals. Early considerationshould be given to the impact of proposals onthe Reiket Park Tree Preservation Order (TPO)which affects the north western part of thesite. Existing woodland should be maintainedand enhanced within proposals.Development must include landscaping to anaverage depth of 20m along the boundary toLinkwood Road, this should include pathslinking through to Maggot Wood.

A Transport Assessment must be submittedwith proposals to assess the impact ofdevelopment and identify any mitigationrequired to the road network. New/improvedaccess onto Linkwood Road must be provided.The impact on junction TSP31 must beconsidered and a contribution to any necessarymitigation addressed. A cycleway and footwaylink must be provided on Linkwood Road toReiket Lane and a link should be provided tothe cycle way to the back of Bain Road. (See TSP37).

R11 Findrassie/Myreside Site 100 ha Indicative capacity for 1500 housesPreviously identified as a LONG site, this isnow brought forward as the major new land release for Elgin. Thesite extends to approximately 100 hectaresand has capacity for 1500 houses.

A masterplan must be prepared and thedevelopment phased to create a distinctidentity. The design principles set out in theaccompanying map should address the keydesign principles set out in theaccompanying map. Access to I8 should beconsidered in conjunction with this site.Development proposals will require tosafeguard the integrity of Loch Spynie SPA.Adequate SUDs provision should be made.Flood risk may constrain parts of the site anda flood risk assessment will require toaccompany proposals for development. Waterresilient measures should be considered as

part of this. A buffer strip of at least 6 metresbetween the development and thewatercourse is required.

A Transport Assessment must be submittedwith proposals and early contact with MorayCouncil Transportation is essential. Off sitejunction improvements will be required (seeTSP’s). Connection should be made withaccess arrangements for R7 and anew/upgraded junction onto the A941 isrequired. Widening and improvementsrequired to Covesea Road and Myreside Road.Footway, cycleway and public transportationconnections required. The impact on thejunction TSP31 must be considered and acontribution to any necessary mitigationaddressed.

R12 Knockmasting Wood 5.39 ha Indicative capacity 85 housesThe site extends to approximately 5.39hectares and has capacity for 85 houses. Amasterplan must be prepared fordevelopment of the site and site R4. Newwoodland structure planting is required tosuccessfully integrate development into thelandscape and Knockmasting Wood shouldbe retained. This site is constrained until TSP3, 21, 22, 23, and 24 can be providedtogether with connectivity to adjacentdevelopment and routes to schools. ATransport Assessment requires to besubmitted with proposals. At least two accesspoints will be required and must beconsidered in association with other sites inthe vicinity. Bilbohall Road will requirewidening. The impact on junctions TSP25 andTSP31 must be considered and a contributionto any necessary mitigation addressed. Aflood risk assessment will require to besubmitted and water resilient measuresshould be considered as part of this. Ahabitats survey will require to be submittedwith proposals.

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R13 Former Hamilton Drive School Site1.18 ha Indicative capacity 20 housesThe site extends to 1.18 hectares and couldaccommodate up to 20 houses. Accessproposals need to address visibility andgradients. Access to existing buildings to thesouth east of the site must be maintained. Thecore path running along the eastern siteboundary should be maintained andenhanced. Survey work may be required toassess impact on bats and red squirrels withintrees. A contaminated land survey requires tobe submitted to confirm the proposalssuitability for residential use.

R14 Lesmurdie FieldsIndicative capacity 70 housesThis site has been identified as being effectiveto deliver housing in the shorter term andcapable of being brought forward in advanceof the larger north-east expansion areaidentified as LONG1 North East subject to:

l Advance planting in accord with the CarolAnderson Landscape Associates’ ReportOctober 2013. This must be agreed withthe Council beforehand and indudedetails of species, densities, distributionand sizes of new planting. The plantingmust be established before developmentcommences;

l Planting and development alongPitgaveny Road to enhance the policywoodland at Lesmurdie House and retainexisting boundary features such as stonedykes to maintain the sense of arrival intoElgin;

l Open space below the power lines to besecured in a coherent sequence of linkedparks and/or green-space which providesnon-vehicular access around the town andlinks to neighbouring allocations;

l A Transport Assessment (TA) for theoverall development of this site andLONG1 North East. This should considerthe strategic road network incorporating abus corridor that must link LesmurdieRoad and the A941*;

l Vehicular and non-vehicular linkages intoneighbouring allocations to ensure thesite is connected to the wider area;

l Agreement of key design principles toensure a layout and design which ensuresintegration with the future north-eastexpansion area as well as the existingurban area**;

l Development run off should match pre-development run off and this should beachieved through the use of appropriatelevels of Sustainable Urban Drainage. Theproposal should demonstrate that it willnot adversely affect the integrity of theLoch Spynie SPA designation;

l Flood risk may constrain parts of the siteand a flood risk assessment will require tobe submitted. Water resilient measuresshould be considered as part of this;

l A walkover and photographic survey ofhabitats is required to assess the presenceof wetlands; and,

l A buffer strip of at least 6 metres betweenthe watercourse and development isrequired.

*The scoping process should ensure that thenecessary improvements to the transportnetwork will be proportionate to thisproposal but will avoid compromisingdelivery of the longer term growth area.**This is required to enable the site toproceed in advance of the masterplan whilstsecuring a planned approach to longer termhousing land release in Elgin north-east.

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LONGIn order to indicate the general long termdirection of housing development, two areashave been identified (LONG) on thesettlement map. These are to the north east ofElgin and the south of Elgin.

A strategic approach has been taken in Elginin recognition of Elgin’s role in the settlementhierarchy as the focus for growth, to supportthe enabling action of the Moray EconomicStrategy to encourage population growth andto reflect Elgin’s overarching importancewithin the regional economy recognised inthe Elgin City for the Future project.

It is not proposed that these sites aredeveloped during the currency of this LocalDevelopment Plan. However, should any ofthe “triggers” for early release apply, part of asite may be brought forward under the termsof policy H2, provided

l a masterplan has been agreed with theCouncil and

l the site specific requirements below havebeen met.

LONG 1 North Eastl An avenue of trees should be planted

either side of the A941 Lossiemouth Roadto provide a mature setting todevelopment and enhance the approachto Elgin.

l Development run off should match pre-development run off and this should beachieved through the use of appropriatelevels of Sustainable Urban Drainage. Thisshould negate the impact of increasedimpermeable areas causing changes inflow peaks of canals. SUDS should be usedto treat surface water prior to dischargegiven the size and sensitivity of thecatchment. Full treatment will be required.A drainage impact assessment and fullSUDS design will be required at an earlystage. The proposal should demonstratethat it will not adversely affect the

integrity of Loch Spynie SPA designation;l Flood risk may constrain parts of the site

and a flood risk assessment will require tobe submitted. Water resilient measuresshould be considered as part of this;

l A walkover and photographic survey ofhabitats is required to assess the presenceof wetlands; and,

l A buffer strip of at least 6 metres betweenthe watercourse and development isrequired.

LONG 2 South l The developer/landowner must prepare a

landscape and planting strategy. This mustbe agreed with the Council beforehandand include details of species, densities,distribution and sizes of new planting.The planting must be established beforedevelopment commences. It should takeinto account the mitigation measuresdetailed in the Carol Anderson LandscapeAssociates’ Report October 2013. Thestrategy should also address habitatcreation, and how the development hasbeen informed by a species survey.

l The more open area to the west of theA941 should be shown as a final phasewithin the masterplan to allow for theestablishment of robust structureplanting.

l Proposals should be supported by a floodrisk assessment (FRA) the outcome whichmay affect the developable area of thesite. Water resilient measures should beconsidered as part of this;

l A buffer strip of at least 6 metres betweenthe watercourse and development isrequired; and

l A walkover and photographic survey ofhabitats is required to assess the presenceof wetlands and to identify anyconsequent requirement toaddress/mitigate the impact ongroundwater dependent terrestrialecosystems.

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Both sites, LONG 1 North East and LONG 2South , will require masterplans to beprepared. The developer/landowner mustwork collaboratively with the Council toprepare a masterplan for the site. The scopeof the masterplan and transport assessmentmust be agreed in advance with the Council.The masterplan is likely to include, but is notlimited to the following:

l a vision for the whole site,l a spatial framework, l broad design principles,l landscape and open space proposals, l a transportation and accessibility strategy,

which should include offsiteimprovements to the existing network,

l details of infrastructure requirements anda delivery strategy for these,

l identification of phases with associatedinfrastructure where more detailed sitelayout and design guidance will beprepared.

Release of one, both or part of these sites infuture Local Development Plans fordevelopment in the plan period will bedependent on the circumstances prevailing atthe time such as the status of the housingsupply, the alignment options for A96dualling, and the extent to which advanceplanting is established.

Elgin Town CentreThe retailing strategy and town centrepolicies for Moray and Elgin have beeninformed by the Elgin City for the Futureproject and the Moray Economic Strategywhich were commissioned by the MorayCommunity Planning Partnership and carriedout by a consultancy team.

The Elgin City for the Future project sets out aregeneration strategy for Elgin and inparticular Elgin town centre. The strategy isbased on the Core City concept. The role andpotential of other towns in Moray isrecognised but as the core city Elgin has

overarching importance within the regionaleconomy. Elgin is recognised within thestrategy as the primary economic engine ofthe region and its performance is essential tosustaining wider regional well being. Thehealth of Elgin town centre is at the core ofthe strategy and the strategy aims to ensureElgin remains the prime civic, retail, culturaland event space in Moray.

The Moray Economic Strategy and Elgin Cityfor the Future project aim to promote newopportunities in the town centre toaccommodate a new vibrant mix of usesincluding comparison retailing, studentaccommodation, tourism, leisure, culturalactivities, new office facilities and improvedcivic space. Actions are also promoted toenhance sustainable transport links, improveaccessibility and reduce the impact ofseverance caused by the A96/Alexandra Road.These opportunities are detailed in an ActionPlan within the Moray Economic Strategyunder the theme Elgin High Street First. Someof the actions which have land use orplanning policy implications are listed below.Support in principle is given to theseproposals subject to Local Development Planpolicies being met, in particular see IMP2:Development Impact Assessments.

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Elgin High Street First – Actions l Improved regional public transport linksl Bus station relocation (TSP 38)l Moray College/UHI teaching restaurantl St Giles Church as a centre piece of High

Street activity/relocation of Elgin VisitorInformation Centre

l A High Street pavilion as a showcase forchange

l Townscape heritage improvementsl Physical extension of St Giles Centrel Southern A96 frontage consolidationl High Street east – hotel accommodationl Town Hall feasibility study (linked to

feasibility of a new arts school/centre)l Lossie Green Development Brief – this

area is identified on the settlement planby *l A96 North Development Brief to east ofA941

l Alexandra Road improvements (TSP 5 andTSP 6)

l Lossie Green multi storey car parkl Replacement lorry park (TSP 41)l City centre coach drop off and pick up

facilityl City centre lighting strategy

Retail Elgin will continue to be the main focus forretail development in Moray and is identifiedas the Principal Town Centre within Table 1“Retail Centres and Roles” within Policy R2.This recognises Elgin town centre’s regionalfunction as a focus for retail, leisure,entertainment, and cultural activities. Newretail proposals will be directed to the towncentre to reinforce this regional role. It is alsorecognised that the Edgar Road area is anestablished retail area which helps maintainElgin’s competiveness with Inverness andAberdeen.

TC – Elgin Town CentreFor the purpose of applying retail policies thetown centre is defined upon the Elgin townmap. New retail developments and proposalsgenerating significant footfall will require inthe first instance to locate within the definedTown Centre (TC and Policy R1). Proposals forretail uses and other proposals generatingsignificant footfall outwith the town centreboundary will be subject to policies R2 (whichrequires the sequential approach to beobserved, and have no adverse impact ontown centre vitality/viability) and R3,(neighbourhood shops).

A diverse mix of uses is encouraged withinthe town centre. Retail, commercial, leisure,entertainment, recreation, tourism, cultural,residential and community facilities allcontribute to maintaining the vitality andviability of the town centre. However, it isimportant that retail and commercial activityremain at the core of the town centres. Thisfunction is assisted by identifying Core RetailAreas (CRA) where only retail and commercialservices are supported at frontage andground level (Policy R1). In Elgin the CoreRetail Area (CRA) is identified as the HighStreet area between Batchen Street andLossie Wynd. Within the area identified asTown Centre (TC), existing premises may beredeveloped for retail purposes, and withinthe Core Retail Areas (CRA) existing groundfloor properties must remain as use class 1, 2or 3 (Policy R1).

Residential use in upper floors within thetown centre is encouraged as this helpscreate activity which is important in terms ofvitality and viability.

It is essential that any proposed developmentis carefully integrated into the town centrephysically, environmentally and in terms ofproviding a variety of uses. The Placemaking,and Implementation policies apply as well asthose relating to Conservation Areas or ListedBuildings.

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CC -Commercial Centre – Edgar RoadIt is recognised that Edgar Road is anestablished retail area and this area isidentified as a Commercial Centre withinTable 1 “Retail Centres and Roles” withinPolicy R2. This is the preferred location forbulky good and comparison outlets if notown centre or edge of town centre sites areavailable. The area is currently characterisedby convenience, bulky goods, andcomparison retailing. This area has helped tomaintain the area’s competiveness withInverness and Aberdeen. A flood riskassessment may be required for any planningapplication within this area.

I10/RET Edgar RoadThese areas have a predominantly industrialcharacter with established uses within Class 4(Business) and Class 6 (Storage andDistribution) despite some retail use withinthe area. Site I10/RET may have potential forretail development, subject to, (i)establishment by means of the sequentialapproach that the site is sequentiallypreferred, and (ii) establishment by means ofa Retail Impact Assessment that the proposalwould not adversely affect the vitality andviability of the town centre. A TransportAssessment will be required and thefollowing junctions must be considered TSP25 and TSP 31.

Formal Industrial SitesI1 Linkwood Industrial EstateIn line with ENV3, the Council has imposed alandscape strip along the boundary with theA96 designed to mirror the landscape strip onthe opposite side of the road. Frontagebuildings must be of a high architecturalstandard. A detailed Flood Risk Assessmentwill be required for any planning applicationthat is submitted for the site. There iscurrently no land available. Any additionaldevelopment is constrained by the junctionlayout.

I2 Chanonry Industrial Estate (6.23hectares available)An extensive site suitable for general purposeindustrial operations. The exact area availablefor development will be influenced by thedetails of the Elgin Flood Alleviation Scheme.A detailed Flood Risk Assessment will berequired for any planning application that issubmitted for the site.

A walkover and photographic survey ofhabitats is required to assess the presence ofwetlands and to identify any consequentrequirement to address/mitigate the impacton groundwater dependent terrestrialecosystems.

I3 Moycroft Industrial EstateAn area of light and heavy industrialoperations with good access direct onto theA96. Existing housing here is considered a“non-conforming” use and no increase in thenumber of dwellings will be permitted. Thereis currently no land available. A detailed FloodRisk Assessment will be required for anyplanning application that is submitted for thesite.

I4 Tyock Industrial EstateSuitable for light industrial and commercialoperations. Currently no land is available. Adetailed Flood Risk Assessment will berequired for any planning application that issubmitted for the site.

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I5 Pinefield Industrial EstateAn extensive area aimed at small businessdevelopment. Within this area the Council willencourage “start-up” businesses operatingfrom low cost buildings in order to stimulateenterprise and will thereafter resist thecoalescence of sites into larger units. Adetailed Flood Risk Assessment will berequired for any planning application that issubmitted for the site. There is currently noland available.

I6 Linkwood East (Incorporating ENV3) (4.5hectares available)Comprises a total site area of 4.5 haoccupying a prominent position at theeastern entrance to the town. Road accessshall be via the roundabout junction on theA96 with Reiket Lane. Future proposals for I1and I6 should address/safeguard the potentialto achieve a pedestrian/vehicular accessbetween these two employment areas (TSP20). The Council shall require the developer toprovide a 15 metre landscaped area ofbroadleaf trees and shrubs along theboundary with the A96 and along the easternboundary. A buffer to the River Lossie isrequired. Frontage buildings must be of ahigh architectural standard. The layout shouldaccord with the Elgin Flood AlleviationScheme. A Flood Risk Assessment will berequired for any planning application that issubmitted for the site.

I7 Barmuckity (30+ hectares available)Promotion of Barmuckity Business Park is anaction of the Moray Economic Strategy.Provision is made for approximately 30 ha ofgeneral industrial land in line with the MorayEconomic Strategy. This is a high profile site inclose proximity to the established business,commercial, and industrial areas, which hasthe potential to provide a strong focus withgood access. The site is an important gatewayinto Elgin and this should be reflected in thedesign and landscaping of the site. Newwoodland structure planting must be

provided along the eastern boundary of thesite and to screen the railway line. Thewestern area, whilst closer to existingdevelopment, is prone to flooding whilst theeastern part is largely free of flooding. Suchareas will be kept free from development andshould be made a landscape feature toprovide an environmental/high amenitysetting for the site. A detailed flood riskassessment will be required for any planningapplication that is submitted along withdetailed mitigation measures demonstratingthe site can be developed. Footpath andcycleway connections within and outwith thesite must be provided. Consent was grantedin 2011 for road layout and access onto theA96 (TSP 8). An access strategy requires to beidentified and agreed with Transport Scotlandfor the second phase of development.Drainage proposals must be agreed withScottish Water and Moray Council.

I8 Newfield (12 hectares available)This site is suitable for business uses withinuse Class 4 (business). Development ofoffices, research and development facilitiesand light industrial uses in class 4 will besupported. The site should have a highamenity setting and a landscape and plantingscheme must be submitted with proposals.This must consider the context of the site andfuture development at LONG 1. An accessstrategy for this site should be considered aspart of the masterplan for R11 and futureconnections to LONG 1. A TransportAssessment will be required and thefollowing junctions must be considered TSP16 and TSP 17.

A walkover and photographic survey ofhabitats is required to assess the presence ofwetlands and to identify any consequentrequirement to address/mitigate the impacton groundwater dependent terrestrialecosystems. Development proposals willrequire to safeguard the integrity of LochSpynie SPA. Adequate SUDS provision shouldbe made.

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Existing Business AreasI9 Railway Sidings/Ashgrove RoadAn area of mixed industrial/commercial use,there are sites within this designation atAshgrove Road suited to redevelopment forbusiness purposes, which may become moreextensive if areas of railway sidings aredeclared redundant. The Council will promotethe location of businesses which takeadvantage of rail freight opportunities. Thissite contains LPG tanks which currently act asa constraint on certain types of development.As such, the Health and Safety Executiveshould be consulted on any proposeddevelopment. A detailed Flood RiskAssessment will be required for any planningapplication that is submitted for the site.

A walkover and photographic survey ofhabitats is required to assess the presence ofwetlands and to identify any consequentrequirement to address/mitigate the impacton groundwater dependent terrestrialecosystems. A buffer strip of at least 6 metresbetween the development and thewatercourse is required.

I10 Edgar RoadThese three areas consist primarily ofestablished uses within Class 4, (Business) andClass 6, (Storage and Distribution). A detailedFlood Risk Assessment will be required for anyplanning application that is submitted for thesite.

I11 Johnstons Woollen MillArea reserved specifically for the operation ofthe existing mill. Its ancillary retail operationwithin the site, will be subject to retail policy.A detailed Flood Risk Assessment will berequired for any planning application that issubmitted for the site.

I12 Glen Moray Distillery, Bruceland RoadArea reserved for distillery related uses. Anapplication for additional warehouses and anadditional production unit at this site wasapproved in October 2013. A detailed FloodRisk Assessment will be required for anyplanning application that is submitted for thesite.

I13 Linkwood DistilleryArea reserved for distillery related uses.


Mixed Use AreasI14 Ashgrove RoadRedevelopment proposals may require toaddress improvements to Ashgrove Road,including the connection to Linkwood Road.A detailed Flood Risk Assessment will berequired for any planning application that issubmitted for the site.

I15 Grampian RoadRedevelopment proposals will be influencedby the details of the Elgin Flood AlleviationScheme. A detailed Flood Risk Assessmentwill be required for any planning applicationthat is submitted for the site.

I16 Sandy Road (The Wards)Redevelopment proposals must allow forpossible road widening and creation of afootpath.

Proposals should be supported by a flood riskassessment (FRA) the outcome of which mayaffect the developable area of the site.

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Business Park/OpportunityBP /OPP Riverview (4.1hectares available)The site is considered suitable for business orcommercial uses which would be compatiblewith the high quality setting. Suitableancillary office and research space is requiredto complement the development of the LifeScience Centre and skills and expertiseavailable at Dr Gray’s Hospital and MorayCollege. Phased development of high qualitybusiness floor space to meet this need shouldbe accommodated on this site. Thedevelopment of Elgin West Research andInnovation Park is a strategic action withinthe Moray Economic Strategy. A mixed useproposal that includes the above uses andserviced accommodation or conference hotelfacilities will be considered. Residentialdevelopment will not be supported unless itis serviced accommodation for student orstaff in conjunction with further education orhealth services. Retail proposals will not besupported. A key consideration fordevelopment proposals will be thecompatibility with the quality and highamenity of the setting. Proposals must beaccompanied by a landscape and plantingscheme to demonstrate how the quality andamenity of the setting of this importantgateway to Elgin will be maintained andenhanced. Access will be from the A96 andTransport Scotland should be consulted asthe Trunk Roads Authority. A TransportAssessment will be required and thefollowing junctions must be considered TSP 1and TSP 2.

Opportunity SitesThese are vacant, derelict or underused sites,which would lend themselves toredevelopment and have been identified as‘opportunity sites’, where a range ofalternative uses may be appropriate. Themajority of these currently designated havehad some degree of interest shown in them.

OPP1 Flemings Sawmill/FormerMorayshire Tractors, Linkwood RoadThis site is considered suitable for businessuses, subject to clearance from the Healthand Safety Executive in respect of proximityto the gas storage tanks to the north. Accessshould not be taken off the roundabout butoff Linkwood Road. Transport Assessmentrequired to consider the impact of thedevelopment on the road network andmitigation required to address this. Inparticular the development impact on theA941/Edgar Road roundabout (TSP31) andLaichmoray Roundabout (TSP 32) needs to beaddressed. The Council will promote a rangeof compatible industrial, business, office anddistribution uses. Consent for retail uses willbe subject to Policy R2 and R3. Those useswhich can exploit the direct rail link for freightwill be particularly encouraged. Proposalsshould be advanced in the context of anoverall site layout appropriate to this gatewaylocation in Elgin. A detailed Flood RiskAssessment will be required for any planningapplication that is submitted for this site.There may be contamination issues arisingfrom the site’s former use.

OPP2 Hill Street/LadyhillRedevelopment opportunity for a highquality flatted residential development. Theremay be contamination issues arising from thesite’s former use.

OPP3 Wards RoadThis area comprises a variety of industrial useswith buildings of varying quality andappearance. There is an opportunity toredevelop this area by upgrading throughresidential or commercial development. Theremay be contamination issues arising from thesite’s former use.


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OPP4 Ashgrove RoadThis site is considered suitable for use as anopportunity site for residential, industrial,commercial or retail use. However only retailuse compatible with Policy R2 and R3 will beapproved. Contamination issues will need tobe resolved. A detailed Flood Risk Assessmentwill be required for any planning applicationthat is submitted for the site.


OPP5 Auction Mart, Linkwood RoadThis site is considered suitable for businessuse, which may include a range of compatibleindustrial, business, office and distributionuses. Consent for retail uses will be subject toPolicy R2 and R3. Consent for anydevelopment will also be dependent on, theprovision by the developers of a landscapedarea in association with the development,incorporating public access for pedestriansand cyclists, adjoining and within theSouthern and Eastern boundaries of the site.Access should not be taken off theroundabout but off Linkwood Road. TransportAssessment required to consider the impactof the development on the road network andmitigation required to address this. Inparticular the development impact on theA941/Edgar Road roundabout (TSP31) andLaichmoray Roundabout (TSP 32) needs to beaddressed. A detailed Flood Risk Assessmentwill be required for any planning applicationthat is submitted for this site.

OPP6 Spynie HospitalThis site is considered suitable forredevelopment for residential, offices orcommunity facilities. A mix of these useswould also be supported. A bat and squirrelsurvey will require to be submitted withproposals. Development should aim tomaintain the woodland character of the site

and a landscape plan should be submittedwith proposals detailing trees to be retainedand proposed planting. Consideration shouldbe given to deculverting the watercoursewithin the site. A Transport Assessment willbe required and the following junctions mustbe considered TSP 9 and TSP 10.

OPP7 Bilbohall Redevelopment of the NHS buildings, that aresurplus to requirements, for residentialdevelopment will be supported. Access to thesite is constrained and development thatwould result in additional trips using theBilbohall railway bridge will not be supporteduntil an alternative access is provided (see TSP3, 21, 22, 23, and 24). A flood risk assessmentand habitats survey will require to accompanyproposals. A Tree Survey and Protection Planshould be submitted with proposals andwhere possible mature trees retained.

Transportation Improvements (TSP)A number of potential road improvementshave been identified in association with thedevelopment of sites. In addition to individualsite requirements, these take account of thecumulative impact on the road network. Themost significant of these are shown as TSP onthe settlement plan. Details of these, alongwith a list of all potential improvements, andother transportation related sites to besafeguarded, are contained in the attachedTSP schedule.

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EnvironmentThe following sites are identified as openspaces which contribute to the environmentand amenity of Elgin. Over riding policy E5applies to each of these sites.

ENV1 Public Parks and GardensReiket Park, Cooper Park, Doocot Park

ENV2 Private Gardens or GroundsCollege grounds, The Oaks.

ENV3 Amenity GreenspaceEast road verges- A96, GlenmorayDrive, Lesmurdie House, New ElginRd, Milnefield Avenue, Reiket Lane,Thornhill Road, A941verges/Lossiemouth Road,Bain/Mcmillan Avenue, Pinefield,FraserAvenue/Mackenzie Place, A941verges/Main Street, Fairway Avenue.

ENV4 Playspace for Children andTeenagersKennedy Place/Spynie Brae, FairyPark/Bilbohall, Nelson Square(Bishopmill), Lesmurdie,Bain/Mcmillan Avenue, McmillanAvenue/Calcots Crescent, McbeathAvenue, Birnie Road, McIntosh Drive,Ferrier Terrace, Reynolds Crescent,Marleon Field, CoveseaRise/Findrassie Court, EsmondeGardens, Pinegrove, ManitobaAvenue, Robertson Drive,Hardhillock/High School View,Greenwards School

ENV5 Sports AreasEastend school, Westend School, NewElgin School, Seafield School,Bishopmill School/Elgin Acacdemy,Morriston playing fields, Thornillplayingfields, Tyock/Pinefield playingfield.

ENV6 Green Corridors/Natural/Semi Natural GreenspacesThe Wards, Lesmurdie,Bishopmill/Seafield, Hamilton Drive,Waulkmill Grove, Morriston/OldMills/Sherrifmills/ Hattonhill/BoroughBriggs, Myreside, Lesmurdie House,Marleon Field/Leslie Place,Newfield/Linksfield

ENV7 Civic SpaceLadyhill/Duke of Gordon Monument

ENV9 Other Functional GreenspaceCathedral, Biblical garden

ENV10 Regeneration ProposalsProposed TPO at Pluscarden Road.

ENV11 CemeteriesLinkwood Cemetery

TPO Tree Preservation OrderLesmurdie Road, Waulkmill, DuffusRoad/Oakbank, Maggot Wood/ReiketPark, Dunbarney-West Road, EastRoad, Dunkinty House, andLinkwood.

CA Conservation AreaThe two Conservation Areaboundaries are shown on thesettlement plan. (Policy BE3)

The Elgin Conservation AreaRegeneration Scheme (CARS) willpromote and support improvementswithin the Elgin High StreetConservation Area.

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Wider Environmental Designations There are a number of environmentaldesignations immediately outside thesettlement boundary which will require to beobserved

CAT Countryside Around Towns

SSSI Site of Special Scientific Interest

SPA Special Protection Area

Cemetery Search Officers will continue to work with the Landsand Parks service to identify a site for a newcemetery.

Community FacilitiesCF1 Dr GraysThis area has been reserved as a communityfacility for any future development of thehospital.

CF2 Edgar RoadThis site is reserved for new sport orrecreation facilities. If this site becomessurplus to requirements alternative usescompatible with neighbouring land and thesite location may be considered. The releaseof this site and the extent to which it can bedeveloped will be dependent on thesatisfactory resolution of road improvementsrelated to TSP 23 and 24 which may affect thissite. A Transport Assessment will be requiredand the following junctions must beconsidered TSP 31.


CF3 Thornhill fieldThis site is now partially developed and isreserved for a mix of community andneighbourhood facilities and sports andrecreational grounds. A detailed Flood RiskAssessment will be required for any planningapplication that is submitted for this site. ATransport Assessment will be required andthe following junctions must be consideredTSP 31.


CF4 Elgin High SchoolThis site is reserved for the redevelopmentand reconfiguration of Elgin High School andplayingfields. A Transport Assessment will berequired and the following junctions must beconsidered TSP 31.

Residential Caravan SitesRC1 Ashgrove Residential Caravan ParkCurrently has permission for 100 residentialcaravans and could be redeveloped. The sitewill be considered favourably for eitherconversion to holiday use, or redevelopmentto permanent housing, at maximum one-for-one replacement.

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Crown Copyright 2015 The Moray Council 100023422

FORRES

ELGINPopulation: 23,128Households: 10,0452011 Census

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ELGIN TSP

1* A96 West Elgin RiverviewNew junction on to A96, associated withproviding access into BP/OPP. Detailed designrequired for approval by Transport Scotland andMoray Council

2* A96/Morriston Road junctionImpact on this junction from development ofsites R11; BP/OPP needs to be considered inTransport Assessments.

3* A96/Western Link RoadThe proposed new Western Link Road will requirea new signalised junction with A96

4* Wittet Drive/A96Junction modification with A96, associated withWestern Link Road

5* High St/Alexandra RoadSeries of improvements associated with Elgin Cityof the Future Town Centre developments,including pedestrian linkages

6* Cumming Street/Alexandra Road at Town HallImpact on this junction from development ofsites needs to be considered in TransportAssessments. The Elgin City for the FutureStrategy indicates a signalled junction and atgrade pedestrian crossing facilities as preferredinfrastructure.

7* A96/Pansport RoadPotential junction improvements or mitigationmay be required from developments across Elgin.Impact on this junction from development ofsites needs to be considered in TransportAssessments.

8* A96/BarmuckityNew roundabout junction to serve businesspark.approved in principle by Transport Scotland.Footway and cycleway provision back to Elginrequired

9* Morriston Road/Duffus RoadJunction improvements may be requiredassociated with development of R11.

10* Morriston Road/North StreetFurther junction improvements may be requiredhere as a result of further development in NorthElgin

11 Westerfolds/Covesea RoadRoad improvements likely to be required inassociation with development of R11

12* Myreside Road/Covesea RoadJunction and road improvements required fordevelopment of site R11

13* Covesea RoadNew junction associated with development ofR11, to take account of proposed access point forR5 Hamilton Gardens development to west.

14* Covesea Road/Lossiemouth RoadJunction improvements likely to be required inassociation with development of R11 and I8

15* Lossiemouth Road/Lesmurdie RoadJunction improvement likely to be required,associated with development of R11 and I8

16* Lossiemouth RoadNew Junction, to provide access to R11/I8.Relocation of speed limits; provision of footwaysto connect with existing network.

17* Lossiemouth Road/Myreside RoadPotential junction improvements associated withR11 and I8.

18 Linksfield Road/Lesmurdie RoadPotential junction improvement requiredassociated with development impact from R11and I8;

19 Calcots Road/Lesmurdie RoadPotential junction improvement requiredassociated with development impact from R11and I8;

20 Linkwood Industrial EstateFuture proposals for I1 and I6 shouldaddress/safeguard the potential to achieve apedestrian/vehicular access between these twoemployment areas

21 Wards RoadClosure of bridge to vehicular traffic followingcompletion of Western Link Road and provision ofnew railway line crossing, which will become thealternative route and access to site R1.

22* Wittet DriveNew railway crossing for Western Link Road

23* Edgar Road/The WardsRoute for Western Link road from Edgar Road toWittet Drive. Will provide access into site R3

24* Edgar RoadNew junction for Western Link Road with EdgarRoad, and extension of Edgar Road to provideaccess to new High School and to sites R1, R3, R4,and R12

25* Edgar Road/The Wards/Glen Moray DriveJunction improvement associated withdevelopments on the south side of Elgin

26* Glen Moray Drive/Springfield Road/SandyRoadJunction improvement associated withdevelopments on the south side of Elgin, androad widening

27 Sandy Road/Birnie Road RoundaboutNew roundabout in place but futuredevelopments in south Elgin should assess forany impact on this junction. The process foridentifying the impact and the level of mitigationis through the submission and approval of aTransport Assessment acceptable to the Council.

28 Birnie RoadNew junction onto Birnie Road in associationwith development of R9. Relocation of speed limit; extension of streetlightning; footways and cycleways required.

29 Rothes Road (A941)New junction onto A941 associated withdevelopment of R8.

30 Thornhill Road/Birnie RoadNew roundabout in place but futuredevelopments in south Elgin should assess forany impact on this junction. The process foridentifying the impact and the level of mitigationis through the submission and approval of aTransport Assessment acceptable to the Council.

31* Edgar Road/New Elgin RoadAppraisal of this junction based on thedevelopment that has been given consentalready shows insufficient traffic capacity at thisjunction. It should be noted that scope foradditional capacity improvement at this locationis limited due to land constraints adjacent to thejunction. Junction improvement will be essentialfor designated sites in the immediate vicinity ofthe junction (OPP1 and OPP5). Junctionimprovement will also be required for any othersites being developed in Elgin (north and southof the railway line) which would impact on thisjunction. The process for identifying the impactand the level of mitigation is through thesubmission and approval of a TransportAssessment acceptable to the Council.Developers are urged to contact Transportationat the earliest opportunity to clarify the scopingmatters for a Transport Assessment.

32* Moss Street/Station RoadAppraisal of this junction based on thedevelopment that has been given consentalready shows insufficient traffic capacity at thisjunction. It should be noted that scope foradditional capacity improvement at this location

is limited due to land constraints adjacent to thejunction. Junction improvement will be requiredfor any sites being developed in Elgin (north andsouth of the railway line) which would impact onthis junction. The process for identifying theimpact and the level of mitigation is through thesubmission and approval of a TransportAssessment acceptable to the Council.Developers are urged to contact Transportation atthe earliest opportunity to clarify the scopingmatters for a Transport Assessment

33 Wards Road/A941Assessments of sites to the south of Elgin shouldinclude this junction where potentialimprovements or mitigation may be required.

34 Hay Street/South Street/Northfield TerraceDevelopments across Elgin may have to assessimpact on this junction. Land would be requiredto make any significant improvement to thisjunction, or mitigation required elsewhere.

35 Ashgrove RoadDevelopment impact on the bridge over therailway will require mitigation.

36 Linkwood Road/Reiket Lane/Thornhill RoadNew roundabout in place but futuredevelopments in south Elgin should assess forany further improvements

37 Linkwood RoadA new access on to Linkwood Road andimprovements between Reiket Lane and R10 willbe required in association with the developmentof site R10

38* Elgin Bus StationCurrently located to the rear of the St GilesCentre, the bus station may be re-located(possibly to Lossie Green) as part of the Elgin Cityof the Future proposals. See also Policy T4

39* Elgin Train StationArea around station to be safeguarded for aplatform extension; new disabled crossing facilityand changes to car parking. See also Policy T4

40* Elgin Goods Yard SidingsTo be retained for rail freight related activities.See also Policy T4

41* Elgin Lorry ParkCurrently located at Lossie Green. Any re-development proposals arising from Elgin City forthe Future will have to consider alternative sitesshould the lorry park be displaced bydevelopment.

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New woodland structure planting -Planting of knolls must be undertaken toprovide robust containment. Someevergreen species should be includedwithin the mix to provide year round cover(e.g. holly, juniper, Scots Pine)

Frontages

Open Space

Enhance and extend hedgerows

Access all modes

View Point

Feature Trees

Reserve for access (TSP 21 to 24)

Height and scale of development shouldnot breach ridge/tree line to minimiseadverse impacts on containment providedby planting

Enhance and extend existing path networkto maximise permeability and provideopportunities for recreation and activetravel.The integrity of the core path mustbe maintained and the accessibilityenhanced.

Key transport improvements (TSP)(see schedule)

Core Path

R12 KNOCKMASTING WOODR3 BILBOHALL SOUTH

R4 WEST ELGIN HIGH SCHOOL

KEY DESIGN PRINCIPLES

OPEN SPACE BUFFERTO WOODLAND TOMAINTAIN SETTINGAND PREVENTUNDERMINING

FOCUS OFDEVELOPMENTON LOWER LYING

LAND

WOODLAND, NEW PLANTINGAND OPEN SPACE SHOULD AIM

TO LINK TO PROVIDE ACONTINUOUS GREEN NETWORK

TSP21

R12

R3

R4

CF2

CF5

TSP22

TSP23

TSP24

EG37EG37

EG43

EG42

EG42

EG05

EG36

EG36

EG35

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Green corridor with recreationalpath

New woodland structureplanting - Planting should aimto reduce visual prominenceand a mix of native speciesshould be planted. Someevergreen species should beincluded within the mix toprovide year round cover (e.g.holly, juniper, Scots Pine)

Buildings should front ontomain vehicle routes

Access all modes

Existing road upgraded to formprimary spine route

Secondary Access

Sense of arrival-gateway featureor building

Feature trees and planting alongexisting cycleway

Open Space

Existing Cycle\foot path

Footpath/cycle link connections

Key transport improvements(TSP) (see schedule)

FINDRASSIE/MYRESIDEKEY DESIGN PRINCIPLES

TRANSMISSION LINE PREFERABLY UNDERGROUNDWHERE FEASIBLE OR DIVERTED.WAYLEAVE AREA FORMINGGREENSPACE AND/OR

ACCEPTABLE ANCILLARY USES

RETAIN STONE DYKESAND REINSTATEWHERE POSSIBLE

CONNECTIONFROM R5

ENHANCE EXISTING CYCLEWAY WITH PLANTING

DEVELOPMENT TO INCLUDE AMIXED USE HUB WITH MIX OFNEIGHBOURHOOD SHOPS, LOCALSERVICES, COMMUNITY FACILITIESAND POTENTIAL SCHOOL.

POTENTIAL FOR HIGHER DENSITYRESIDENTIAL DEVELOPMENTAROUND THIS HUB

R11

R5

R11

TSP11

TSP12

TSP13

TSP17

TSP16

R11

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Area reserved for TSP3

New Planting

Buffer to river - Retain existingtrees and extend buffer to depthof at least 25 metres from riveredge

Access all modes

Access all modes, with footpathconnecting to existing roadsand to TSP3

Recreational Paths

Development restricted tosingle and maximum 1 and ahalf storey and should bedesigned to fit natural slope

Potential green space to buildon SUDs area for Western LinkRoad

R6 HATTONHILLELGIN - 20 HOUSES

KEY DESIGN PRINCIPLES

A SECOND ACCESS ONTO BRUCELANDROAD SHOULD BE INVESTIGATED.

A PATH NETWORK SHOULDBE PROVIDED LINKING

RECREATIONAL/OPEN SPACEAND NEIGHBOURINGDEVELOPMENT.

PATHS SHOULDLINK TOCROSSING

POINTS ON THEWESTERN LINK

ROAD

VISIBILITY FROM THE A96

TSP3

ACCESSSHOULD BE

TAKEN OFF THEWESTERN LINK

ROADLOWER DENSITYTO THE EAST

NEW PLANTING TOFILTER VIEWS

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elgin - moray · 2019-05-30 · elgin moray local development plan settlements 155 elgin housing r1...

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