Professional Documents
Culture Documents
On behalf of
January 2011
Prepared by :
The Quadrant
17 Bernard Street
Leith
Edinburgh
EH6 6PW
[e] info@geddesconsulting.com
[w] www.geddesconsulting.com
2 Powmill
January 2011 Development Framework Report
Contents
1 Introduction
1.1 Thomson Homes
1.2 Sustainable Powmill
2 Community Engagement
2.1 Community Engagement Process
2.2 Fossoway Community Strategy Group
2.3 Public Exhibitions
2.4 Interactive Community Engagement Event
2.5 Feedback and Consensus from Community Engagement
3 Planning
3.1 Planning Applications
3.2 Approved Development Plan
3.3 Emerging Development Plan - TAYplan
3.4 Emerging Development Plan - Perth & Kinross MIR
5 Analysis
5.1 Overview
5.2 Local Authority Landscape Appraisal
5.3 Amenities & Movement
5.4 Settlement Appraisal
5.5 Site Appraisal
5.6 Ecology Assessment
5.7 Infrastructure and Services
5.8 Flooding
6 The Proposal
6.1 Masterplanning Principles
6.2 Concept
6.3 The Proposal
7 Recommendations
7.1 Community Support
7.2 Recommendations for Proposed Plan
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Development Framework Report January 2011
Potential development sites at Powmill
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January 2011 Development Framework Report
Introduction 1
1.1 Thomson Homes
A key part of the creation of the development strategy for Powmill has been
in engaging with the community. Several community engagement events
have been held to facilitate the sharing of ideas and build consensus about
the future for Powmill.
Thomson Homes controls over 25 hectares of land to the east, south and
west of the village.
Representations were made to the Perth & Kinross LDP pre Main Issues
Report Consultation identifying the potential for this scale of development
together with a series of public consultation events.
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Development Framework Report January 2011
2 Community Engagement
2.1 Community engagement process
Thomson Homes has had a full and open dialogue with the community of
Powmill, in line with advice in PAN 3/2010 Community Engagement.
To date, two public exhibitions and one interactive community event have
been held to discuss and refine the proposals for Powmill. These events were
held in addition to attendance at Community Council meetings throughout
2010.
It is evident from the various community engagement events held, that there
is a clear connection between uncertainty about the development process
and opposition to the initial but potential scale of growth proposed for the
village. Concerns are linked to the disruption from the construction process
and a fear that the changes will erode the qualities of village life which
residents value.
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January 2011 Development Framework Report
Public exhibitions
Two public exhibitions have been held to present the initial proposals for
Powmill, and generate feedback.
The reaction to this indicative proposal was mixed, with residents both for and
against the scale of development proposed.
Some residents could see the benefits arising from the economies of scale that
allow more facilities and services to be provided to the existing village.
A third community engagement event was held in October 2010. This was
focussed around an interactive ‘Six Thinking Hats’ workshop. This allowed
residents to take an active role in considering proposals for their village.
This event was publicised 3 weeks in advance via posters. In the week prior to
the event, all residents and local Councillors received invitations with further
details.
Having discussed how the village could be developed, the residents were
invited to test the proposal and share their ideas during the workshop. This
allowed an understanding of the complexities involved with development, and
gave feedback to Thomson Homes about what is important to the existing
residents of Powmill.
While there was consensus on some of the positive changes which could arise
through the expansion of the village, such as traffic calming through the village
and a mix of uses, there was concern about the scale of housing proposed in
relation to the existing size of the village.
The event clarified the relationship between the potential scale of development
and the benefits that the development process can bring to Powmill.
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Development Framework Report January 2011
The majority of those attending accepted therefore that in order to gain Capturing new ideas
long term and sustainable improvements to the village, new development Recording of comments and ideas
at an appropriate scale which delivers real community benefit would
be welcomed.
The ‘wish list’ below summarises the needs of the village, as defined by the
community, and also reflects the feedback given at the Community Council
meetings:
The proposals for Powmill reflect the consensus reached at this community
engagement event.
Thomson Homes will engage further with the community to continue this
partnership approach.
Postcards activity
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January 2011 Development Framework Report
Images from interactive community engagement event:
‘Six Thinking Hat’ workshop
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3 Planning
3.1 Planning Applications
Extract from Perth & Kinross Local Plan Within the last five years, two planning applications have come forward for
housing developments in Powmill.
An Area of Great Landscape Value abuts the village to north and west.
Policy 54 states that new developments (in accord with other development
policies) will only be permitted where they are shown to enhance the natural
and man made landscape assets of the area.
An extensive area to the north of the village has been designated for Rural
Business (Policy 82) including houses capable of ‘home working’. No
development has been implemented in relation to this allocation to date.
The Gairney Burn is an area identified for further new tree planting and the
maintenance of the existing tree cover.
Key
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January 2011 Development Framework Report
3.3 Emerging Development Plan - TAYplan
Extracts from Perth & Kinross MIR (pages 118 and 121):
The Main Issue Report for TAYplan has been published for consultation. This
will set the strategic vision for development for the region, including Perth Option 2:
Option 1:
and Kinross.
It is anticipated that the Local Development Plan (LDP) for Perth and Kinross
will be adopted in 2014. Perth and Kinross has published their Main Issues
Report (MIR) for the emerging LDP for public consultation.
The MIR proposes that of the total housing requirement for Kinross Housing
Market Area (HMA) to 2024, 10% should be transferred to Perth HMA due
to environmental constraints relating to impacts of new development upon
Loch Leven (although parts of the Kinross HMA are outwith the catchment).
Powmill is located within the Landward area of Kinross. The MIR proposes
Option 1: Landward area Option 2: Landward area
two options for the Landward area.
Option 1 is to distribute the 90 homes between small sites in 3 or 4 Option 2 seeks to concentrate the remainder of the housing requirement in
settlements. These settlements are as follows: Site A: Blairingone, (East); Site order to achieve a level of growth which would result in improved services
Option 1 is the Council’s preferred option because they consider that it
B: Blairingone, (North); Site C: Powmill Farm / Hotel; Site D: Scotlandwell; and facilities which would benefit not only that village but also other smaller
would allow for gradual incremental growth across settlements giving a
and Site E: Wester Balgedie. communities in the area.
wider choice of sites and range of locations.
20 - 30 homes have been proposed for each of these settlements, including This approach would be in accord with Scottish Government’s objective to
Option 2 promotes a consolidated expansion either in Powmill or Crook of
Powmill. deliver sustainable economic growth.
Devon for 90 homes.
In comparison with the adopted Local Plan, the MIR removes Proposal Option 2 is therefore to focus all of the Landward area’s share i.e. 90 homes
The land available for development in Powmill is effective in terms of PAN
H21 (11 homes) and includes the Gartwhinzean farm site within site C in one settlement outwith the Loch Leven Catchment. Powmill or the Crook
2/2010.
(12 homes). Therefore, this option only identifies the Gartwhinzean Hotel of Devon have been identified as the potential settlements to accommodate
site already within the settlement boundary as new housing. This should this growth. It should be noted that the Crook of Devon site would require a
more appropriately be considered a windfall site. With Option 1, the MIR is new bridge downstream of the current bridge; and the site was considered
actually reducing housing land for development within Powmill. and rejected at the previous Local Plan Inquiry.
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Development Framework Report January 2011
4 Sustainable Growth in Landward Area
4.1 Housing need and demand in Kinross HMA predicted shortfall stated in Perth & Kinross MIR of 370 homes.
The Council needs to present its evidence on why any environmental or
The following Reports have been prepared by Geddes Consulting and are As a consequence, this has implications for the future development strategy infrastructure constraints lead to the export of housing needs from Kinross
attached as part of the Representations by Thomson Homes. for the Landward Area of Kinross HMA - more land releases are required. to Perth HMA, in particular;
1. Briefing Note on Kinross HMA: Meeting the Future Housing Requirement 4.2 Compliance with SPP 1. What environmental factor necessitates that 10% of the housing
2. Validation Statement: Meeting the Housing Land Requirement requirement for Kinross HMA has to be exported to Perth HMA.
The proposed development strategy set out in the MIR does not accord with
These Reports inform this response to the MIR regarding the assessment SPP for two key reasons. 2. What infrastructure threshold relating to the Loch Leven water treatment
of housing need and demand and the effectiveness of the housing land determines that these 280 homes cannot be accommodated.
supply in Perth & Kinross. These Reports together validate the proposed Meeting the housing land requirement
development strategy in the MIR against SPP. These should be read in There are locations and sites in the Landward Area of the Kinross HMA
Scottish Planning Policy (SPP, para. 72) requires that:
conjunction with this Report. which do not drain to the Kinross WWTW and therefore can accommodate
further development.
...local development plans should allocate land on a range of sites
The Briefing Note on Kinross HMA: Meeting the Housing Requirement which is effective or capable of becoming effective to meet the housing The Council’s proposed development strategy can ensure that Kinross HMA
confirms that the required housing growth estimates for Kinross HMA from land requirement up to year 10 from the predicted year of adoption, can meet its housing requirement in full. There is no need to explore any
both the Perth & Kinross local Housing Need and Demand Assessment housing shortfall.
ensuring a minimum of 5 years effective land supply at all times.
(HNDA) and the TAYplan regional HNDA are unavailable.
4.3 Sustainable development in the Landward area
SPP requires that housing growth estimates are provided by outcomes from The evidence presented with this Representation confirms that the additional
the HNDA process. land releases proposed for Kinross HMA in the MIR will not meet the housing Scottish Government’s prime objective of achieving sustainable economic
land requirement to 2024. This is contrary to SPP. growth promotes development which can create sustainable places. SPP
This Briefing Note recommends that the estimates of need and demand (para. 35) defines sustainable development as follows:
from the regional HNDA should be adopted and if necessary reconciled To meet the potential shortfall of c. 650 homes, the Council should allocate
with the local HNDA to ensure consistency for development plan and local land for c. 490 homes in Kinross/Milnathort and c. 160 homes in the Landward ...The fundamental principle of sustainable development is that it integrates
Area as apportioned according to the 75%/25% split in the Perth & Kinross economic, social and environmental objectives. The aim is to achieve the
housing strategy purposes.
MIR. It should be noted that the Council has not provided any explaination for right development in the right place. The planning system should promote
this percentage split. Further detail is required from the Council. development that supports the move towards a more economically, socially
Due to the unavailablity of the need and demand estimates for the Kinross and environmentally sustainable society.
HMA, Geddes Consulting has prepared an interim assessment against
GRO(S) 2008 household projections. These represent the most up to date The Council therefore needs to allocate at least an additional 70 homes on The Council’s preferred option for the Landward Area in the Kinross HMA is
projection of future growth. top of the 90 homes already proposed in the Landward Area. to distribute 90 homes between small sites in 3 or 4 settlements.
The Validation Statement (as part of this Representation) explains that The housing shortfall in Kinross HMA needs to be finalised once the estimates Small allocations of 20-30 homes are limited in the goal of securing
evidence confirms that MIR’s estimates of growth are lower than the of need and demand have been confirmed from the regional HNDA. sustainable development in the villages identified. This scale of development
HNDA outputs. Consequently the scale of housing land releases will be will not support the creation of a mix of uses and will limit the delivery of
substantially higher. community benefits.
In failing to meet the housing land requirement, the five year effective land
supply is not maintained at all times. This is contrary to SPP. As an option, the Council considers that this scale of growth could be
The following conclusions regarding future housing need and demand in
accommodated in Powmill or Crook of Devon.
Kinross HMA are presented: Meeting the housing requirement within the housing market area
SPP (SPP, para. 74) requires that: The proposal for 90 homes at Powmill has the potential to deliver substantial
1. There is a significant underestimate of future growth in the Perth and benefits to the community, as demonstrated by the proposal in this Report
Kinross MIR if GRO(S) 2006 projections are adopted. for Powmill. This provides the Council with effective housing land capable
2. Using GRO(S) 2008 projections as a basis for determining future growth, ...Planning authorities should ensure that sufficient land is available to meet
of meeting a range of Community benefits.
the housing land requirement for Kinross HMA is c. 1,450 homes for the housing requirement for each housing area in full, unless there are serious
the period 2010 to 2024 equating to c. 80 homes per annum, not local environmental or infrastructure constraints which cannot be resolved to The proposed site at Crook of Devon requires a new bridge downstream
840 homes (60 homes pa) as proposed in the MIR. allow development within the life of the plan. of the current bridge and represents a substantial constraint to the
3. The Council’s assumptions on the effectiveness of the housing land development of this site.
supply are not tested and are considered to significantly over-estimate The Council’s proposal in the MIR is to reallocate 10% of the Kinross HMA
completions within the Plan period. housing requirement to Perth HMA. This is potentially contrary to SPP. This The Council has an opportunity in the Landward Area to release more sites
4. The resultant housing shortfall in Kinross HMA is therefore at least c. to meet an anticipated higher housing need and in turn, release sites across
requirement should be met within the Kinross HMA in full unless specific
650 homes for the period 2010 to 2024. This is almost double the a range of settlements plus the major land release planned in Powmill.
circumstances dictate otherwise.
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January 2011 Development Framework Report
4.4 Employment Requirements 4.6 Conclusions on Scale of Growth for Powmill Option 2 for 90 homes within Powmill is of a scale which could deliver the
significant community benefits which the local community could support.
The MIR also considers the requirements for economic development land, The land under control of Thomson Homes in Powmill has the capacity
but this focuses entirely on land in and around Kinross / Milnathort. to accommodate a mixed use development of around 300 homes, Experience of previous community engagement indicates that with
employment, a new primary school and a village green as the central focus continuing discussion about the proposals this scale of growth could be
The principles of protecting current employment land and identifying new of a substantial greenspace framework. supported by the majority of residents.
site(s) to meet the employment land requirements are set out. No mention
is made of employment sites in the Landward area, either in protecting This scale of growth was identified as an opportunity at the pre- Main Issues Appraisal of the Council’s future housing need and demand has identified
these or identifying more. Report consultation stage. that there is a significant underestimation of future growth in the Perth
and Kinross MIR, and the numbers being planned for in the Kinross HMA
Within the previous Local Plan, an area for ‘Rural Business’ within Powmill Consultation are further reduced by reallocation of 10% of its housing requirement to
has been identified, but no development has been implemented in relation Consultation with the community regarding development in Powmill has the Perth HMA. These conclusions indicate that the resultant shortfall in
to this allocation. identified that the community would welcome a number of improvements housing is more than double that which the Council is planning for.
to the village, most importantly traffic calming through the village and
In reviewing existing employment land within Kinross, it has been established improvements to the treatment of foul drainage. Conclusions
that significant amounts of existing land supply is non-effective. The MIR Based on the scale of growth which the community could support, while still
may therefore be significantly underestimating the identified shortfall. Residents also recognise that small scale, incremental growth such as has delivering significant community benefits, it is considered that an allocation
taken place in Powmill in the past will not create the benefits which people for 90 houses should be identified in Powmill.
Market research by Thomson Homes has identified a demand for local would like to see.
employment opportunities within Powmill, and considers there is sufficient If the Council accepts the conclusions on the housing need and demand,
demand to support development of 1 ha of employment land. However, there is also a consensus that expanding the village too quickly, there may be a requirement for the Council to identify further housing
from around 110 houses to over 400 houses, could result in the very allocations within the Kinross HMA including the Landward area.
To assist the Council in delivering effective employment sites within Kinross, qualities which people value at present being lost.
and creating a sustainable proposal for Powmill, Thomson Homes is In addition, employment land and land for particular needs housing, as part
therefore seeking an allocation for 1 hectare of employment land within The scale of growth necessary to support a new primary school is not of the concept of delivering a sustainable development for Powmill, are
Powmill. something the community as a whole can support at this point, and a more promoted.
modest scale of growth, which still delivers significant community benefits,
4.5 Other Land Uses is more appropriate. Having identified 90 houses as the optimal scale of growth for Powmill
within the Local Plan period, the physical and masterplanning appraisal
Thomson Homes has been in discussion with Care Home operators and Option appraisal undertaken within the remainder of this Report identifies the most
consider there is an opportunity for a Care Village within Powmill. The Council has identified two options for development in the Landward appropriate location for this housing allocation, the potential for other non
area. housing land uses, and presents an indicative masterplan to integrate this
This option may allow the currently derelict Gartwhinzean Hotel to be new development within Powmill.
converted into a Care Home / communal facilities, with specialist housing Option 1 for dispersed growth across a number of settlements or Option
for the elderly in purpose built housing within the adjacent area. 2 for growth consolidated within one settlement. Powmill is identified as a
potential location for both options.
As this is not market housing or affordable housing, a separate allocation
for ‘particular needs housing’ is proposed for this land use. A review of Option 1 indicates that this does not identify new land for
housing - it would only put a housing allocation on a site already consented
for housing, and identify the site of the Gartwhinzean Hotel as appropriate
for redevelopment.
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Development Framework Report January 2011
5 Analysis
5.1 Overview
Powmill is located in the historic Fossoway Parish in the far south of Perth
& Kinross. It is approximately 6 miles from Kinross to the east and 8 miles
from Alloa to the west.
Powmill is well connected to the national road network, with the M90 just
7 miles away, or a 10 minute drive along the main road. Dunfermline, Alloa,
the Kincardine Bridge and Kinross are also easily accessible via the A823 or
A977 main roads.
The village itself has grown around the junction of the A977 and the A823.
The A977 was a Trunk Road in the past, but has been downgraded to a
Main Road.
The road does, however, remain busy, and the lack of traffic calming or road
narrowing through the village means that vehicles travel with excessive
speed and create large amounts of noise, dust and vibration.
Powmill lies on the Pow Burn and Gairney Burn, with associated mature
woodlands and extensive walks.
The area is mostly rural, with small villages, hamlets and farmsteadings
scattered amongst the agricultural landscape.
According to the 2001 Census, the village had 249 residents comprising 92
households.
The 2010 community event suggests there are now 110 houses in Powmill
(130 in the immediate local area) with around 400 people.
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January 2011 Development Framework Report
Extract from Perth & Kinross Council Preliminary Landscape Appraisal.
5.2 Local Authority Landscape Appraisal
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Development Framework Report January 2011
5.3 Amenities & Movement
Amenities
Powmill currently has few amenities. There is a small local shop, Powmill
Stores, which is located in the village centre. To the north of the village is
the Powmill Milk Bar which is a cafe and garden centre. This is a well known
meeting place in the local area. An old nursery school is now used as the
village hall, called Moubray Hall.
The village does not have a primary school, and pupils currently attend
Blairingone, Fossoway and Cleish Primary schools which are all approximately
3 to 5 miles away. High School pupils travel to Kinross for secondary
education.
Movement
Powmill is situated around the junction of the A977 and the A823. The
village is dominated by the A977, which connects to Kincardine to the
south-west and Kinross and the M90 in the east. This busy road effectively
bisects the village. The A823 provides a route to Dunfermline to the south
and passes the Knockhill racing circuit. This road can be busy on race days.
The only routes through the village are along these major thoroughfares.
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January 2011 Development Framework Report
5.4 Settlement Appraisal
The village is situated around the junction of the A977 and A823, with all of
the amenities located along the A977. The centre is defined by the village
shop, the village hall, two bus stops and a phone box.
The largest and most prominent building within Powmill is the currently
unoccupied Gartwhinzean Hotel, which is situated just to the west of the
village core and commands uninterrupted views towards Cult Hill. The Hotel
currently defines the entry point to the village when approaching from the
west.
The Hotel is in a poor state of repair. The oldest part of the building is a
substantial stone dwelling and is visible amongst the numerous extensions
that have been added while it was used as a hotel. Partial or complete
demolition would be necessary to bring this site back into active use.
Powmill Stores - the local shop Derelict Gartwhinzean Hotel
The first impression of the village from the north is of the Milk Bar. This is a
popular cafe and meeting place. It is rural in character and separate from the
village centre being poorly linked by footpaths.
The village comprises buildings of varying ages. There are a few dwellings
that date from towards the end of the nineteenth century around the
junction of the A977 and A823. The majority of dwellings are more recent.
Along the main street there are a few buildings that front directly onto the
road including the village shop and the village hall. These buildings have a
variety of setbacks which could help to create a meaningful streetscape.
However, with the road in its current form, being wide and heavily trafficked,
it effectively bisects the village and does not create an attractive or pedestrian
friendly village core.
Powmill Milk Bar - cafe and garden centre Equipped play area
Additionally, the majority of the opposite side of the road from the village
shop and village hall has a grass verge instead of a footpath, prioritising
vehicles over pedestrians.
Moubray Village Hall is the only listed building in the village, with a category
C(S) listing. It is described as an Arts and Crafts detailed hall and dates back
to 1901. The war memorial and boundary walls are also part of the same
listing.
In identity villagers feel the Feus are part of the village, and this is recognised
in the Local Plan settlement boundary and the location of reduced speed
signage for the village. The lack of a physical link does not help keep vehicle
Moubray Hall / pedestrian crossing Road junction between the A977 and A823 in Powmill speeds low through the village.
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Development Framework Report January 2011
1
east site
northwest site
south site
southwest site
2
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January 2011 Development Framework Report
The east site forms a self contained parcel of land between low density
housing, which forms the current edge to Powmill, and a mature hedgerow
which effectively forms the current countryside edge.
The south site is a small field bounded to the north by the backs of houses
which face the A977. The east side is formed by new housing which
overlooks the field towards the A823. The western edge is formed by the
A823 road to Dunfermline and Knockhill Racetrack and the south side is
bounded by the existing dwelling of Hardriggs, and a hedge, with views
beyond to Cult Hill. The field is rough pasture with poor drainage to the
north east. It is contained by a post and wire fence.
The southeast site is contained by the A977 to the north, the A823 to the
west and the access track to Cocklaw, Hillsview and Gartwhinzean Farm
House to the south. The western edge is formed by a mature hedge and
the small area of woodland which surrounds Gartwhinzean Farm House.
4 7 The field slopes gently towards the A977 and the centre of Powmill, and is
currently used for arable crops.
The northwest site comprises the derelict Gartwhinzean Hotel and the
surrounding field, both of which form the southern edge with the A977.
The western edge is a young, but well established shelterbelt, which links
the A977 to the mature woodland associated with the Gairney Burn. This
woodland forms a very strong northern boundary to the site and has good
pedestrian links for recreation. The western edge is formed by the backs of
houses from existing development. There is scope for pedestrian links into
this existing development towards the centre of the village.
1. Photo 1 looks from the derelict Gartwhinzean Hotel over the A977 to
the southwest site and beyond to Cult Hill.
3. Photo 3 shows the current condition of the shelterbelt with the Gairney
5 8 Burn woodland in the distance.
4. Photo 4 shows the western edge of the northwest site, bounded by the
backs of existing houses.
5.5 Site Appraisal
5. Photo 5 is of the south site, overlooked by the new housing on the far
Thomson Homes controls land around Powmill, and is therefore uniquely side, and the mature hedge to the countryside to the right of the new
placed to develop a growth strategy which can take account of physical, housing.
community and planning requirements.
6. Photo 6 shows the contained parcel of land between the existing edge
The site appraisal has been undertaken for all of this land, to inform a of the village and the mature hedgerow on the countryside edge.
decision on the best location to accommodate growth.
7. Photo 7 shows the mature Gairney Burn wood which forms the northern
The proposed expansion of the village comprises four sites, as indicated on edge of the northwest site.
the adjacent drawing by the red line boundaries. For identification, these
sites are called: 8. Photo 8 looks across the southwest site towards the derelict Hotel.
• east
• south
• southwest
6 • northwest
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Development Framework Report January 2011
5.6 Ecology Assessment
The phase 1 survey has not identified any habitats of international or national
significance although the semi-natural broadleaved woodland linked to the
Gairney Burn to the north of the site is probably of regional significance as a
lowland wet woodland consisting predominantly of ash, alder and downy birch.
There are several other areas of unimproved grassland but they tend to be of
low ecological significance as they are “rank” grassy corners of small size and
scale.
Otters were found to use the Gairney burn and several areas of the burn seemed
to be very attractive to otters. Otter marks were found in the form of spraints
at three sites on the Gairney Burn. Potential otter holts were also found on
the furthest bank outwith the site in a step section of the burn with numerous
waterfall and pools cascading down. Access constraints prevented this site
from being examined in detail. A couch (resting place) was identified further
downstream.
Initial bat survey identified bats flying in and around the old farm buildings
at Gartwhinzean Farm, the adjacent arable fields and shelterbelt edging this.
These were common Pipistrelle pipistrellus and soprano Pipistrelle pygmaeus.
Initial investigations did not suggest any roost sites.
The main areas of ecological interest lie on the boundaries of the site and it is
therefore recommended to avoid impact on these. The presence of European
Protected Species will require additional survey work to confirm locations of
roosts for bats and otter holts and buffer zones to avoid impact. If locations
cannot be avoided, it will be necessary to secure an EPS licence from Scottish
Government prior to disturbance.
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January 2011 Development Framework Report
5.7 Infrastructure and Services
Fresh Water
Powmill is well serviced with a mains fresh water supply, and has adequate
capacity for extra development.
Foul Water
Powmill is predominantly serviced by a waste water treatment works which
is situated towards the east of the village where it discharges into the
Gairney Burn.
The existing treatment works do not cater for the entire village. Some
residents are serviced by septic tanks which need to be inspected and
emptied on a regular basis.
Electricity
The site can be readily provided with electricity from the existing network.
Thomson Homes strive to make their buildings ever more energy efficient,
and will supplement electrical systems with sustainable renewable energy.
SUDS
Powmill has good access to the Gairney and Pow Burns. This provides
good discharge opportunities for Sustainable Urban Drainage Systems
(SUDS). Development can therefore be designed around a comprehensive
sustainable drainage system.
5.8 Flooding
A review of SEPA flood mapping does not identify any areas at risk of
flooding.
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Development Framework Report January 2011
6 The Proposal
6.1 Masterplanning Principles
The proposals aim to address the positive and negative aspects of the village
as follows:
Positive
• Good bus connections to local towns on road links to nearby towns and
the M9 and M90 motorways.
• Good aspect with views to the south to landmarks such as Cult Hill.
• The village has a shop, cafe and village hall. These need further support
to maintain viability and vitality. The Powmill Milk Bar is a well known
meeting place.
Negative
• The village core is dominated by the main road, with fast traffic bisecting
the community, as well as posing a threat to safety.
• The village has an irregular physical edge to the east, south and west.
The junction of the two main roads meets at an awkward angle in the
middle of the village.
Overall
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January 2011 Development Framework Report
6.2 Concept
• Expand Powmill into the areas identified by the Council and community
as having development potential. These development areas together
provide the physical framework to expand the village by an additional
90 homes.
• Care facilities on the site of the Gartwhinzean Hotel and adjacent area.
• New waste water treatment works to serve the whole village and
improve water quality in the Gairney Burn.
This scale of development will be delivered within the period of the Local
Development Plan.
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Development Framework Report January 2011
24 Powmill
January 2011 Development Framework Report
6.3 The Proposal Access options
Following feedback from the local community and the Council, Thomson
Homes has prepared a more detailed masterplan which shows how their
vision for Powmill might be laid out on the ground. The purpose of this is A977
to allow further discussions with the community, the Council and statutory
authorities to allow the Masterplan to meet their requirements.
25% of the site capacity will be affordable homes, provided by the Council
or housing association. A full range of housing choice will be provided.
23
Development would be in 2 discrete phases over a 10 year period or sooner
A8
to allow the new housing to be assimilated into the physical and social
fabric of Powmill. new roundabout
• Commercial - workshop/ studio units Road narrowing along the length of the village road to slow traffic, with potential
• Retirement Village - consisting of a care home and assisted living access points.
accommodation
• Hospitality - pub/ cafe-bar
Access Arrangements
Where possible, access is joined to the existing circulation of Powmill, to New junction arrangements to A823 and new roundabout to access new
enable good connectivity. The increased number of junctions off the A977 development and slow traffic entering Powmill from the A823
and additional traffic calming measures, such as road narrowing, will help
to reduce the speed of traffic passing through the village.
Away from the main road, emphasis will be on creating shared surfaces for
pedestrians and vehicles, to enhance the communal and village atmosphere.
This will be in line with Designing Streets policy guidance from the Scottish
Government.
The junction linking the A977 to the A823 will be completely realigned,
for both safety and traffic calming purposes. At the southern entrance to
the village, a new roundabout is proposed to provide access to the new
school and residential development to the west. This will also reduce traffic
speeds on approach to the village, and create an identifiable gateway at the
southern end of the village. Alternative potential access arrangement from A977, showing a new roundabout
to access new development and slow traffic into Powmill.
Access to new housing on the east of the village shall be from the existing
road network, with upgrades to local roads where necessary to the Council’s
specification.
A number of pedestrian and cycle links from the areas of new development
will improve the permeability of the village.
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Development Framework Report January 2011
Residential Provision
The masterplan allows for enough housing to support the entire spectrum
of housing types, which helps create a diverse community. House types will
range from affordable starter homes to executive detached houses.
The housing will reflect local character, enhancing the sense of place.
Creating communities and places, not housing estates Designing homes to suit locations
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January 2011 Development Framework Report
Sustainable Development
Thomson Homes’ house types will meet more stringent energy efficiency
standards, and the development will contribute to the generation of
electricity from renewable sources through a mix of technologies.
The proposal provides excellent pedestrian links around the village, to the
Core Path Network, to walks along the Gairney Burn and to the existing
and proposed amenities and bus stops in the village.
Improvements to the traffic flow through the village would have a dramatic
effect in the atmosphere and help establish it as a pedestrian orientated
village and not traffic dominated.
Road narrowing, having footpaths on both sides of the road, improving the
junction between the A977 and the A823 and establishing buildings closer
to the road edge will have a positive effect on reducing traffic speeds and
will enhance the impression of entering a pedestrian orientated space.
The housing streets will be shared surface where possible to accentuate the
pedestrian priority and slow vehicle speeds.
Attracting wildlife through planting Providing safe and pleasant pedestrian links, to encourage walking
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Development Framework Report January 2011
New Retirement Village
Purpose-built retirement villages are a new concept in retirement and
provide valuable services to people in need, and good opportunities of
employment for local people.
Powmill is an excellent location for such a facility with the scenic countryside
around and the potential expanded community which is proposed. The
associated employment and visitors will help support local facilities.
Retirement village
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January 2011 Development Framework Report
Hospitality
A further hub will be created with a new pub/cafe in the centre of the village. This will
be situated on the A77, and be part of a courtyard of buildings.
The courtyard can provide flexible accommodation, ranging from workshops and craft
shops to private housing. This has the potential to become a cultural hub in Powmill,
providing diversity and employment opportunities for local residents and attracting
visitors to Powmill.
Opportunities for work in Powmill are currently extremely limited, resulting in the
younger generations leaving Powmill to find work or having to commute.
Businesses in Powmill will increase numbers of visitors to the village, and so will directly
and indirectly lead to support for other services and facilities within the village.
The position of the work units will also act as a buffer to traffic noise to the residents
in the housing beyond as vehicles leave Powmill.
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Development Framework Report January 2011
Play Space and Greenspace
As part of the comprehensive green network, a large play space is located to be
easily accessible to the whole community. The play space and all open space is
overlooked by housing to provide natural surveillance and provide an interactive
and sociable setting for play and recreation.
The play spaces have easy access to the countryside beyond so that pedestrian
routes around the village, play spaces, parks and the wider countryside are all easily
accessed by the whole village, and create an integrated green network.
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January 2011 Development Framework Report
Recommendations 7
7.1 Community Support
The majority of the participants agreed that in order to gain long term
and sustainable improvements to the village, planned and managed growth
at an appropriate scale which delivers real community benefit would be
welcomed.
The proposal for Powmill reflects the discussions and agreement reached
through the community engagement process.
The release of this site for housing will assist in maintaining the Council’s 5
year land supply, as required by SPP.
The proposals for Powmill would be delivered within the Local Plan period
as part of an integrated masterplan proposal, subject to detailed community
engagement.
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Development Framework Report January 2011