Planning Brief Depot, 105 -107 Urquhart Rd, Aberdeen On behalf of Aberdeen City Council June 2010

Ryden LLP 25 Albyn Place Aberdeen AB10 1YL Tel; 01224 588866

Fax: 01224 589669

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Contents

1.0 INTRODUCTION 2.0 PURPOSE AND STATUS OF THE PLANNING BRIEF 3.0 SITE DESCRIPTION 4.0 PLANNING POLICY BACKGROUND 5.0 ANALYSIS AND APPRECIATION OF THE SITE AND SURROUNDS 6.0 FUTURE USES AND POTENTIAL 7.0 LAYOUT, DESIGN AND MATERIALS 8.0 ACCESS AND TRAFFIC 9.0 TECHNICAL REQUIREMENTS

List of Figures

Figure 1 Aerial Site View from the South (Copyright Microsoft 2008) Figure 2 Site Plan (Licence No. 100020449) Figure 3 Adjacent Development Figure 4 Extract from Aberdeen Local Plan (2008) Figure 5 HSE Outer and Middle Consultation Zones Figure 6 Development Principles against Approved Development Layout to the North Figure 7 Existing Trees Highlighted

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INTRODUCTION

1.1 The above depot comprises a brownfield site to the eastern end of Urquhart Road, which extends to approximately 1.06 ha (2.63 acres) and has been declared surplus to the requirements of Aberdeen City Council. This planning brief has been prepared by Ryden LLP on behalf of Aberdeen City Council to provide guidance for the possible future use of the site.

1.2 The former depot site lies within an area of mixed uses; predominantly residential, with some light industrial to the

east. The site could therefore accommodate a range of alternative developments, which respect the neighbouring uses. These could comprise residential, commercial, business, local retail and light industrial.

2.0 PURPOSE AND STATUS OF THE PLANNING BRIEF

2.1 The purpose of this Planning Brief is to set out the planning framework that will guide the development process and assist with the delivery of development. Once adopted, this brief will become Supplementary Planning Guidance and will be a material consideration in determination of any planning application for the site.

3.0 SITE DESCRIPTION 3.1 The site lies to the eastern end of Urquhart Road, running perpendicular to King Street which is 550m to the west and

is the main arterial route heading north. Links Road is 80m to the east.

Figure 1: Aerial Site View from the South (Copyright Microsoft 2008)

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3.2 The city centre and Union Street are located approximately 1km to the south-west and Broad Hill lies to the north-east, with Pittodrie Football Stadium and Kings Links Golf Centre beyond. There are several leisure facilities between 170 and 800m from the site, these range from an indoor centre for extreme sports, large indoor leisure centre and ice rink, to outdoor facilities for sport clubs at the beach. There is also a hotel, restaurants, convenience and comparison shopping within close proximity. All amenities are within easy walking distance and benefit from pedestrian footways and crossings.

Figure 2: Site Plan (Licence No. 100020449)

3.3 The site lies on the north side of Urquhart Road, opposite the former City Hospital site; the site is bound by a 1.2m

granite wall along the road frontage and comprises an open storage yard, with a small single-storey granite building sitting along the roadside and industrial sheds to the eastern part of the site. Beyond the eastern boundary there is a further cluster of light industrial sheds. To the immediate west are 3½ storey flats, which form Urquhart Terrace, to the north is a haulage yard (which benefits from planning permission for a residential development), beyond which is a Calor Gas depot. The City Hospital is to the south west of the site and to the south-east is the residential development at the converted city hospital.

3.4 While the site itself is relatively flat, the haulage yard to the north sits approximately 4m above the site, with a steep

grassed bund rising up and defining the northern boundary. The residential development and associated car park to the west is similarly situated 1-2m above the site, separated from the site by an approximately 2m high brick retaining wall. The boundary with the light industrial uses to the east is currently defined by wire fencing, being at the same level.

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Figure 3: Adjacent Development 3.5 The site contains little or no built or natural heritage of interest and lies within an area of high-density residential

flatted developments, ranging from 19th century granite tenements, through to 20th century flats at Urquhart Terrace to the east and modern 21st century flats, townhouses and conversion of historic hospital buildings to the south and south-east. The wider surrounding area comprises a mix of uses, predominantly residential, with healthcare, leisure, sport and recreation; as highlighted above.

4.0 PLANNING POLICY BACKGROUND

Aberdeen City & Shire Structure Plan (2009)

4.1 The Aberdeen City & Shire Structure Plan (2009) identifies Aberdeen City as one of three Strategic Growth Areas, which together will accommodate around 75 – 80% of the region’s future growth. Redevelopment of brownfield sites is a clear preference, alongside reducing travel distances and making walking, cycling and public transport more attractive to people (para. 3.9).

Northern Boundary

Site Frontage

Western Boundary

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Aberdeen Local Plan (2008)

4.2 The depot site lies in an area zoned for ‘Mixed Use’ development, under policy 41 of the extant Local Plan (ALP). The surrounding areas comprise residential (R40), community facilities - City Hospital and Links Medical Practice (CF45) and Urban Green Space (GS36).

4.3 Local Plan policies relevant to the site are

noted below, full details can be found at http://www.aberdeencity.gov.uk/Planning/pla/pla_LocalPlan_home.asp:

1: Design 2: Landscape Design 3: Brownfield Development 5: Design and Context 6: Design and Amenity 7: Crime Prevention and

Community Safety 13: Retention of Granite

Buildings

16: Archaeology and Planning

18: Degraded and Contaminated Land 24: Planning & Flooding 25: Foul Drainage 41: Mixed Use Areas 42: Affordable Housing 71: Pipelines and Control of Major

Accident Hazards

72: Use of Appropriate Transport Modes 73a: Vehicular Access to New

Developments 74: Pedestrian & Public Transport Access

to New Development 75: Transport Provision within

Development 83: Developer Contributions

Supplementary Planning Guidance: Transport (2004)

4.4 The Council’s approved Supplementary Planning Guidance provides guidance on parking standards for various land uses. Within the SPG the site lies within the ‘inner city’ zone, one of three zones within the city. The closer a development is to the city centre, the fewer number of spaces are required to be provided. (http://www.aberdeencity.gov.uk/web/files/LocalPlan/SupplementaryTransportGuidance.pdf)

Supplementary Planning Guidance: Reducing Carbon Emissions in New Development (2009)

4.5 The above SPG (http://www.aberdeencity.gov.uk/web/files/LocalPlan/spg_reduce_carbon_emissions.pdf) interprets the national requirements for new developments with a gross floor area over 500m2 to reduce their carbon dioxide emissions by 15% more than the 2007 building regulations CO2 emissions standard. It provides interim policy guidance, pending the adoption of the Local Development Plan. Applicants should provide the necessary technical calculations in support of planning applications following the methodology and suggested layouts detailed in Planning Advice Note 84 Reducing Carbon Emissions in New Development (2008) (http://www.scotland.gov.uk/Resource/Doc/214728/0057273.pdf).

Figure 4: Extract from Aberdeen Local Plan (2008) License no. 100004369

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5.0 ANALYSIS AND APPRECIATION OF THE SITE AND SURROUNDS

Health & Safety Executive (HSE) Major Hazard Site – Calor Gas Depot 5.1 The Calor Gas distribution depot to the north is classed as a fuel storage site by the HSE. Part of the development

brief site falls within the ‘Outer Zone’ (OZ) Consultation Distance which requires all applications within that area for the following development to be referred to the HSE for assessment prior to determination:

• residential accommodation • more than 250 square metres of retail floor space • more than 500 square metres of office floor space to be used for an industrial process • more than 750 square metres of floor space • a material increase in the number of persons working within, or visiting within the Consultation Distance.

5.2 The HSE Planning Advice for Developments near Hazardous Installations (September 2009) (PADHI) methodology analyses the potential risk as well as hazard, i.e. the likelihood of an accident as well as its consequence (www.hse.gov.uk/landuseplanning/padhi.pdf). Some categories of development (e.g. schools and hospitals) are regarded as more sensitive than others (e.g. light industrial, warehousing, etc.).

5.3 The PADHI scale defines the vulnerability of a development population to major accident hazards. The scale

ascends from levels 1 to 4, developments with a more vulnerable population having a higher sensitivity level. Within OZ the HSE will only ‘advise against development’ which falls within PADHI level 4. These generally include large developments involving vulnerable members of the public (children, those with mobility difficulties or those unable to recognise physical danger).

5.4 Parts of the haulage yard to the north, which lie within the Middle and Inner Zone HSE Consultation Distances, have

been approved for car parking within the agreed proposal for residential development of the site; should the use of the Calor Gas site cease it is likely that this constraint to development would be removed.

Outer Consultation Zone

Middle Consultation Zone

Figure 5: HSE Outer and Middle Consultation Zones

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6.0 FUTURE USES AND POTENTIAL

Residential 6.1 A proposal for a well-designed, high-density residential development, which accords with the Local Plan policies in

paragraph 4.3 would be appropriate to this site and the amenity of the neighbouring residential developments. Given the site’s location within a mixed use area, the Planning Authority would welcome proposals which incorporate a combination of uses; e.g. residential with small offices uses and/or small retail at street level.

Commercial/ Retail

6.2 Given the site’s immediate proximity to residential, healthcare and light industrial development and to bus routes; the site is well-placed to accommodate commercial and business development. The Council would welcome innovative proposals for office or retail uses; such proposals could form part of a wider mixed-use scheme, potentially with the active, commercial uses occupying the street-level accommodation and providing frontage to Urquhart Road, with residential flats above.

6.3 Retail proposals should be of a size to support the needs of the immediate local residents and convenience

proposals over 2,500m2 would require a retail impact assessment. Car parking in accordance with the specified ratios for each use would be required.

Alternative Uses

6.4 The Local Plan suggests appropriate uses for mixed areas, including offices, service industries, construction and building renovation, hotels and guesthouses, tourism, leisure, entertainment and cultural industries. Changes of use in these areas must be considered carefully and the impact on surrounding amenity taken into account.

6.5 In line with the HSE PADHI guidance, uses which significantly increase the amount of vulnerable persons on the

site, house vulnerable people or provide a protective environment, specifically: hospitals, convalescent homes, nursing homes, old people’s homes, sheltered housing, nurseries, crèches, schools for children up to school-leaving age; should be excluded from the part of the site lying within the Outer Zone.

7.0 LAYOUT, DESIGN AND MATERIALS

Design

7.1 Sustainability in design and development can have several meanings; sustainable places are inspiring places that deliver in terms of environmental, social and economic viability and are places that people enjoy; combining the best of the past in terms of urban form and character, with new opportunities made available due to advances in technology to create and enhance successful neighbourhoods.

7.2 Aberdeen City Council and Robert Gordon University’s ‘Design Campaign’ aims to positively raise the design profile

of Aberdeen, both nationally and internationally; increase the quality of design aspiration and output from the public and private sectors; assist or enable the delivery of national and international award winning, design-led projects; and create the platform for greater public awareness and debate on design issues. The Design Campaign

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document contains reference to national and local design guidance; developers are required to refer to the Design Campaign document (http://www.aberdeencity.gov.uk/planning/pla/pla_design_campaign.asp) in the first instance and design solutions are required to refer to how this guidance has been interpreted in any design solution for this site.

7.3 Development of this site must respect the traditional patterns of development along Urquhart Road, with the building

line along the road hard against the pavement, with frontages accessed directly from the street, unlike at Urquhart Terrace. Design inspiration should be drawn from the tenements at the western end of the road.

Density 7.4 Flatted residential accommodation at a density of 20.7 units per hectare (51.8 units per acre) has been approved

within the Outer Zone of the approved proposal at the haulage yard to the north. The overall density of the development is 124 dwellings per hectare. The surrounding high density flatted residential developments along Urquhart Road; at Urquhart Terrace to the west; City Hospital to the south; and the approvals for similar high density residential buildings to the north typifies the high density urban grain and the predominant building character within the immediate area.

Scale and Massing

7.5 The surrounding developments reinforce the suitability of the site to accommodate high-density development of approximately 4 storeys at road level, with potential to step-up towards the rear of the site, subject to consultation with HSE. The approved residential development on the adjoining site to the north ranges from 4-8 storeys in height. Modern and innovative design solutions within the site would be welcomed, given the standard of design at the City Hospital site to the south, a high standard of design is required for any new development.

7.6 The overall density of the residential scheme approved to the north of the site is 124 flats per hectare (51.8 per

acre), with on-site resident’s car parking and open areas. Residential accommodation of similar scale and massing, where in accordance with the design policies of ALP, specifically policies 5 and 6; and which publicly faces a street, privately faces a garden or court and provides on-site car parking and amenity space would be appropriate for the redevelopment of the site.

Carbon Reduction

7.7 As set out in PAN84 Reducing Carbon Emissions in New Development, good, careful design at the outset will minimise the total energy demand for the lifetime of a development. Design considerations for the development as a whole, and for the individual buildings, will help to increase the efficiency of energy use. Layout, siting, design and materials are material considerations and the opportunity for making efficient use of resources from an early stage in the design of development is encouraged. Further guidance can be found in the Council’s Supplementary Planning Guidance Reducing Carbon Emissions In New Development (May 2009) (http://www.aberdeencity.gov.uk/web/files/LocalPlan/spg_reduce_carbon_emissions.pdf).

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Design Solution 7.8 The design solution should be laid out to reflect the characteristics, in terms of scale, massing, rhythm, window

proportions, building line and vernacular architectural style of the tenements to the west of Urquhart Road, rather than the immediately adjacent, more recent development at Urquhart Terrace. At the site frontage along Urquhart Road, development should be hard against the pavement with access to the street from the buildings in order to integrate with the existing street pattern. All designs and materials should be of a high quality and be compatible with the local area.

7.9 Within the site the development should be based on a layout of streets and squares, as set out in policy 5 of the

Local Plan. Individual flats or houses should be designed to make the most of opportunities offered by the site for views and sunlight and a range of sizes and types of accommodation shall be provided. Residential development shall have a public face to a street and a private face to an enclosed garden or court and all residents shall have access to sitting-out areas, either as balconies, private gardens, terraces or communal gardens. Play areas shall be included as part of any residential development and should it be necessary to accommodate car parking within a private court, the parking must not dominate the space: no more than 50% of any court should be taken up by parking spaces and access roads.

Views to and from the Site

7.10 The site is most visible on approaches along Urquhart Road from the east and west and looking down in to the site from the Broadhill in the north-east; the difference in levels to the north and west effectively screen the site from long-range views. In addition, the south-west corner of site would be highly visible along Urquhart Road from the west; particular attention should be paid to the elevational treatment from these vantage points.

Public Realm

7.11 'Public Realm’ incorporates all areas to which the public has open access and the quality of the public realm is vital to the creation of environments that people want to live and work in. The interaction of open spaces with the wider environment should be considered, along with the use of high quality materials, hard and soft landscaping and the maintenance of such areas.

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Figure 6: Development Principles against Approved Development Layout to the North

Site Frontage

Vehicular Access Pedestrian Access (exiting, proposed & potential)

Retaining Wall Site Boundary

Light Industrial Buildings

Residential Development

Existing buildings (to be removed)

4m Grass Bund Indicative Building Layout

Indicative Landscaping

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Landscaping 7.12 Landscaping must not be treated as a cosmetic exercise and relegated to ‘left over’ spaces, well-designed

landscape proposals help to relate new developments to adjoining areas, buildings and features and reduce the visual impact of car parking. As demonstrated in figure 7 below, there are no trees or planting of any significance on site. The bund to the north of the site is mainly grass and contains a few self-seeded trees.

7.13 Along Urquhart Road the existing building line runs hard up along the pavement, and this should be replicated; the

City Hospital site provides a visual break in this line, with granite buildings set back from the road within a landscaped setting. Redevelopment of the depot site will require sufficient levels of usable amenity space to be provided for occupiers, in line with policies 2 and 6 of the ALP; these areas should incorporate areas of grass, trees and public seating.

7.14 Flatted residential schemes shall have clearly defined public and private spaces. In private courts at least 50% of

the external space shall be used as amenity ground, open space and landscaping. Individual dwellings shall be designed to make the most of any opportunities offered by the site to optimize views and sunlight. Residents of flatted developments shall have access to sitting-out areas. Some of this may be provided by means of private gardens, terraces or communal gardens. Approaches to the front entrances of buildings shall be provided with an appropriate landscaped setting. Planting should comprise native species

Figure 7: Existing Trees highlighted

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8.0 ACCESS AND TRAFFIC

Site Access 8.1 The only opportunity for cycle and vehicular access to the site is from Urquhart Road. Road and parking layout

should conform to the Council’s standards as provided in Guidelines and Specification for Roads within Residential Developments.

8.2 There is potential for a comprehensive development proposal which incorporates immediately adjoining sites to the

north or east, however the light industrial units to the east are currently in active and productive use and the CW Michie haulage yard benefits from planning permission for the land within their control. There may be a possibility to explore pedestrian linkages with the site to the north.

Pedestrian

8.3 Development should front Urquhart Road, with the building line hard against the pavement, providing direct access from the street, unlike the development at Urquhart Terrace. Pedestrian footpaths and crossings are available throughout the immediate and wider area, connecting with neighbouring areas and facilities such as those at the beach, university and city centre. Cycle

8.4 Provision should be made for cycle storage and parking in line with the Council’s adopted standards. As a main thoroughfare, King Street has dedicated cycle lanes, into the city centre and along Union Street; and northbound towards Bridge of Don. Public Transport

8.5 King Street, 550m to the west is the main public transport corridor with services 1 and 2 running between Bridge of Don and Garthdee, via the city centre; Park and Ride service 40 between Aberdeen Exhibition and Conference Centre and Kingswells halts along King Street and runs approximately every 10 minutes on Monday to Saturday; services 13 and 13A run from Bridge of Don, via the city centre and the west end of the city to Scatterburn; service 14 between Kingswells and Aberdeen Royal Infirmary crosses Urquhart Road and provides easy access to the city centre. Stagecoach services which serve Aberdeenshire run from the city centre, northbound services are available on King Street; these terminate at Ellon (routes 50, 51, 251 and 950), Peterhead (routes 260 and 263), Fraserburgh (routes 267 and 268), Tarves and Methlick (routes 290 and 291); these services serve smaller settlements and villages along their routes. Local shopping is within easy walking distance with a convenience store located at the corner of Urquhart Road and Park Road. Car Parking

8.6 Onsite car parking will generally require to be provided to the specifications set out by the Council’s Transport Supplementary Guidance, as discussed in section 4.4 above. Vehicular access to the site is from Urquhart Road. Urquhart Road is relatively straight and visibility in line with Aberdeen City Council roads standards is achievable; the visibility requirement will vary in line with the proposed redevelopment of the site. While residential uses generally generate fewer traffic movements than commercial uses, redevelopment of the site at the scale and

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densities extant along Urquhart Road and Park Road would be likely to intensify the number of vehicle movements to and from the site from when it was in use as a depot and early liaison with the Council’s Roads Engineer is recommended.

Transport Assessment

8.7 Development should mitigate any adverse traffic impact it may bring about and provide for related travel in a more sustainable manner, in line with Scottish Planning Policy (2010). The proposed use and intensity of predicted transport movements to and from the site will determine the requirement for a Transportation Assessment to identify the needs of the site to meet sustainability objectives, particularly travel to work; early discussion with the Council’s Roads Section is advised in this regard and the scope of any study should be agreed with them prior to its commencement. It may be a requirement that any future commercial occupiers demonstrate through the provision of a Green Transport Plan how they shall encourage the use of public transport, and discourage the use of private cars.

Servicing

8.8 The site currently benefits from water, mains drainage, electricity, gas and telephone connections. Depending upon the end use and intensity of development of the site and buildings there may be a requirement to upgrade the existing infrastructure to accommodate the new development.

8.9 Provision should be made within the development site for source segregation of recyclables and for the storage of

domestic / commercial waste. In any part of the development which has individual houses with gardens, appropriate space for storage of separate types of waste should usually be provided within each plot. Communal storage should be conveniently located and should be either accommodated internally or be designed into the external landscaping in a discreet manner.

8.10 Surface water run-off should be dealt with using a Sustainable Urban Drainage System (SUDS), which should be

incorporated within the landscape strategy. A Drainage Impact Assessment will be required that demonstrates that foul and surface drainage conforms to current best practice.

9.0 TECHNICAL REQUIREMENTS

Developer Contributions 9.1 Developer contributions will be sought to address any adverse impacts brought about by development. A S75

agreement may be required. In line with Scottish Government Circular 12/1996, contributions shall be related in scale and kind to the development proposed. Contributions are likely to be sought in relation to localised traffic management, affordable housing, community services and education provision. In order to ensure that potential contributions and infrastructural requirements are identified, early pre-application consultation with the Council's Planning Gain Officer should be undertaken.

9.2 In line with ALP policy 42, proposals for residential developments over 20 dwellings will be required to contribute at

least 10% of the total number of units as affordable housing. The Council’s preference is for this to be delivered on-

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site, by agreement with a Registered Social Landlord, or through low cost home ownership, although alternative methods of delivery may be acceptable; early pre-application discussion with the Council’s Housing Service and Planning Gain officer is recommended. Designing Out Crime

9.3 Due to the location of the site on the periphery of the city centre, its proximity to the Broad Hill and neighbouring commercial uses which are likely to be unoccupied at night, the need for privacy and security is important. Developers should take account of the advice contained in Planning Advice Note 77 Designing Safer Places (2006) and seek the advice of Grampian Police’s Architectural Liaison Officer prior to finalising any detailed proposal.

Archaeology 9.4 There is evidence of a gravel quarry on the site in the early 20th century and an archaeological and photographic

survey will be required to be carried out prior to any development taking place as a condition of any grant of planning consent.

Design Statement

9.5 A design statement should be prepared for any development proposal. This will follow the requirements of Planning Advice Note 68 Design Statements (2003). Importantly, the statement should clearly set out how any development proposal has responded to the requirements of this brief.

9.6 Further, a clear guide to how any proposal has responded to Planning Advice Note 67 Housing Quality should be

addressed in the design statement.

Preparing and Submitting a Planning Application 9.7 In preparing a proposal for the site, the developer is advised to hold pre-application discussions with the Council.

Compliance with this brief should not be interpreted as ensuring automatic approval of a proposal. Any application will be judged on its merits. Prospective applicants are advised to obtain the services of a design team with proven skills.

Major Development

9.8 A Proposal of Application Notice will require to be submitted to the Planning Authority, notifying the Council of the details of the intended Pre-Application Consultation which must be undertaken for proposals which fall within the category of “major” development, as set out in The Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009 (http://www.oqps.gov.uk/legislation/ssi/ssi2009/ssi_20090051_en_1). This will specifically apply to proposals for residential development exceeding 50 units; business and general industrial, storage and distribution with a gross floorspace of 10,000m2 and over; and certain other development gross floor space is or exceeds 5,000m2.

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Construction Arrangements 9.9 During development of the site, construction nuisance to neighbouring residential and other property should be

minimised. In particular, all reasonable precautions should be taken to minimise the intrusion of noise, dust, grit, etc. Reasonable time restrictions on hours of work will be set. June 2010 Contact Details Ryden LLP 25 Albyn Place Aberdeen AB10 1YL

Tel: 01224 588866 Fax: 01224 589669

Planning and Sustainable Development Enterprise, Planning and Infrastructure Aberdeen City Council 8th Floor St.Nicholas House Broad Street Aberdeen AB10 1BW

Tel: 01224 523470 Fax: 01224 636181 e-mail: pi@aberdeencity.gov.uk