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PowmillDevelopment Framework Report

On behalf of

January 2011

Representations to Perth & Kinross MIR


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2 PowmillDevelopment Framework ReportJanuary 2011

Prepared by :

The Quadrant17 Bernard Street

LeithEdinburghEH6 6PW

[t] 0131 553 3639[f] 0131 554 1850

[e] [email protected]

[w] www.geddesconsulting.com

Revision Status Prepared Approved Date

Version 1.0 Draft forComment

31/08/10

Version 2.0 Draft forComment

30/11/10

Version 3.0 Final 14/01/11

Document Control and Approval

All mapping in this report is:

Crown Copyright. All rights reserved. 2011 License Number 0100031673


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3PowmillDevelopment Framework Report January 2011

Contents

1 Introduction

1.1 Thomson Homes1.2 Sustainable Powmill

2 Community Engagement

2.1 Community Engagement Process2.2 Fossoway Community Strategy Group2.3 Public Exhibitions2.4 Interactive Community Engagement Event2.5 Feedback and Consensus from Community Engagement

3 Planning

3.1 Planning Applications3.2 Approved Development Plan3.3 Emerging Development Plan - TAYplan3.4 Emerging Development Plan - Perth & Kinross MIR

4 Sustainable Growth in Landward Area

4.1 Housing Need and Demand in Kinross HMA4.2 Compliance with SPP4.3 Sustainable Development in the Landward area4.4 Employment Requirements4.5 Other Land Uses4.6 Conclusions on Scale of Growth for Powmill

5 Analysis

5.1 Overview5.2 Local Authority Landscape Appraisal5.3 Amenities & Movement5.4 Settlement Appraisal5.5 Site Appraisal5.6 Ecology Assessment5.7 Infrastructure and Services5.8 Flooding

6 The Proposal

6.1 Masterplanning Principles6.2 Concept6.3 The Proposal

7 Recommendations

7.1 Community Support7.2 Recommendations for Proposed Plan

Annex 1 - Sustainable Development Policy

Annex 2 - Site Effectiveness


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Potential development sites at Powmill


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Introduction 1

1.1 Thomson Homes

Thomson Homes is a family owned housebuilder, who has quickly establisheda reputation for quality and excellent design. Currently they are building inthe Kinross and Perthshire Areas.

Thomson Homes is committed to building housing developments whichrespect the urban character of the locality and fully integrate into the fabricof the local community.

Thomson Homes fully supports the place making agenda presented byScottish Government, and is committed to working with Perth and KinrossCouncil to deliver quality places, and adding to the sustainability of localcommunities.

A key part of the creation of the development strategy for Powmill has beenin engaging with the community. Several community engagement eventshave been held to facilitate the sharing of ideas and build consensus aboutthe future for Powmill.

The development proposal presented in this Report reects the feedbackfrom the community and its consensus on scale and content of futuredevelopment.

1.2 Sustainable Powmill

Thomson Homes recognises the inherent strengths in Powmill and isseeking to promote an expansion to revitalise the village by making it amore sustainable, diverse, integrated and attractive place to live.

Thomson Homes controls over 25 hectares of land to the east, south andwest of the village.

This area has the potential to accommodate up to 300 homes, a primaryschool, areas of employment and s ervices, set within an attractive greenspaceframework.

Representations were made to the Perth & Kinross LDP pre Main IssuesReport Consultation identifying the potential for this scale of developmenttogether with a series of public consultation events.

Discussions have taken place with Planning, Roads and EducationDepartments in Perth & Kinross Council.

Technical Assessments have been undertaken covering transportation,local services, ecology, landscape capacity, drainage, sustainability andinfrastructure.

The outcomes of this process, in particular the public consultation, havebeen taken into account in rening the proposals for Powmill.

This Development Framework Report presents a robust and deliverableproposal which can be supported by the community and integrates withthe Councils wider development strategy.


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2 Community Engagement

2.1 Community engagement process

Thomson Homes has had a full and open dialogue with the community ofPowmill, in line with advice in PAN 3/2010 Community Engagement.

To date, two public exhibitions and one interactive community event havebeen held to discuss and rene the proposals for Powmill. These events were

held in addition to attendance at Community Council meetings throughout2010.

Through engaging with the community, Thomson Homes is seeking to buildcondence with existing residents about the development process and whatit can deliver.

It is evident from the various community engagement events held, that thereis a clear connection between uncertainty about the development processand opposition to the initial but potential scale of growth proposed for thevillage. Concerns are linked to the disruption from the construction processand a fear that the changes will erode the qualities of village life whichresidents value.

The engagement process has helped develop a consensus on theimprovements to the village which residents feel are necessary. This hasclaried that incremental small scale development, such as has happened

within Powmill over the last thirty years does not deliver any tangible benetsto the community. The connection between scale development and benetsarising has allowed a consensus to be reached on an appropriate scale ofdevelopment.

The engagement process has therefore been invaluable in providing a forumfor discussion with the community. From this engagement process, ideashave been tested and consensus has been reached. This Report outlines theappropriate way forward for the sustainable expansion of Powmill whichnow reects community needs and aspirations.

2.2 Fossoway Community Strategy Group

As part of the wider community engagement process, the FossowayCommunity Strategy Group (FCSG) prepared Representations to the Perth &Kinross Local Development Plan (LDP). The submission of these Representationspre-date the community engagement undertaken by Thomson Homes.

The Representations submitted by the FCSG included a Landscape CapacityAnalysis plan, which was submitted to the Council at the Issues and Sites stageof the LDP consultation. This plan was prepared to demonstrate the possiblelocation of new development in Powmill as proposed by members of theFCSG. It highlights the need to focus new development in the village at eitherside of the A977 and the potential in linking Powmill with Gartwhinzean.

A total of 7.4 hectares have been identied with development potential,capable of supporting at least 130 homes. A major woodland belt is proposedalong the A977 in recognition of the adverse effect on residential amenityfrom trafc on this road.

Fossoway Community Strategy Group - Indicative expansion plan


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2.3 Public exhibitions

Two public exhibitions have been held to present the initial proposals forPowmill, and generate feedback.

An appraisal of the village and an indicative landuse proposal was displayed togain feedback from the residents of Powmill and interested parties.

The illustrative concept proposed the following key components:

Approximately 300 new homes, 25% of which will be affordable Comprehensive trafc calming for the A977 and A823, creating a

more pedestrian friendly environment A greenspace network, consisting of open spaces, a play area,

improved footpaths Employment opportunities A new primary school with associated community facilities A Waste Water Treatment Works to eliminate reliance on septic

tanks A Sustainable Urban Drainage System

The reaction to this indicative proposal was mixed, with residents both for andagainst the scale of development proposed.

Some residents could see the benets arising from the economies of scale thatallow more facilities and services to be provided to the existing village.

2.4 Interactive community engagement event

A third community engagement event was held in October 2010. This wasfocussed around an interactive Six Thinking Hats workshop. This allowedresidents 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 tothe event, all residents and local Councillors received invitations with furtherdetails.

Having discussed how the village could be developed, the residents wereinvited to test the proposal and share their ideas during the workshop. Thisallowed an understanding of the complexities involved with development, andgave feedback to Thomson Homes about what is important to the existingresidents of Powmill.

While there was consensus on some of the positive changes which could arisethrough the expansion of the village, such as trafc calming through the vill age

and a mix of uses, there was concern about the scale of housing proposed inrelation to the existing size of the village.

The event claried the relationship between the potential scale of developmentand the benets that the development process can bring to Powmill.

There was a general understanding that small scale, incremental/ inlldevelopment will not deliver the scale of benets that residents wish to see.These include road and pathway improvements, public transport improvements,new community facilities and employment opportunities.

Consolidation of growth to create tangible benets was generally consideredto be the best way forward.

Public exhibitions


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Recording of comments and ideas

Postcards activity

The majority of those attending accepted therefore that in order to gainlong term and sustainable improvements to the village, new developmentat an appropriate scale which delivers real community benet wouldbe welcomed.

A Consultation Report has been prepared which summarises the feedbackand consensus reached at this community engagement event.

2.5 Feedback and consensus from community engagement

An outcome from the interactive community engagement event was

feedback about the proposals for a new primary school. Whilst potentiallydesirable, the community did not consider this to be a priority and wouldprefer a smaller scale of development than that required for the provisionof a school.

The wish list below summarises the needs of the village, as dened by thecommunity, and also reects the feedback given at the Community Councilmeetings:

Provision of appropriate trafc calming along the A977 and A823to improve road and pedestrian safety;

Improvement of infrastructure, particularly the existing sewagetreatment;

Better linkage and integration of Powmill and Gartwhinzean;

Provision of local jobs through a mix of uses;

Provision of affordable homes to cater for younger people andfamilies;

Improved public transport provision;

Improvement of local amenities; particularly amenities whichcreate a heart for the village and encourage the involvement ofyoung people;

Provision of recreation and play facilities;

Preservation / enhancement of valuable landscape and wildlifeareas; and

Enhancement of the footpath and cycle network with connectionsto the wider countryside.

The proposals for Powmill reect the consensus reached at this communityengagement event.

Thomson Homes will engage further with the community to continue thispartnership approach.

Capturing new ideas


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Planning3

Key

Settlement Boundary

Housing

Rural Business

Tree Preservation Order

Encouragement for Tree Planting

Public and Private Open Space

Social and Community Facilities

Area of Great Landscape Value

3.1 Planning Applications

Within the last ve years, two planning applications have come forward forhousing developments in Powmill.

An outline application (04/02463/OUT) was approved at Committee inDecember 2005, for Proposal H21 housing site in the Local Plan (A & JStephen Ltd). 11 houses were consented, to be accessed from Mill Gardens.This permission has now lapsed.

A full application (06/01947) was approved in January 2008, for a site atGartwhinzean Farm (Cocklaw Developments). This consent is valid for veyears.

3.2 Approved Development Plan

Perth & Kinross Local PlanThe Local Plan links Powmill with Gartwhinzean as a linear settlement,consolidating various built elements in the locality into a single settlementfor Local Plan purposes. The settlement boundary is drawn tightly aroundthe existing built up areas.

Proposal H21 (Gartwhinzean) is identied within the village as a futurehousing development (0.7ha site with potential for 11 new homes).Further development areas were identied in earlier drafts to the adoptedLocal Plan, but then withdrawn, signicantly reducing the opportunities forinvestment in the village.

An Area of Great Landscape Value abuts the village to north and west.Policy 54 states that new developments (in accord with other developmentpolicies) will only be permitted where they are shown to enhance the naturaland man made landscape assets of the area.

An extensive area to the north of the village has been designated for RuralBusiness (Policy 82) including houses capable of home working. Nodevelopment has been implemented in relation to this allocation to date.

The Gairney Burn is an area identied for further new tree planting and the

maintenance of the existing tree cover.

Extract from Perth & Kinross Local Plan


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4.6 Conclusions on Scale of Growth for Powmill

The land under control of Thomson Homes in Powmill has the capacityto accommodate a mixed use development of around 300 homes,employment, a new primary school and a village green as the central focusof a substantial greenspace framework.

This scale of growth was identied as an opportunity at the pre- Main IssuesReport consultation stage.

ConsultationConsultation with the community regarding development in Powmill hasidentied that the community would welcome a number of improvementsto the village, most importantly trafc calming through the village andimprovements to the treatment of foul drainage.

Residents also recognise that small scale, incremental growth such as hastaken place in Powmill in the past will not create the benets which peoplewould like to see.

However, there is also a consensus that expanding the village too quickly,from around 110 houses to over 400 houses, could result in the veryqualities which people value at present being lost.

The scale of growth necessary to support a new primary school is notsomething the community as a whole can support at this point, and a moremodest scale of growth, which still delivers signicant community benets,is more appropriate.

Option appraisalThe Council has identied two options for development in the Landwardarea.

Option 1 for dispersed growth across a number of settlements or Option2 for growth consolidated within one settlement. Powmill is identied as apotential location for both options.

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 consentedfor housing, and identify the site of the Gartwhinzean Hotel as appropriatefor redevelopment.

It actually removes a housing allocation for 11 homes which is shown in theadopted Local Plan.

This scale of growth would not deliver any community benets.

4.4 Employment Requirements

The MIR also considers the requirements for economic development land,but this focuses entirely on land in and around Kinross / Milnathort.

The principles of protecting current employment land and identifying newsite(s) to meet the employment land requirements are set out. No mentionis made of employment sites in the Landward area, either in protectingthese or identifying more.

Within the previous Local Plan, an area for Rural Business within Powmillhas been identied, but no development has been implemented in relationto this allocation.

In reviewing existing employment land within Kinross, it has been establishedthat signicant amounts of existing land supply is non-effective. The MIRmay therefore be signicantly underestimating the identied shortfall.

Market research by Thomson Homes has identied a demand for localemployment opportunities within Powmill, and considers there is sufcientdemand to support development of 1 ha of employment land.

To assist the Council in delivering effective employment sites within Kinross,and creating a sustainable proposal for Powmill, Thomson Homes istherefore seeking an allocation for 1 hectare of employment land withinPowmill.

4.5 Other Land Uses

Thomson Homes has been in discussion with Care Home operators andconsider there is an opportunity for a Care Village within Powmill.

This option may allow the currently derelict Gartwhinzean Hotel to beconverted into a Care Home / communal facilities, with specialist housingfor the elderly in purpose built housing within the adjacent area.

As this is not market housing or affordable housing, a separate allocationfor particular needs housing is proposed for this land use.

Option 2 for 90 homes within Powmill is of a scale which could deliver thesignicant community benets which the local community could support.

Experience of previous community engagement indicates that withcontinuing discussion about the proposals this scale of growth could besupported by the majority of residents.

Appraisal of the Councils future housing need and demand has identiedthat there is a signicant underestimation of future growth in the Perthand Kinross MIR, and the numbers being planned for in the Kinross HMAare further reduced by reallocation of 10% of its housing requirement tothe Perth HMA. These conclusions indicate that the resultant shortfall inhousing is more than double that which the Council is planning for.

ConclusionsBased on the scale of growth which the community could support, while stilldelivering signicant community benets, it is considered that an allocationfor 90 houses should be identied in Powmill.

If the Council accepts the conclusions on the housing need and demand,there may be a requirement for the Council to identify further housingallocations within the Kinross HMA including the Landward area.

In addition, employment land and land for particular needs housing, as partof the concept of delivering a sustainable development for Powmill, arepromoted.

Having identied 90 houses as the optimal scale of growth for Powmillwithin the Local Plan period, the physical and masterplanning appraisalundertaken within the remainder of this Report identies the mostappropriate location for this housing allocation, the potential for other nonhousing land uses, and presents an indicative masterplan to integrate thisnew development within Powmill.


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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 milesfrom Alloa to the west.

Powmill is well connected to the national road network, with the M90 just7 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 orA977 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 aMain Road.

The road does, however, remain busy, and the lack of trafc calming or roadnarrowing through the village means that vehicles travel with excessivespeed and create large amounts of noise, dust and vibration.

Powmill lies on the Pow Burn and Gairney Burn, with associated maturewoodlands and extensive walks.

The area is mostly rural, with small villages, hamlets and farmsteadingsscattered amongst the agricultural landscape.

Powmill is set amongst verdant rolling countryside, with woodlands,shelterbelts and deeply incised river valleys. The Ochil Hills form a backdropto the north for the majority of the area.

According to the 2001 Census, the village had 249 residents comprising 92households.

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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Areas with development potential

Sensitive edges with important landscape features or views beyond

5.2 Local Authority Landscape Appraisal

The Council has commissioned a preliminary Landscape Appraisal ofPowmill. This Appraisal highlights a sensitive edge to the north, east and

west of Powmill.

Two major areas have been identied as having development potential.These areas have capacity to accommodate 130 new homes.

A Landscape Capacity Appraisal has been undertaken by Geddes Consulting.This Appraisal conrms that the two areas identied by the Council havecapacity to accommodate further development.

This Appraisal also identies a further capacity within the landscape toaccommodate development between A977 and Cocklaw Farm and limiteddevelopment on the eastern side of Powmill.

The edge treatment will be important in determining the acceptability ofnew development on the more sensitive edges. Development offers theopportunity to enhance the existing appearance of these edges through

new planting.

Extract from Perth & Kinross Council Preliminary Landscape Appraisal.


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5.3 Amenities & Movement

AmenitiesPowmill currently has few amenities. There is a small local shop, PowmillStores, which is located in the village centre. To the north of the village isthe Powmill Milk Bar which is a cafe and garden centre. This is a well knownmeeting place in the local area. An old nursery school is now used as thevillage hall, called Moubray Hall.

The Gartwhinzean Hotel, a prominent building located on the A977 on thesouthern approach into the village, is currently unoccupied, having closed

in the last couple of years, and is falling derelict.

Towards the northern end of the village is a small park containing anequipped childrens play area. This is adjacent to the busy main road and isnot very well overlooked by neighbouring properties.

The village does not have a primary school, and pupils currently attendBlairingone, Fossoway and Cleish Primary schools which are all approximately3 to 5 miles away. High School pupils travel to Kinross for secondaryeducation.MovementPowmill is situated around the junction of the A977 and the A823. Thevillage is dominated by the A977, which connects to Kincardine to thesouth-west and Kinross and the M90 in the east. This busy road effectivelybisects 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.

Public Transport The village is currently reasonably well served by threebus services, with bus stops in the village centre, as follows; Service 204 Operates between Dollar and Vane farm Nature Reserve viaKinross. One service each way on school days and a further three services ineach direction on Wednesdays & Saturdays Service 205 Operates between Glenrothes and Blairingone, threeservices in each direction Monday to Saturday, evenings only. Service 623 Two services daily in each direction between Loch LevenCommunity Campus and Blairingone on school days only.

A Park-and-Ride facility is available at Kinross, app roximately six miles away,with express services to Edinburgh.

Pedestrian movement through the village is limited primarily to a footpathalong the north side of the busy main route through the town. There iscurrently one pedestrian crossing in the village on the A977, close to thevillage shop.

Perth & Kinross Council is proposing a number of Core Paths withinthe vicinity of Powmill, connecting it with the other villages in the area,including Crook of Devon and Blairingone. However, parts of these routesstill include the busy A977.


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The east site forms a self contained parcel of land between low densityhousing, which forms the current edge to Powmill, and a mature hedgerowwhich effectively forms the current countryside edge.

The south site is a small eld bounded to the north by the backs of houseswhich face the A977. The east side is formed by new housing whichoverlooks the eld towards the A823. The western edge is formed by theA823 road to Dunfermline and Knockhill Racetrack and the south side isbounded by the existing dwelling of Hardriggs, and a hedge, with viewsbeyond to Cult Hill. The eld is rough pasture with poor drainage to thenorth east. It is contained by a post and wire fence.

The southeast site is contained by the A977 to the north, the A823 to thewest and the access track to Cocklaw, Hillsview and Gartwhinzean FarmHouse to the south. The western edge is formed by a mature hedge andthe small area of woodland which surrounds Gartwhinzean Farm House.The eld slopes gently towards the A977 and the centre of Powmill, and iscurrently used for arable crops.

The northwest site comprises the derelict Gartwhinzean Hotel and thesurrounding eld, both of which form the southern edge with the A977.The western edge is a young, but well established shelterbelt, which linksthe A977 to the mature woodland associated with the Gairney Burn. Thiswoodland forms a very strong northern boundary to the site and has goodpedestrian links for recreation. The western edge is formed by the backs ofhouses from existing development. There is scope for pedestrian links intothis existing development towards the centre of the village.

1. Photo 1 looks from the derelict Gartwhinzean Hotel over the A977 tothe southwest site and beyond to Cult Hill.

2. Photo 2 looks from a similar location towards the hamlet of Gartwhinzean.

3. Photo 3 shows the current condition of the shelterbelt with the GairneyBurn woodland in the distance.

4. Photo 4 shows the western edge of the northwest site, bounded by thebacks of existing houses.

5. Photo 5 is of the south site, overlooked by the new housing on the farside, and the mature hedge to the countryside to the right of the newhousing.

6. Photo 6 shows the contained parcel of land between the existing edgeof the village and the mature hedgerow on the countryside edge.

7. Photo 7 shows the mature Gairney Burn wood which forms the northernedge of the northwest site.

8. Photo 8 looks across the southwest site towards the derelict Hotel.

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5.5 Site Appraisal

Thomson Homes controls land around Powmill, and is therefore uniquelyplaced to develop a growth strategy which can take account of physical,community and planning requirements.

The site appraisal has been undertaken for all of this land, to inform adecision on the best location to accommodate growth.

The proposed expansion of the village comprises four sites, as indicated onthe adjacent drawing by the red line boundaries. For identication, thesesites are called: east south southwest northwest


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5.6 Ecology Assessment

Naiad Environmental Consultancy has undertaken a nature conservation andecological assessment for the site. This was based on desk and eld surveyand took account of indicative proposals. The study area covered the site andappropriate buffer zones as dened by best practice for the species surveyed.

The phase 1 survey has not identied any habitats of international or nationalsignicance although the semi-natural broadleaved woodland linked to theGairney Burn to the north of the site is probably of regional signicance as alowland wet woodland consisting predominantly of ash, alder and downy birch.

There are several other areas of unimproved grassland but they tend to be oflow ecological signicance as they are rank grassy corners of small size andscale.

There were no signs of badgers found on site.There were no signs of red squirrels found on site.There were no signs of water voles found on site.

Otters were found to use the Gairney burn and several areas of the burn seemedto be very attractive to otters. Otter marks were found in the form of spraintsat three sites on the Gairney Burn. Potential otter holts were also found onthe furthest bank outwith the site in a step section of the burn with numerouswaterfall and pools cascading down. Access constraints prevented this sitefrom being examined in detail. A couch (resting place) was identied furtherdownstream.

Initial bat survey identied bats ying in and around the old farm buildingsat Gartwhinzean Farm, the adjacent arable elds and shelterbelt edging this.These were common Pipistrelle pipistrellus and soprano Pipistrelle pygmaeus.Initial investigations did not suggest any roost sites.

The conclusions conrmed that as the development is generally on arablefarmland, there is little associated wildlife habitat. The only real exception is thecorridor of the Gairney Burn, that supports regionally important woodland ofsemi-natural ancient character.

The main areas of ecological interest lie on the boundaries of the site and it istherefore recommended to avoid impact on these. The presence of EuropeanProtected Species will require additional survey work to conrm locations ofroosts for bats and otter holts and buffer zones to avoid impact. If locationscannot be avoided, it will be necessary to secure an EPS licence from Scottish

Government prior to disturbance.

Based on a review of the indicative proposals, the ecological effect of thedevelopment was considered to be negligible with regard to habitats andspecies.

Consultation regarding foul water arrangements identied that the existingwater quality in the Gairney Burn is poor and this is likely to relate to the age ofthe existing treatment works and the number of septic tanks within the village.There is the potential to improve this problem through the provision of a newwaste water treatment works as part of new development in the village.


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5.7 Infrastructure and Services

Fresh WaterPowmill is well serviced with a mains fresh water supply, and has adequatecapacity for extra development.

Foul WaterPowmill is predominantly serviced by a waste water treatment works whichis situated towards the east of the village where it discharges into theGairney Burn.

The existing treatment works do not cater for the entire village. Someresidents are serviced by septic tanks which need to be inspected andemptied on a regular basis.

Residents at Gartwhinzean Feus are currently all serviced by a privatelymaintained treatment plant.

New development in Powmill will require an upgrade to the existing wastewater treatment system to cater for the increased capacity demand. Thisprovides a good opportunity to improve the overall set up for the village.

ElectricityThe site can be readily provided with electricity from the existing network.Thomson Homes strive to make their buildings ever more energy efcient,and will supplement electrical systems with sustainable renewable energy.

SUDSPowmill has good access to the Gairney and Pow Burns. This providesgood discharge opportunities for Sustainable Urban Drainage Systems(SUDS). Development can therefore be designed around a comprehensivesustainable drainage system.

5.8 Flooding

A review of SEPA ood mapping does not identify any areas at risk ofooding.

Community engagement has identied that some areas are seasonallyaffected by ponding, but this is likely to do with ground conditions anddrainage, which could be addressed through the development processwithout any adverse effects arising.


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6 The Proposal

6.1 Masterplanning Principles

The proposals aim to address the positive and negative aspects of the villageas follows:

Positive

Good bus connections to local towns on road links to nearby towns andthe M9 and M90 motorways.

Good aspect with views to the south to landmarks such as Cult Hill.

Powmill is adjacent to extensive greenspace network of the Gairney andPow Burn corridors.

Knockhill, home of Scottish motor racing is nearby on the A823. Thisvisitor attraction generates trafc through the village.

The village has a shop, cafe and village hall. These need further supportto maintain viability and vitality. The Powmill Milk Bar is a well knownmeeting place.

Negative

The village core is dominated by the main road, with fast trafc bisectingthe community, as well as posing a threat to safety.

There is a lack of a heart to the community - the nursery school hasclosed and been converted to a community hall . The hotel is vacant andderelict.

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 themiddle of the village.

There are inadequate play facilities for local children.

Poor links between Gartwhinzean and Powmill.

Overall

The village is in need of new investment to promote regeneration.


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6.2 Concept

Powmill is a village in need of investment and further development tosustain local services and maintain vitality.

Thomson Homes recognises the villages inherent strengths and is seekingto promote a major expansion to revitalise Powmill.

Thomson Homes is seeking an appropriate scale of expansion which canput heart back into the village.

The main features of the Development Concept are:

Expand Powmill into the areas identied by the Council and communityas having development potential. These development areas togetherprovide the physical framework to expand the village by an additional90 homes.

New affordable work units, and potentially artisan workshops.

Care facilities on the site of the Gartwhinzean Hotel and adjacent area.

Mixed use near the centre of the village to increase activity.

The proposed development will create a village heart as a physical focusfor village activity.

A better junction arrangement between the A977 and A823 to slowtrafc down and provide more safety to pedestrians.

The development will introduce trafc calming measures along theA977 as well as gateway features to the village.

Maintain agricultural land as buffer between sensitive ecology alongthe Gairney Burn and new development.

New waste water treatment works to serve the whole village andimprove water quality in the Gairney Burn.

This scale of development will be delivered within the period of the LocalDevelopment Plan.


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6.3 The Proposal

Following feedback from the local community and the Council, ThomsonHomes has prepared a more detailed masterplan which shows how theirvision for Powmill might be laid out on the ground. The purpose of this isto allow further discussions with the community, the Council and statutoryauthorities to allow the Masterplan to meet their requirements.

Scale of ExpansionThe proposed expansion can accommodate around 90 homes.

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.

Development would be in 2 discrete phases over a 10 year period or soonerto allow the new housing to be assimilated into the physical and socialfabric of Powmill.

In addition to new housing, the following elements will also be incorporatedinto the development:

Commercial - workshop/ studio units Retirement Village - consisting of a care home and assisted living

accommodation Hospitality - pub/ cafe-bar

Access ArrangementsWhere possible, access is joined to the existing circulation of Powmill, toenable good connectivity. The increased number of junctions off the A977and additional trafc calming measures, such as road narrowing, will helpto reduce the speed of trafc passing through the village.

Away from the main road, emphasis will be on creating shared surfaces forpedestrians and vehicles, to enhance the communal and village atmosphere.This will be in line with Designing Streets policy guidance from the ScottishGovernment.

The junction linking the A977 to the A823 will be completely realigned,for both safety and trafc calming purposes. At the southern entrance tothe village, a new roundabout is proposed to provide access to the newschool and residential development to the west. This will also reduce trafcspeeds on approach to the village, and create an identiable gateway at thesouthern end of the village.

Access to new housing on the east of the village shall be from the existingroad network, with upgrades to local roads where necessary to the Councilsspecication.

A number of pedestrian and cycle links from the areas of new developmentwill improve the permeability of the village.

re-aligned junction

A977

A823

new roundabout

New junction arrangements to A823 and new roundabout to access newdevelopment and slow trafc entering Powmill rom the A823

Road narrowing along the length o the village road to slow trafc, with potentialaccess points.

Alternative potential access arrangement rom A977, showing a new roundaboutto access new development and slow trafc into Powmill.

Access options


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SUDS ponds as positive, integral elements of the development

Attracting wildlife through planting

Providing easy access to public transport

Sustainable DevelopmentThomson Homes house types will meet more stringent energy efciencystandards, and the development will contribute to the generation ofelectricity from renewable sources through a mix of technologies.

The proposal provides excellent pedestrian links around the village, to theCore Path Network, to walks along the Gairney Burn and to the existingand proposed amenities and bus stops in the village.

Improvements to the trafc ow through the vill age would have a dramaticeffect in the atmosphere and help establish it as a pedestrian orientatedvillage and not trafc dominated.

Road narrowing, having footpaths on both sides of the road, improving thejunction between the A977 and the A823 and establishing buildings closerto the road edge will have a positive effect on reducing trafc speeds andwill enhance the impression of entering a pedestrian orientated space.

The housing streets will be shared surface where possible to accentuate thepedestrian priority and slow vehicle speeds.

The new workplaces will be a major contribution to sustainable living inPowmill.

The proposal will have a comprehensive integrated sustainable urbandrainage system (SUDS). The greenpsace and SUDS will be planted tomaximise biodiversity.

Providing safe and pleasant pedestrian links, to encourage walking


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Retirement village

New Retirement VillagePurpose-built retirement villages are a new concept in retirement andprovide valuable services to people in need, and good opportunities ofemployment for local people.

Powmill is an excellent location for such a facility with the scenic countrysidearound and the potential expanded community which is proposed. Theassociated employment and visitors will help support local facilities.


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Play Space and GreenspaceAs part of the comprehensive green network, a large play space is located to beeasily accessible to the whole community. The play space and all open space isoverlooked by housing to provide natural surveillance and provide an interactiveand sociable setting for play and recreation.

The play spaces have easy access to the countryside beyond so that pedestrianroutes around the village, play spaces, parks and the wider countryside are all easilyaccessed by the whole village, and create an integrated green network.

Creating greenspace which encourages social activity

Maximising the biodiversity of new planting

Providing strong links to the countryside


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31PowmillD l tF kR t January 2011

Recommendations 7

7.1 Community Support

The community engagement undertaken by Thomson Homes has enableda better appreciation about the range of benets which the community isseeking and assisted in dening an appropriate scale of new developmentin Powmill which could be supported by the community. Through thesediscussions, participants developed a clearer understanding of therelationship between the scale of development proposed and the resultantbenets that could be delivered.

A consensus has emerged that small scale, incremental/inll developmentwill not deliver the benets that are wanted. Equally, the scale of growthwhich could be delivered by Thomson Homes (up to 300 homes) was felt toput in danger the very identity of the village which residents value.

The majority of the participants agreed that in order to gain long termand sustainable improvements to the village, planned and managed growthat an appropriate scale which delivers real community benet would bewelcomed.

The proposal for Powmill reects the discussions and agreement reachedthrough the community engagement process.

7.2 Recommendations for Proposed Plan

It is recommended that Perth and Kinross Council allocate thisdevelopment for 90 homes.

This site is effective and can be developed in the plan period.

The site meets the objectives of Scottish Government with regardto sustainable development as dened in SPP. In addition, the LocalDevelopment Plan needs to reect national planning policy encouragingdevelopment to be located in sustainable locations (SPP, paras. 34 40).This proposal contributes to this objective.

The release of this site for housing will assist in maintaining the Councils 5year land supply, as required by SPP.

It is recommended that Perth and Kinross Council allocate 1.1 hectareof employment land on the A977 within Powmill.

It is recommended that Perth and Kinross Council allocate 2.0hectares of land at the Gartwhinzean Hotel and on adjacent land tothe west (Gartwhinzean Farm) for particular needs housing.

The proposals for Powmill would be delivered within the Local Plan periodas part of an integrated masterplan proposal, subj ect to detailed communityengagement.

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