additional information submitted on behalf of: m · pdf filei have recently made submissions...

Additional Information Submitted On Behalf of: M BATCHELOR – LAND EAST OF FRIOCKHEIM EMAIL – 21 JANUARY 2013;

EMAIL – 3 FEBRUARY 2013;

EMAIL – 4 FEBRUARY 2014;

MASTERPLAN FRAMEWORK

ChristisonP

From: DaviesIJB

Sent: 22 January 2013 10:46

To: PyperGD; McgregorKD; ChristisonP; ThurlowKS

Subject: FW: Angus LDP

Attachments: Gardyne Street 1.png; Gardyne Street 2.png; Gordon Place.png; East of Friockheim.png

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19/03/2014

From: Frank Batchelor [mailto:[email protected]] Sent: 21 January 2013 21:24 To: CllrMurray Cc: CllrEvans; CllrHands; CllrBowles; CllrDevine; CllrDuff; CllrFairweather; CllrGaul; CllrGaulJE; CllrKing; CllrMcLaren; CllrMyles; CllrSalmond; CllrSpink; CllrGeddes; CllrLumgair; CllrFotheringham; CllrWelsh; CllrMorrison; PyperGD; DaviesIJB Subject: Angus LDP Subject: Angus Local Development Plan - Main Issues Report (Friockheim) 21 Jan. 13 Dear Councillors,

I have recently made submissions on the MIR in relation to Friockheim, but thought it would bebeneficial to write to you directly.

The MIR currently suggests a second phase of housing on land to the south of Gardyne Street. However, there are clear flooding issues on the site and I do not think that the Council should bepromoting further development on this land. The Community Council is also against this furtherallocation.

I have attached 3 photos, taken on the 21st December 2012, which show the scale of the problem. I have also attached a photo of my land to the east of Friockheim (on the same day)which does not flood. The Gardyne Street site is low lying and rainwater sat on the field for atleast a couple of weeks, before finally draining away.

The flooding problem does not seem to have been addressed in the MIR site analysis and SEPAdid not comment on this site as there are no ditches or watercourses nearby. I have tried to raisethis issue with Gordon Pyper but he was unwilling to enter into discussion or agree to a meeting.

The first phase of development to the south of Gardyne Street was allocated by the Reporter and was not the Council’s preferred site, which was the land to the east of Friockheim.

Development has not started on the first phase at Gardyne Street (allocated in the LP) and if the proposed second phase is allocated in the new LDP, on land which floods, the delivery of effective housing land in the village has to be questioned.

I appreciate your time in reading this email and would be grateful if the flooding issue is takeninto account in the Proposed Plan and land to the east, which was the Council’s preferred site, identified instead.

If you require any further information please do not hesitate to contact me.

Yours sincerely,

Mark Batchelor

[email protected] 07710 819236 01241 828273

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ChristisonP

From: DaviesIJB

Sent: 04 February 2013 09:02

To: ChristisonP

Subject: FW: Flooding Gardyne Street Friockheim

Attachments: Feb Flood Photo 1.jpg; Feb Flood Photo 2.jpg; Feb Flood Photo 3.jpg; Feb Flood Photo 4.jpg

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19/03/2014

From: Frank Batchelor [mailto:[email protected]] Sent: 03 February 2013 19:30 To: CllrMorrison; CllrBowles; CllrDevine; CllrDuff; CllrEvans; CllrFairweather; CllrFotheringham; CllrGaul; CllrGaulJE; CllrGeddes; CllrHands; CllrKing; CllrLumgair; CllrMcLaren; CllrMurray; CllrMyles; CllrSalmond; CllrSpink; CllrWelsh; DaviesIJB; PyperGD Subject: Flooding Gardyne Street Friockheim Dear Councillors and Planners, Please find attached four photographs taken on Friday, 1st February. Three of these photographs show the field adjacent to Gardyne Street, Friockheim which is currently the preferred option in the the proposed local plan and the fourth one is of the field beside Kinnell Gardens which is currently the alternative option. Regards, Mark Batchelor 01241 828273 07710 819236

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ChristisonP

From: DaviesIJB

Sent: 04 February 2014 16:53

To: ChristisonP

Subject: FW: Photographs of Frockheim

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10/03/2014

Hi Paul – I presume this is logged as well?

From: CoweyKJ Sent: 04 February 2014 16:16 To: '[email protected]' Cc: SmithV; DaviesIJB; CllrSpink; CllrWelsh; CllrMorrison; CllrGeddes; CllrFairweather; CllrKing; CllrLumgair; CllrEvans; CllrMcLaren; CllrFotheringham; CllrMurray; CllrBowles; CllrDuff; CllrDevine; CllrGaulJE Subject: Photographs of Frockheim Mr Batchelor, Thank you for your photographs of locations in Frockheim that you sent to Councillors and officers on the 3rd January 2014. I can confirm that we have received three photographs, two south of Gardyne Street and one east of Kinnell Gardens. I will ensure that these photographs are dated and logged alongside your original response and submission to the Angus Main Issues Report. I trust this is satisfactory, Regards, Kate Kate Cowey, Development Plan Manager, Planning & Place, Communities, Angus Council, County Buildings, Market Street, FORFAR, DD8 3LG Tel: 01307 473259 Email: [email protected]

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Friockheim Masterplan FrameworkGarry Adam Chartered Architects & Emac Planning LLP

Presentation Overview

Stage 1: Site Appraisal and Development Concept Framework (Submitted to Angus Council)

Stage 2: Further Design Analysis and Masterplan Framework(This Presentation)

The Design Approacho Friockheim Streetscape Analysiso Friockheim Townscape Analysis

Masterplan Approacho The Site & Physical Characteristicso Accessibility & Connectivityo Building Blocks & Permeabilityo Building Pattern

Masterplan Proposalo Masterplan Frameworko Indicative Concept Design Principleso Deliverability & Phasing

Next Stepso Consultationo Submission of “Initial Masterplan: Friockheim East”

Friockheim MasterplanInitial Presentation

Friockheim Site Context


Friockheim is one of the larger villages inAngus, and with its central location providesan important role as a service centre. Thevillage is also popular with commuters.

The village benefits from shops, public houses,a community centre, small businesses , acemetry, a recreation ground and primaryschool.

The flax spinning mill attracted a number ofworkers to the village in the 19th century andled to its planned and distinctive pattern ofgrowth.

The village is largely contained to the north ofGardyne Street and to the south of the LunanWater.

Friockheim and Kinnell Parish Church is aprominent landmark building at the entranceto the village from the west, with the streetpattern extending to the east from this apex toprovide the distinctive wedge shape of thevillage, as viewed in this aerial photo.

Friockheim Streetscape Analysis – Street Pattern


o Friockheim is characterised by adistinctive street pattern.

o Streets extend from west to eastcreating a wedged street pattern.

o Historic growth has continued inan easterly direction within thestrong confined street pattern.

o Gardyne Street (to the south) andMillgate (to the north) create thestrong outer boundary to thevillage.

o Secondary streets run in a north-south direction connecting intothe two perimeter roads.

o As development progressesfurther to the east, streets alsointersect in an east-west direction.

o The street pattern provides for ahigh level of permeability throughthe village.

Friockheim Streetscape Analysis – Pedestrian Network


Friockheim Streetscape Analysis – Structure & Growth


Clear block Layout.

o Dark Grey: Historic/vernacular development blocks.

o Historical direction ofgrowth: west to east.

o Light Grey: More recentdevelopment blocks (post1960s).

o Post 1960s growth: west toeast, some northerlyexpansion and somefragmented development tothe southeast and southwest.

Friockheim Streetscape Analysis – Pattern of Development


Historical/Vernacular Growth:o Buildings re-enforce block edges.o Some fragmented/infill development

within traditional block pattern.o Close association of buildings with

street frontage.o Dense pattern of buildings on street

frontage, with relatively spacious reargardens.

Post 1960s Growth:o Buildings front street, but are

generally set further back with frontgardens.

o Buildings generally have more spaceon either side.

o Cul-de-sac development to east.Overview:o Predominantly characterised by

permeable grid pattern layout,however, both vernacular and moremodern growth have resulted inpockets of non permeabledevelopment.

Friockheim Streetscape Analysis – The Site Extending to the East


Friockheim Townscape Analysis - General


o Compact Streets, with development andhouses fronting roads.

o Overall general uniformity in parts ofhistoric townscape.

o Strong edges to streets provides for a clearand legible townscape pattern.

o A comfortable pattern of street enclosureand surveillance is formed by the scale ofdevelopment and street width.

o Properties closely knit, with someinterspersed gaps created throughgardens, garages or access.



o Relief in streetscape created byjuxtaposition of some properties at rightangles to the street.

o Properties closely knit, with someinterspersed gaps created throughgardens, garages or access.

o The interruption of the generallyharmonious street rhythm creates interestalong the various routes within the historicpart of the village.



o The historic village is characterised inplaces by some infill/backlanddevelopment.

o This breaks the continuous frontage overallcharacter in some streets, whilst providinginterest and diversity in the overall streetpattern and townscape.

Friockheim Townscape Analysis –Gardyne Street North


o Gardyne Street creates a strong existingboundary separating the village to thenorth from the countryside to the south.

o The street is characterised by frontagedevelopment along the northernboundary, with a stone wall and openfields to the south.

o The growth of the village has historicallytaken place to the north of the street,extending in an easterly direction.

Friockheim Townscape Analysis –Gardyne Street South


o The open fields to the south form part of theestablished historic and current character of thevillage.

o The only built development to the south of thestreet, is to the west, where there is aretail/commercial core at the entrance to thevillage.

o The land to the south of Gardyne Street issusceptible to flood risk.

o Development to the south of Gardyne Streetwould be segregated from existing land usesestablished to the north.

Friockheim Townscape Analysis –Lunan Water/Millgate


o The lunan water creates a strongexisting natural boundarybetween the village andcountryside to the north.

o The existing built form hasextended along and to the southof this boundary.

o Gaps are provided betweenresidential buildings on thenorthern boundary of the villageallowing access to the route alongthe burn.

o The lunan water is delineated bymature trees along part of itsboundary with the village.

Friockheim Townscape Analysis –Landscape/settlement edge to east


o The site extends from the eastern edge of the village,with the recreation ground located immediately to thesouth. The lunan water contains the site to the northand a tree buffer encloses the site along its easternedge.

Recreation Ground

Friockheim Masterplan Approach – The Site


Friockheim Masterplan Approach – Physical Characteristics


Site Area: 9.29 hectaresAccess: Satisfactory access can be achievedfrom the B965 and from Kirkden Street.Ground Contamination: No knownconstraintFlooding: SEPA Flood Map cautions thatthere may be localised flooding from theLunan Water on the northern boundary ofthe site although this will not effect thedevelopment opportunityTrees/Woodland: No constraintWildlife/Habitat: No known constraint(subject to survey)Archaeology: No known constraint(subject to survey)Drainage: Improvements required to thewastewater treatment plant required.Water Supply: No known constraintOwnership: No constraintRight of Way/Core Path: No Core Pathscross the land although connections can bemade to adjacent Core Paths 120, 119 and116. Connections can also be made intoadjoining adopted roads and footwayswhich form part of the wider Network.

Path/Cycle Network: adjacent to site on adopted roads andfootwaysBus Stop: within 500mTrain Station: approximately 12km (Arbroath)Availability for Development: Within 0-5 years (Phase 1: 50 -100 houses approximately) and 5 to 10 years (Phase 2 – 50 -100houses approximately)

Friockheim Masterplan Approach – Potential Connectivity (Vehicular, Cyclists & Pedestrians)


Friockheim Masterplan Approach – Building Blocks & Permeability (General Structure)


o Proposed blocks reflectexisting scale and generaldevelopment pattern ofvillage.

o Permeable/grid streetpattern repeated.

o Direction of growth reflectshistorical pattern ofdevelopment withincontained northern andsouthern boundaries.

o Easterly direction of growthdefined by existinglandscape tree boundary.

Friockheim Masterplan Approach – Building Blocks & Permeability


o Proposed blocks reflectexisting scale and generaldevelopment pattern ofvillage.

o Permeable/grid streetpattern repeated.

o Direction of growth reflectshistorical pattern ofdevelopment withincontained northern andsouthern boundaries.

o Easterly direction of growthdefined by existinglandscape tree boundary.

Friockheim Masterplan Approach – Building Blocks & Permeability (Detailed Structure)

Friockheim Masterplan Approach – Building Pattern


o Proposed development blockarrangement reflects existing builtform.

o Street pattern replicates historicalgrid/permeable street pattern.

o A predominant street frontagereplicates existing strong blockedges.

o Street pattern allows for variedinterior/traditional backlanddevelopment.

o Proposed interior blocks integrateparking and green space –reflecting existing townscapecharacteristics.

o Permeability reflects existingtownscape characteristics & securesfuture integration/connectivity.

o Direction of growth reflectshistorical pattern of developmentwithin contained northern andsouthern boundaries.

o Easterly direction of growthdefined by existing landscape treeboundary.

Friockheim Masterplan Proposal – Aerial Concept


Friockheim Masterplan Proposal – Aerial Concept


The proposal reflects:o Historical ‘blocks’ of growtho Historical Street Patterno Historical direction of growth.

The proposal offers the opportunityfor:o Integration with the existing

settlement pattern.o Integration with the existing

townscape through high qualitydesign.

o Integration with existing landuses.

o Maximising of existing patternsof connectivity.

o The location of the site avoidssegregation/severance whichresult from development to thesouth of Gardyne Street.

o Phased developmentaccommodating the futuregrowth requirements of thevillage.

o This site facilitates ScottishGovernment’s objectives forsustainable growth.

Friockheim Masterplan Proposal – Indicative Design Concept Details 2


o FrontageDevelopment.

o InternalCourtyards.

o Pedestrianaccess fromexisting roads.

o Living Streets,with maximumsurveillance andshared access.

o Potential forSustainableUrban DrainageSystems (SUDs).

o Potential forlandscape andecologicalenhancement.

Friockheim Masterplan Proposal – Indicative Design Concept Details 2


o FrontageDevelopment.

o Living Streets, withmaximumsurveillance andshared access.

o Potential forSustainable UrbanDrainage Systems(SUDs).

o Potential forlandscape andecologicalenhancement.

Friockheim Masterplan Proposal – Indicative Phasing


Site Area = 9.29 hectaresTotal Units = 179 (60% buildable @ 30 units per hectare (approx.)

Anticipated Mixed Residential Tenure: 20% - 2 bedrooms = 33 units; 35% - 3 bedrooms = 58 units;45% - 4 bedrooms = 75 units.Phasing: 60 units (approximately) per 5 year period from commencement

Friockheim Masterplan Proposal – Questions?


Next Stepso Consultationo Submission of “Initial Masterplan:

Friockheim East”

Friockheim Masterplan Proposal – Next Steps

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