dundee local plan 2005

CONTENTS page

Stages in Production of a Local Plan 1

Introduction 3

Part 1

A Sustainable Development Strategy for Dundee 5

Part 2

Living in Dundee 17

Working in Dundee 49

Shopping in Dundee 69

The Environment of Dundee 95

Accessibility in Dundee 135

Appendices

1 Design of New Housing 153

2 Brownfield Housing Development Proposals 155

3 Greenfield Housing Development Proposals 157

4 Guidelines for New Private Nurseries 167

5 District Centres and Core Frontages 169

6 Natural Heritage Designations 173

7 Supplementary Planning Guidance 175

8 Glossary 177

back to contents page Dundee Local Plan Review 2005 1

38

70

100

125

152

Like

ly ti

mes

cale

to p

repa

re a

full

loca

l pla

n, in

wee

ks

STAGES IN PRODUCTION OF A LOCAL PLAN

PRELIMINARY VIEWS Council publish a notice of intention to prepare a local plan.

Council seek to involve people in the draft plan preparation and activelyseek views from interested parties such as community councils

CONSULTATION ON DRAFT Council consult widely on draft proposals.

Public may comment (four weeks minimum)

Council answer comments and finalise draft plan.

Council put finalised draft plan on deposit.

DEPOSIT OF FINALISED PLAN Public may object (six weeks).

Council consider objections.

PUBLIC LOCAL INQUIRY Local Plan Inquiry looks at objections.

REPORT Reporter sends report to Council.

MODIFICATIONS Council consider report and suggest modifications.

FINAL STAGES Council consult on modifications (six weeks) whichmay mean a further inquiry if people object.

ADOPTION Council adopt Plan.

MONITOR AND REVIEW Council monitor and review the adopted local plan. This will indicatewhen a plan requires to be altered or replaced.

2 Dundee Local Plan Review 2005 back to contents page


INTRODUCTION

The Finalised Dundee Local Plan Review seeks to take forward and build onthe strengths and successes pioneered by the Dundee Local Plan adopted in1998. The Finalised Plan sets out detailed policies and proposals for land useand development in the City for the period to 2011.

The new arrangement of joint working introduced after the reorganisation oflocal government in 1996 has resulted in co-operation with Angus Council toproduce a new Structure Plan for the combined areas. Scottish Ministersapproved the Dundee and Angus Structure Plan in October 2002.

Dundee, as the major City and Regional Centre for this part of North EastScotland, extends an influence even wider than the Structure Plan area. TheCity’s catchment area has a major influence on travel to work and shoppingdecisions, and the housing market area extends well into the boundaries ofFife and Perth and Kinross. This influence is recognised in the ScottishExecutive’s Review of Strategic Planning which proposes that a strategicdevelopment plan be prepared for the Dundee City Region.

Through the Development Strategy outlined in the Structure Plan, the problemsof declining population and stimulating economic growth continue to be tackledhead on and it is incumbent on this Plan to take forward these issues and detailpositive measures to combat them. While underlying trends may reflect anational picture and cannot be countered by land use policies alone in the shortterm, there have been significant achievements that point to the areas in which


planning plays a significant role in improving the everyday lives of the citizensof the City.

It is that area of added value that this Plan seeks to promote, concentrating onthe areas where planning can be most effective. It is the intention of this Planto continue to progress these themes, to stress the positive and to encouragethe future development of the City in an attractive and sustainable manner.

In keeping with present Scottish Executive advice, this new Plan is much shorterand more concise than its predecessor. The previous Plan was an extremelycomprehensive and, as a result, lengthy document. In achieving thisconciseness much more dependence will be placed on SupplementaryGuidance, both that already available and some which will be producedsubsequent to the Plan’s adoption.

The additional benefit of this approach is that particular areas of advice onspecific issues will be able to be kept much more up to date on a regular basiswithout having to go through the lengthy statutory processes necessary forLocal Plan preparation or alteration.

However, there should be no doubt regarding the status of such Guidance. Itwill be subject to public consultation prior to being approved by Dundee CityCouncil, and will be given substantial weight in dealing with planning applicationsas a Material Consideration.

This Plan now also incorporates and updates the main policies and principlesof the Urban Nature Conservation Subject Local Plan 1995 (UNCSLP). Whilethe original UNCSLP was a unique method of taking this subject matter forward,it is felt that it will be best serviced in future by inclusion in a single Local Plan.

HOW TO USE THIS PLAN

Part 1 of this Plan sets the Development Strategy, describing the general issuesand outlining the approach the Plan will take in addressing these. Part 2 looksat specific issues and puts forward detailed policies and proposals that will beapplied in the implementation of the Plan’s Strategy.

Finally, it should be noted that, in keeping the written statement of the Plan asbrief as possible, background material has been compiled and this forms theTechnical Appendices which, while a separate document, also forms part ofthis Plan.

PART 1


1 A SUSTAINABLE DEVELOPMENT STRATEGY FOR DUNDEE

“Through our Partnership, Dundee:

· will be a vibrant and attractive city with an excellent quality of lifewhere people choose to live, learn, work and visit;

· will offer real choice and opportunity in a city that has tackled the rootcauses of social and economic exclusion, creating a community whichis healthy, safe, confident, educated and empowered;

· will have a strong and sustainable city economy that will provide jobsfor the people of Dundee, retain more of the universities’ graduatesand make the city a magnet for new talent.”

The Community Plan for Dundee 2001-2006

1.1 Achievement of the Community Plan’s vision for Dundee demands theadvancement of a sustainable development strategy that:· recognises that action is required to build on economic progress

in the City and improve employment prospects for its citizens;· understands the positive impact that the use and development of

land can have on tackling social exclusion and improving the qualityof life for Dundee’s residents; and

· recognises that the actions of today will shape the environmentenjoyed by citizens of today and tomorrow.

1.2 The Local Plan Review promotes the sustainable development ofDundee, not only in terms of the environment, but also the social andeconomic sustainability of the City.

1.3 In many respects the future for Dundee is positive, as the image andenvironment of the City improves, employment opportunities increaseand the City embraces with enhanced confidence the role of RegionalCentre for the surrounding area. However, it is also recognised that theCity continues to face serious threats from depopulation whilst parts ofDundee remain characterised by high levels of deprivation.

1.4 As well as an overall decline in population, changes in the structure ofthe population challenge sustainability within the City. In particular, theproportion of the population that is economically active is decreasing(see Figure 1). This is coupled with a relative increase in sociallyexcluded groups and those likely to need a high level of service provision.If the City is to retain and attract a higher number of young people andyoung families, it needs to improve its housing quality and choice, betterits schooling achievements and reduce crime levels.

1.5 In implementing a sustainable development strategy, it is important toadopt an approach that focuses on the land use implications of social,economic and environmental considerations. It is striking the correctbalance between these considerations that is the key. An approachthat does not sufficiently recognise the importance of the City’s


environment will be to the long term detriment of Dundee. However,different, but no less adverse consequences would result from a strategythat affords complete priority to the protection of the environment fromdevelopment that may bring economic or social gain. Achieving abalanced approach to sustainable development is therefore a keychallenge.

1.6 This Local Plan Review sets a land use context within whichopportunities to further enhance the City can be grasped and initiativesto tackle depopulation and social exclusion can be positively advanced.The task is to make Dundee a place where people want to stay; a placewhere businesses will want to invest; a place people will be happy tovisit; a place where people will be comfortable and safe.

1.7 As a result of past strategies to address population decline, Dundeealready has many of the key ingredients of a successful City. It has astrong and improving City Centre that is a focus for accessing goodsand services for Dundee and the wider region. There are a range ofwell located, good quality business locations that provide employmentopportunities for residents of Dundee and the surrounding area. TheCity has a number of attractive residential areas that provide good qualityhouses accessible to a range of local services and facilities. It has adiversity of open spaces that offer excellent opportunities for relaxationand recreation, as well as enhancing the appearance of the City andsustaining wildlife.

1.8 However, to be successful cities must be dynamic. They must respondpositively and flexibly to emerging opportunities. They must tackle issuesand threats as they arise and combat undesirable trends.

1.9 The remainder of Part 1 of the Local Plan Review proposes a strategyfor the principal land use issues in the City aimed at bringing long termbenefit to Dundee; a strategy for sustainable development in the City.

Figure 1

Source : GROS 1998 based Population Projections


2 LIVING IN DUNDEE

2.1 Enhancing Dundee’s role as a strong Regional Centre demands theavailability of quality living environments that can attract and retainpeople in the City. In seeking to achieve this it is important to ask whatmakes a good quality residential environment? Is it simply a matter oflocation or is it the form and quality of the houses themselves? Is it thelayout, the landscaping and boundary treatments? Is it its accessibilityand permeability? Is it the quality of facilities nearby including shops,schools and open space?

2.2 The reality is that, in physical terms at least, a good quality residentialenvironment requires the successful combination of all of these factors.Moreover, the successful residential environment is one that engendersa strong sense of community, one that is stable, and one that is aboveall, sustainable. In short, it is an area in which people wish to live andcan prosper.

2.3 Housing is the dominant land use within the City. However, there aremarked variations in the quality of living environments. This Local Planmust meet the challenges of maintaining the quality of the bestresidential neighbourhoods whilst also encouraging improvements inless attractive neighbourhoods.

2.4 New housing development makes an important contribution to the qualityand choice of living opportunities that exist in the City. Therefore a keyelement of the Dundee Local Plan Review is to set out appropriatepolicies and proposals that provide for the development of the righttype of housing in the right place at the right time.

2.5 In this regard, the Local Plan identifies Housing Investment Focus Areasin Central Dundee; Stobswell/Baxter Park; the Caird suburb/north west;and Dundee Western Gateway. Within these areas, additional newhousing will be encouraged, together with investment in social andphysical infrastructure to improve the quality and choice of livingopportunities in the City. To maximise the benefits of investment in theselocations it is necessary to manage the release of land for housing inother parts of Dundee.

2.6 Decline in the population of the City over the last 30 years has createdissues, stresses and substantive problems in the housing stock. Initiallythis stress has been focused in the least attractive parts of the Council’sown housing stock where a housing surplus has resulted in significantlevels of demolition in parts of the City. In turn this has brought significantbenefit to the City in terms of improving the quality and profile of itshousing stock. In the absence of any projected growth in the number ofhouseholds in the City, new development will continue to fuel thishousing surplus across all tenures. To address this surplus, as a lastresort further demolitions of the least popular house types in the leastpopular locations will be necessary. The type, size and quality of newdevelopment needs to reflect more popular sections of the housingmarket in order that continued demolition of the housing stock remains


justified. In particular, there is a need to address the mismatch betweenthe preponderance of flats in Dundee’s housing stock and the increasingproportion of households that aspire to live in a house.

2.7 Residential areas are where the majority of the City’s population live.Their quality is key to the retention of people in Dundee and the attractionof new households to the City. This Local Plan seeks to provide a landuse planning context that preserves or enhances the quality of residentialareas whilst recognising the complementary action is necessary, forexample, through management of stock in the private sector.

2.8 It is the strategy of the Local Plan to:· enhance the range and quality of housing opportunities available

as part of an integrated strategy to tackle population decline;· strike an appropriate balance between the priority given to

brownfield release and the demand for greenfield housing to satisfyvarying household aspirations;

· manage the supply of brownfield housing land to ensure that newdevelopment is targeted to maximise benefit;

· focus additional greenfield housing land release in the DundeeWestern Gateway area, with modest allowance for further releaseelsewhere in Dundee; and

· improve the choice of housing available in Dundee throughencouragement, where appropriate, of the development of housesas opposed to flats.

3 WORKING IN DUNDEE

3.1 A diverse and buoyant local economy generates wealth and jobs withinthe area. Access to a range of jobs is important to people’s quality oflife and overall well being. However, the vitality of economic activity isequally dependent on the integration of all in society into the formaleconomic system. The Plan must focus on removing the barriers toeconomic and social integration. A reduction in poverty in Dundee isdesirable from an equity perspective and is fundamental to the strengthof the economy itself.

3.2 It is a primary concern of the Local Plan Review to foster conditions inwhich industry and commerce can flourish and employmentopportunities in Dundee can increase. The Local Plan has a key roleto play in this by ensuring the availability of land and buildings to meetthe diverse current and future needs of industry and business. It alsorequires to establish appropriate policies for the consideration ofemployment generating developments. Such policies must be relevantand up to date with a degree of flexibility to take advantage ofopportunities, whilst at the same time safeguarding investment andmeeting future demand.

3.3 The edges of economic activity are becoming more and more blurred,with traditional manufacturing industry in a further round of restructuring


and the emergent service industries taking on ever changingincarnations. The pattern of employment has also changed with moresmaller businesses and fewer larger businesses. Cumulatively, thesesmall businesses employ a significant number of people and are anessential component in promoting economic growth.

3.4 Business and industry is now much more mobile and investmentdecisions are often based on the availability of skills, facilities, transportand the quality of the environment. Economic expansion is the universalgoal. Scotland in general and Dundee in particular faces very strongcompetition to be successful in this respect. If Dundee is to succeedthen it has to be able to offer attractive opportunities across a widerange of considerations, land use being only one of these.

3.5 Dundee has a network of industrial and business sites ranging fromprestigious greenfield sites that can be marketed at an internationallevel, through to brownfield sites that can accommodate a number ofmixed uses and are readily accessible to local communities. It is crucialto recognise that the needs of businesses differ and that if Dundee isto respond positively to opportunities that arise, a choice of sites whichcan be developed for employment purposes must be available at alltimes. Therefore the Local Plan must ensure that economicdevelopment opportunities exist in a wide range of sites, locations andmarket positions across the City.

3.6 The service industry is currently the fastest growing employment sector.This is a very diverse and evolving sector whose demands require anappropriately flexible land use planning framework. Dundee is wellplaced to attract service sector employment given the skills of theavailable workforce and the quality of the environment. However, theLocal Plan must complement these advantages by establishing anappropriate policy framework and allocating suitable sites to meet thedemands of this sector.

3.7 Universities and colleges make a significant contribution to the localeconomy, particularly in terms of job creation, research anddevelopment. Harnessing the scientific and technological knowledgegained in our universities and research organisations can createcommercial success. In addition, cluster development can contributeto Scotland’s competitiveness by promoting innovation and improvedbusiness practices.

3.8 Tourism is an important economic activity for the City that generatesemployment opportunities across Dundee and supports a growingnumber of jobs and businesses. Maintaining and enhancing theenvironment is important to the quality of life and the local economy.The long-term objective of establishing Dundee as a significant touristor visitor destination is being progressed with the award winningimprovements to the City Centre.

3.9 These improvements have been complemented by the redevelopmentof the Overgate shopping centre. The increased appeal of the City for


visitors and residents has been further assisted with the addition of theDundee Contemporary Arts Centre, the Science Centre (Sensation)and the City Quay Factory Shopping development. The City Council isalso actively involved in promoting business tourism by enhancingDundee’s role as a major conference centre. This will be furtherimproved by the increase in hotel provision in the City Centre.

3.10 It is the strategy of the Local Plan to:· facilitate employment growth in Dundee by identifying and

promoting a diverse range of economic development sites thatencourage inward investment and assist the establishment andgrowth of indigenous business;

· promote new business development in Dundee Western Gateway;· encourage the redevelopment of existing well located industrial

and business sites for employment generating development;· support and encourage appropriate developments that will

enhance Dundee’s attractiveness as a destination for a wide rangeof tourists and visitors; and

· work with the business community to provide land userequirements for economic development.

4 SHOPPING IN DUNDEE

4.1 Dundee operates as one of the key Regional Centres in the east ofScotland. Its role includes the provision of shopping facilities andservices for a population extending far beyond the City itself to includeAngus together with much of Fife and Perth and Kinross. The main aimis to support and enhance the City’s Regional Centre role by a range ofretailing and related measures.

4.2 Shopping is something which involves most of us on a regular basisand can be undertaken for day to day necessities, for major householdrequirements like furniture and washing machines and for personalpurchases like clothes and other fashion items. It can also involve goodslike books, CDs and electronic games bought purely for leisure andenjoyment. It follows from this that convenient access to a good rangeof shops meeting the full spectrum of shopping needs can make asignificant contribution to our quality of life. Ensuring that the communityas a whole has the benefit of a good range and quality of accessibleshopping can contribute to social inclusion and help promotecommunities as desirable places to live.

4.3 Town centres have particular advantages as shopping destinations. Inaddition to providing an array of retail outlets offering choice andconvenience, they tend to be highly accessible to the community as awhole by public transport and a natural focus for shopping trips. Theyhave the added benefit of providing a variety of other services, leisurefacilities, and employment opportunities which are of benefit to the widercommunity and to visitors. Given these strengths they are sustainableand convenient locations for a range of activities some of which, likeshopping, can be linked with visits to other facilities and attractions.


4.4 In Dundee the term ‘town centre’ covers the City Centre and the fiveDistrict Centres – Albert Street, Broughty Ferry, Hilltown, Lochee andPerth Road. Together these form the traditional nucleus of shoppingprovision in the City. They are supported by a network of smaller localshopping centres, shopping parades and individual shops geared tomeeting more localised needs in the inner city and the outer suburbs.Major out of centre retailing is provided by the Kingsway East and WestRetail Parks and by a number of mainly freestanding foodstores andretail warehouses.

4.5 Over the past 10-15 years, major retail investment in the City has beenheavily focused on out of centre developments like the retail parks andon food superstore developments. In the case of non-food retailing,this has been fuelled by steady long term growth in comparison goodsexpenditure (broadly speaking – non-food). Food shopping expenditure,by contrast, has been relatively static and new developments have beenlargely driven by the efforts of the national supermarket chains toincrease their market share and enhance their sales of non-food items.More recently, major investment in the redevelopment and refurbishmentof the Overgate shopping centre has provided a major boost to theimage and attraction of the City Centre. There is now a need to capitaliseon this situation by progressing measures to further enhanceperceptions of the City Centre and strengthen its shopper and visitorappeal. Dundee’s District Centres, by contrast, have not attractedsignificant new investment in recent years and Albert Street and Hilltownhave been the subject of separate studies to identify measures to tackledecline in their retail provision and in the overall shopping environment.There is a need to attract more investment to the District Centres andto progress the improvement measures identified for Albert Street andHilltown.

4.6 In late 2003 retail consultants were appointed by the City Council toundertake an assessment of future comparison goods (non-food)expenditure within Dundee’s retail catchment and to indicate theimplications for future retail floorspace provision in the City. The studyhighlighted the potential for significant additions to Dundee’s comparisonfloorspace provision. This was against the background of futureincreases in the levels of consumer retail expenditure available tosupport this type of retailing. The Local Plan identifies how the newfloorspace requirements can be accommodated by a combination ofdevelopment opportunities within the City Centre and by sites in othersuitably accessible locations within the City.

4.7 In addition to these developments, the opportunity has been identifiedfor the development of two new food superstores in the north and westof the City as part of a wider rationalisation of major food shoppingprovision.

4.8 It is the strategy of the Local Plan to:· consolidate and enhance Dundee’s regional role by progressing

an integrated package of retailing and related measures with


particular emphasis on the City Centre and District Centres;· consolidate the existing retail parks at Kingsway East and West

in their predominant roles as a focus for household goods retailingand also support the committed proposals for the expansion andredevelopment of Kingsway West retail park and for the new edgeof centre retail park at Dock Street;

· meet projected comparison goods retail floorspace requirementsthrough a combination of options available within the City Centreand through development opportunities in accessible locationsadjacent to existing shopping destinations within the City.

· improve the quality and distribution of major food shopping bysupporting major new foodstore provision in the north and west ofthe City;

· enhance the accessibility of out of centre retailing by measures toassist visits by travel modes other than the car and seeking torelocate poorly located retail warehouse units; and

· ensure convenient access to local shopping by providingappropriate support for existing shops and encouraging newprovision in areas of need.

5 THE ENVIRONMENT OF DUNDEE

5.1 Dundee has a varied built, historic and natural environment, with adiversity of features of local, regional, national and internationalimportance. The quality of the environment is a major factor contributingto people’s well being and quality of life. Visitors, tourists, local peopleand investors judge cities on the “sense of place” created by theenvironment. It is essential that the Local Plan promotes, conservesand enhances the townscape, heritage and environmental qualities ofthe area.

5.2 A key task for this Local Plan is to reconcile the pressures of developmentwith environmental stewardship. New buildings and changes in landuse will be essential to sustain the local economy to promote the on-going regeneration of the City and to address population change.However, to achieve this at the expense of the environmental quality ofthe City would be irresponsible. The maintenance and enhancementof Dundee’s high quality environment is fundamental to the long termprosperity of the City.

5.3 Dundee’s urban character displays a wide variety of building types,styles and historic features linked by a mosaic of open space. The areahas a number of designated Conservation Areas and various buildingsor features that are listed because of their historic and architecturalinterest. Dundee also has a rich archaeological heritage, includingScheduled Monuments and archaeological sites of national importance.

5.4 The siting, scale, design, layout and use of materials in new and existingdevelopments has a strong bearing on the quality and vitality of thebuilt and historic environment. All developments will be expected to


enhance the townscape or street scene. Development proposals willrequire to mitigate loss or damage to mature trees and should includenew planting where appropriate. Urban renewal and regenerationprojects present significant opportunities in which to revitalise andimprove the quality of the environment, not least in the City Centre, theCentral Waterfront and along Major Routes. The Council’s Urban DesignGuide will be a key point of reference for developers in shaping theirdesign proposals for both large and small scale projects.

5.5 Open spaces are also an important part of our public realm, and add tothe City’s character and local distinctiveness. They are essential to thehealth and well being of the people of Dundee by providing extensiveopportunities for sport, recreation and play, and offering citizens anescape from the demands of modern life. The environmental benefitsof open space are also extensive. For these reasons, the way that weplan, manage and maintain our open space influences the way thatcommunities and visitors perceive the City and how they connect andinteract with its urban form.

5.6 The amount of open space for outdoor sports, recreation and play inDundee far exceeds the long-established National Playing FieldsAssociation Six Acre Standard. In response to Planning Advice Note65: Planning and Open Space (2003), the Council wishes to move awayfrom nationally applied standards for outdoor sport and play towardshigher aspirational standards that generate quality open spaces whichmeet current and future needs.

5.7 As a matter of priority, the Council will audit and rigorously assess openspace in Dundee as a basis for establishing future provision levels andpreparing Supplementary Guidance. The assessment will have regardto a range of factors including the function of each space, it’s qualityand fitness for purpose, it’s sporting, recreational, amenity andenvironmental value as well as local demographics. The assessmentwill help identify parts of the city that have a deficiency in the supplyand/or quality of open space, and conversely, areas that have any over-concentration of a particular type of space. Opportunities to improvethe supply and quality of the existing network will be identified inSupplementary Guidance to encourage appropriate action viadevelopment proposals and in partnership with other organisations.

5.8 In the period leading up to the preparation of Supplementary Guidance,developers will still be required to provide open space in accordancewith the National Playing Fields Association Six Acre Standard. Likewise,in support of the Council’s long-term, strategic approach to the provision,use and management of open space, there will be a presumption infavour of proposals that enhance the existing open space network anda general presumption against the loss of open space, particularly theredevelopment of playing fields and sports pitches. Any significantchange to this policy approach arising from the Council’s audit andassessment or changes to national policy guidance will require analteration to the Local Plan.


5.9 In order to safeguard the natural environment from inappropriatedevelopment, proposals that adversely affect the conservation interestof designated natural heritage sites will only be permitted where thereis an overriding need and according to their international, national,regional or local status.

5.10 In terms of wildlife sites of local significance, the Council commissionedecological surveys that provide baseline information to enabledetermination of the appropriate future conservation status of sites inDundee in the Local Plan. In this respect, the formal review of the UrbanNature Conservation Subject Local Plan 1995 is being rolled forwardas part of the Dundee Local Plan Review. This will promote greaterconsistency and ensure integration with wider issues such asbiodiversity, flood alleviation and open space planning and management.

5.11 Whilst the Council affords priority to the reuse of previously developedsites, it is recognised that not all derelict and/or vacant sites lendthemselves at this time to redevelopment. Urban woodland and othertypes of open space with low intensity maintenance such as wildflowermeadows, green access corridors and complementary recreationalfacilities are identified as possible permanent and temporary treatmentsfor such sites.

5.12 The Council continues to support the principles of renewable energy,although there are relatively few opportunities for such developmentswithin the City at the present time. Once harvested, temporary urbanwoodland has the potential to contribute to renewable energydevelopment in the form of biomass, albeit on a relatively small scaleinitially. The Council will monitor and respond to technologicaladvancements in the renewable energy sector where they areappropriate to Dundee, such as wind or tidal power associated with theEstuary.

5.13 The National Waste Strategy and the Tay Area Waste Plan provide afocus for waste management activity in the City. The Council will supportdevelopment proposals that promote waste minimisation, reduction andrecycling. The development of waste management facilities will becontrolled and directed through the Local Plan to safeguard keyenvironmental assets and the quality of life of residents.

5.14 In support of the Development Strategies of the Dundee and AngusStructure Plan and this Local Plan, there will be a general presumptionagainst development in the open countryside outwith allocated sites,so that any expansion of the urban area can be carefully managed andcontrolled.

5.15 It is the strategy of the Local Plan to:· ensure that new and existing developments achieve high standards

of design whilst supporting the sustainable use and managementof natural resources;

· protect and enhance the natural setting of Dundee and itsenvironment by ensuring that new development respects


landscape character, promotes biodiversity and facilitates publicenjoyment and understanding of the outdoors;

· enhance environmental quality within the Housing InvestmentFocus Areas, District centres, Principal Economic DevelopmentAreas and General Economic Development Areas in particular;

· conserve the built and historic environment by protecting andenhancing listed buildings, buildings of townscape importance andother elements of the City’s built heritage;

· achieve a network of open space for formal and informal recreationneeds, coupled with indoor sporting and recreational facilities thatmeet the needs of residents, tourists and visitors alike;

· encourage urban woodland and open spaces with low costmaintenance regimes as attractive and sustainable treatmentsfor brownfield sites which are unsuitable for development in thePlan period;

· provide a framework for renewable energy development and wastemanagement; and

· restrain new developments in the open countryside outwithallocated sites.

6 ACCESSIBILITY IN DUNDEE

6.1 A successful City is one where movement between services and facilitiesby a range of transport modes is possible, thereby ensuring thataccessibility is maximised and none in society are excluded. Thetransportation network is a key element in maintaining Dundee’s positionas an important economic and social centre, not only for its residentpopulation, but also the wider community that Dundee supports. Toserve this diverse base it is necessary to put in place policies andproposals which both maintain Dundee’s current level of service andimprove transport provision for future generations.

6.2 The location of development is a key factor influencing the need fortravel. All developments will generate travel needs. The challenge is tolocate development with efficiency and sustainable practices in mind.This includes measures such as careful design to permit accessibilityby a range of transport modes and providing housing in locations thatrelate well to employment and service options, together with mixed usedevelopments and small scale local facilities.

6.3 Whilst Dundee has an efficient road network, there remains a need topromote public transport, walking and cycling as options to the privatecar. Significant delays on the road network are uncommon and far belowthe scale expected of the other cities in Scotland, but complacencycould easily erode that enviable position as the City has a low level ofcar ownership and congestion hotspots can be identified. The long termaim is to redress the balance between modes and reduce the dominanceof the private car when planning for transportation provision to benefitthe whole of the City’s population.


6.4 As well as promoting alternatives, exercising an appropriate degree ofregulation over car use must be considered. Whilst the private car hasprovided a greater freedom for many in Dundee, it has brought a costin terms of localised congestion, safety, noise and air pollution concerns.It is not the ownership of cars that requires to be controlled but principallytheir use in particular locations and at certain times of day. Dundeeservices a wide community with many living outwith the City boundariesand the car remains an essential element in meeting their transportneeds. Positive but balanced provision is accordingly required.

6.5 In association with the Structure Plan and the Local Transport Strategy,it is the strategy of the Local Plan to:· encourage development in the right location so to reduce the need

for travel;· address accessibility issues by promoting alternative choice in

the range of transport modes available for any particular journey;and

· control car use in a manner that is balanced with other modes.· encourage an improvement in air quality through the promotion

of appropriate transport choice and promotion of sustainabletransport modes. Consider Air Quality impacts when undertakingconstruction or management of the transport network.

PART 2

LIVING IN DUNDEE

SECTION POLICY/PROPOSAL page

7 Vibrant and Sustainable Communities Policy 1 : Vibrant and Sustainable 17Communities

8 Housing Land Release Policy 2 : Housing Land Release 199 Housing Proposals Policy 3A : Housing Proposals 2110 Housing Investment Focus Areas Policy 3 : Housing Investment Focus Areas 2411 Design of New Housing Policy 4 : Design of New Housing 2712 Open Space Provision as Part of New Policy 5 : Open Space Provision as Part of 29

Housing Developments New Housing DevelopmentsPolicy 6 : Open Space Provision within the 29

Inner CityPolicy 6A : Open Space Improvements 29

within BlacknessPolicy 7 : New Village Recreation Park 30

within the Western Gateway13 Local Facilities Provision in Major New Policy 8 : Local Facilities Provision in 31

Housing Developments Major New Housing Developments

14 Student Housing Policy 9 : Student Housing 3315 Non-Mainstream Residential Uses Policy 10 : Non-Mainstream Residential 34

Uses16 Houses in Multiple Occupation Policy 11 : Houses in Multiple Occupation 3617 Sub-Division of Houses Policy 12 : Sub-Division of Houses 3718 Roofspace and Basement Development Policy 13 : Roofspace and Basement 38

Development19 Alterations and Extensions to Houses Policy 14 : Alterations and Extensions to 39

Houses20 Development in Garden Ground Policy 15 : Development in Garden Ground 4021 Central Waterfront Policy 16 : Central Waterfront 4221A City Quay Policy 16A : City Quay 4322 Cultural Quarter Policy 17 : Cultural Quarter 4423 Major Leisure Uses Policy 18 : Major Leisure Uses 4524 Private Day Nurseries Policy 19 : Private Day Nurseries 4625 Funding of On and Off Site Policy 20 : Funding of On and Off Site 48

Infrastructure Provision Infrastructure Provision


77777 VIBRANT AND SUSTAINABLE COMMUNITIES

7.1 A high quality and popular residential area is the sum of much morethan simply houses in a neighbourhood. Of equal importance is theavailability of a range of facilities nearby including shops, open spaces,good schools, leisure facilities, public transport and other socialinfrastructure. Other commercial uses are important too, providing localemployment and services to the surrounding area.

7.2 Residential areas in Dundee display great diversity. This is necessaryto satisfy the different aspirations and available choices of individualhouseholds. It is also important in giving the City a vibrant urban fabricand each neighbourhood a varying character, much of which is theresult of the varied mix of uses that exists.

7.3 This mix of uses and the availability of a range of services and facilitieslocally helps to create strong, stable and sustainable communities. It isalso an important means of providing opportunities to reduce the needfor people to travel to meet their everyday needs and therefore makesan important contribution to the promotion of sustainable development.

7.4 Whilst within existing residential areas housing will remain the largestland use, this Local Plan supports a broad diversity of uses in theselocations and in principle will seek to encourage additional non-residential uses as appropriate and beneficial to the achievement ofsustainable communities.

7.5 In new residential developments there is a need to encourage proposalsthat include an appropriate range of facilities to serve the needs of thecommunities that will emerge. New housing development can also bea catalyst for the introduction of facilities into existing neighbourhoodswhere there is currently a lack of provision. Whilst this can becontentious, with the requirement for provision being known early inthe planning process and sensitive design, the long term benefits ofsuch provision can be achieved.

7.6 The creation of large areas in the City where housing is the sole use isto be avoided. However, we need to ensure that the amenity of existingand proposed residential areas is not adversely affected by inappropriatedevelopment. What constitutes inappropriate development will varydepending on the existing nature and character of the area. For example,the standard of residential amenity that might be expected in the CityCentre will differ from that in the inner city which in turn will differ fromthat in a suburban residential estate.

POLICY 1: VIBRANT AND SUSTAINABLE COMMUNITIES

The City Council will promote vibrant communities, encouraging thedevelopment of an appropriate range of services and facilities close to andwithin housing areas. New development should be in accordance with otherpolicies in the Plan and seek to minimise any affect on the environmentalquality enjoyed by local residents by virtue of design, layout, parking andtraffic movement issues, noise or smell.


8 HOUSING LAND RELEASE

8.1 The Dundee and Angus Structure Plan sets the strategic context forthe release of housing land and offers broad guidance on the scaleand location of development. It is the purpose of this Local Plan Reviewto interpret this strategic guidance and allocate specific sites for housingdevelopment. In addition the Local Plan is required to set an appropriatepolicy framework for the consideration of housing developmentproposals on sites not allocated for this use. The Dundee and AngusStructure Plan, once again, sets a strategic context for this.

8.2 The improvement of the housing stock in the City is important. Betterhousing conditions will improve the quality of life of the City’s residents.The availability of quality living opportunities is an important means bywhich more people can be encouraged to live in Dundee, and is thereforea key element of the approach to tackling population out migration.Investment in new housing is also important in area regenerationinitiatives in the City.

8.3 Against the background of population decline and no projected growthin the number of households demand for housing is limited. It is thestrategy of the Local Plan to focus investment in new housing towardslocations where maximum benefit for the City can be achieved. Inaccordance with national and strategic guidance, the Local Plan affordspriority to the reuse of brownfield sites. In particular, under the directionof the Structure Plan attention is focused on investment to create popularmixed tenure communities in Central Dundee, the Stobswell/Baxter Parkarea and the Caird suburb in the north west of the City. In order toimprove the range and choice of housing opportunity that exists in theCity, the Dundee and Angus Structure Plan also advocates modestgreenfield land release. Dundee Western Gateway is a focus for thisinvestment, linked to the bringing forward of land for economicdevelopment purposes. Complementary to the strategy is the releaseof greenfield land in other parts of the City. However, in order to supportthe regeneration of brownfield sites in the City and developmentproposals in Dundee Western Gateway, greenfield release elsewhererequires to be controlled.

Effective Supply at Dundee & Angus StructureJune 2001 Plan Allowance to 2011

Dundee City* 2,520 2495**Dundee Western Gateway - 750

* Excluding Dundee Western Gateway

** Greenfield additions limited to a maximum of 390

8.4 The approval of proposals to develop housing on sites not allocated inthe Local Plan has the potential to deflect investment away fromallocated sites. Whilst it is acknowledged that windfall sites will makean additional contribution to the brownfield supply, there is a need tomanage the release of such land to ensure that housing investment istargeted towards areas to achieve maximum benefit.


8.5 Development by Registered Social Landlords should not divert grantassistance away from land allocated for housing development or windfallsites within the Housing Investment Focus Areas identified in the LocalPlan. Development outwith these priorities should be justified withinthe context of the Strategic Agreement between Communities Scotlandand Dundee City Council that sets a framework for public investment inhousing. During the Local Plan period, the Council will prepare a LocalHousing Strategy that will provide further direction on priorities forinvestment in housing in the City.

8.6 Where planning permission for residential development is grantedoutwith the Housing Investment Focus Areas a condition may beimposed requiring that development commence within two years. Sucha condition is appropriate to ensure that the supply of housing land ismanaged and that demand is focused on areas that will benefit most,in strategic terms, from new development.

8.7 In order to ensure that an appropriate effective supply of housing landin the City is maintained, the Council undertakes an annual audit ofhousing land in consultation with Communities Scotland and Homesfor Scotland. Should this demonstrate any shortfall in the effectiveland supply it is important that further land release fully accords withthe strategy of the Dundee and Angus Structure Plan and preference isgiven to the reuse of previously developed land. Proposals to developgreenfield land for housing purposes on sites not allocated in the LocalPlan will only be supported where allocated sites are agreed not to beeffective. Such land release should be of a scale and in locationsconsistent with strategic guidance contained in the Structure Plan.

POLICY 2: HOUSING LAND RELEASE

Proposals for housing land release additional to the Finalised Local Planallocations will be acceptable where:a housing development is in accordance with all other policies in the Local

Plan; andb it will make a positive contribution to quality and choice of housing

available in the local area; andc it satisfies all of the housing standards contained in Appendix 1 of the

Local Plan or those in any site planning brief approved by the City Council;and

d it will improve tenure mix in areas where there is limited choice andcontribute to wider community regeneration objectives.

Outwith the Housing Investment Focus Areas identified in the Local Plan, acondition may be imposed requiring that development commences withintwo years.

Proposals for additional greenfield land release will only be supported whereallocated greenfield sites are agreed not to be effective and where the scaleand location of development is in accordance with the strategy of theStructure Plan.


9 HOUSING PROPOSALS

9.1 The Local Plan allocates land for housing development, the scale andlocation of which accords with the Dundee and Angus Structure Plan.

9.2 The allocation of brownfield sites for housing development in the LocalPlan creates opportunities for improving the quality and choice of thehousing available in many parts of the City. In the early part of the Planperiod investment, particularly by the public sector, will be concentratedin the identified Housing Investment Focus Areas. It is also importantthat investment by the private sector is encouraged to secure theregeneration and improvement of communities throughout Dundee andthe Local Plan allocates a range of sites of different sizes in diverselocations as a means of achieving this. A list of brownfield housingproposals is contained in Appendix 2.

9.3 Greenfield housing land allocations in the Local Plan are focused onsites in Dundee Western Gateway where the opportunity exists to createa high quality, village type residential environment. This accords withstrategic guidance contained in the Dundee and Angus Structure Plan.The Council will give priority to the development of sites within thisarea to ensure that these are brought forward in the early part of thePlan period.

9.4 In support of development in Dundee Western Gateway the StructurePlan does not permit major greenfield proposals elsewhere in the LocalPlan area that would seriously prejudice its implementation. Therefore,whilst the Local Plan proposes greenfield development in the northand east of the City in order to provide choice, the scale of allocationsis strictly limited and is considered to be subsidiary to the developmentof the Western Gateway. The Council will therefore require to besatisfied that progress is being made on the implementation of theWestern Gateway before consenting to additional greenfielddevelopment elsewhere. More detail on greenfield housing proposalsis contained in Appendix 3.

9.5 The Council fully expects the allocations in the Local Plan to fulfil thehousing land allowances in the Dundee and Angus Structure Plan of750 houses in Dundee Western Gateway and 2,495 houses in theremaining Dundee City area, of which greenfield release is limited to390 houses. Furthermore, there is an expectation that over the Planperiod, brownfield sites will continue to emerge, for example formerschool sites created through advancement of the Council’s PublicPrivate Partnership proposals for education; further demolition of surplushousing in the City; and through the advancement of more detailedstrategies for the Stobswell and Central Waterfront areas of the City.However, in light of the need to manage the supply of land for housingin the City, it is important that proposals for windfall sites are consideredwithin the context set by the Dundee and Angus Structure Plan and thepolicies of this Local Plan.

9.6 Sites proposed for brownfield and greenfield housing development are


indicated on the Proposals Map and listed in Appendices 2 and 3respectively. There is a need to secure high quality in new housingdevelopment. In allocating land for development, the Local Plan offersguidance on layout and design in Appendix 1 that will be augmented,as appropriate.

9.7 The Local Plan sets out further details of the village housing proposalsto the west and east of the City in Appendix 3. In addition, maximumsite capacities are stated in respect of all greenfield allocations to ensurethat the limits on land release contained in the Structure Plan are notexceeded.

9.8 In respect of brownfield development proposals, site capacities are notspecified in the Local Plan as the achievement of good design is moreimportant than fitting a particular number of dwellings into a site.However, the Council will prepare supplementary guidance on the issueof housing land. One of the purposes of this guidance will be to indicateall sites that contribute to meeting the housing land allowances in theDundee and Angus Structure Plan, together with an assessment oftheir effectiveness. It is intended that this supplementary guidancetogether with the Housing Land Audit will be regularly reviewed to ensurethat a minimum five year effective housing land supply is maintained atall times.

9.9 Appropriately detailed further guidance on the development of allocatedsites will be provided in site planning briefs that the Council intends toprepare in consultation with local communities and other interestedparties. In all instances, unless an exception is made in a site planningbrief, housing development will be expected to comply with the standardsfor the Design of New Housing contained in Appendix 1.

POLICY 3A HOUSING PROPOSALS

Sites identified in Appendix 2 and 3 are reserved for housing and should notbe developed for other uses. The Council will ensure the maintenance of afive year effective land supply at all times, to be monitored through theannual Housing Land Audit Process.


10 HOUSING INVESTMENT FOCUS AREAS

10.1 The Dundee and Angus Structure Plan identifies the necessity for aresidential response to Dundee’s population decline, involvingintervention strategies at community level. The constraints,opportunities and needs of different parts of the City vary and the strategyof the Local Plan for development in each requires to reflect this. It isrecognised that the scale of issues to be addressed in Dundee meansthat all neighbourhoods cannot be targeted at the same time. There isa need therefore, to target investment in new housing towards specificareas where strong opportunities exist to consolidate existingcommunities, mitigate further deterioration, and begin to lay the basisfor addressing the wider problems in the City. The Structure Planadvocates that resources are focused to create popular, mixed tenurecommunities in locations that will increase choice for house purchasersin the City. This approach reflects the Strategic Agreement betweenCommunities Scotland and Dundee City Council that promotes co-ordinated investment to achieve jointly identified priorities. During theLocal Plan period the Strategic Agreement will be replaced by theCouncil’s first Local Housing Strategy, identifying housing prioritiesacross all tenures and sectors of the market.

10.2 Central Dundee: “putting the heart back into the City” was the vision ofthe former City of Dundee District Council and a key influence of theland use approach taken in the Dundee Local Plan 1998. As part of theimplementation of this vision, significant levels of new housing havebeen developed in and around the City Centre.

10.3 Increasing opportunities to live in the City Centre adds to the vitality ofthe area; increases security; and makes positive use of the upper floorsof buildings. Increasing opportunities to live, work and play in a singlelocation also reduces the need to travel. A vibrant, mixed use City Centrehelps to create a positive impression of the City in the minds of residentsand visitors alike, reinforcing the Regional role of Dundee.


10.4 For the purpose of encouraging investment in housing in support of therole of the City Centre, it is appropriate that sites close to the centralarea are considered, the development of which will add to the qualityand vitality of the City Centre. The current development of housing atCity Quay successfully illustrates this point. Amongst other initiatives,this Local Plan seeks to extend residential development opportunitiesin appropriate parts of Blackness. Associated with the increasing amountof housing in Blackness is the need to secure complementary communityfacilities, including appropriate open space provision.

10.5 However, encouragement of residential use has to be balanced withthe full range of other uses that are desirable and appropriate withinthe City Centre. In particular, it requires to be acknowledged that thereis potential for conflict between City Centre uses such as pubs,restaurants and nightclubs and residential accommodation. Where suchpotential exists, it may not be appropriate to support the introduction ofresidential use.

10.6 Stobswell/Baxter Park: the vision for this area is to build on theestablished character and attributes of this traditional Victorianneighbourhood, adjacent to the City Centre, that will be suited to thedemands of the 21st Century. It will be an area that can sustain theneeds of its present community and can attract new residents andinvestors into Stobswell and prosper.

10.7 The character of this area is mainly formed by the predominance ofpre- 1919 tenement flats. In order to provide greater housing choice forexisting residents, to attract newcomers and to address theenvironmental quality and image of the area, the strategy will includeproposals for remodelling, integrating and selective demolition of theexisting built forms. This strategy will have a direct effect on theresidential and commercial amenities of the area such as better parkingprovision and domestic bin facilities as well as consideration ofmanagement initiatives such as factoring. There is a need to considerhow the traditional tenement can be better interpreted to satisfy modernliving requirements. A study to consider this issue has beencommissioned by the Dundee Partnership. The Scottish Executive’sHousing Improvement Task Force is currently examining housing issuesand may also make recommendations that might assist in advancinginitiatives in this area.

10.8 New housing development in this area will complement investment inthe Albert Street District Centre, road improvements and trafficmanagement, the restoration of Baxter Park and the rebuilding ofMorgan Academy.

10.9 Caird Suburb/North West: this represents the area north of the Kingswayand west of Forfar Road and includes Ardler, St. Mary’s, Kirkton,Downfield and Mill o’ Mains. The aim is to create a suburb withcomparable attributes to other popular places in Dundee’s housingmarket area in order to compete in people’s housing choices. To helpattract people to Dundee and persuade people to remain in the City, an


alternative to the relatively expensive West End and Broughty Ferrysuburbs is needed. This suburb will have the qualities found in stableareas of the City.

10.10 This area already contains established popular owner occupied locationsand recent developments in and on the edge have sold and continue tosell well. In addition, Ardler is benefiting from New Housing Partnershipfunding to completely redevelop and transform it, and this includesmainstream private housing as well as low cost home ownership andsocial rented housing. Much of the other housing in the post war Councilestates is either sold through right to buy or is relatively popular, withproblematic areas remaining small.

10.11 Dundee Western Gateway: the west of Dundee presents a majoropportunity to create a high quality, village type residential environmentat the upper end of the housing market. Within this area the Dundeeand Angus Structure Plan promotes an integrated development ofhousing, employment and associated community facilities. Much of thisdevelopment will take place on greenfield land. However, over the LocalPlan period there will be the opportunity to redevelop land and reusecertain existing buildings within the Liff Hospital estate.

10.12 The form of housing development proposed seeks, over time, toestablish a small number of discrete but linked communities withsupporting facilities that are accessible by a range of means of transport.This form of development will allow the separate identity of the existingvillages in the Dundee Western Gateway area to be maintained, byavoiding coalescence.

10.13 Development in this area will be set within a strong landscapeframework. Further tree planting will be encouraged in the early phasesof development to help integrate the new housing into the landscape.

10.14 A range of supporting community facilities will require to be providedincluding open space, improved primary school provision, socialinfrastructure as well as opportunities for shops and other appropriateservice uses. Other elements of physical infrastructure will also requireto be improved, including access from the Swallow Roundabout, localroads and the drainage network. Contributions from housing developerswill be sought towards these critical elements.

POLICY 3: HOUSING INVESTMENT FOCUS AREAS

The City Council will encourage investment in housing and related socialand physical infrastructure in the Housing Investment Focus Areas identifiedon the Proposals Map, working in partnership with Communities Scotlandand the private sector. More detailed development frameworks, masterplansand action plans for each of the focus areas will be brought forward asappropriate by the Council and will form supplementary guidance to thisLocal Plan.


11 DESIGN OF NEW HOUSING

11.1 Promoting good quality new housing development is a key objective ofthis Local Plan.

11.2 Improving the poorest housing conditions in the City is a crucial meansof tackling social exclusion. Improving housing opportunities can alsoplay a significant role in encouraging more people to live in the City,thus stemming population decline. The availability of quality housingacross all tenures is critical to ensuring that all Dundee’s citizens enjoya high quality of life.

11.3 Against a background of no projected household growth, new housingdevelopment will lead to the least popular stock in the least popularlocations becoming surplus. This situation is only sustainable if thequality of new housing provided significantly exceeds that which willbecome surplus. New housing must better reflect the aspirations oftoday’s households and be of a quality that will last.

11.4 With a surplus housing situation, “town cramming” is neither necessarynor desirable. More time is now spent in the residential environmentand people’s expectations of their homes are constantly growing. Peopleincreasingly work from home; people entertain more from home; gardensare used for a wider range of activities including leisure, clothes drying,gardening and secure and convenient children’s play; and parking andgaraging are increasingly required.

11.5 New housing should offer flexibility in use and be capable of adaptingto the changing needs of households over time. Generous standardsin new housing provision both internally and externally are thereforeessential.

11.6 Dundee currently has a high proportion of small flats. As householdsincreasingly aspire to live in a house, there is a mismatch betweensupply and demand. New housing development must improve the rangeand choice of housing available in the City. The Dundee and AngusStructure Plan requires this Local Plan to establish an appropriate policyframework that encourages the development of houses rather thanflats.

11.7 It is appropriate that the City Council sets general standards that itexpects new development to achieve. These quantitative standardsare set out in Appendix 1 of this Plan. Uniformity of provision is to beavoided. Particular sites may lend themselves to particular types ofdevelopment and new developments must satisfy different sectors ofthe housing market. It is recognised that in certain very small scaledevelopment proposals, compliance with Appendix 1 is not practical.In such instances, some flexibility will exist where the proposal is ofexceptional quality.

11.8 As well as satisfying the needs and aspirations of prospective occupiers,new housing should make a positive contribution to the urbanenvironment. Compliance with the quantitative standards alone is nota guarantee of quality in new housing development. The Dundee UrbanDesign Guide complements the Local Plan’s quantitative standards.


This sets out the Council’s urban design principles as a frameworkwithin which a qualitative assessment of development proposals canbe made. Other policies in this Local Plan including Policy 12 Sub-division of Houses, Policy 15 Development in Garden Ground and Policy55 Urban Design give further guidance in respect of new housingdevelopment.

11.9 In addition to matters of design and layout, incorporating measuresthat promote safety and security will further assist in ensuring goodstandards in new housing development. In this regard, Dundee CityCouncil is keen to encourage housing developments to accord with the“Secured by Design” scheme promoted by the Police force. Furthermore,in seeking to promote road safety within developments, new residentialstreets should be designed to promote low vehicle speeds of 20 m.p.h.or less.

11.10 Energy efficiency is a further consideration in good design. Whilst theinfluence of land use planning does not extend to matters such asinsulation, better siting and orientation, these can bring significant benefitto the energy efficiency of new homes.

11.11 The layout and design of new housing can also complement efforts toencourage sustainable waste management practices. Factors toconsider include the use of Sustainable Drainage Systems, the provisionof adequate bin storage areas to assist recycling, including composting,and minimising waste in the construction and operation of thedevelopment.


POLICY 4: DESIGN OF NEW HOUSING

The design and layout of all new housing in Dundee should be of a highquality. As a basis for achieving this, new development will be required toconform to the Design Standards contained in Appendix 1 of this Local Planunless:a the City Council, through either site allocation in the Local Plan or site

planning briefs, considers it appropriate to vary the standards to reflectthe constraints or opportunities offered by the development of aparticular site; or

b the proposal is within an established low density residential area, in whichcase the density of the new development should reflect this and moregenerous external space standards will be required.

New housing development should also have regard to the principles of theCity Council’s Urban Design Guide.

In addition, new housing development should meet “Secured by Design”standards. New residential streets should be designed to promote low vehiclespeeds of 20 m.p.h. or less. New housing should have regard to opportunitiesto maximise energy efficiency and promote sustainable waste management.

Where conversion of a listed building or other building worthy of retention isproposed, there may be limited flexibility in applying parking and gardenground requirements where compliance is impractical. The development offlats through conversions of buildings of merit may also be acceptable whereconversion to flats is the only appropriate action.


12 OPEN SPACE PROVISION AS PART OF NEW HOUSINGDEVELOPMENTS

12.1 As well as protecting existing open spaces, the Plan must secureappropriate provision as part of new housing consents to ensure asuitable range and distribution of open space that meets the needs ofhouseholds. The Council will update the existing open space auditand undertake a detailed assessment of open space supply and futureneeds to fully establish appropriate provision requirements and prioritiesover the plan period. This will inform the preparation of SupplementaryGuidance which will help regulate future levels of open space in Dundee.

12.2 Supplementary Guidance will identify deficiencies in the quality or supplyof open space which the Council will seek to address through planningconsents and joint working with its main partners. For example, theprovision of new open spaces with a range of functions will considerablyimprove the amenity of former non-residential areas in the inner city,such as Blackness, as they continue to become redeveloped forhousing.

12.3 Essentially, the Supplementary Guidance will indicate the circumstancesin which open space provision will be required, whether this should beon or off site, the likely levels of developer contributions for off siteprovision and the extent of any commuted payments for open spacemaintenance. Any developer contributions will be regulated whereverpossible through planning conditions rather than Section 75 Agreements.Although the Supplementary Guidance will not have the same statusas the Local Plan, it will constitute a material consideration in determiningplanning applications and will offer clarity, certainty and transparencyto prospective housing developers.

12.4 New spaces should be designed according to their intended use orfunction. They should also be conducive to slowing down rainwaterrun off and improving local biodiversity by incorporating SustainableDrainage techniques and soft landscaping such as native tree planting,urban woodland or wildflower meadows. Detailed design advice willbe contained in Supplementary Guidance. In addition, developers mustsecure appropriate maintenance of all new open spaces in accordancewith Policy 67 to ensure the long term success and continuing value ofprovision in years to come.

12.5 Whether on or off site, new or improved spaces must be suitably linkedinto an overall network which allows people to explore the City on foot,by bike, or by a combination of sustainable travel modes. Ultimately,the open space network will enhance the natural setting of Dundeeand its environment, whilst allowing increased public enjoyment of theoutdoors.


POLICY 5: OPEN SPACE PROVISION AS PART OF NEW HOUSINGDEVELOPMENTS

As a matter of priority, the Council will update and evaluate the existingopen space audit for Dundee to enable a rigorous and rounded analysis ofestablished supply and future needs in the city. A strategy statement in theform of Supplementary Guidance will establish clear policies for the futureprovision and management of open space along with priorities to addressany identified deficiencies in supply, distribution and/or quality. This willalso establish the level of any developer contributions required to provideopen space as part of new developments.

New spaces must be carefully designed and should support local biodiversity,accommodate sustainable drainage systems where appropriate, and promoteenvironmental education. Future maintenance of open space in new housingdevelopments will be secured in accordance with Policy 67 of the Local Plan.

In addition, major housing proposals will be required to ensure that newopen space is well integrated with the existing open space network byincorporating green access corridors which link up with existing path networksand open spaces, to allow ease of movement for pedestrians, wheelchairusers and cyclists.

12.6 There is a particular need to improve the supply, quality and accessibilityof open space provision in the inner city. The Council will seek toalleviate open space deficiencies through planning consents for newhousing or housing conversions. Open space improvements will beprioritised in Blackness in the first instance, as part of the ongoingregeneration in this former non-residential area. An area shown on theProposals Map has been allocated for off site open space provision.Several other opportunities will be identified in Blackness withinSupplementary Guidance.

POLICY 6 : OPEN SPACE PROVISION WITHIN THE INNER CITY

Housing developments will be required to improve the supply, quality andaccessibility of open spaces in the inner city to overcome existing deficienciesand aspire to minimum standards contained in Supplementary Guidance.The Council may seek on-site provision or developer contributions towardsthe creation or improvement of off-site provision, depending upon the sizeof the development and the types of deficiencies identified in SupplementaryGuidance.

POLICY 6A : OPEN SPACE IMPROVEMENTS WITHIN BLACKNESS

The Council will examine opportunities to overcome particular deficienciesin the supply of open space within the former non-residential area ofBlackness. Developer contributions will be secured to allow the creation ofoff-site open space in this area in accordance with Supplementary Guidanceto be prepared.


12.7 The Council will also promote the creation of a new Village Park withinthe Western Gateway to meet the recreational needs of the communityand fulfil the requirements of the Western Gateway Concept Plan. AsPart 1 of this Plan more fully explains, the Council will undertake acomprehensive audit and assessment of open space in Dundee, andprepare Supplementary Guidance to provide further detail to developerson this issue. The Council will fully consult on draft SupplementaryGuidance. Should developers wish to implement the Park in advanceof Supplementary Guidance being approved, the Council will requireconformity with the National Playing Fields Association 6 Acre Standard.

POLICY 7: NEW VILLAGE RECREATION PARK WITHIN THE WESTERNGATEWAY

The Council will require the creation of a new Village Recreation Park withinthe Western Gateway and conditions will be applied to appropriate planningconsents to ensure implementation of the new Park and its on goingmaintenance.


13 LOCAL FACILITIES PROVISION IN MAJOR NEW HOUSINGDEVELOPMENTS

13.1 If new communities are to be more sustainable and avoid unnecessarydependence on more distant facilities for routine service needs, then itis important that they have convenient access to local services andother community facilities. Integrating provision for small scale localshopping and facilities like cafes, pubs and takeaways is thereforeimportant in large new housing developments. Experience has shownthat if such facilities are not provided in the initial development phase,there can be problems in securing their provision at a later stage. Theprior provision of these facilities can ensure that potential housebuyersare aware of their existence and location before committing to purchase.

POLICY 8: LOCAL FACILITIES PROVISION IN MAJOR NEW HOUSINGDEVELOPMENTS

Proposals for major new housing developments will be required to incorporateprior provision for local shopping facilities and, where appropriate, othercommunity facilities. Sites will be easily and safely accessible by a range oftravel modes and linked to footpath and cycle networks. Where appropriate,they should also be linked to public transport routes. Planning agreementswill be sought with developers to ensure the prior provision of local facilities.


14 STUDENT HOUSING

14.1 The availability of high quality student accommodation is an importantelement in maintaining the strong reputation of the City’s higher andfurther education institutions. Good quality accommodation can alsobe important in attracting tourists and conference business to Dundeeoutwith academic terms.

14.2 In the light of changing student preferences and the increasingrequirements of Houses in Multiple Occupation licensing legislation,both Dundee University and the University of Abertay, Dundee arecurrently considering their student accommodation requirements. Aspart of this, existing provision on sites remote from the campus areasare to be disposed of and replacement provision on or close to campusareas is to be developed.

14.3 It is recognised that proposals for student accommodation will not satisfythe Council’s standards for mainstream housing development. Carownership levels are much lower for students and the generally centrallocation of provision is highly accessible by a range of transport modes.Parking requirements would be less than those required for other kindsof housing, with the actual amount depending on the outcome of aparking and accessibility assessment undertaken by the developer.Whilst pleasant, useable amenity space provision remains important,the specification of a minimum quantity is not appropriate. In terms ofbuilding form, student flats are acceptable, notwithstanding the Council’sgeneral preference for houses. Nevertheless, the quality of designremains critical, particularly in sensitive locations and proposals shouldhave regard to principles in the Council’s Urban Design Guide.

14.4 In order to justify flexibility in application of the Council’s housing designstandards, controls on occupancy will be necessary. In addition, theCity’s Universities keep under review the demand for studentaccommodation and it is important that supply is managed to guardagainst a surplus emerging.

14.5 The Local Plan identifies sites considered appropriate for thedevelopment of student accommodation in and close to the campusareas of the two Universities. In some instances other uses on thesesites may also be acceptable. Proposals to develop student housingon other sites within reasonable walking distance of the Universitiesmay also be supported where this use is in accordance with other LocalPlan policies. Site planning briefs will be prepared by the Council forsites as appropriate.


POLICY 9 – STUDENT HOUSING

Sites identified on the Proposals Map are considered appropriate for thedevelopment of student housing. In addition, student housing proposals onsites within fifteen minutes walking distance of the Universities will besupported where this is in accordance with other Local Plan policies. ASection 75 Agreement will be required to restrict occupancy to studentsunless a higher education institution was a partner in the proposeddevelopment, in which case planning conditions would be appropriate. Giventhe prominent location of many sites close to the City’s Universities, it isimportant that development proposals are of a very high quality design.Adequate car parking should be provided based on a parking and accessibilityassessment that takes account of factors identified in the Addendum toNational Planning Policy Guideline 17 - Transport and Planning MaximumParking Standards, including the need to avoid overspill parking onsurrounding streets. Secure bike storage facilities should be included in allproposals.


15 NON-MAINSTREAM RESIDENTIAL USES

15.1 Non-mainstream residential uses are important in providing the full rangeof living choices in the City and are critical in meeting the housing needsof particular groups in society. For the purpose of the Local Plan suchuses include sheltered housing, residential and nursing homes, andhousing for people with special needs.

15.2 Non-mainstream housing can have specific requirements. As well asperhaps the need for proximity to a range of services and facilities,such developments may require housing of a specific form. Becauseof these particular requirements, the City Council recognises that it isoften neither possible nor appropriate that non-mainstream housingdevelopments satisfy the Local Plan’s housing design standards inrespect of the mix between flats and houses, number of bedrooms andparking provision. Notwithstanding this, it remains important thatappropriate levels of parking and amenity space are provided.

15.3 With an ageing population, demand for particular types of non-mainstream housing in the City may increase. Care in the Communitymay also necessitate other types of special needs housing. Whilst theCouncil is keen to support this, to maintain balance in any communitythere should not be an excessive concentration of non-mainstreamhousing in a particular area.

POLICY 10: NON-MAINSTREAM RESIDENTIAL USES

Proposals for the development of non-mainstream residential uses will besupported where:a a good quality residential environment will be created for residents and

the proposal does not impact adversely on the amenity of neighbours byvirtue of design, overshadowing, overlooking and parking; and

b the site is well located to give access to a range of local services andfacilities and is accessible by public transport; and

c it will not lead to an excessive concentration of non-mainstreamresidential uses to the detriment of the character of the particular area;and

d appropriate car parking provision is made relative to the needs ofoccupants, visitors and any support staff. In determining appropriateprovision the availability of public transport and proximity of local servicesand facilities will be considered; and

e appropriate amenity space is provided in a sheltered, private locationthat is sunny for most of the day; and

f the design reflects the scale, massing and materials of adjacent buildings.


16 HOUSES IN MULTIPLE OCCUPATION

16.1 Houses in Multiple Occupation (HMOs) meet a need for student andsingle person accommodation and as such are an important part of theCity’s housing stock.

16.2 Houses in multiple occupation in the City require to be licensed by theCity Council. To be classed as a licensable HMO the accommodationmust be the only or principal residence of a specified number of peoplewho are not members of the same family or of one or other of twofamilies. The specified number in the licensing scheme started, on 1October 2000, at six or more and will reduce annually until it reachesthe minimum level of 3 or more.

16.3 This licensing of HMOs is not to be confused with the land use issuesassociated with the use of properties for this purpose. Multipleoccupancy intensifies pressure on amenity, particularly mutual areasand parking, and can increase the prospect of disturbance and nuisance.Notwithstanding these issues it would be unreasonable to exclude HMOsfrom the City where there is a variety of housing convenient for highereducation establishments and where some properties are too large formodern family occupation.

16.4 In land use planning terms, the concern is where there is a materialchange to the use of the property. Planning permission is required forthe use of a house by six or more unrelated people, including ahousehold where care is provided for the residents. In determining theuse of a flat as a HMO however, it is a matter of fact and degree whetherthe nature of the use is materially different from that of a family flat. Inmost instances, occupation by four or five unrelated people livingtogether is likely to be materially different from family use on account ofthe independent lifestyles of individual occupants.

16.5 Previous policy approaches have sought to restrict the granting ofplanning permission for a new HMO within a specific distance of anexisting HMO. However, this approach lacks the flexibility to takeaccount of the range of residential environments that exist in the Cityand is open to challenge. In essence, non-compliance with a distancerestriction alone would not be a reasonable ground for the refusal ofplanning permission if it could be satisfied that the proposal would notsignificantly affect residential amenity.

16.6 The Council intends to produce Supplementary Planning Guidance onthe matter of HMOs. This Guidance will clarify the Council’sresponsibilities as both planning and licensing authority and give furtherdetail as appropriate to the factors that will be considered in thedetermination of planning applications for HMOs.


POLICY 11: HOUSES IN MULTIPLE OCCUPATION

Proposals for multiple occupation of a dwelling that require planningpermission will only be supported where:a it does not involve the change of use of a tenement flat or other form of

flat with a common stair or a shared entrance, unless within the CityCentre; and

b it will not be detrimental to traffic or pedestrian safety on account ofincreased parking pressures; and

c it will not have a detrimental impact on residential amenity. In thisregard each proposal must provide adequate refuse storage space, gardenground and car parking. Where dedicated car parking cannot be providedthe proposal must not exacerbate existing parking problems in the localarea; and

d it will not result in an excessive concentration of such uses to thedetriment of the character of the local area.


17 SUB-DIVISION OF HOUSES

17.1 It is important that the City can offer a wide range of housingopportunities. Larger, traditional dwellings make an importantcontribution to the choice of housing available. However, in some ofthe more mature suburbs of the City where these larger properties exist,strong demand has led to pressure for their subdivision. As well as theloss of larger properties from the housing stock, the subdivision of ahouse can impact adversely on the character of the surrounding areadue, for example, to increased demand for parking and more intensiveuse of garden areas. To avoid over sub-division of properties it isappropriate that certain of the requirements of Appendix 1 Design ofNew Housing are increased.

POLICY 12: SUB-DIVISION OF HOUSES

The sub-division of houses will only be permitted if all of the following criteriaare met:a each unit has a minimum of 5 habitable rooms, 2 parking spaces within

the curtilage and useable garden ground of 120 square metres or 50square metres if within the inner city; and

b the proposal does not involve an extension, through either conversion ofnon-residential accommodation or new build, of more than 30% of theexisting floorspace; and

c all units should have a pleasant aspect and surrounding residentialenvironment with main living areas being located to the front of thehouse

The above criteria may be applied flexibly where this is necessary to preservethe architectural integrity of a listed building.


18 ROOFSPACE AND BASEMENT DEVELOPMENT

18.1 The City’s older tenement streets generally suffer problems of parkingand a lack of amenity space. Increasing the number of flats in an areaby developing in the roofspace or basement of a property can bringfurther pressure. It is therefore appropriate that this form of developmentis controlled.

POLICY 13: ROOFSPACE AND BASEMENT DEVELOPMENT

The development of new and separate dwellings in the roofspaces orbasements of buildings will not be permitted unless:a some use has previously been made of the space as living accommodation;

orb comprehensive conversion of a building is proposed with supporting

facilities, for example, off street parking and improved amenity space.


19 ALTERATIONS AND EXTENSIONS TO HOUSES

19.1 There is a history of houses being extended to meet the changingdemands and aspirations of householders. Such developmentsinclude dormers, porches, conservatories and single storey additions.Whilst extensions are a sign of a stable community in which peoplewish to remain, their impact on the property, neighbouring propertyand the surrounding area requires careful consideration. Alterationsand extensions to households will also be expected to comply withsupplementary guidelines that the City Council intends to producerelating to daylight and overshadowing.

POLICY 14: ALTERATIONS AND EXTENSIONS TO HOUSES

Proposals to alter or extend existing dwellinghouses will be only bepermitted where:a there is no adverse impact on the appearance of prominent elevations

of the house; andb there is no significant loss of sunlight, daylight or privacy to the

occupants of neighbouring properties; andc more than 50% of the original useable garden area will be retained;

andd the design and materials respect the character of the existing building.


20 DEVELOPMENT IN GARDEN GROUND

20.1 Throughout the City there are a number of areas characterised by villasset in large garden grounds with mature planting. Pressure to developnew houses in garden grounds threatens the character of these areas.To protect the architectural appearance and landscape features of lowdensity parts of the City, a range of criteria have been established thatdevelopment proposals in garden ground should satisfy. It should benoted that in light of previous developments of this nature, the scopefor acceptable new development in garden ground is limited. Policy 4Design of New Housing and associated Appendix 1 provide furtherguidance on new housing development standards that residentialdevelopments must comply with.

POLICY 15: DEVELOPMENT IN GARDEN GROUND

Developments in garden ground will be required to satisfy the followingcriteria. Planning applications must contain sufficient detail to enable theirconsideration under each point:a the proposal is of high quality design and uses materials appropriate to

its surroundings; andb the total footprint of new buildings does not exceed one and a half times

the footprint of the original main house unless there has already beendevelopment within the garden ground exceeding this limit and wherefurther development would not detrimentally affect the appearance andcharacter as now exists; and

c notwithstanding the above, the final proportion of ground covered bybuildings, hard-standings, garages etc. must not amount to more than40% of the original house and garden (*) with at least 60% cultivatablegarden ground; and

d prevailing densities in the area are respected; ande no new building is proposed in front of the main elevation of the original

house; extensions exceeding 20% of the volume of the original buildingwill only be acceptable if designed in such a way as to appear independentand linked discreetly to the original house; and

f prominent frontages and elevations of architectural character on theoriginal house will remain largely intact; and

g the proposal conforms to the Council’s non-statutory guidance onBreaches in Boundary Walls; and

h a full tree survey is submitted along with the planning application toenable a comprehensive landscape assessment to be undertaken.Ultimately, the need to retain existing trees and landscape features mayoverride the above criteria; and

i where development is permitted, new tree planting and landscaping willbe required which should reflect, and where appropriate enhance, thecharacter and stature of that already existing.

(*) The “original house and garden” is defined as the house, its service area and garden asexisted in 1947, information as regards which will require to be submitted with the planningapplication.


21 CENTRAL WATERFRONT

21.1 The shortcomings of Dundee’s Central Waterfront Area have for sometime been a source of concern. Particular attention has focused on thefailure to capitalise more fully on the City’s enviable riverfront settingand on the separation of the City Centre from the river. The DundeePartnership appointed consultants to devise options for reintegratingThe Central Waterfront with the City Centre within a 30 year time frame.Following extensive consultations on a range of options the Partnershipagreed on a final Masterplan for the area. This sets out an integratedpackage of measures to address the negative impact associated withthe existing roads and ramps in the in the Central Waterfront area whileretaining appropriate provision for vehicular access and through traffic.The main elements of the package are as follows:· extending the City Centre down to the Waterfront;· creating a new street pattern;· improving provision for walking, cycling and buses;· reducing the effect of cars and parking;· removing some of the Tay Road Bridge ramps;· creating a pair of east/west tree lined boulevards;· providing sites for a variety of mixed use developments;· forming a new civic space and re-opened dock; and· providing a new rail station and arrival square.

21.2 Implementing the Masterplan depends on guiding and controlling futuredevelopment within the Central Waterfront area, providing key elementsof infrastructure and ensuring that suitable funding mechanisms areavailable to deliver the overall project. The Local Plan has an importantrole in providing a statutory framework for the site to ensure that futureproposals for development within the area are consistent with theprovisions of the Masterplan.

21.3 Forth Properties have commissioned consultants to reappraise theexisting masterplan for City Quay. In progressing future developmentopportunities an important consideration will be an assessment of themarket for a range of uses of land and buildings within the site. Recenthousing development has demonstrated the popularity of this locationand further opportunities are considered to exist. Other potential usesthat will be considered appropriate include business uses, recreation,leisure, heritage and tourism.

21.4 Around Victoria Dock there is a considerable and unique collection oflisted buildings. An important consideration in the masterplan will bethe advancement of appropriate proposals in respect of these listedbuildings.

21.5 Given the proximity of City Quay to the Central Waterfront area it isimportant that development proposals, particularly at the west of thesite, respect the Central Waterfront masterplan that has been approvedby the City Council.


POLICY 16: CENTRAL WATERFRONT

The City Council will support, in principle, development proposals whichcomply with the Dundee Central Waterfront Development Masterplan 2001-2031. Proposals conflicting with the Masterplan will not be in conformitywith the Local Plan.


21A CITY QUAY

21A.1 Forth Properties have commissioned consultants to reappraise theexisting masterplan for City Quay. In progressing future developmentopportunities an important consideration will be an assessment of themarket for a range of uses of land and buildings within the site. Recenthousing development has demonstrated the popularity of this locationand further opportunities are considered to exist. Other potential usesthat will be considered appropriate include business uses, recreation,leisure, heritage and tourism.

21A.2 Around Victoria Dock there is a considerable and unique collection oflisted buildings. An important consideration in the masterplan will bethe advancement of appropriate proposals in respect of these listedbuildings.

21A.3 Given the proximity of City Quay to the Central Waterfront area it isimportant that development proposals, particularly at the west of thesite, respect the Central Waterfront masterplan that has been approvedby the City Council.

POLICY 16A : CITY QUAY

The City Council will support, in principle, further residential developmentat City Quay together with other business recreation, leisure, heritage andtourism uses. An important consideration will be securing the appropriatereuse of listed buildings on the site. Development proposals shouldcomplement the Central Waterfront masterplan.


22 CULTURAL QUARTER

22.1 Over a number of years the south western sector of the City Centrehas developed a growing role as a focus for cultural and related leisureactivities. South Tay Street, West Port and the Nethergate form thenucleus of an area which also encompasses Dundee ContemporaryArts (DCA), Dundee Rep, the Sensation science centre and a numberof speciality shops, restaurants, cafes and bars. This mix of uses andthe close proximity of the Universities have combined to create anincreasingly popular and lively environment. The Conservation Areastatus of most of the Cultural Quarter and its many listed buildingsattest to the quality of the area’s built environment. There is scope tobuild on the popularity and qualities of this area to further develop itsCultural Quarter role. In addition to the benefits for the population ofthe City this offers scope to boost its tourist and visitor attraction andbring significant spin-off for the local economy. This requires a longerterm vision for this area and a clear appreciation of the mix of usesneeded to generate the vibrancy, interest and enjoyment vital to thisconcept.

22.2 A strategy is now in place to develop the Cultural Quarter over the nextten years and to achieve these aims. The Proposals Map provides abroad outline of the area considered to constitute the Cultural Quarter.However, it is recognised that proposals outwith this area could, whereappropriate, contribute to the success of the Cultural Quarter.

POLICY 17: CULTURAL QUARTER

Within the Cultural Quarter uses and developments which will assist thefurther development of its role as a focus for cultural and related leisure andbusiness activities will be encouraged. Proposals which would extend andimprove the area’s representation of small scale independent and specialityretailers will also be encouraged. Proposals for the area will be viewed interms of their contribution to the mix and diversity of uses and to theirpotential to enhance its visitor attraction.

Where appropriate, proposals outwith the area but capable of meeting theserequirements may also be supported.


23 MAJOR LEISURE USES

23.1 Major leisure developments like multiplex cinemas, bowling alleys,entertainment complexes and theatres can draw significant numbersof people. There are major advantages in ensuring that these uses arein locations accessible to the community as a whole and not heavilydependent on access by car. The City Centre and the District Centreshave significant accessibility advantages and can themselves benefitfrom the diversity and visitor attraction potential of these uses. Proposalsfor leisure uses capable of strengthening the appeal and attraction ofthe City Centre and District Centres will be considered against thefollowing policy:

POLICY 18: MAJOR LEISURE USES

The City Centre and District Centres will be the locations of first choice formajor new leisure uses capable of contributing to their vitality and viability.Other than within the existing leisure parks at The Stack, Douglasfield andCamperdown, new freestanding out of centre proposals involving these useswill only be accepted where it can be established that:a no suitable site is available , in the first instance, within and thereafter

on the edge of the City Centre or District Centres or within the existingleisure parks; and

b the site is readily accessible by modes of transport other than the car;and

c the proposal is consistent with other Local Plan policies.

Development proposals generating significant traffic must be supported byTransport Assessments and Travel Plans where necessary. Travel Plans willbe implemented through appropriate planning conditions and/or otheragreements.

Where appropriate, developments will require to include provision formeasures to encourage convenient access by bus, bicycle and on foot. Theincorporation of these measures into existing developments will also beencouraged and pursued.


24 PRIVATE DAY NURSERIES

24.1 Private day nurseries are important facilities, providing childcare andcontributing towards meeting the early education needs of youngchildren.

24.2 Promoting a good distribution of facilities is beneficial in terms ofconvenience to parents and guardians of children attending nurseriesas well as contributing to the Council’s transportation objectives. In thisregard, a policy approach that supports nursery proposals close tohomes and workplaces together with other accessible locations isappropriate. In order to secure the objective of a good distribution offacilities there is a need to adopt a policy approach that limitsconcentrations of nursery provision in locations.

24.3 As well as locational factors, planning policy can positively influencethe quality and safety of the facilities provided, for example by requiringhigh quality outdoor play space provision and adequate levels of carparking and dropping off space. This Local Plan promotes a balancedapproach that facilitates the development of nurseries in a range oflocations convenient to home and work place whilst achieving highquality provision without detriment to the amenity of neighbouringoccupiers or other policy objectives. Guidelines covering therequirements of nursery developments in different parts of the City arecontained in Appendix 4 of this Local Plan.

POLICY 19: PRIVATE DAY NURSERIES

In support of the development of well located nurseries offering good qualityfacilities in a pleasant surrounding environment, planning permission willonly be granted where proposals are in accordance with the guidelinescontained in Appendix 4 of the Local Plan. In general proposals that providefor more than 50 full time places (or equivalent) will not be supported, norwill sites on major or heavily trafficked roads be considered suitable. Nurserypremises should be situated wholly or predominantly on the ground floor andshould have ground floor access, including ramped access suitable forwheelchairs and pushchairs. Tenement buildings/flatted accommodation arenot considered suitable. Adequate sound insulation to the satisfaction of theDirector of Environment and Consumer Protection should be provided.


25 FUNDING OF ON AND OFF SITE INFRASTRUCTURE PROVISION

25.1 Infrastructure provision, for example roads, schools, open space, streetlighting and drainage, is a necessary part of most developmentproposals. However, responsibility for the costs of infrastructureprovision is a matter that can often lead to debate.

25.2 As part of the development process it is normal for the developer tomeet the capital costs for infrastructure such as roads, footways andstreet lighting within the site area of the development. In some instances,the impact upon the infrastructure extends beyond the boundaries ofthe development site. These impacts include the provision of smallerscale but no less significant elements such as off site street lightingand dropped kerbs. Meeting the demand for improved infrastructurecan put additional burdens on the resources of the Council and otherservice providers and raise expectations that cannot always be met.

25.3 In these instances, where it can be recognised that the need forinfrastructure improvement or provision in a surrounding area is as aresult of the development of a site within the area, it would not beunreasonable to expect the development to make a contribution to theseimprovements.

25.4 Planning agreements have a role to play in securing funds for meetinginfrastructure costs. Planning agreements entered into by the LocalPlanning Authority under Section 75 of the Town and Country Planning(Scotland) Act 1997 are used to facilitate development by enablingissues to be dealt with that would otherwise have meant that planningpermission could not have been granted. They can be used to secure“planning gain” also. There is common acknowledgement that suchagreements should be given context through the Development Plan,be clearly justified to deliver planning and transport objectives, andthat the system should be transparent.

25.5 The Scottish Executive in Circular 12/1996 has identified a number ofcriteria that planning agreements should meet:a planning purpose: the agreement should serve a planning purpose

related to the use and development of land;b relationship to the proposed development: the agreement should

relate to the consequences of the proposed development;c scale and kind: requirements of the agreement should be

appropriate to the consequences of the proposed developmentand not include requirements the need for which does not whollyor substantially arise from the proposed development; and

d reasonableness: is the agreement reasonable in thecircumstances.

25.6 Implementation Policy 1 of the Dundee and Angus Structure Planrequires that Local Plans identify where the use of planning agreementsmay be appropriate to secure developer contributions towards theprovision of infrastructure, community facilities and services.


25.7 It is recognised that the need for investment in infrastructureimprovements principally arises from new residential development.Where possible, the need for developer contributions has beenidentified through site allocation. Where appropriate Site PlanningBriefs will also identify elements of infrastructure investmentnecessitated by site development.

POLICY 20: FUNDING OF ON AND OFF SITE INFRASTRUCTUREPROVISION

Within the context of Circular 12/1996 the City Council, where necessaryand appropriate, will seek to secure developer contributions towards thecost of infrastructure provision both on and off site.

WORKING IN DUNDEE


26 Economic Development Land Supply Policy 21 : Economic Development Land 49 Supply

27 High Amenity Economic Development Policy 22 : High Amenity Economic 50Areas Development Areas

28 Dundee Western Gateway Business Proposal 2 : Dundee Western Gateway 51 Development Site Business Development Site

29 Digital Media Park Policy 23 : Digital Media Park 5230 Principal Economic Development Areas Policy 24 : Principal Economic Development 54

Areas31 Claverhouse Business Park Proposal 3 : Claverhouse Business Park 5532 Dunsinane Revitalisation Policy 25 : Dunsinane Revitalisation 5733 Linlathen Economic Development Site Proposal 4 : Linlathen Economic Development 58

Site34 General Economic Development Areas Policy 26 : General Economic Development 60

AreasPolicy 26A : The Gas Holder Site, Dock Street 61

35 Ancillary Services within Economic Policy 27 : Ancillary Services within 62Development Areas Economic Development Areas

36 Higher Education Development Policy 28 : Higher Education Development 6337 Major Institution Masterplans Policy 29 : Major Institution Masterplans 6438 Visitor Accommodation Policy 30 : Visitor Accommodation 6539 Compulsory Purchase Powers Policy 31 : Compulsory Purchase Powers 6640 Open Space Provision as Part of Major Policy 32 : Open Space Provision as Part of 67

Economic Developments Major Economic DevelopmentsPolicy 33 : New Village Recreation Park in 67

the Western Gateway


26 ECONOMIC DEVELOPMENT LAND SUPPLY

26.1 Economic Development Areas are capable of providing employmentopportunities and benefits to the local economy. The availability ofeconomic development opportunities is an important means by whichmore people can be encouraged to work and live in Dundee. Theretention and creation of jobs, remains a priority for the City. Investmentin economic development is also important in area regenerationinitiatives. It is the strategy of the Local Plan to focus investment towardslocations where maximum benefit for the City can be achieved.

26.2 A range of sites should be available at any given time to ensure thatDundee remains a competitive location and to encourage businessinvestment within the City area. This reflects guidance in both ScottishPlanning Policy 2, Economic Development and the Dundee and AngusStructure Plan.

26.3 The Structure Plan identifies both the overall amount of land requiredfor this purpose during the Plan period and key locations that representthe optimum choice, both in terms of accessibility and distribution, toprovide the range required.

26.4 The Local Plan identifies the following different categories of economicdevelopment areas:High Amenity Sites;Principal Economic Development Areas; andGeneral Economic Development Areas

26.5 The different categories of site reflect both the types of appropriateeconomic development and its location in relation to environmental andamenity considerations.

26.6 These land allocations will be regularly reviewed to ensure that thedesignations remain marketable. Reviews will assist in the transfer ofland to suitable alternative uses and will take account of business andindustrial opportunities as they arise.

POLICY 21: ECONOMIC DEVELOPMENT LAND SUPPLY

In accordance with the Dundee and Angus Structure Plan, the Council willmaintain a supply of at least 110 hectares serviceable, effective andmarketable land for economic development. The supply is to be safeguardedfor uses within Classes 4 “Business”, 5 “General Industry” and 6 “Storageand Distribution”.

(All references to Use Classes relate to the Town and Country Planning (Use Classes) (Scotland) Order1997)


27 HIGH AMENITY ECONOMIC DEVELOPMENT AREAS

27.1 High Amenity Sites provide a prestigious location in high qualitylandscaped settings, generally located adjacent to main routes. It isimportant that these locations are safeguarded from alternative formsof development, as they provide the potential for inward investmentand the growth of indigenous industry. These locations are particularlysuitable for Class 4 (Business) Use.

27.2 Dundee Technology Park, the Ninewells Medi-Park, the HawkhillTechnopole and the Railyards Digital Media Park are regarded as highamenity business locations. The Technology Park provides a distinctiveenvironment ideal for specialist business, the Ninewells Medi-Parkensures that there is a well located opportunity for expansion in thefield of medical and biological research, while the Technopole providessmaller scale accommodation close to Dundee University. These areasare safeguarded for Business uses. In addition, the existing extensionto Dundee Technology Park at Balgarthno will continue to be allocatedfor high amenity business development.

POLICY 22: HIGH AMENITY ECONOMIC DEVELOPMENT AREAS

The Council will encourage the establishment and retention of uses withinClass 4 (Business) within the high amenity sites as identified on the ProposalsMap. Exceptions where defined in Policy 27 (Ancillary Services withinEconomic Areas), will only be considered favourably where it can bedemonstrated that the development will enhance the attractiveness of thearea for business investment.



28 DUNDEE WESTERN GATEWAY BUSINESS DEVELOPMENT SITE

28.1 The Structure Plan requires the Local Plan to allocate a large, highamenity strategic site within the Dundee Western Gateway area becauseof its ideal location both in terms of accessibility to the central belt ofScotland and the existing, internationally recognised ‘cluster’ of hightechnology and biotechnology operations represented by the Universityof Dundee, Ninewells Teaching Hospital and the Scottish Crop ResearchInstitute. This site is capable of meeting the criteria identified in ScottishPlanning Policy 2, Economic Development, in relation to supportingthe development of the knowledge-based economy and its promotionwill be pursued in association with Scottish Enterprise Tayside. Thissite is the only one identified for this purpose in the Dundee and AngusStructure Plan area and one of very few in the north east of Scotlandas a whole.

28.2 This prestigious location is equally suitable for marketing for smallerscale developments particularly those wishing to take advantage of the‘cluster’ opportunities afforded by existing developments.

28.3 Advance planting will be required to ensure that development will beset within a strong landscape framework well integrated into thelandscape. The prominent location of this site at an important gatewayto the City demands that development is designed to minimise impacton the environment. Development must give due consideration toopportunities to enhance the natural environment.

28.4 The incorporation of business development within the wider proposalsat the Western Gateway creates opportunities to live, work and relaxwithout the need for significant travel. In support of new development,additional travel needs require to be accommodated. As such, it isimportant that different transport modes can access the area to ensurethat efficiency and sustainable practices are maintained.

PROPOSAL 2: DUNDEE WESTERN GATEWAY BUSINESS DEVELOPMENTSITE

A site of approximately 50 hectares is identified on the Proposals Map for ahigh amenity Class 4 business development. Class 5 development may beconsidered in exceptional circumstances. This site will incorporateapproximately 30 hectares for a single user ‘Strategic Site’ development aswell as approximately 20 hectares for business development with particularpriority given to those seeking cluster locations. The identification of thissite provides an opportunity for high quality business development, set withina strong landscape framework well integrated into the existing landscape.Advance planting will be required at the earliest stage of development.



29 DIGITAL MEDIA PARK

29.1 A masterplan has been prepared for the former Railyards site proposinga mixed use development, the principal element of which is a digitalmedia park. The masterplan identifies the need for an element of openspace to be included and that other uses including student andmainstream housing are also appropriate.

29.2 The proximity of this site to Dundee University, the City Centre and thetransportation network make this an excellent opportunity for futuredevelopment of a sector in which Dundee already has recognisedstrengths.

29.3 The site has a major impact on those approaching the City by rail.Therefore, it is considered important that any development on this siteshould make a significant contribution to the improvement of theenvironment. In addition, part of the area is currently designated as acommunity wildlife site and a site of interest for nature conservation.As such, development proposals must give due consideration to thenatural environment. Provision will also be made for a cycle routethrough the site linking with the Green Circular.

POLICY 23: DIGITAL MEDIA PARK

The Council will support the principle of development of a digital media parkwith an appropriate mixture of student and mainstream housing and openspace on the former railyards site as identified on the Proposals Map. Alldevelopment proposals for this site must have full regard to opportunitiesfor maintaining and improving the quality of the built and naturalenvironment. Reference should be made to Policy 70 (Semi-NaturalGreenspaces of Local Nature Conservation Importance) in this Local Plan.


30 PRINCIPAL ECONOMIC DEVELOPMENT AREAS

30.1 The City benefits from a number of well located and long establishedeconomic development areas that remain well suited for their purposeand capable of providing future opportunities either through theirregeneration or modest expansion.

30.2 These sites range from the ‘Kingsway Corridor’ in the west through theForfar Road sites in the north to the West Pitkerro, Claypotts andLinlathen sites to the east of the City.

30.3 Between them they offer a range of economic development optionsand make a substantial contribution to economic activity in the City.

30.4 The Structure Plan recognises the importance of these sites andsafeguards and promotes them for future employment use purposesunder Classes 4, 5 and 6 Use Classes Order 1997. Scottish PlanningPolicy 2, Economic Development, and the Structure Plan underline theimportant contribution of brownfield sites in economic development andpositively support the regeneration of such locations. In addition, somesmall scale greenfield expansion of an existing proven and popularlocation is appropriate to maintain a range of choice.

30.5 These sites, with appropriate regeneration measures in some instances,can provide relatively high quality environments in locations that areproven to be highly suitable to both the transport network and theirworkforce accessibility.


POLICY 24: PRINCIPAL ECONOMIC DEVELOPMENT AREAS

Principal Economic Development Areas are of City-wide significance and assuch will be safeguarded for industrial and business use. Uses outwith Classes4 “Business”, 5 “General Industry” and 6 “Storage and Distribution” willbe resisted. Exceptions where defined in Policy 27 (Ancillary Services withinEconomic Development Areas), will only be considered favourably where itcan be demonstrated that the development will enhance the attractivenessof the area for further industrial and business investment.



31 CLAVERHOUSE BUSINESS PARK

31.1 The existing Claverhouse Industrial Park has proved to be a popularlocation for economic development. The original site west of ForfarRoad is now largely developed and an extension on the east side ofthe road was identified in the Dundee Local Plan. Development of thissite has now commenced.

31.2 In recognition of the past success and popularity of this location it isproposed to identify a limited amount of additional land at Claverhouseeast of Forfar Road for economic development purposes.

PROPOSAL 3: CLAVERHOUSE BUSINESS PARK

To the east of the existing Claverhouse Business Park approximately 20hectares of additional greenfield land is allocated for long term economicdevelopment within Use Classes 4, 5 and 6 of the Town and Country Planning(Use Classes) (Scotland) Order 1997. Exceptions defined in Policy 27(Ancillary Services Within Economic Development Areas) will only beconsidered favourably where it can be demonstrated that the developmentwill enhance the attractiveness of the area for further industrial and businessinvestment.

Complementary landscaping will be required along the southern edge ofClaverhouse Business Park, north of Cheviot Crescent, to ensure appropriateseparation of employment and residential uses.



32 DUNSINANE REVITALISATION

32.1 Dunsinane business area makes a significant contribution to the overalleconomic land supply for the City. It is a well located economicdevelopment site with high visibility from and good access to the trunkroad network. However a lack of investment and cohesive managementover many years means that the estate now requires regeneration toimprove its facilities and provide a higher quality business environment.

32.2 In order to stimulate the regeneration of Dunsinane, it is proposed toallow some increased flexibility in the range of uses permitted on certainsites within the estate. These sites will be reallocated for higher valueuses on the provision that there is substantial reinvestment in theremainder of the estate to significantly enhance the attraction of thislocation for economic development purposes, thereby reducing the needfor additional greenfield allocations.

32.3 The type of higher value use permitted must be acceptable in terms ofother policies contained in the Plan. Certain wider categories of usesuch as car showrooms and wholesaling may be permitted subject tosecuring the improvement of the remaining area for mainstreamemployment use purposes in Use Classes 4 (Business), 5 (GeneralIndustry) and 6 (Storage and Distribution). Retail use will not beacceptable.

32.4 The City Council will work together with private and public sector partnersto secure the regeneration of the Estate so that it becomes a significantlocation for economic development. In addition, to prevent the sporadicdevelopment of Dunsinane, the provision of a Masterplan illustratingthe proposed regeneration of the whole estate will be required to ensurethat development takes place in a logical manner. Proposals, whichmay be brought forward, will need to demonstrate that there will be noadverse impact on the viability of Lochee District Centre.


POLICY 25 : DUNSINANE REVITALISATION

Those parts of Dunsinane Business Area, identified on the Proposals Mapwith high visibility from and access to the trunk road will be considered forhigher value economic development uses such as car showrooms andwholesaling. The precise boundaries of such areas will be determined by thedetailed nature of the development. Any such higher value use must bejustified on the basis of substantial reinvestment in Dunsinane Business Areato maximise its attraction as a Principal Economic Development Area. Thiswill be achieved through a Planning Agreement(s). Any higher value usesshould conform to the wider development plan policy background of keepingDunsinane primarily for business and employment type uses. Class 1 Retailingwill not generally be acceptable. The remaining industrial area will be coveredby Policy 24 (Principal Economic Development Areas).

The Approval by the Council of a Masterplan illustrating the proposedregeneration and improvement of the whole of Dunsinane Business Area willbe required to ensure that development takes place in a logical manner.Such improvements will include road, car parking, lighting, landscaping andsecurity and improved signage throughout the estate and improvements toexisting premises where appropriate.

In order to safeguard the retail strategy, when granting permission for thesale or display of motor vehicles, the planning authority reserves the discretionto impose conditions preventing subsequent changes into Class 1 Use,notwithstanding the provisions of Class 10, Schedule 1 of the Town andCountry Planning (General Permitted Development (Scotland) Order 1992.

(Reference should be made to the Glossary for the definition of wholesaling.)



33 LINLATHEN ECONOMIC DEVELOPMENT SITE

33.1 Scottish Planning Policy 2, Economic Development, underlines theimportance of having a range of development opportunities to allow forthe needs of different economic sectors with different site and locationalrequirements. The site at Linlathen contributes to the diversity of choiceand while the principal strategic high amenity site, suitable forinternational marketing, has been identified in the Western Gateway,the site at Linlathen is a medium sized industrial site suitable foralternative single user developments of up to 30 hectares, as well asfor general business and industrial uses within Classes 4 and 5.

33.2 It is important that such a site is safeguarded from alternative forms ofdevelopment, as it is a potential source of inward investment.

33.3 In addition, this site has been linked with the potential development ofan Army Training College. Its locational attributes, particularly the rangeof nearby facilities and the existing army facility at Barry Buddon makethis an appropriate location for such a development.

PROPOSAL 4: LINLATHEN ECONOMIC DEVELOPMENT SITE

A site of approximately 40 hectares at Linlathen is identified as an EconomicDevelopment Site. Up to 30 ha of the site provides potential single useropportunity and may be suitable for potential Army Training Collegedevelopment.

An additional area of 10 hectares is identified at Linlathen for general businessdevelopment.



34 GENERAL ECONOMIC DEVELOPMENT AREAS

34.1 General Economic Development areas form an important part of theeconomic development land supply in the City. They tend to attractsmaller businesses as these businesses are able to find appropriatesites and premises in terms of size and cost. Cumulatively, smallbusinesses employ a significant number of people and are an importantelement of the local economy. General Economic Development Areasfulfil an important role in providing for the expansion and growth ofexisting firms, as well as an attractive location for new enterprises.

34.2 Areas appropriate for general economic development are oftencharacterised by a range of uses and activities. They provideopportunities for new investment and redevelopment, which seek toencourage a range of complementary developments that contribute tothe regeneration and revitalisation of the environment.

34.3 Within General Economic Development Areas, opportunities may arisefor changes of use of existing premises, redevelopment of vacant sitesand the expansion of existing businesses. While uses within Classes4, 5 and 6 of the Use Classes (Scotland) Order 1997 will be encouraged,a wider range of uses, such as car showrooms, wholesaling, taxi officesand scrap yards, in accordance with other Plan policies, may also bepermitted. In order to safeguard the retail strategy, when grantingpermission for the sale or display of motor vehicles the planning authorityreserves the discretion to impose conditions preventing subsequentchanges into Class 1 Retail use.

34.4 Class 1 retail will not be permitted unless, in line with Policy 43 Areas ofPoor and Inadequate Local Shopping Provision, there is a demonstratedneed. In terms of wholesaling, the principal element of trade should beto other retailers rather than the public.

34.5 Residential development is generally not supported within GeneralEconomic Development areas given the potential amenity concernsand the possible impact on the remaining industrial area. Exceptionswill only be considered where satisfactory residential amenity is achievedin line with the Housing policies in the Local Plan; there is no impact onthe remaining industrial operations; and documentary evidence in termsof vacancy and marketing, illustrates that the site is no longer an effectiveeconomic development location.

34.6 With the introduction of mixed uses consideration needs to be given tothe potential conflict that may be created by the additional trafficgenerated and attracted into General Economic Development Areas.

34.7 Where existing industrial areas are close to housing, the protection ofresidential amenity will be key in assessing the acceptability ofdevelopment proposals. Proposals for new business/industrialdevelopment or expansion of existing businesses provide an opportunityto improve the environmental quality of business and industrial areasin terms of landscaping, building design, air quality, energy efficiencyand waste management.



34.8 In addition, whilst recognising the special planning position which appliesin the Operational Port estate, some development within the Port areamay require planning permission and this should be controlled by theCity Council to minimise any negative impact on the surrounding area.

POLICY 26: GENERAL ECONOMIC DEVELOPMENT AREAS

In areas designated as General Economic Development Areas, proposals forClass 4, 5 and 6 developments will be supported. Other uses of a widerindustrial nature such as car showrooms, wholesaling, taxi offices and scrapyards may be permitted provided;a there is no detrimental impact on neighbouring uses and local residential

amenity, andb there is no unacceptable traffic impact; andc the scale of development is appropriate to the size and location of the

site.

Class 1 retail will not be permitted unless in accordance with other policiesin the Local Plan.

Residential development is generally not supported within General EconomicDevelopment Areas unless a satisfactory standard of residential amenity canbe achieved; housing will not adversely impact on the ongoing operation ofadjacent industrial areas; and evidence demonstrates that the site is no longersuitable for economic development purposes.

34.9 The Gas Holder Site in Dock Street occupies a prominent locationalongside a trunk road and designated Ambassador Route. It also liesclose to a part of the City which has undergone significant transformationin recent years which has included major new retail, hotel and housingdevelopments and the regeneration of a significant part of the port area.The revitalisation of this general area of the City is set to continue withwork on the Central Waterfront project and the ongoing regeneration ofthe port area. However, the poor appearance presented by the GasHolder and associated gas transmission infrastructure have a negativeimpact on perceptions of the wider area and are at odds with its graduallyimproving image.

34.10 The City Council wishes to see a redevelopment of the site which wouldcomplement the recent and ongoing regeneration of the CentralWaterfront and the area to its east. Given its direct access onto thetrunk road and the general industrial nature of many of the land uses inits vicinity, the allocation of the site for employment use would seem,on the face of it, to be appropriate. However, the site is understood tosuffer from contamination associated with its past use for gas productionand storage. It has been suggested that the degree of contaminationat the site is such that remediation will be expensive and that as aresult its redevelopment for employment use is not economically viable.



On this basis, it may be that a higher value end use is required togenerate sufficient funding to remediate the site and secure itsredevelopment. There is a need to fully investigate the nature andextent of the contamination at the site before consideration can begiven to higher value uses. Until such time, the site will continue to bereserved for employment use.

POLICY 26A : THE GAS HOLDER SITE, DOCK STREET

The City Council will support proposals for a redevelopment of the DockStreet Gas Holder Site as a General Economic Development Area under theterms of Policy 26 of the Local Plan. Alternative uses may be supportedwhere evidence can be presented to establish that the severity ofcontamination and other on-costs are such that the site cannot beeconomically developed for its allocated use. In such instances the CityCouncil will require to be satisfied that:a clear evidence has been provided to establish the nature and extent of

the contamination present; andb an economic appraisal has been provided which demonstrate that

development based on the Local Plan allocation is not economicallyfeasible due to remediation and other requirements; and

c justification for the proposed alternative to the Local Plan allocation issupported by economic and market appraisals which include theassessment of other potential options; and

d the proposed alternative use can be justified in relation to the otherpolicies of the Local Plan.

The City Council would support the principle of relocating the Dock Streetbus depot operations to the Gas Holder Site.

In the context of a broad review of its retailing and related policies, the CityCouncil will assess future food and non-food shopping requirements for theCity as a whole. This will include an assessment of the potential contributionof the Gas Holder Site towards meeting those needs and of any retail impactimplications associated with this.

Following a decision on its future use, the City Council will produce a siteplanning brief to provide a framework for the redevelopment of the site.



35 ANCILLARY SERVICES WITHIN ECONOMIC DEVELOPMENT AREAS

35.1 Whilst Economic Development Areas are significant centres foremployment they often lack facilities such as childcare and somewhereto buy lunch. As such it is appropriate that the Local Plan providesscope for ancillary services such as nurseries, cafés or banking facilitiesto satisfy the requirements of employees in the area. However, toensure that these ancillary services do not become a dominant useand there are no adverse effects on the business environment, theseancillary services will be assessed on an individual basis and mustrelate in size and scale to the other developments within the EconomicDevelopment Area.

POLICY 27: ANCILLARY SERVICES WITHIN ECONOMIC DEVELOPMENTAREAS

Within Economic Development Areas, appropriate ancillary services whichcan be demonstrated to meet the needs of employees and complement existingbusinesses will be supported where they satisfy the following criteria:a access and parking arrangements must be suitable for both pedestrians

and vehicles;b where necessary appropriate attention should be given to landscaping

and boundary treatment;c depending on the nature of the operation, noise impact and air quality

studies may be required on submission of an application; andd the use is in accordance with other Plan policies.


36 HIGHER EDUCATION DEVELOPMENT

36.1 Dundee has a number of higher and further educational establishments,namely the University of Dundee, Abertay University and DundeeCollege.

36.2 As emphasised in Scottish Planning Policy 2, Economic Development,it is important to establish strong links between the business communityand higher education establishments to further potential economicgrowth based on research and technology.

36.3 The wide ranging benefits of the higher and further education sector tothe economy of Dundee are recognised. Policy 28 seeks to facilitatethe further development of this sector by identifying areas of the Citywhere both mainstream education and associated uses would beappropriate.

36.4 It is considered appropriate that both Dundee and Abertay Universitiesmake use of the proximity and opportunities offered by the Blacknessarea to accommodate future development.

POLICY 28: HIGHER EDUCATION DEVELOPMENT

The City Council will support further higher education development generallyand particularly in association with relevant business and research expansion.Development proposals in the Blackness area will be encouraged subject toother Local Plan policies and agreed Masterplan.


37 MAJOR INSTITUTION MASTERPLANS

37.1 Within Dundee there are a number of large sites owned by public bodiessuch as NHS Trusts and higher and further education institutions. Oftenthe dynamic nature of the operations of these bodies results in significantdevelopment pressure and/or scope for rationalisation of uses on thesemajor sites.

37.2 These institutions provide vital health services and make a significantcontribution to the local economy in terms of employment, researchand development. As such the Council is keen to support, in principle,future development proposals.

37.3 It is acknowledged that higher and further education institutions aremajor land users within the City and that “Campus areas” are oftensubject to significant development pressures. This is why thepreparation of a Masterplan is particularly useful as it provides usefulsupplementary guidance for areas of intensive change.

37.4 Masterplans are particularly effective where the scale and complexityof development requires a detailed framework to coordinate action andinvestment. It is to provide an overall context within which individualdevelopment proposals can be considered, that appropriately detailedmasterplans are drawn up by the major institutions detailing theiraspirations for the future development of large sites.

37.5 The Council welcomes the fact that Masterplans have already beenprepared or are being progressed for certain sites. The Masterplanprepared by the University of Dundee fulfils the desires of this Policy.Through this Local Plan, however, the Council would strongly encouragethe preparation of Masterplans for a number of additional sites. Ratherthan setting a rigid development framework, these Masterplans wouldprovide a valuable context within which individual proposals would beconsidered.

POLICY 29: MAJOR INSTITUTION MASTERPLANS

The City Council supports the development of appropriately detailedMasterplans to provide a strategic context for the consideration of individualdevelopment proposals within sites indicated on the Proposals Map. It isexpected that these Masterplans would be approved by the City Council andwould form a material consideration in the determination of planningapplications.


38 VISITOR ACCOMMODATION

38.1 It is vital that the City provides a range of accommodation to meet theneeds of tourists and business visitors. This is particularly important inthe more central areas of Dundee where the potential exists to achievegreatest economic benefit from visitors to the City in terms of shops,restaurants and other visitor facilities and attractions. As such, theCouncil will encourage the provision of new accommodation in andclose to the City Centre including high star-rating hotels with conferenceand leisure facilities, budget accommodation, youth hostels andguesthouses. Proposals must be consistent with the Central WaterfrontMasterplan.

38.2 Broughty Ferry is another popular visitor destination that currentlyprovides a range of small hotel and guesthouse accommodation. Insupport of the tourist role of this area, the Council will encourageadditional well designed and located visitor accommodation in centralBroughty Ferry.

38.3 The Kingsway and other routes through the City are currently well servedby a number of hotels. So as not to inhibit the provision of newaccommodation in more central areas, there will be a generalpresumption against additional accommodation along or close to majorroutes through the City. Small scale extensions to existing facilitieswill, however, generally be acceptable.

POLICY 30: VISITOR ACCOMMODATION

The Council will support the provision of a range of high quality visitoraccommodation and conference facilities in and close to the City Centre,where they are consistent with the Central Waterfront Masterplan. Additionalvisitor accommodation will be encouraged within central Broughty Ferry toimprove the attractiveness of this location for tourism.

There will be a presumption against additional out of centre hotelaccommodation on or close to major routes through the City.


39 COMPULSORY PURCHASE POWERS

39.1 Implementation of the Local Plan’s policies and proposals is importantif the City is to arrest the recent period of decline, reaffirm its RegionalCentre function and meet the needs and aspirations of its citizens.However, a potential constraint to the achievement of the overall strategyis the matter of land ownership and the behaviour of third parties inreleasing land for development in accordance with the Local Plan. Toovercome this constraint, where necessary, in pursuit of the properplanning of Dundee and the fulfilment of the land use strategy of theLocal Plan, the Council will exercise the compulsory purchase powersavailable to it.

POLICY 31: COMPULSORY PURCHASE POWERS

As necessary and appropriate the Council will exercise its available compulsorypurchase powers to ensure the fulfilment of the Local Plan and the properplanning of the area. These powers will only be used as a last resort wherethe Council is satisfied that there is no prospect of agreement being reachedbetween the relevant parties.


40 OPEN SPACE PROVISION AS PART OF MAJOR ECONOMICDEVELOPMENTS

40.1 Sheltered and well-laid out open space within the grounds of majoremployment areas provides staff with opportunities to enjoy the outdoorsduring breaks in the working day. This is particularly relevant wheremajor employers are distant from the City Centre and major areas ofopen space. Such provision may include seating areas and footpathswithin landscaped grounds, small kick about areas, small wetlandfeatures and/or wildlife gardens. Developers will be expected to haveregard to local biodiversity and sustainable drainage when designingOpen Space provision. In addition, the provision of adjacent greenaccess corridors that connect with existing path networks and openspaces allow staff to travel to and from work by bike or on foot.Supplementary Guidance will be prepared to provide further advice todevelopers on this issue.

POLICY 32: OPEN SPACE PROVISION AS PART OF MAJOR ECONOMICDEVELOPMENTS

Major new economic development proposals will be required to provide openspace within their grounds such as seating areas, landscaping, footpaths,small wetland features and wildlife gardens, which also support localbiodiversity and sustainable drainage. In addition, developers will beencouraged to provide green access corridors adjacent to the curtilage ofdevelopments to link into existing path networks wherever possible, to allowstaff to travel to and from work by bike or on foot in pleasant surroundings.

40.2 The Council will require the creation of a new Village Park in the WesternGateway to meet the recreational needs of the community and fulfil therequirements of the Western Gateway Concept Plan. The requirementfor any developer contributions as part of major economic developmentconsents will be largely dependent on the phasing of housing andeconomic developments. The Council anticipates that housing willcommence in advance of major economic development.”

POLICY 33 : NEW VILLAGE RECREATION PARK IN THE WESTERNGATEWAY

Depending on the phasing of housing and major economic developments inthe Western Gateway, conditions may be applied to major economicdevelopment consents to ensure implementation and ongoing maintenanceof the Village Recreation Park.

SHOPPING IN DUNDEE


41 City Centre Retail Core Policy 34 : City Centre Retail Core 7043 City Centre Speciality Shopping and Policy 36 : City Centre Speciality Shopping 71

Non Core Area and Non Core Area44 Extending and Upgrading Shopping Policy 37 : Extending and Upgrading 72

in the City Centre Shopping Provision in the City Centre

45 District Centres Policy 38 : District Centres 74Proposal 5 : District Centres 74

46 District Centre Core Areas Policy 39 : District Centre Core Areas 7547 District Centres Outwith Core Areas Policy 40 : District Centres Outwith Core 76

Areas48 Lochee District Centre - The Stack Policy 41 : Lochee District Centre - The 78

Leisure Park Stack Leisure ParkPolicy 41A : Dock Street Retail Park Extension 79

49 Local Shopping Policy 42 : Local Shopping 8050 Areas of Poor and Inadequate Local Policy 43 : Areas of Poor and Inadequate 81

Shopping Provision Local Shopping Provision51 Petrol Filling Station Shops Policy 44 : Petrol Filling Station Shops 8252 Location of New Retail Developments Policy 45 : Location of New Retail 83

Developments53 Commercial Developments Policy 46 : Commercial Developments 8554 Retail Parks - Goods Range Policy 47 : Retail Parks - Goods Range 86

Restrictions Restrictions55 Accessibility of Out of Centre Retail Policy 48 : Accessibility of Out of Centre 87

Developments Retail Developments56 New Out of Centre Foodstores Policy 49 : New Out of Centre Foodstores 8957 Provision for New Supermarket in Dura Policy 50 : Provision for New Supermarket 90

Street in Dura Street59 Restraint on Licensed Premises in the Policy 52 : Restraint on Licensed Premises 91

City Centre in the City Centre60 Licensed and Hot Food Premises Policy 53 : Licensed and Hot Food Premises 92

outwith the City Centre outwith the City Centre61 Amusement Centres and Amusement Policy 54 : Amusement Centres and 93

Arcades Amusement Arcades


41 CITY CENTRE RETAIL CORE

City Centre Retail Area

41.1 Dundee’s role as a regional shopping centre has continued to developand in recent years been substantially strengthened by comprehensiveenvironmental improvements to the City Centre and the addition of asignificant amount of new prime retail floorspace in the Overgateredevelopment. Major upgrading of the retail parks and the developmentof a factory outlet centre have also underpinned and enhanced Dundee’sattraction as a regional shopping destination. The City now ranks asone of the top three shopping destinations in Scotland and it is thestrategy of this Plan to continue to develop and diversify this role andthe major part it plays in the City’s economy.

41.2 This is consistent with the Government’s emphasis on the role of towncentres as a focus for retailing, leisure and a range of other facilities towhich the community generally, including the less mobile, requiresconvenient access. A commitment to the provision and retention ofthese uses in town centres underpins the vitality and viability of these


centres and is consistent with the government’s broad aim of ensuringaccessible retailing and related provision.

41.3 For many of us, the City Centre means shopping and is where we tendto buy a variety of personal and leisure goods including clothes, shoesand other fashion items together with ‘pleasure’ purchases like books,toys, home entertainment, gifts and sports goods. Shopping, as well asbeing one of the main strengths of the City Centre is complemented bycafes and restaurants, which in turn contribute to the shoppingexperience.

41.4 At the heart of the City Centre is the core shopping area whichaccommodates a number of Dundee’s key shops including nationalmultiple retailers like Boots, Marks and Spencer, Debenhams andDixons. The heavy concentration and variety of retailers in this areaattracts considerable numbers of shoppers and visitors, bringing spin-off benefits for the wider City Centre and for Dundee as a whole. It istherefore viewed as a desirable location by other types of businesshoping to draw trade from people visiting the area for its shopping.There is a need however, to ensure that the vitality and visual appeal ofthe core area is not diluted by an over-representation of other types ofbusiness lacking the visitor attraction potential of its shops.

41.5 In support of this it is considered that the City Centre Retail Core shouldbe kept in retail use but with acceptable complementary Class 3 (Foodand Drink) uses. It is generally accepted that most non-retail usesdeaden frontages causing the shopping street to fragment and changecharacter. However, it is also recognised that in recent years banksand building societies have changed in their nature and developedformats geared towards shoppers which are more akin to a use of underClass 1 (Retail) of the Use Classes Order 1997.

41.6 Planning permission is not required for change of use from Class 3(Food and Drink) to Class 2 (Financial, Professional and Other Services).Any growth in Class 3 uses in the retail core area will be monitored andconditions applied to prevent Class 2 uses being taken up.

POLICY 34: CITY CENTRE RETAIL CORE

Within the City Centre Retail Core defined on the City Centre Retail Areamap proposals for Class 1 (retail) use will be encouraged. Proposals whichwould result in the loss of ground floor retail uses to uses other than Class 3uses will not be permitted (within the Overgate Centre this restriction willapply to all floor levels). As an exception to this and subject to carefulconsideration of their size, format and location, banks and building societiesgeared towards shoppers may be considered as acceptable complementaryuses within the City Centre Retail Core. Other uses within Class 2 will not,however, be acceptable.

Conditions will be applied to prevent the permitted change from Class 3 toClass 2.



43 CITY CENTRE SPECIALITY SHOPPING AND NON CORE AREA

43.1 The shopping area outwith the City Centre core offers a range ofgenerally less mainstream retailing than the core area. It includes streetslike Castle Street, Union Street and Commercial Street. Given its lowerintensity of shopper attraction, this is an area which can accommodatea wider range of non-retail uses. Nevertheless, it performs a valuablefunction by providing opportunities for independent retailers and forspeciality shopping, including hobbies and special interests. It includesfinancial services like banks, building societies and insurance andpersonal services such as hairdressers and dry cleaners. It also providesopportunities for local shops and services geared to the needs of CityCentre residents and for retailers requiring a central location but unableto afford the greater overheads associated with a core area location. Itis important to support the role of the speciality shopping and non corearea and to ensure that it continues to provide an appropriate mix ofretail and related services.

POLICY 36: CITY CENTRE SPECIALITY SHOPPING AND NON CORE AREA

Within the City Centre Speciality Shopping and Non Core Area defined onthe City Centre Retail Area map proposals for retail use will be encouraged.Non retail uses within Classes 1 (Shops), 2 (Financial, Professional and OtherServices) and 3 (Food and Drink) of the Town and Country Planning (UseClasses) (Scotland) Order 1997 will also be supported. Proposals for groundfloor premises involving uses falling outwith these Classes will not normallybe permitted.



44 EXTENDING AND UPGRADING SHOPPING IN THE CITY CENTRE

44.1 The City Centre currently offers a good and improving range of shoppingopportunities for household goods, fashion, leisure and other personalpurchases. The redevelopment of the Overgate Centre addedconsiderably to Dundee’s supply of prime retail floorspace andaddressed the previously identified shortfall in this type of shoppingprovision. In doing so it has strengthened the City’s role as one ofScotland’s major shopping destinations and enhanced the overall imageof the City Centre. However there is potential for further improvements.A retail capacity study undertaken on behalf of the City Council haspointed to the scope to accommodate a significant increase in the CityCentre’s comparison shopping provision. There is a need to ensurethat new investment in this kind of retailing is directed to locations offeringthe best prospects of strengthening the City Centre’s retail profile andenhancing its vitality and viability.

44.2 More routine food and groceries shopping opportunities are providedby a limited number of larger outlets like Tesco Metro, Marks andSpencer and Lidl, together with an assortment of smaller specialistoutlets. The City Centre’s attraction for shoppers could be furtherenhanced by providing for additional food and grocery shoppingopportunities. In addition to bringing benefits for shoppers as a whole,this would extend the scope for meeting regular, day to day shoppingneeds for the growing number of City Centre residents and for thoseemployed in the City Centre and its environs.

POLICY 37: EXTENDING AND UPGRADING SHOPPING PROVISION IN THECITY CENTRE

The following will be supported as priority locations capable of accommodatinga major element of the new comparison goods floorspace requirement in theCity Centre :· The Overgate Centre· The Wellgate Centre (extension and internal remodelling)· The Forum Centre (redevelopment to provide extension of retail core

area)Provision for new food and grocery shopping is encouraged within the CityCentre’s Retail Core and within the Speciality Shopping and Non Core Areadefined on the City Centre Retail Area map. Outwith these areas, new foodand grocery provision will only be permitted where it can be demonstratedthat the proposal :a cannot be accommodated within the City Centre Retail Core and

Speciality Shopping and Non Core Areas ; orb is of a scale and nature which is geared to the local shopping needs of

the residents of the City Centre.


45 DISTRICT CENTRES

45.1 Dundee’s District Shopping Centres are part of a historic legacy ofshopping and service centres which have traditionally served as thefocus for distinct communities within the City. Albert Street, Hilltown,Lochee and Perth Road lie at the heart of inner city communities, whileBroughty Ferry serves the suburban population on the eastern edge ofthe City. In addition to meeting their day to day shopping and relatedrequirements they help define and reinforce the identities of thesecommunities by providing shared facilities, local meeting places andopportunities for social interaction. They can be seen as both sustaining,and in turn being sustained by, these communities.

45.2 While clearly not offering the range and quality of facilities typical ofcity centres, the District Shopping Centres nevertheless provide localshopping, personal services and leisure opportunities which are valuedby these communities and help make them convenient places to live.In the case of Lochee and Broughty Ferry they include major foodstoreprovision in the form of Tesco and Kwiksave (Lochee) and Safeway(Broughty Ferry) . Given their typical local catchments of higher densityhousing, District Centres are well geared to shopping and other trips onfoot. When this is allied to the fact that most of them are either on orclose to major bus routes, they are highly sustainable in terms of theiraccessibility. In general, they remain fairly healthy in terms of their rangeand quality of shops and services and the overall occupancy levels ofshop premises. However, over recent years certain problems havebecome apparent in the Albert Street and Hilltown District Centres whichhave given rise to separate studies aimed at addressing issues includingvacant property and physical decline of the general shoppingenvironment.

45.3 The aim for all of these centres is to ensure that they remain an importantpart of the City’s shopping provision and continue to offer valuableshopping and related facilities and services for their communities. This


recognises that they may need to adapt and evolve in response tochanging shopper behaviour and expectations. It also suggests theneed to respond to the challenges presented by constantly evolvingmodern retailing concepts including retail parks and large new foodsupermarkets. Although they cannot replicate the type of serviceprovided by these more recent retail formats, there is scope to improvethe comfort, convenience and attraction of traditional District Centresand to tackle traffic and safety issues. In this way it should be possibleto build on the inherent advantages deriving from their long associationwith their communities, their range of shops and services, and theirease of access by different travel modes.

POLICY 38: DISTRICT CENTRES

Within the areas defined on the Proposals Map the City Council will encouragenew retail and other shopping developments which would contribute to thevitality and viability of the District Centres.

PROPOSAL 5: DISTRICT CENTRES

The City Council proposes to undertake a programme of traffic management,parking, public transport and related measures within the District ShoppingCentres to enhance their safety and accessibility. Consideration will also begiven to other measures which could assist in improving the range and qualityof shopping in these centres


46 DISTRICT CENTRE CORE AREAS

46.1 The core areas of the District Shopping Centres tend to accommodatemany of the key retailers and services underpinning the centre as awhole. These tend, as a result, to be the most vibrant parts of thesecentres with the greatest visitor drawing potential. They may includethe shopping centre’s main food outlets, newsagents, post offices,chemists and banks. For the health of the centres as a whole it isimportant that their core areas retain a strong representation of suchuses. Broughty Ferry and Lochee are the largest of the District Centresand provide a more extensive range of shops and services forcommunities which are more distant from the City Centre than thoseserved by other District Centres. It is important that their morespecialised roles are maintained.

POLICY 39: DISTRICT CENTRE CORE AREAS

Within the areas defined in Appendix 5, development proposals which wouldresult in the loss of Class 1 (retail) or restaurant and café uses at groundfloor level will not be acceptable:a where they are located within the retail core of the Broughty Ferry and

Lochee District Centres and would result in more than one in five unitsin a single frontage being occupied by uses other than shops, restaurantsand cafes; or

b where they are located within the retail core of other district centresand would result in more than 2 in 5 units in a single frontage beingoccupied by uses other than shops, restaurants and cafes.



47 DISTRICT CENTRES OUTWITH CORE AREAS

47.1 The areas within the District Centres but outwith their core areas offerscope to accommodate a wider range of uses. These could includenon-retail services such as banks, other financial services, betting shops,estate agents, doctors and dentist’s surgeries which one would expectto find within shopping areas.

POLICY 40: DISTRICT CENTRES OUTWITH CORE AREAS

Within District Centres, proposals outwith core areas which involve changefrom shopping use will generally be acceptable.


48 LOCHEE DISTRICT CENTRE – THE STACK LEISURE PARK

48.1 Lochee faces a unique problem relating to its relative proximity to theStack Leisure Park. A ‘first generation’ leisure park developed duringthe early 1990s, the Stack has in recent times suffered from increasingcompetition from newer parks at Camperdown and Douglasfield offeringmore modern facilities. The result has been that many of its originalfacilities have now closed, importantly including its ‘cornerstone’ OdeonCinema, with the consequence that its future viability as a wholly leisurepark is significantly compromised.

48.2 The main problem for the Lochee District Centre is the large amount ofvacant floorspace now concentrated in the Stack adjacent to it and thepressure to consider alternative, relatively high value, uses for this.The most obvious alternative would be retailing and, while this is justifiedin terms of sequential testing, there is a need to ensure that this doesnot undermine the established District Centre, particularly the HighgateCentre, itself already in need of new investment. However suitablycomplementary retail uses could bring beneficial spin-off for the DistrictCentre as a whole. There is also a need to avoid undermining theDistrict Centre’s major food shopping provision which provides beneficialspin-off for other retail outlets by drawing significant numbers ofshoppers into the heart of the shopping centre.

48.3 Other alternative uses such as housing or employment would beacceptable in policy terms but do not have immediate attraction eitherfinancially or in terms of demand. There is a need, therefore, to examinethe opportunities available and to balance these with the possiblerepercussions for the District Centre and the Lochee suburb itself. It isalso essential to retain the remaining elements of the leisure park suchas the bingo hall and tenpin bowling facility and ensure their futurecontinuation. These facilities provide valued leisure and jobopportunities and contribute to the evening economy of the area.

48.4 In order to stimulate development, new non-food retail developmentwill be encouraged on part of the site. The type of retailing would requireto be closely controlled, however, to minimise the impact on the existingDistrict Centre and should have the potential to increase the attractionof the District Centre as a whole. It would also need to provide for astrong and attractive pedestrian link with the District Centre providingfor safe and convenient movement between the two.

48.5 A wider alternative range of mixed uses would then be considered inrelation to the remainder of the site with particular emphasis placed onopportunities for the conversion of any existing buildings, other leisurerelated uses and the relocation of existing, isolated, freestanding retailwarehousing where appropriate. Within this general developmentframework, a revised concept for the site will require to be formulatedin conjunction with the relevant interests.


POLICY 41: LOCHEE DISTRICT CENTRE - THE STACK LEISURE PARK

The Stack Leisure Park continues to be allocated for leisure purposes. Otheruses will be supported including the possibility of a non-food retaildevelopment which could act as a catalyst for the redevelopment of theremainder of the site and bring potentially beneficial spin-off for the DistrictCentre. This would need to be linked to a developer contribution towardsthe environmental improvement of the District Centre and the provision ofstrong pedestrian linkages to Lochee High Street.

Any retail element would need to be accompanied by an assessment of itsimpact on the Lochee District Centre. Retail development would be restrictedto retail warehouse units trading in household goods, both as defined in theGlossary of the Plan and would need to be accompanied by an assessment ofretail impact on the Lochee District Centre.

A planning brief will be prepared by the City Council to define thedevelopment framework for the overall site.

48.6 The opportunity exists to accommodate part of the city’s futurehousehold goods retail floorspace requirements on the site of the existingbus depot in Dock Street. While not in itself an edge-of-centre site, itlies adjacent to the edge-of-centre Dock Street Retail Park and is withinrelatively easy walking distance of the city centre. It has the scope tocomplement and enhance the attraction of the existing retail park andoffers the opportunity to regenerate a prominent site on a designatedAmbassador Route.

48.7 However, in order to avoid undermining the Local Plan’s retail strategy,the site will need to be subject to goods range and related controls toensure that it operates as a focus for retail warehousing trading primarilyin household goods. In addition, safeguards are required to affordprior opportunity for edge-of-centre retail warehouse development toproceed at the Stack (see Policy 41). Finally, it will also be important toensure suitable advance arrangements are in place for the relocationof the bus depot operations currently accommodated by the site. Thegas holder site to the east of the bus depot offers the opportunity toaccommodate this relocation.


POLICY 41A : DOCK STREET RETAIL PARK EXTENSION

· The City Council supports the redevelopment of the Dock Street busdepot as a site for retail warehousing trading primarily in householdgoods. The range of goods to be sold at the site will require to complywith the provisions of Policy 47.

The commencement of the development at the bus depot site will not beauthorised until the following provisos are met :· there is clear evidence of the commencement of redevelopment of The

Stack. The City Council will monitor the progress in redeveloping TheStack and the situation will be reviewed if, after a period of two yearsfrom the adoption of the Local Plan, there is insufficient evidence ofsatisfactory progress ; and

· the City Council is satisfied that suitable arrangements are in place forthe relocation of the current bus depot operations to an alternative sitewithin the city. The City Council would support the principle of relocatingthe depot on the gas holder site to the east.


49 LOCAL SHOPPING

49.1 Dundee’s main shopping centres and out of centre superstores andretail warehouses are supported by a network of local shopping centres,shopping parades, corner shops and petrol filling station shops. Theseoperate throughout the inner city, the suburbs and on the main roadnetwork. They are generally geared to the needs of more localisedareas. They mainly operate as a source of ‘top-up’ grocery purchasesand of routine items like cigarettes, newspapers and magazines.However for older and less mobile members of the community theymay be the main source of their food and other day to day shoppingrequirements. Local shops may include services like sub post offices,hairdressers and launderettes and be linked with leisure provision inthe form of amusement centres, betting offices and video hire.

49.2 National Planning Policy Guidance indicates that encouragement shouldbe given to a wide range of facilities in smaller shopping centres. Thisincludes making provision for suitably sized supermarkets. It is thereforeappropriate to consider the scope to extend the range of existingshopping centres by identifying opportunities to add new shops andintroduce supermarket provision. The scale of such new provision needsto be sufficient to achieve this aim but must also ensure that widerretail impact issues are avoided.

POLICY 42 : LOCAL SHOPPING

At the Local Shopping Centres and shopping parades the City Council willsupport:a measures for the upgrading of existing shopping provision; andb where appropriate, the provision of additional shopping floorspace up to

a maximum of 500 square metres gross.

The City Council will undertake a study of local shopping across the city as awhole which will include identifying opportunities for the targetedimprovement of existing shopping provision. It will also investigate potentialsources and mechanisms of funding to assist the implementation of thesemeasures. The study will also identify where the expansion of local shoppingcentres and shopping parades would be appropriate.

The City Council will use its Retail Database updates and associated retailsurveys to monitor change in the nature and distribution of local shoppingprovision across the city following the introduction of the policy.


50 AREAS OF POOR AND INADEQUATE LOCAL SHOPPING PROVISION

50.1 Over much of the City small local shops provide a valuable service –particularly in those areas at a distance from major shopping provision.The main aim is to ensure that all parts of the City have convenientaccess to a satisfactory level and quality of local shopping offeringgroceries and other routine purchases and services. This includessupport, where appropriate, for existing local shops and new or improvedlocal shopping provision in areas of need.

50.2 In certain areas of the City the level and quality of local shopping ispoor. Where such areas are also at a distance from major shoppingprovision, the local population may be disadvantaged by poor accessto routine and daily purchases.

In such situations, the provision of a new shop geared to meeting localday to day shopping requirements could help address this problem.However, there is a need to control the scale of such new shoppingprovision in order to ensure that it is genuinely local in nature and is notof such a scale as to raise wider retail impact issues.

POLICY 43: AREAS OF POOR AND INADEQUATE LOCAL SHOPPINGPROVISION

In areas identified as having poor quality local shopping provision or wherethere is an inadequate supply of local shops consideration will be given tomeasures to enhance the availability and quality of local shops. This willinclude measures to improve the viability, security and appearance ofindividual shops and to address issues concerning the shopping environment.In areas where it can be demonstrated that provision is low, and subject tosatisfactory demonstration of need, the Council may be prepared to supportthe provision of a new local shop with maximum gross floorspace of 250square metres.

The City Council will undertake a study of the quality and availability oflocal shopping provision and will indicate where the provision of new localshopping floorspace will be encouraged in order to overcome deficiency inquality and availability. It will also investigate potential sources andmechanisms of funding to assist the implementation of these measures.

The City Council will use its Retail Database updates and associated retailsurveys to monitor change in the nature and distribution of local shopping inthe identified areas of deficiency following the introduction of the policy.


51 PETROL FILLING STATION SHOPS

51.1 In the past, filling station shops tended to include an element of smallscale retailing of convenience goods. However over recent years anumber of these shops have extended their retailing role to the extentthat they operate in effect as small to medium sized supermarkets.These are facilities which benefit motorists by providing the opportunityfor casual purchases in conjunction with, for example, routine journeysto work. However filling stations do not necessarily occupy locationsaccessible to non car using shoppers and may, in certain instances,jeopardise the viability of existing local shops better geared to meetingthe needs of the wider community. There may also be filling stationlocations where road safety concerns would suggest the need todiscourage heavier pedestrian use of their facilities.

POLICY 44: PETROL FILLING STATION SHOPS

Proposals for the establishment within petrol filling stations of sales areas inexcess of 100 square metres gross will be considered in relation to:a their impact on the viability and distribution of existing local shopping

provision; andb their acceptability on road safety grounds.


52 LOCATION OF NEW RETAIL DEVELOPMENTS

52.1 Since the 1980s Dundee, like other cities throughout the UK, hasattracted major investment in new shopping facilities in both the CityCentre and in out of centre locations like the retail parks. The City nowhas the benefit of an extensive range and choice of shopping provisionwhich will be further improved with the development of a new edge ofCity Centre retail park and the extension of the Kingsway West retailpark. The Local Plan’s provision for two new foodstores offers theopportunity to improve the distribution and accessibility of major foodshopping.

52.2 National planning policy guidance places strong emphasis on the needto protect and enhance the vitality and viability of town centres and tobuild on their advantages as a focus for a variety of activities. As partof this approach planning authorities should adopt a sequential approachto new shopping developments with first preference being town centres,which in Dundee’s case are the City Centre and the District Centres.

52.3 In terms of major food shopping provision, concerns exist regardingthe scale of non-food goods being sold and the potential impact of thison the City and District Centres. Where new major food provision ispermitted therefore, appropriate controls on the sale of non-food goodswill be applied.

POLICY 45: LOCATION OF NEW RETAIL DEVELOPMENTS

The City Centre and District Centres will be the locations of first choice fornew or expanded retail developments not already identified in the Local Plan.Proposals for retail developments outwith these locations will only beacceptable where it can be established that:a no suitable site is available, in the first instance, within and thereafter

on the edge of the City Centre or District Centres; andb individually or cumulatively it would not prejudice the vitality and viability

of the City Centre or District Centres; andc the proposal would address a deficiency in shopping provision which

cannot be met within or on the edge of these centres; andd the site is readily accessible by modes of transport other than the car;

ande the proposal is consistent with other Local Plan policies.

Development proposals generating significant traffic must be supported byTransport Assessments and Travel Plans where necessary. Travel Plans willbe implemented through appropriate planning and/or other agreements.


53 COMMERCIAL DEVELOPMENTS

53.1 There are certain commercial uses such as banks, insurers, propertyagents and other offices which people expect to find, and benefit fromhaving, in convenient, accessible locations. Whilst individually thesemay not be of major scale, put together they draw significant numbersof visiting members of the public. By locating them in the City and DistrictCentres they are accessible to the public at large and can be visited inconjunction with trips to shops and other facilities in these centresthereby contributing their vitality and viability.

POLICY 46: COMMERCIAL DEVELOPMENTS

Proposals for new freestanding out of centre commercial developmentsinvolving uses other than leisure and retail and geared to visiting membersof the public will only be accepted where it can be established that:a no suitable site is available , in the first instance, within and thereafter

on the edge of the City Centre or District Centres; andb the site is readily accessible by modes of transport other than the car;

andc the proposal is consistent with other Local Plan policies.


54 RETAIL PARKS – GOODS RANGE RESTRICTIONS

54.1 For many households, the City’s retail parks and other out of centreshopping destinations have become an important focus for shoppingtrips. Together they represent a significant proportion of the City’s overallretail floorspace and as a consequence they draw a considerable shareof locally available consumer expenditure. In order to ensure that theydo not jeopardise the viability of the City and District Centres, the retailparks and other modern out of centre retail units are subject to specialgoods range and related controls. The aim of these controls is to avoida potentially damaging diversion of expenditure away from these centresand to ensure that they continue to provide a valuable and accessibleservice for shoppers.

54.2 The main aims for the Kingsway East and West Retail Parks are tomaintain their current predominantly household goods roles and toconsider means of improving their accessibility for the community as awhole, including those without a car. Provision also exists for retailwarehousing selling certain goods including clothing and footwear,leisure goods and toys, which are either prohibited or restricted atKingsway East and West. The Dock Street Retail Park on the easternedge of the city centre provides for this kind of retailing. The site isclose enough to allow for linked trips to the City Centre shops andfacilities. However safeguards are necessary to minimise conflict with‘mainstream’ City Centre shopping and to avoid duplication of the typesof retail warehousing already available at the other retail parks in theCity.

54.3 Policy 41A of the Local Plan provides for the extension of the DockStreet Retail Park in order to accommodate a significant element of thecity’s future household goods floorspace requirements. This will alsobe subject to goods range and related controls.


POLICY 47: RETAIL PARKS - GOODS RANGE RESTRICTIONS

The sale of certain goods ranges from the Kingsway East, Kingsway Westand Dock Street Retail Parks is restricted by existing legal agreements andplanning conditions. Goods range restrictions will also apply to the proposedDock Street Retail Park Extension. The restricted goods ranges at theselocations are as follows.

KINGSWAY EAST AND WEST RETAIL PARKS AND DOCK STREET RETAILPARK EXTENSIONa Food and groceries; andb Clothing and footwear; andc Jewellery, silverware, watches and clocks; andd Toys and sports goods; ande Electrical goods.

DOCK STREET RETAIL PARKa DIY and home improvements; andb carpets; andc garden goods; andd motoring products and accessories; ande jewellery, silverware, watches and clocks; andf furniture; andg electricals.

New proposals involving the sale of any of the restricted goods ranges atthese locations will only be supported where it can be established that :a they will not affect, either on their own or in association with other built

or approved developments, the Local Plan Strategy in support of thecity centre and the district centres ;

b they will be capable of co-existing with the city centre and the districtcentres without individually or cumulatively undermining their vitalityand viability ; and

c they will tackle deficiencies in qualitative or quantitative terms whichcannot be met in or at the edge of the city centre and the district centres.


55 ACCESSIBILITY OF OUT OF CENTRE RETAIL DEVELOPMENTS

55.1 Although the retail parks occupy locations geared to serving the city asa whole, most of their visitors arrive by car. In part this is due to theheavy or bulky nature of many of the goods sold at the parks; howeverit is also a reflection of their less convenient accessibility by other travelmodes, including by bus. Similarly, the city’s out of centre foodsuperstores are heavily geared towards car borne shoppers. While thescope to broaden the accessibility of existing out of centre developmentsis limited, there is much that can be done to ensure that futuredevelopments are better geared to meeting the needs of non car users.

POLICY 48: ACCESSIBILITY OF OUT OF CENTRE RETAIL DEVELOPMENTS

Proposals for major out of centre retail developments will require toincorporate measures to encourage convenient access by means other thanthe car. The following specific measures will be sought:a bus access involving weather protected stances incorporating timetable

information and linked to the pedestrian route network within the site;and

b segregated, weather protected, pedestrian routes linked to the City’swider footpath network; and

c weather protected cycle storage facilities accessed via segregated cycleroutes linked to the City’s wider cycle route network.

Where appropriate the provision of free home delivery services will beencouraged.

The incorporation of these measures into existing developments will also beencouraged and pursued.


56 NEW OUT OF CENTRE FOODSTORES

56.1 Major out of centre food shopping in Dundee is comprised of a networkof superstores and other large foodstores which complement thefacilities provided in the City and District Centres. The largest storesare operated by Sainsburys, Asda and Tesco and are generally welldistributed and geared to serving shoppers in different parts of the City.In addition, the recent extension and refurbishment of certain storestogether with further planned improvements will enhance the overallfood shopping opportunities for the City as a whole. However, there isscope for further improvement and modernisation of food shoppingprovision. There exists within the City certain older, first generationfoodstores which operate in locations not compatible with currentplanning policy requirements relevant to this kind of retailing. The natureand age of the units they occupy can also mean that they are less wellgeared to meeting current consumer expectations for major foodstores.There may arise instances where food retailers already operating inthe City are seeking to improve their representation by the developmentof a new foodstore. In the event that the City Council was of a mind tosupport such a proposal, there would be merit in exploring whether thisoffered the opportunity to negotiate the removal of an outdated, poorlylocated foodstore already operated by the retailer involved.

56.2 There are major areas of the north and west of the City which have lessconvenient access to major food shopping opportunities than most otherparts of Dundee. This stems from their comparative remoteness fromthe City and District Centres and from modern food superstore provision.The City Council has previously recognised that there is scope toaddress this situation by the provision of major new foodstores inlocations which would improve the current distribution of food shopping.The City Council has previously identified opportunities for suchdevelopments on sites to the north of the City at the former LinlathenHigh School site and to the west at South Road. The sites have thecapability to address deficiencies in food shopping provision which wouldnot be resolved by new provision either in or on the edge of the CityCentre or the District Centres.

56.3 The Linlathen site was the subject of a planning application which wassubsequently called-in for determination by the Scottish Ministers. Thepublic inquiry which was due to consider the proposal did not, in theevent, proceed and the planning application has been withdrawn.However, prior to the call-in, the City Council had considered a retailimpact assessment submitted in conjunction with the planningapplication. It concluded that a foodstore of the scale proposal wouldbe acceptable in retail impact terms at this location and this formedpart of its support for the planning application. In the case of SouthRoad, following the granting of a planning appeal, a new Tesco foodstorenow operates from the former B & Q retail warehouse unit. It isconsidered that this unit meets the foodstore requirement for this partof the city. However, there is a need to consider whether there wouldbe merit in providing support for a larger store in this area, in line withthe City Council’s original aspirations. This will be the subject of further


consideration in the context of a broader retail study which will coverthe City as a whole.

56.4 In light of concerns over the scale of non food goods being sold in outof centre foodstores and the potential impact of this on the City andDistrict Centres, controls will be applied to limit the proportion offloorspace selling such goods.

56.5 It is the intention of the City Council to undertake a study which willprovide the basis for a comprehensive review of its strategy on retailingand related matters. This will take account of the outcome of the reviewof national planning policy guidance on Retailing and Town Centresand will provide an important input to the preparation of the forthcomingDundee City Region Plan. The study will include a qualitativeassessment of existing food shopping provision, future requirementsand the potential benefits offered to the community by innovations inthis type of retailing.

POLICY 49: NEW OUT OF CENTRE FOODSTORES

The City Council supports the principle of new foodstore provision at theformer Linlathen High School site as a means of improving foodstore provisionin the north of the City. The store will be restricted to a total sales floorspacenot exceeding 4000 square metres.

The City Council will investigate whether there is a case for extending theexisting foodstore at the site of the former B & Q unit at South Road, and ifsuch a case can be established, will consider how this can be implemented

Proposals for the sites will require to demonstrate:a That they will not undermine the vitality and viability of the City Centre

and District Centres; andb Compliance with Policy 48 and other relevant Local Plan policies; andc Commitment by the developers to facilitating on and off-site measures

to resolve access and traffic issues associated with the development.

Where appropriate, the opportunity to rationalise existing foodstore provisionthrough the removal of outdated and poorly located foodstores will be pursued.Development proposals will require to be supported by Transport Assessmentsand Travel Plans. Travel Plans will be implemented through appropriateplanning conditions and/or other agreements.


57 PROVISION FOR NEW SUPERMARKET IN DURA STREET

57.1 In 1999 the City Council agreed the provisions of the Albert Street Study.The study focused largely on the problems of the Albert Street DistrictCentre and on the decline in quality of its shops and its overallenvironment. In addition to measures for existing shops, the studyhighlighted an opportunity to improve the area’s food and groceryshopping by the development of a new supermarket in Dura Street onthe edge of the District Centre. A site has now been identified for thispurpose.

POLICY 50: PROVISION FOR NEW SUPERMARKET IN DURA STREET

Within the policy area identified on the Proposals Map the City Councilsupports the development of a new food and convenience goods supermarketwith gross floorspace not exceeding 1,300 square metres to serve the AlbertStreet area.


59 RESTRAINT ON LICENSED PREMISES IN THE CITY CENTRE

59.1 It is generally recognised that licensed premises, particularly Class 3uses such as restaurants, cafes and snack bars, can make a positivecontribution to the diversity and vitality of City Centres making themattractive for residents and visitors alike. Over many years there havebeen positive efforts to encourage this type of development to add tothe attraction of Dundee City Centre and in particular the Cultural Quarterand to extend its period of operation beyond the opening hours of shopsand offices and into the evening.

59.2 In recent years, however, there have been some major changes inrelation to public houses with a move away from the traditional smallerindividual premises towards much larger, “themed”, national chain typesof premises. While the City Centre is still considered to be the mostappropriate location for such types of development, it is recognisedthat an over concentration of this type of use can give rise to problems.

59.3 In particular consideration needs to be given to the amenity of an areaspecifically where there may be residential accommodation close by.Traffic and noise nuisance should be closely examined. In additionthere is also the potential for over concentrations of such uses in anyparticular area to weaken the retail function of the City Centre by pushingthese uses out. (See also Licensed Premises and Sale of Hot FoodPolicy).

POLICY 52: RESTRAINT ON LICENSED PREMISES IN THE CITY CENTRE

Within the City Centre as defined on the Proposals Map, care will be takento avoid an excessive concentration of public houses and nightclubs,particularly those in close proximity to residential areas. A such, there willbe a presumption against the establishment of licensed premises (excludingrestaurants) in the City Centre :a with a total floor area in excess of 300 square metres; orb any more than one in five units in a single frontage where the combined

floor area is in excess of 300 square metres.

This restraint will not apply in the Cultural Quarter although the developmentof night clubs will be carefully controlled so that they do not dominate itscharacter and disrupt the Quarter as a daytime visitor environment.



60 LICENSED AND HOT FOOD PREMISES OUTWITH THE CITY CENTRE

60.1 The sale of alcohol for consumption on the premises and the sale ofhot food raise amenity issues. The problems associated with them canbe minimised by restricting such uses in the vicinity of housing, limitingtheir operation and hours and requiring adequate car parking. In theDistrict Shopping Centres, these standards may be relaxed inrecognition that the impact of proposals for licensed premises or hotfood takeaways in commercial areas such as these will be relativelyless severe and also that they are important uses within these areas ifthey are to fulfil their function as District Centres.

POLICY 53: LICENSED AND HOT FOOD PREMISES OUTWITH THE CITYCENTRE

In general, outwith the District Centres no licensed premises other than offlicences or hotels with a restricted license and no premises selling hot food isacceptable:a within 30 metres of existing and proposed housing if the outlet does not

exceed 150 square metres gross floorspace (excluding cellar space) and;b within 45 metres if the 150 square metre figure is exceeded.

In the District Centres some relaxation of the above controls on distancefrom residential property may be appropriate. However, proposals for hotfood takeaways other than those outlined below, will not be permitted inpremises directly adjoining (i.e. directly above or to either side) residentialproperty which is not within the control of the takeaway proprietor/operator.

Where hot food carryout premises and snack bars/cafes/tea rooms areproposed which would not meet the above requirements these may bepermitted subject to:

a the hours of operation being limited to between 7.00 am and 7.00 pm,and,

b the hot food not requiring to be prepared on the premises and onlyrequiring heating by means of a microwave oven or other method whichwould not cause a nuisance to surrounding residential property by virtueof smell.


61 AMUSEMENT CENTRES AND AMUSEMENT ARCADES

61.1 Amusement centres and arcades have the potential to raise significantamenity concerns associated with noise, disturbance and appearance.Accordingly there is a need for sensitivity in siting these uses and forthe incorporation of appropriate amenity safeguards. While amusementcentres and arcades can contribute to the overall attraction of citycentres, they are not, for most people, the main purpose of trips to thecity centre. As such, their contribution to city centre vitality and viabilityis not as strong as that of shops and other related uses which are amore typical focus for trips to the city centre. There is therefore a needto ensure that amusement centres and arcades do not displace suchuses from the City Centre Retail Core and dilute its ability to attractvisitors. The City Centre Speciality Shopping and Non Core Area offersa more appropriate location for amusement centres and arcades.

POLICY 54 : AMUSEMENT CENTRES AND AMUSEMENT ARCADES

Proposals for amusement centres and arcades will only be acceptable if:a they do not immediately adjoin residential property; andb they are of an appropriate design; andc they are not in close proximity to another amusement centre or arcade

or to school buildings, churches, hospitals and hotels;d they incorporate suitable safeguards to minimise any adverse impact on

local amenity and, in particular, to avoid any noise nuisance.

Within the City Centre amusement centres and arcades will not be permittedwithin the retail core area.

Within District Centres, proposals meeting the above criteria will only bepermitted within or adjacent to their retail areas but outwith ground floorpremises in their core frontages.


62 URBAN DESIGN

62.1 A quality environment is dependent on the inter-relationship betweenbuilding form and use, architectural style, streetscape spaces, placesand movement patterns. New quality development should createsuccessful, meaningful and memorable buildings and spaces andsuccessfully contribute to the image of Dundee.

62.2 A successful balance between the inevitably conflicting interests ofvarious uses and users can be achieved only through understandingthe place and its people. To demonstrate that the local context andbasic urban design principles as stated in the Dundee Urban DesignGuide have been appreciated and fully appraised, Design Statementsare required on prominent sites, within Conservation Areas and alongmajor routes to the City. Design Statements must indicate that thedevelopment proposals are based on consistent design principles thatwill successfully contribute to the character and development of thearea.

62.3 The City Council will welcome measures to promote safety and securityin all new developments and will encourage housing and commercialdevelopment proposals which qualify under the “Secured by Design”scheme.

62.4 Safe and attractive residential streets must do more than justaccommodate traffic. They should have active uses and doors orwindows on to the street, rather than presenting a blank façade with noopportunity for overlooking or natural observation. To further theachievement of safer areas, the City Council will continue to liaise withthe Police Architectural Liaison Officer.

62.5 For detailed guidance in relation to the following; public art, designstatements, design quality and reinforcing local identity; sustainability;environmental improvements, trees and landscaping, reference shouldbe made to the Dundee Urban Design Guide and the ScottishExecutive’s guidance in A Policy on Architecture for Scotland (2001)and A Policy Statement for Scotland Designing Places (2001).

62.6 The Dundee Urban Design Guide is Dundee’s specific response to theScottish Executive’s “A Policy Statement for Scotland Designing Places”,in the affirmation of design quality as a material consideration indetermining planning applications.

62.7 Policy 4 Design of New Housing and associated Appendix 1 providefurther guidance on new housing development standards that residentialdevelopment must comply with.


POLICY 55: URBAN DESIGN

For all new developments the emphasis will be on design quality and the CityCouncil will seek the creation of new public places and points of interestwhich incorporate architectural and landscape features and reflect andenhance historic street layouts, significant views and vistas. All developmentshould respect the setting of listed buildings.

The City Council require the use of Design Statements for planningapplications or listed building applications for new buildings or extensions toexisting buildings on significant sites.

All development will, in its design and layout, be expected to contribute toan environment which is safe and accessible to all.


63 PUBLIC ART

63.1 Public Art is a means by which artists and their patrons can enrich theirdevelopments, open space, and cultural heritage by adding to the visualinterest and quality of the City’s environment. Artworks can take theform of “stand alone” pieces, functioning elements on buildings or inpublic spaces or temporary works, crafts and community-based works.

63.2 The City Council will promote the inclusion of Public Art using a Percentfor Art Policy whereby developers shall provide a minimum 1% of theestimated development costs to the inclusion of Public Art within thatdevelopment. In this way, developers can enhance and humanise thepublic realm in private developments and in the City in general by :· providing high-quality art in publicly accessible spaces ;· creating exciting, harmonious and people friendly spaces, streets

and developments ; and· continuing to add to the City’s cultural wealth and heritage.

POLICY 56: PUBLIC ART

The City Council will continue to support Public Art through the adoptedPublic Art Strategy and the Percent for Public Art Policy by:a implementing the “Percent for Public Art” policy where all new

development in Dundee with construction costs of £1,000,000 or overwill be required to allocate at least 1% of the construction costs for theinclusion of an art project/s in a publicly accessible/visible place or placeswithin their development. The implementation of the policy will bedelivered through the development control process by the imposition ofappropriate conditions on planning permission and the conclusion of legalagreements; and

b involving the Dundee Public Art Programme at every opportunity infuture environmental improvements and building developments; and

c encouraging and developing the role of the artist within private sectordevelopments; and

d promoting the development of the community arts in residential areas;and

e identifying sites through Development Briefs where public art wouldmake a contribution to the streetscape, City image or local environment.


64 VISUAL IMPACT ON MAJOR ROUTES

64.1 The Ambassador Routes Concept seeks to address constraints in thephysical environment which inhibit growth and investment in a numberof strategically important areas of the local economy. The AmbassadorRoutes Concept encompasses facilities and features set in a high qualitylandscaped environment.

64.2 The core aim of the Concept is to achieve a consistent good imageacross the whole City and provide a high standard landscapedenvironment from arrival at the City boundary to visitor destinations.Where Ambassador Routes pass through existing communities,environmental improvement of the routes contributes to arearegeneration. The Ambassador Routes Design Guide is presently usedand will continue to be used for design advice to developers.

64.3 The selected routes are the main vehicular approaches that connectthe national road network to the City Centre from the north, south, eastand west plus the Marketgait, and the Kingsway which is regarded as athrough route. They are the principal access corridors used by themajority of visitors to the City carrying in excess of 20 million vehiclesper annum.

64.4 As a result of the success of Ambassador Routes projects, the conceptis being extended through this Local Plan to include the other majorroutes of the Kingsway and Marketgait. Environmental projects on majorroutes will continue to enhance the major entry points into Dundee cityby the quality of the landscape design thus addressing the outdatednegative perceptions of the City.

POLICY 57: VISUAL IMPACT ON MAJOR ROUTES

The City Council in association with other agencies will seek to further theimplementation of the major routes concept, subject to finance beingavailable, where the objectives will be to:a improve the image of Dundee; andb create a memorable image on arrival to Dundee that will have an imposing

presence both day and night; andc improve the quality of the environment. In relation to visual amenity,

highly visible primary frontages, and certainly those within 25 metres ofthe kerb line (depending on local circumstances) will be required to abideby the guidelines within the Ambassador Route Design Guide.


65 FAÇADE ENHANCEMENT GRANT SCHEME

65.1 Building deterioration is often linked to the under-use of certain floorsand the general lack of maintenance in commercial areas. The Councilwill use its powers along with those of other bodies to create amechanism to upgrade the City’s buildings, particularly in the CityCentre. As a result of the success of the Façade Enhancement GrantScheme in the City Centre, parts of the Hilltown and Albert Street arenow able to participate in the scheme. Within the limits of availablebudgets, the City Council will financially support approved façadeenhancement schemes which will redress the incoherent character ofcertain City Centre locations and specific areas within the Hilltown andAlbert Street District Centres.

65.2 The aim of the Façade Enhancement Scheme is to support the repairand retention of traditional features that contribute to the enhancementof an area’s character, and the appropriate replacement of someoutdated elements with historic based or contemporary based designsolutions and use of Public Art. Partnership and joint working inassociation with Public Art and other environmental improvementschemes is imperative to the success of the Facades EnhancementGrant Scheme.

POLICY 58: FAÇADE ENHANCEMENT GRANT SCHEME

The City Council will promote a Façade Enhancement Grant Scheme whichwill seek to reintroduce the once coherent character of the streetscape ofthe City Centre and specific areas in the District Centres. It is paramountthat where upper floors exist, these are occupied and in a good state ofrepair prior to any grant being offered.


66 ALTERNATIVE USES FOR LISTED BUILDINGS

66.1 Under the Planning (Listed Buildings and Conservation Areas)(Scotland)Act 1997, as amended, the Scottish Executive compiles lists of buildingsof Special Architectural or Historic Importance. The listing of buildingshas a valuable role to play in the retention of important buildings.

66.2 The future survival of historic buildings depends on viable uses, effectivemaintenance and repair, and minimising the impact of adaptation andmodernisation on historic fabric.

66.3 Generally, where the existing use of a listed building has ceased, newuses giving rise to the least impact on historic fabric will be encouraged.It is usually in the best interests of an historic building if it can be retainedor returned to the use for which it was designed, although it is acceptedthis is not always appropriate or practical.

66.4 Buildings have varying degrees of importance and this will be aconsideration when deciding the future reuse of the building.

POLICY 59: ALTERNATIVE USES FOR LISTED BUILDINGS

Suitable alternative uses will be considered for listed buildings where this isnecessary to secure their future. Any adaptation of the fabric must beundertaken carefully and sensitively and have minimum impact on thearchitectural and historic interest, character and setting of the building.Reference should be made to other policies in the Plan.


67 ALTERATIONS TO LISTED BUILDINGS

67.1 On occasion, it may be necessary to alter listed buildings to securetheir continuing use. Alterations should normally be kept to a minimumand should enhance the appearance of the building. Consent is requiredfor any alteration, whether external or internal, considered likely to affectthe character of the building. Extensions to listed buildings should beof a suitable scale to the existing building and space around it. TheCouncil seeks to minimise the damaging impact of any necessaryalterations.

67.2 In relation to the following specific works, reference should be made tothe Memorandum of Guidance on Listed Buildings and ConservationAreas for further advice: window and door alterations, advertisements,shopfronts, roller shutters, treatments to masonry and painting and useof materials.

POLICY 60: ALTERATIONS TO LISTED BUILDINGS

The alteration of a listed building will only be acceptable where the proposalshave regard to the preservation or enhancement of its architectural or historiccharacter. Alterations will not be permitted where the works would diminishthe architectural integrity of the building or its historic interest.

The City Council will provide specific supplementary guidance on thefollowing: window and door alterations, advertisements, shopfronts, rollershutters, treatments to masonry and painting and use of materials.


68 DEVELOPMENT IN CONSERVATION AREAS

68.1 Conservation Areas are one of the measures available to localauthorities in protecting the quality of the built environment. Positivemanagement of these areas is vital if their character and appearanceis to be protected and enhanced. Conservation Areas provideopportunities to introduce good quality modern design and bring togetherold and new to create an attractive evolving urban landscape.

68.2 Dundee currently has 16 Conservation Areas which have quite distinctfeatures. Three of these have been designated as outstanding byHistoric Scotland.

68.3 In all Conservation Areas the City Council has powers, (Article 4directions), to ensure that minor works, not normally requiring planningpermission, are subject to control and are undertaken in a manner whichpreserves or enhances the character and appearance of a building orarea. These controls will be used positively to ensure that developmentor changes to the environment are carried out sympathetically.

POLICY 61: DEVELOPMENT IN CONSERVATION AREAS

Within Conservation Areas all development proposals will be expected topreserve or enhance the character of the surrounding area. This will requirethe retention of all features which contribute to the character and appearanceincluding unlisted buildings of townscape interest, trees and landscapefeatures and the historic pattern of streets and spaces, as identified in theConservation Area management plans to be advanced in the near future.


69 DEMOLITION OF LISTED BUILDINGS AND BUILDINGS INCONSERVATION AREAS

69.1 Consent for the demolition of a building is required if the building islisted or situated within a Conservation Area. It must be fullydemonstrated that the retention of the building is impractical before theCity Council will support the demolition of a listed building, or any buildingworthy of retention in a Conservation Area.

69.2 Before approving demolition proposals, the Council will requireproposals for the redevelopment or treatment of the cleared site toprevent the appearance of unsightly gaps. For further guidance inrelation to the provision of documented evidence reference should bemade to the Memorandum of Guidance on Listed Buildings andConservation Areas published by Historic Scotland.

POLICY 62: DEMOLITION OF LISTED BUILDINGS AND BUILDINGS INCONSERVATION AREAS

Applications for the demolition of a listed building or building that is worthyof retention in a Conservation Area must be fully supported by reports onthe condition and marketing history of the building along with a feasibilitystudy which explores the viability of retaining the building in active use.

Where the demolition of buildings is permitted, applications must besupported by acceptable proposals for the redevelopment or treatment ofthe cleared site.


70 ADVERTISING

70.1 Advertisements are designed to create high visual impact. They canadd colour and interest to the commercial street scene and individualbuildings. Advertisement hoardings can fulfil a useful function inscreening unsightly temporary building work or vacant land.Nevertheless, the scale and location of hoarding advertisements canbe inappropriate in residential areas, Conservation Areas, adjacent oropposite listed buildings and where traffic and pedestrian safety isimpaired. It is important in view of the character of our streetscapesand the scale of individual buildings to achieve a balance in permittingadvertising adequate to meet the needs of commerce, appropriate tothe retention of the quality of the built environment and the maintenanceof traffic and pedestrian safety.

70.2 Under the terms of Regulation 8 of the Town and Country Planning(Control of Advertisements) (Scotland) Regulations 1984 an Area ofSpecial Advertisement Control, covering the Overgate Centre and itssurrounding area came into force on 18 January 2002. This Orderrestricts the display of advertisements within the designated area inthe interests of amenity. The City Council will prepare supplementaryguidance on advertising.

POLICY 63: ADVERTISING

In determining the acceptability of advertisement displays on buildings andadvertisement hoardings, each case will be judged on its merits. The followingtwo aspects will be carefully considered:a the impact of the proposal on the visual amenity not only of the property

itself but also neighbouring properties and the surrounding area; andb the impact of the proposal on public safety, particularly the safety of

pedestrians, drivers and other road users.


71 SCHEDULED MONUMENTS AND SITES OF ARCHAEOLOGICALINTEREST

71.1 Archaeological sites and monuments provide a valuable insight intothe evolution of our built environment, society and culture.Archaeological remains are an irreplaceable part of the historicenvironment and a finite resource which needs to be carefully managedand protected. Protecting and managing the historic environment in allits form is an important part of the sustainable development strategy ofthis Local Plan. The Scottish Executive, through its National PlanningPolicy Guideline 5, “Archaeology and Planning”, and the accompanyingPlanning Advice Note 42, “Archaeology - the Planning Process and theScheduled Monument procedures”, encourages preservation of theCity’s important heritage of monuments, sites and landscapes ofarchaeological interest, for the education and enjoyment of presentand future generations. The preservation of sites of archaeologicalsignificance and their settings is a material consideration in determiningplanning applications.

71.2 Where the development is considered to be acceptable and it is notpossible to preserve the archaeological resource in situ, the developerwill be required to make arrangements for an archaeologicalinvestigation. This will include excavation and recording prior to thestart of any development. Any development which would affect aScheduled Monument can only be carried out with the prior writtenpermission of the Scottish Ministers (called Scheduled MonumentConsent).

71.3 The City has a rich and lively history reflected in its many archaeologicalsites and monuments of regional and local significance. In the pastdevelopment sites have often revealed archaeological remains and suchsites of archaeological interest should be recorded in the Council’s Sitesand Monuments Record. It follows that sites which have not beendisturbed in modern times retain the potential to reveal importantarchaeological information about the City’s past. As a result, a largepart of the City Centre has been informally designated an “Area ofArchaeological Potential” due to the confirmed or likely survival ofarchaeological remains and features within this area, which could helpchart the City’s historic origins and development.


POLICY 64 : SCHEDULED ANCIENT MONUMENTS ANDARCHAEOLOGICAL SITES

Developments will not be permitted which would destroy or adversely affectScheduled Ancient Monuments or other important archaeological or historicsites or their settings unless it can be demonstrated that:a there is significant and overriding public interest to be gained from the

proposed development that outweighs the archaeological importance ofthe site. In the case of Scheduled Monuments, the development mustbe in the national interest in order to outweigh the national importancewhich attaches to the preservation of Scheduled Monuments; and

b there is no appropriate alternative location for the proposal; andc the proposal has been sited and designed to minimise damage to the

archaeological remains.

POLICY 65: ARCHAEOLOGICAL SITES

Where any proposal could affect a site of known archaeological importanceor potential, the applicant will be required to provide an assessment of thearchaeological value of the site and the likely impact of the proposal on thearchaeological resource. Such an assessment will require a field evaluationto be carried out to the reasonable satisfaction of the Council, to determine:a the character and extent of the archaeological remains; andb the likely impact of the proposal on the features of archaeological

interest; andc the ways in which the development proposal can be amended or designed

in order to mitigate its impact on the archaeological remains.

Where the development is considered to be acceptable and it is not possibleto preserve the archaeological resource in situ, the developer will be requiredto make arrangements for an archaeological investigation. This will includeexcavation and recording prior to the start of any development. Planningconditions will be used and agreements sought to secure these arrangements.Similarly, where development is proposed for any site considered to be ofpotential archaeological interest within the City Centre Area of ArchaeologicalPotential, the applicant will be required to provide an assessment of thearchaeological value of the site and the likely impact of the proposal on thearchaeological resource.


72 EXPANDING AND ENHANCING THE EXISTING OPEN SPACENETWORK

72.1 Open spaces are important for our quality of life, the quality of ourenvironment and enhancing the city’s attraction as a place to live, work,invest and visit. As well as acting as the city’s green lungs, they have adirect bearing on how communities perceive their own localenvironments and how others perceive the city as a whole. Uninviting,uninteresting or poorly managed spaces contribute to poor qualityenvironments and have a negative impact on community wellbeing. Incontrast, quality spaces create a strong sense of place by defining thecharacter and identity of the city.

72.2 Open spaces also provide opportunities for communities to take anactive part in caring for their local environment and achieve healthierlifestyles through sport, recreation and play. Interconnected networkshave added benefits in terms of facilitating the movement of peopleand wildlife, and providing links with the countryside.

72.3 The Council is pursuing a long-term, strategic approach to the provision,use and management of open space. There will be a presumption infavour of proposals that extend and improve the quality, safety andaccessibility of the existing network, and a general presumption againstthe development of open space.

72.4 The Council will audit and rigorously assess the supply and quality ofexisting open space in Dundee as a basis for establishing futureprovision levels and identifying opportunities to improve the supplyand quality. Supplementary Guidance will be prepared, as highlightedin Part 1 of this Local Plan, so that developers, the Council and its mainpartners can work together to improve open space for the benefit of theCity and provide a legacy for future generations. In the period leadingup to the preparation of Supplementary Guidance, developers will berequired to provide open space as part of new development inaccordance with the National Playing Fields Association Six AcreStandard.


POLICY 66: EXPANDING AND ENHANCING THE OPEN SPACE NETWORK

Development proposals that extend and improve the existing open spacenetwork will be generally supported where they satisfy policies in the Planand :a enhance the framework for development ;b improve local environmental quality ;c provide opportunities for outdoor leisure and recreation ;d create and enhance wildlife habitats ;e provide opportunities for outdoor environmental education and lifelong

learning ;f support sustainable drainage ; and/org provide walking and cycling opportunities.

Open space must be well located, designed and managed. Ideally spacesshould be capable of being adapted to other types of open space to providefuture flexibility. Lower intensity maintenance regimes will be supportedwhere they contribute towards biodiversity, Best Value and will not have anadverse impact on local amenity issues or road traffic and pedestrian safety.


72A : PROTECTION OF EXISTING OPEN SPACE

72A.1 Improvements to the network must not be undermined by the piecemealerosion of existing open space. By the same token, the protection ofopen space cannot be inflexible, and so the Council will treatredevelopment proposals on their individual merits, having particularregard to the needs of communities. The policy approach makes aclear distinction between playing fields and sports pitches, and othertypes of open space in support of current national guidance.

Playing Fields and Sports Pitches

72A.2 All public and private playing fields and sports pitches are potentiallysignificant in terms of their value to sport, local communities and theenvironment. Where they are no longer required for their originalpurpose, the most appropriate alternative uses will be for other sportsor recreational facilities.

72A.3 The open space audit and assessment will reveal whether there is anylong term excess of playing fields, sports pitches and open space inDundee, having regard to current and future needs as well asrecreational and amenity issues. At least until such times as the openspace audit and assessment is complete, there will be a presumptionagainst the redevelopment of playing fields and sports pitches. Policyexceptions will only be acceptable where there is a long term excess ofpitches, playing fields and public open space in the area. There shouldbe no overall loss in the number of playing field or pitch sites, so that astrategic reserve is retained for future generations. Piecemeal erosionby a succession of small developments will be guarded against. In theintervening period, the onus will be placed on applicants to demonstrateto the Council’s satisfaction that a long term excess of playing fields,sports pitches and open space exists.

72A.4 Exceptional proposals must also either constitute an important, strategicdevelopment in which compensatory space will be provided in oradjacent to the same community; involve replacement of an existingplaying surface; or facilitate relocation of playing fields or pitches tomore central locations or a brownfield site. Where playing fields orpitches are being resurfaced or relocated, disruption to existing usersmust be minimised.

72A.5 Any significant change to this policy approach arising from the Council’sstrategic audit and assessment, or changes to national policy guidancewill require an alteration to the Local Plan.


POLICY 66A: PROTECTION OF PLAYING FIELDS AND SPORTS PITCHES

There is a presumption in favour of retaining playing fields and sports pitchesin Dundee. They should not be redeveloped unless the Council is satisfiedthat they are no longer required for their original purpose and there is a clearlong term excess of pitches, playing fields and public open space in the widerarea, having regard to the site’s recreational and amenity value plus theneeds of future generations. In addition the following criteria must also besatisfied:a the proposals affect part of the site that has lesser sports and amenity

value and will improve the sports, recreational and amenity value acrossthe remainder of the site (e.g. grass pitches will be replaced on-site withan all weather surface); or

b compensatory open space of at least equal benefit and accessibility willbe provided in or adjacent to the community most directly affected,resulting in an overall improvement to existing facilities and the amenityof the area (e.g. relocating existing pitches to a more central locationwithin the community most directly affected; or

c development plans require the site for an important, strategicdevelopment, following examination of all possible alternative sites, andreplacement provision of equal community benefit will be created in oradjacent to the community most directly affected.

Proposals must be consistent with policies elsewhere in the Plan and mustnot adversely affect the character or setting of an Historic Garden or DesignedLandscape. Replacement provision must be made available in a playablecondition before the existing facilities become unavailable. Where this isimpractical, developers must provide sufficient justification and the Councilwill require replacement in the short term to an alternative agreed timetable.Compensatory arrangements must be secured by applicants to ensure thatthe sporting needs of displaced users are suitably catered for, to thesatisfaction of the Council.

Other Types of Open Space

72A.6 At least until such times as the strategic audit and assessment of openspace has been completed and related Supplementary Guidance hasbeen fully consulted upon and approved by the Council, all other typesof open space should also be retained.

72A.7 Development proposals will only be allowed in exceptionalcircumstances which satisfy the broad thrust of the criteria listed inPolicy 66A, or where they are consistent with a park masterplan, strategyor programme approved by the Council to improve the management ofopen space. Exceptional redevelopment proposals that facilitate thereuse of vacant brownfield sites or relocate underused open spaceonto more centrally located sites within communities will be affordedspecial consideration.


POLICY 66B: PROTECTION OF OTHER OPEN SPACE

There will be a presumption against the development or redevelopment of allother open space within the Local Plan area unless:

a the broad principles of criteria listed in Policy 66A are satisfied; or

b the proposals are consistent with a park masterplan, strategy orprogramme approved by the Council to improve the management of openspace.”


73 OPEN SPACE MAINTENANCE

73.1 Open spaces in new developments are only fully effective if they areproperly maintained. It is important that maintenance regimes areconsistent with the particular type and use of open space to ensure itsfuture safety and integrity.

73.2 The Council can make provision for open space maintenance in newhousing developments through planning conditions or agreements onplanning consents. There are several options available to developers.The Council will adopt open space in new housing developments wherethe scheme of landscaping has received prior approval, any playequipment meets appropriate European safety standards, and thedeveloper pays a commuted sum to provide for the future maintenanceof that open space, as well as the legal costs of transferring the groundto the Council.

73.3 Alternatively, developers may provide open space in accordance witha scheme approved by the Council, transfer ownership of the groundto a suitable third party, and pay a commuted sum to cover long termmaintenance costs, or hand over the maintenance costs to the residentsof the new development. Where the latter is set out in the saleagreement, residents effectively share the cost of maintaining the openspace, usually on an annual basis. Suitable third parties might includea not-for-profit organisation.

73.4 The Council will continue to work with developers and other bodies toseek the best mechanisms and funding for the long term maintenanceof open space in new developments, based on these options.

POLICY 67: OPEN SPACE MAINTENANCE

The Council will apply planning conditions or agreements to planning consentsto make suitable provision for the long-term maintenance of open space innew housing developments, based on the following options :a open space will be adopted by the Council, subject to appropriate

agreements with the developer over the scheme of landscaping and annualmaintenance, including payment of a commuted sum to cover annualmaintenance costs; or

b a developer may lay out the open space, transfer the land to a suitablethird party, and eitheri pay a commuted sum to cover maintenance costs; orii hand over the maintenance costs to residents of the new development.

This latter option should be clearly set out in the sale agreement so residentsagree to effectively share the cost of maintaining open space on an annualbasis.

The primary function of any newly created open space must not changewithout prior written approval of the Council.


74 DUAL USE OF OPEN SPACE PROVISION WITHIN SCHOOL GROUNDS

74.1 School grounds provide opportunities for both formal sports and informalcommunity recreational activities outwith school time. The Councilsupports the dual use of open space within school grounds, particularlyin areas of deficiency identified in Supplementary Planning Guidance.

POLICY 68: DUAL USE OF OPEN SPACE WITHIN SCHOOL GROUNDS

The Council supports the opening up of outdoor space in school grounds forcommunity use, particularly in areas of deficiency for outdoor sport,recreation and play as identified in Supplementary Guidance.


75 GREEN ACCESS CORRIDORS

75.1 The Green Circular is a shared cycle and pedestrian route that encirclesthe City, providing largely recreational access to parts of the existingopen space network. Green access corridors like this provideopportunities for recreational walking, cycling and horse riding trips inpleasant, safe surroundings. Their popularity is shared amongst citizensand visitors, as well as commuters travelling to employment areas onfoot or by bicycle.

75.2 As part of the Outdoor Access Strategy, the Council is promoting newshared surface paths across the City, some of which will join up withthe Green Circular. These will provide new opportunities for access,facilitating movement between communities and the surroundingcountryside.

75.3 Green access corridor proposals will be required to make a significantcontribution to local environment improvement through the creation ofnew or enhancement of existing habitats, site interpretation and signage,provision of informal recreational spaces such as picnicking areas, andthe application of sustainable drainage techniques. Proposals will berequired to demonstrate compliance with Supplementary Guidance.

POLICY 69: GREEN ACCESS CORRIDORS

The nature conservation, amenity and educational value of existing greenaccess corridors will be safeguarded against inappropriate development andenhanced by the Council and its partners through a package of landscapingimprovements, Public Art, signage and other complementary outdoorrecreation facilities. All improvements will be required to demonstratecompliance with Supplementary Guidance.

The Council will support the creation of new green access corridors to helpconsolidate the open space network and improve recreational and commuteraccess. Opportunities for creating new green access corridors will bepromoted by the Council as part of planning consents for new developmentand in conjunction with key partners.


76 SEMI-NATURAL GREENSPACES OF LOCAL NATURECONSERVATION IMPORTANCE

76.1 Semi-natural greenspaces can be found throughout the City typicallywithin Parks, along the banks of the Dighty Burn, in residential areasand on the urban fringe. Some of these greenspaces have particularnature conservation interest in the local context and have been identifiedas Sites of Importance for Nature Conservation (SINCs). SINCs varyin size from extensive areas of broad-leaved woodland to much smallerfragments of locally scarce habitats and species. They will besafeguarded from inappropriate development and their conservationvalue enhanced through sympathetic management and maintenance.

76.2 The Dighty, Fithie and Murroes Burns have also been given SINC statusin recognition of their fisheries interest.

76.3 Semi-natural areas with a lower nature conservation value, high publicusage and the potential to develop into a significant community resourcehave been identified as Community Wildlife Sites. These include areasactively used by schools for environmental education activities.

76.4 The above diagram shows the distribution of all SINCs, Local NatureReserves and Community Wildlife Sites in Dundee. These are detailedin Appendix 6 to the rear of the Plan.

76.5 Stretches of semi-natural greenspace along the Dighty Burn and on


the north side of Riverside Drive are identified as Wildlife Corridors topromote habitat continuity and support biodiversity conservation. Theseare the only two true Wildlife Corridors in the City and hence all otherWildlife Corridors currently designated in the Dundee Local Plan andthe Urban Nature Conservation Subject Local Plan will be de-designated.

POLICY 70: SEMI-NATURAL GREENSPACES OF LOCAL NATURECONSERVATION IMPORTANCE

Development proposals must not adversely affect the nature conservationqualities of Sites of Importance for Nature Conservation or Local NatureReserves. Any development proposals affecting these sites must beaccompanied by an ecological or similar assessment that details the likelyimpacts of the proposal on the conservation interests of the designation,along with proposed mitigation measures.

Development proposals that improve the conservation and educational valueof Community Wildlife Sites shown on the Proposals Map will be generallysupported. The conservation status of Community Wildlife Sites will bemonitored and reviewed accordingly as improvements are implemented.Development proposals affecting Community Wildlife Sites will be resistedwhere their conservation and educational value have been significantlyimproved.

There will be a presumption against the development of semi-naturalgreenspaces within Wildlife Corridors shown on the Proposals Map, tominimise physical barriers to continuity, safeguard ecological integrity andpromote biodiversity conservation. The Council will promote sympatheticmaintenance of Wildlife Corridors to improve their nature conservation,community and educational value.


77 FUTURE CEMETERY PROVISION

77.1 The Council is required to ensure an effective supply of burial landwithin Dundee. Spare capacity currently exists at Birkhill and Barnhillcemeteries, but there are no new lairs for sale at Eastern, Balgay andWestern Cemeteries.

77.2 Additional burial land will need to be brought forward in the period priorto 2011. The Council will investigate the feasibility of extending Easternand Birkhill cemeteries to increase the current supply. Further provisionwill be required in the period beyond 2011, particularly to meet thedemand for burial sites towards the east of the city.

POLICY 71 : FUTURE CEMETERY PROVISION

The Council will investigate the feasibility of extending Eastern and Birkhillcemeteries to improve the supply of burial land in Dundee in the period to2011. In addition, the Council will investigate the provision of new burialland towards the east of the city in the period beyond 2011. The followingcriteria will be used to help the Council identify potential sites to satisfy thislonger term requirement :a land with limited development value in the east of Dundee ;b land that is capable of being made available within the necessary

timeframe;c land with reasonable public transport access ; andd land that is not environmentally and aesthetically sensitive to the

proposed use as a burial site.


78 TREES AND URBAN WOODLAND

78.1 Dundee has some 282 hectares of woodland, covering 4% of the Cityarea. The majority of woodland is owned or maintained by the Council,with only a small percentage in private ownership. Most of the largewoodlands can be found in the north and west fringes of the City inparks that originate from the 19th century. The main exception to this isthe landscape planting around the Technology Park which was carriedout towards the end of the 20th century. Smaller woodlands are foundin the more built up areas of the City, and many of these are less than1 hectare.

78.2 Dundee has a distinct imbalance in the number of young trees comparedto semi-mature and mature trees. Young trees are the mature trees ofthe future and by failing to increase the amount of woodland coveragenow, existing imbalances will become more extreme. The DundeeUrban Woodland Report prepared on behalf of the Council in 2000recommended establishing 60 hectares of new woodland over the next10-20 years to address imbalances in the age class distribution ofexisting woodland. The Council’s Tree Strategy and Urban WoodlandInitiative will create a network of strategic tree planting and local urbanwoodland to enhance the City’s image, diversity and distinctiveness,encourage economic prosperity, contribute to the quality of life of existingcommunities and provide a civic legacy for future generations.

78.3 The Plan also recognises the wider environmental significance of treesand seeks to ensure that development proposals minimise disruptionto healthy, mature trees wherever possible in terms of site layout andboth during and after construction. Equally, the Council will ensure thatlandscaping schemes associated with development proposals aresufficient and appropriate to the type and setting of the development,and that provision is secured from developers for the on-goingmaintenance of newly landscaped areas. The Council will promoteTree Preservation Orders where expedient to do so to protect individualtrees or groups of trees. In addition, Supplementary Guidance will beprepared covering all aspects of tree planting, maintenance,management and protection.

78.4 Whilst the Local Plan supports reuse of brownfield sites, not all vacantsites will lend themselves to physical redevelopment. Suburbancommunities will be targeted as pilot areas for temporary and permanentlocal urban woodland projects that promote the sustainable use of vacantland, improve environmental quality, contribute to health and well being,support local biodiversity, promote local stewardship or mitigate flooding.

78.5 The Council will work in partnership to improve the City’s image andlandscape infrastructure through structural tree planting. This will includeadvance planting on major development sites, enhanced tree plantingwithin Greater Camperdown Country Park and the City Parks, as wellas the creation of new community forests on the urban fringe inconjunction with neighbouring Councils. These larger-scale schemes


will improve the age class distribution of trees across Dundee andenhance the City’s strategic landscape infrastructure for futuregenerations.

POLICY 72: TREES AND URBAN WOODLAND

New developments must have regard to existing healthy mature trees, thesurvival and retention of which will be strongly encouraged through sensitivesite layouts and both during and after construction. Where appropriate,development proposals must be accompanied by a tree planting andlandscaping scheme which includes a supporting justification and sufficientmap based material to document existing planting within the applicationsite, as well as new planting and maintenance arrangements. The Councilwill promote Tree Preservation Orders to protect individual trees or entireplanting schemes where expedient to do so.

The Council and its partners will pilot local urban woodland projects withinsuburban communities to provide sustainable land use treatment for vacantor underused land. Temporary urban woodland projects will be based on a‘minimum cost, rapid impact, site recovery’ approach with interpretativesignage, so not to preclude future development. Public access will bediscouraged within these areas. In addition, peripheral vacant sites withlittle or no development value will be targeted by the Council and its partnersfor permanent urban woodland schemes.

The Council will also support advance planting on key development sites,enhanced tree planting within Greater Camperdown Country Park and theCity Parks, as well as the creation of new community forests on the urbanfringe in conjunction with neighbouring authorities.


79 NATURAL HERITAGE DESIGNATIONS OF INTERNATIONAL ANDNATIONAL IMPORTANCE

79.1 Dundee has several nationally and internationally important naturalheritage designations that focus on the Tay Estuary as it relates to theCouncil’s administrative boundary. These include its listing as a Ramsarsite, its classification as a Special Protection Area and Special Area ofConservation, and its partial designation as a Site of Special ScientificInterest. There is a general presumption against development proposalsthat will adversely affect the conservation interests of these designations.

POLICY 73: NATURAL HERITAGE DESIGNATIONS OF INTERNATIONALAND NATIONAL IMPORTANCE

Where development proposals are likely to have a significant effect on anarea of natural heritage importance shown on the Proposals Map, they mustbe accompanied by an ecological or similar assessment that sufficientlyestablishes the impacts on the conservation interest of the designation.

In accordance with National Planning Policy Guideline 14, only in exceptionalcircumstances will the Council consider a proposal that is likely to have anadverse impact on a natural heritage designation of international or nationalimportance. Where an international designation is affected, there must besufficient documentary evidence provided by the applicant to demonstratethat:a there are no alternative solutions; andb there are imperative reasons of overriding public interest which outweigh

the particular conservation interests of the area (including those of asocial or economic nature).

Where a national designation is affected, applicants must provide sufficientdocumentary evidence to demonstrate that the adverse impact is clearlyoutweighed by social or economic benefits of national importance.


80 NEW DEVELOPMENT IN THE OPEN COUNTRYSIDE

80.1 The present boundary of Dundee City is largely drawn closely aroundthe existing urban area. In accordance with the Development Strategiesof both the Dundee and Angus Structure Plan and this Local Plan, anumber of development proposals have been identified on greenfieldsites around the City.

80.2 It is, however, a stated objective of these Strategies to adhere to theprinciples of sustainability by, among other things, reducing the needto travel, supporting community regeneration and the re-use ofbrownfield sites and minimising the requirement for greenfield sites.

80.3 In support of this therefore, it is the intention of the Local Plan that newdevelopment in the open countryside, outwith those areas designatedfor such in the Plan, will only be permitted in specifically definedcircumstances and that there will otherwise be a general presumptionagainst all such development.

POLICY 74: NEW DEVELOPMENT IN THE OPEN COUNTRYSIDE

Within the areas designated as Open Countryside on the Proposals Map therewill be a presumption against all new development unless:a the proposed development is located within an existing building group

(see definition 1); orb the proposed development involves the restoration of an existing building

worthy of retention (see definition 2); orc the proposed development is supported by an agricultural justification.

1 Building Group:A Building Group should form a compact unit and have a visually cohesiveappearance. It should consist of either a minimum of 3 houses or one housewith a further 2 buildings of an equivalent scale and form.

Over the Local Plan period permission will be granted for infill developmentenlarging the building group by one in groupings of up to 7 buildings or bytwo in the case of larger groups if all the following criteria are met :(a) the site has established and well defined boundaries giving an appropriate

landscape setting within which development can be accommodated; and(b) the proposal is designed to the satisfaction of this authority and is in

line with the advice contained within Planning Advice Note 36: Sitingand Design of New Housing in the Countryside; and

(c) the proposal, where located adjacent to agricultural buildings, will havea sufficient degree of separation to create a pleasant living environmentinsofar as this is compatible with (a) above.

2 Derelict BuildingsTo be considered worthy of retention the property must at least :

(a) be stone built, of architectural merit and worthy of retention in thecountryside; and

(b) have four walls surviving to wall head height.


81 SUSTAINABLE DRAINAGE SYSTEMS

81.1 Sustainable Drainage Systems (SUDS) are a well-recognised methodof dealing with surface water in an environmentally friendly andeconomical manner. SUDS manage surface water on site as near tosource as possible by slowing down the rate of run-off and treating itnaturally, thereby allowing the release of good quality surface water towatercourses or groundwater.

81.2 Sustainable Drainage Schemes will require to be submitted as part ofnew development proposals, along with a Drainage Impact Assessmentwhich show the impact of a 1 in 200 year rainstorm event. This includesindividual household extensions and other small scale proposals thatcould have a cumulative effect on surface water run-off. Proposalsthat adopt an ecological approach to surface water management willbe supported, as will those that promote habitat creation or enhancementby means of end pipe techniques. Applicants will also be required todemonstrate that surface water disposal will be controlled so that preand post development run-off rates are at least equivalent. Ideally, allsurface water discharges should be attenuated to mimic “greenfield”run-off.

POLICY 75: SUSTAINABLE DRAINAGE SYSTEMS

All appropriate development proposals must be accompanied by a SustainableDrainage scheme at the time of submitting a planning application. Thismust be supplemented by a Drainage Impact Assessment that shows theimpact of a 1 in 200-year rainstorm event. SUDS schemes should be designedaccordingly so that if this event occurs, flooding will not be higher than 300mm below floor level. In addition, proposals will be encouraged to adopt anecological approach to surface water management and exploit opportunitiesfor habitat creation or enhancement by forming wetlands or ponds, forexample.


82 FLOOD RISK

82.1 The insurance industry is no longer bound by insurance guarantee andcompanies will be able to refuse flood cover in areas where the floodrisk exceeds a level established by the Scottish Executive. The StructurePlan requires that Local Plans identify areas liable to flooding based oninformation available to the Council. Such information requires detailedinterpretation and is difficult to provide on a general basis. Land with a0.5% annual probability of flooding or greater (i.e. a 1 in 200 year floodor greater) will be classed as high risk. There will be a generalpresumption against development in high risk areas, including essentialcivil infrastructure and proposals affecting previously undeveloped land.Within the built up areas, development proposals affecting high riskareas will only be considered acceptable where they are alreadyprotected by flood prevention works, or such works are either underconstruction or planned in accordance with the Dundee and AngusStructure Plan. These works must not increase the probability of floodingelsewhere. In addition, the Insurance Template will be applied to allhousing development proposals, particularly within high risk areas, toestablish acceptable levels of flood risk above and beyond the minimum200 year standard of protection.

82.2 Having carried out an audit of areas within the City of areas liable toflood, it has been established that these are not extensive and areconfined to specific localities. In conjunction with the Dundee FloodAppraisal Group, the Council will closely examine all applications fordevelopment to establish the level of risk, based on guidance from theScottish Executive. In the first instance the Council will supportproposals that are free from flood risk, where they are consistent withpolicies elsewhere in the Plan and providing that the proposals do notpresent any flood hazard either on site or at other locations.

82.3 Some types of development e.g. sports pitches are more capable ofabsorbing minor flood events and may be acceptable in areas wherethere is no significant risk.


POLICY 76: FLOOD RISK

There will be a general presumption against development in high risk areasas identified by the Council in conjunction with the Dundee Flood AppraisalGroup based on a 0.5% or greater annual probability of flooding (equivalentto a 1 in 200 year flood or greater). This includes essential civil infrastructureand proposals affecting previously undeveloped land. High risk areas withinthe existing built up area may only be considered suitable for commercial,industrial and housing proposals that satisfy the Insurance Template whereapplicants can demonstrate to the satisfaction of the Council that :a Sufficient flood defences already exist, are under construction or are

planned as part of the development strategy of the Dundee and AngusStructure Plan 2002.

b Those flood defences will be maintained for the lifetime of thedevelopment and will not increase the probability of flooding elsewhere;and

c The proposals are consistent with other policies in the Plan.

There will be a general presumption in favour of development in low to mediumrisk areas with a 1 in 1000 to 1 in 200 year annual probability of flooding,other than for essential civil infrastructure projects. Proposals mustincorporate mitigation measures without giving rise to flooding or relatedproblems elsewhere and without compromising policies elsewhere in the Plan.This includes housing proposals that do not satisfy the Insurance Template.However, the provision of flood prevention or protection structures will notnormally be supported.

A Flood Impact Assessment will require to be submitted to accompany alldevelopment proposals in high and medium to low risk areas

Development in little or no risk areas where the annual probability of floodingis less than 1 in 1000 will be generally supported.


83 RENEWABLE ENERGY AND ENERGY EFFICIENCY

83.1 The UK Government is committed to developing the country’s renewableenergy industry in support of the Climate Change Programme. In 2000it set a target that requires 10% of the UK’s electricity requirements tobe met from renewable sources by 2010. The Scottish Executive hasset a more ambitious target and by 2010, 18% of electricity generationin Scotland will require to be met from renewable sources. RevisedNational Planning Policy Guideline (NPPG)6 Renewable Energyrecognises that Scotland possesses a large part of the UK potential forproducing energy from wind, hydro and biomass sources. There arealso opportunities for energy from waste and landfill gas developmentsand, in the longer term wave and tidal power.

83.2 Dundee already contributes to renewable energy supply via the wasteto energy plant at Baldovie which utilises domestic refuse and helpsreduce the requirement for landfill sites in accordance with the NationalWaste Strategy. Within the confined boundaries of Dundee City, it isimpractical at present to identify opportunities for further renewableenergy developments as the NPPG suggests. The Council will continueto support the ongoing operation of the Waste to Energy plant atBaldovie where this remains consistent with the Tayside Area WastePlan and the identified waste management hierarchy. The Council willalso continue to support small scale wind energy developments, havingregard to environmental impacts and policies elsewhere in the Plan.

83.3 In addition, the Council will appropriately consider any new renewableenergy systems that may arise over the Plan period due to technicaldevelopment and innovation. Small scale technologies that assistdelivery of the Scottish Community and Householder RenewablesInitiative will be encouraged. The Council will also seek to improve theenergy efficiency of its own housing stock, and will encourage housingdevelopers to achieve high energy efficiency standards to reduce fuelpoverty and improve quality of life, in accordance with the Home EnergyConservation Act 1995.


POLICY 77: RENEWABLE ENERGY AND ENERGY EFFICIENCY

The Council will continue to support the generation of renewable energy viathe Waste to Energy plant in Dundee. Small scale wind energy developmentswill be favourably considered where they are consistent with otherEnvironmental policies of the Plan, they do not necessitate ancillarydevelopments that may have an adverse environmental impact, e.g. powerlines, and where they have no significant adverse or cumulative effects on:

a neighbouring residential occupiers, other uses or road safety by reasonof visual disturbance, noise emission, shadow flicker, reflected light orelectro-magnetic influences;

b landscape; andc aircraft activity or known flight paths of migratory birds.

Other small scale renewable energy and energy efficiency measures thatbenefit communities and households in Dundee will also be favourablyconsidered where they are consistent with Environmental policies of the Plan.


84 LOCATION OF TELECOMMUNICATIONS EQUIPMENT

84.1 Due to the continuing popularity of mobile telephones for bothprofessional and personal communication, the Council continues toreceive enquiries and applications for planning permission fromoperators for telecommunication masts and related apparatus in orderthat their networks can be maintained and enhanced. The Councilfully recognises the economic, social and educational benefits thatcan be gained from an up to date and comprehensivetelecommunications network.

84.2 Accordingly, the Council wishes all relevant parties to work togetherto create a mutually agreeable balance between planning andenvironmental objectives and those of a rapidly expanding andincreasingly sophisticated industry servicing a growing customer baseboth nationally and locally. This can be achieved by promoting mastsharing where appropriate, innovation in design and the considerationand evaluation of alternative locational solutions. From a planningperspective, the principal objective must be the siting and design ofmasts and other structures to minimise the environmental impact onthe City, whilst acknowledging the commercial objectives of operators.Therefore, operators are directed to industrial areas as first areas ofsearch as opposed to residential and other environmentally or visuallysensitive locations.

84.3 There are a number of sensitive areas where it is necessary to takepositive steps to disguise or conceal telecommunications equipment.These visually and environmentally sensitive locations include:residential areas; Conservation Areas; Scheduled Monuments andtheir settings; and other significant archaeological sites; listed buildingsand their settings; major routes as referred to in Policy 57 (whichincludes Ambassador Routes as in Policy 13 of the Council’ssupplementary policies); and some types of public open space.

84.4 The Council encourages a partnership approach between itself andtelecommunication Code System and other Operators and theirconsultants to the forward planning of “roll-out” programmes ofproposed works.

84.5 Following a period of public consultation with the telecommunicationsindustry and members of the public, the Council has approved (October2001) detailed supplementary guidance that sets out its approachtowards telecommunications development proposals. It is consideredthat this guidance accords with Government advice contained inNational Planning Policy Guideline (NPPG) 19 “RadioTelecommunications” and Planning Advice Note (PAN) 62 “RadioTelecommunications”. Both of these documents (NPPG 19 and PAN62) and the supplementary guidance referred to in Appendix 7 will bematerial considerations in determining planning applications fortelecommunication developments.

84.6 When formally notified by operators of proposals that do not require


the benefit of planning permission, the Council will, where necessary,offer best practice advice reflecting the existing supplementaryguidance. As a result of the Local Plan consultation process,amendments require to be made to the Council’s supplementaryguidance in relation to listed buildings. These will be advanced in thenear future.

POLICY 78 – LOCATION OF TELECOMMUNICATIONS EQUIPMENT

Where appropriate, proposals for telecommunications equipment will beencouraged to mast share. Where the operator can demonstrate to thesatisfaction of Dundee City Council that mast share is not a feasibleproposition, then alternative solutions in terms of location and design, willbe assessed with the objective of minimising the environmental impact onthe City.

Dundee City Council’s supplementary guidance (as amended August 2003)will be a material consideration in the determination of applications fortelecommunications developments. This guidance complies with NationalPlanning Policy Guideline 19 and Planning Advice Note 62.


85 CONTAMINATED LAND

85.1 Throughout the UK there exist extensive areas of land contaminateddue to past industrial activities. These have resulted in many instancesfrom large scale manufacturing activities including gas and chemicalproduction, mineral extraction and steel production. While there isnowadays greater awareness of the contamination risks associatedwith manufacturing processes, difficulties may still arise due to, forexample, poor management, accidents and inadequate knowledge ofthe substances involved. Part IIA of the Environmental Protection Act1990 provides a new framework for Local Authorities to address thethreats to health or the environment from contaminated land. The Acttogether with emerging regulations and guidance will provide the regimeapplying to contamination related risks associated with the current useof land, which include the powers to ensure appropriate remediation ofsites. In 2001 the City Council published its Contaminated Land Strategy.This sets out its statutory responsibilities in relation to contaminatedland and describes the process whereby it will identify such land.

85.2 With regard to intended uses of land, guidance is provided by PlanningAdvice Note 33 - Development of Contaminated Land. This includesthe advice that local authorities should have regard to contaminationwhen considering planning applications for sites where its presence issuspected. Where appropriate, planning permission may be subjectto the implementation of measures to ensure that the land is made fitfor its intended use.

85.3 In some circumstances, there may be a case for considering alternativesfor the Local Plan’s allocation covering sites which are established tobe contaminated. For example, in certain instances, the severity of thecontamination associated with a site may be such that it cannot beeconomically remediated to allow for the allocated use. Where thiscan be established to be the case, higher value alternatives to the LocalPlan allocation could be considered. These could generate sufficientcross funding to address the remediation requirement and stimulatethe redevelopment of the site. Such an approach is especially relevantin the case of high profile sites whose redevelopment could bringsignificant environmental benefits for a wider area. However,alternatives to be allocated use of such sites would need to be justifiablein terms of the other policies of the Local Plan.


POLICY 79: CONTAMINATED LAND

When considering development proposals involving sites where the presenceof contamination is suspected, the City Council will require applicants to :

a submit the results of site investigations which assess the nature andextent of any contamination which may be present; and

b where contamination is found to be present, notify the authority of theremediation measures proposed to render the site fit for its intendeduse including all receptors.

Appropriate conditions and/or legal agreements may be applied to ensurethat such measures are implemented to the satisfaction of the Council.

Alternatives to the uses permitted by the Local Plan may be supported oncontaminated sites in instances where evidence can be presented to establishthat the severity of contamination is such that the site cannot be economicallydeveloped for its allocated use. In such instances the City Council will requireto be satisfied that:

· clear evidence has been provided to establish the nature and extent ofthe contamination present;

· an economic appraisal has been provided which demonstrates thatdevelopment based on the Local Plan allocation is not economicallyfeasible due to the remediation requirement;

· justification for the proposed alternative to the Local Plan allocation issupported by economic and market appraisals which include theassessment of other potential options; and

· the proposed alternative use can be justified in relation to other policiesof the Local Plan.


86 WASTE MANAGEMENT FACILITIES

86.1 The coming years will see fundamental changes in the approach towaste management in the U.K. Change is being driven by Europeanlegislation and by a growing recognition of the environmental impactand unsustainability of current waste management arrangements. Aconsequence will be that the practice of burying most of the country’shousehold wastes in landfill sites will no longer be acceptable. TheNational Waste Strategy : Scotland provides the framework wherebyScotland can reduce the amount of waste it produces and deal withwaste which is produced in a more sustainable way. It also sets outhow the requirements and targets of a number of European directiveson waste, including the Landfill Directive, can be achieved. The wastehierarchy is a key concept underpinning the National Waste Strategy.This involves minimising the production of waste in the first instance,followed by re-use, then the recovery of value from waste throughrecycling and energy recovery. Only when these options have beenrejected as unsuitable should disposal to landfill be contemplated.

86.2 The requirements of the National Waste Strategy will be addressed ata more local level by the Tayside Area Waste Plan. This was preparedby a partnership comprised of Dundee City Council, the ScottishEnvironment Protection Agency, Angus and Perth and Kinross Councilsand a representative of the community recycling sector. The TaysideArea Waste Plan sets out the Best Practicable Environmental Option(BPEO) for the collection and management of Municipal Solid Wastein Tayside. It proposes a fully integrated approach involving wasteminimisation, re-use, recycling and composting activities. This willrequire the provision of a range of new facilities including additionalmini-recycling centres, a materials recycling facility, additionalcomposting facilities and, in the longer term, new landfill capacity. It willalso continue to rely heavily on energy from waste. It should be notedthat the present Area Waste Plan addresses only Municipal Solid Waste.Broadly speaking, this is household waste and other wastes collectedby, or on behalf of, the local authorities. Commercial and industrialwastes not collected by the local authorities will be the subject of furtherresearch by SEPA prior to consideration in future Area Waste Plans.

86.3 The Dundee and Angus Structure Plan provides broad strategicguidance for the future provision of waste management infrastructure.Local Plans have an important role in providing a more detailed landuse policy framework setting out locational guidance and relatedenvironmental safeguards for the new facilities associated with the AreaWaste Plan. The Area Waste Plan highlights the need for a number ofkey facilities which will be required over the Local Plan period toimplement the Tayside BPEO for Municipal Solid Waste. Sites willrequire to be identified for the following :· Clean Material Recovery Facility (MRF) there is likely to be a

requirement for one or possibly two of these facilities from 2006onwards. The preference is for a railhead location, probably ineither Dundee or Perth.


· Composting Facilities in-vessel composting facilities will berequired to handle the composting of increasing quantities ofbiodegradable material.

· Mini Recycling Points there will be a need for additional minirecycling points to facilitate segregated kerbside collection ofrecyclates. By the end of the Plan period Dundee will require atleast 40 of these facilities.

86.4 However, further work will be required by the Area Waste Group beforeit is possible to provide a more specific planning policy framework andlocational guidance for the new waste management infrastructure whichwill be required in Dundee (and elsewhere within Tayside). The CityCouncil proposes as a matter of priority to produce SupplementaryGuidance to the Local Plan setting out more detailed requirementsregarding the provision and location of new waste managementinfrastructure. This will include guidance on the provision of recyclingfacilities within new residential and commercial developments andcriteria to guide the siting of new mini recycling points. The Guidancewill be the subject of consultations with SEPA, the Tayside Area WasteGroup and other interests as appropriate. In the meantime there is aneed to ensure that development proposals for waste managementfacilities in Dundee do not conflict with the Tayside Area Waste Planand also to provide safeguards for the natural, built and historicenvironment.

86.5 The concept of sustainable development underpins all of the CityCouncil’s corporate policies. Waste minimisation and recycling areintegral to all of its construction projects. Demolition projects, forexample, are undertaken in a manner which ensures that materials aresuitably segregated with a view to future reuse. Consideration will begiven to the means of encouraging developers in general to contributeto waste minimisation and to the use of recycled construction materialswhere appropriate.


POLICY 80: WASTE MANAGEMENT FACILITIES

The City Council supports the policy of self-sufficiency for waste managementwithin the Tayside Waste Plan Area. Development proposals for wastemanagement facilities in Dundee will only be supported where they:a are in accordance with the Development Strategy and BPEO as set out

by the Tayside Area Waste Plan;b accord with the proximity principle;c avoid air, noise, land, surface water and groundwater pollution;d avoid areas of flood risk and potential sea level rise;e minimise impact on the natural, historic and built environment;f safeguard the amenity of surrounding areas; andg minimise effects of traffic on the road network. Where appropriate and

as prescribed in the appropriate Regulations, development proposals willrequire to be accompanied by an Environmental Statement and TransportAssessment.

Proposals for waste management facilities which satisfy the above criteriawill be acceptable within General Economic Development Areas providedthey also meet the Policy 26 criteria relating to other uses of a wider industrialnature.

Key existing waste management sites will be safeguarded for future wastemanagement use and , where appropriate, for expansion, in keeping withthe requirements of the Tayside Area Waste Plan.

Proposals for new housing and commercial developments will be required tomake appropriate on-site provision to accommodate recycling facilities. Thiswill include provision for the separate collection of recyclates within thecurtilages of individual houses.


86A DEVELOPMENT OF OR NEXT TO MAJOR HAZARD SITES

86A.1 The Local Plan area contains a number of installations handlingsubstances that require to be notified to the Health and Safety Executive(HSE) in the interests of public safety. The Council is also required tocontrol the types of development permitted in the vicinity of these majorhazard sites in exercise of its duties under EU Directive 96/82/EC(Seveso II).

86A.2 The Health and Safety Executive has advised the Council of consultationdistances for each existing installation. These distances are typicallymade up of outer, middle and inner zones, with a presumption againstsensitive developments progressively increasing towards the inner zone.The Council will formally consult the Health and Safety Executive indetermining planning applications that fall within consultation distances,in accordance with SOED Circular 5/93. In particular, appropriatedistances will be maintained between hazard sites and residential areasand areas of public use, so as not to increase the risk to people. As ageneral guide, developers should refer to advice on the siting ofdevelopment in the vicinity of major hazard sites contained in the HSEPlanning Advice for Developments near Hazardous Installations(PADHI).

POLICY 80A : DEVELOPMENT OF OR NEXT TO MAJOR HAZARD SITES

The Council will formally consult the Health and Safety Executive (HSE)over the siting of new hazard installations and where development proposalsfall within established consultation distances of existing hazard sites. Indetermining such applications, the Council will have regard to specialist advicefrom the HSE.

The siting of new or extensions to existing hazard sites will not normally bepermitted in close proximity to residential areas and/or areas of public use orinterest, where the risk to people is likely to be significantly increased.

ACCESSIBILITY IN DUNDEE


87 Pedestrians Policy 81 : Pedestrians 13688 Cycling Facilities Policy 82 : Cycling Facilities 13889 Bus Transport Policy 83 : Bus Transport 14090 Passenger Rail Services and Facilities Policy 84 : Passenger Rail Services and 142

Facilities91 Rail Freight Facilities Policy 85 : Rail Freight Facilities 14392 Road Network Policy 86 : Road Network 14693 City Centre Car Parking Provision Policy 87 : City Centre Car Parking Provision 14894 Residential Parking Policy 88 : Residential Parking 14995 Airport Facilities Policy 89 : Airport Facilities 15096 Roadside Services Policy 90 : Roadside Services 151


87 PEDESTRIANS

87.1 At some point on everyone’s journey they are a pedestrian. The needfor good pedestrian facilities can be undervalued when designing newdevelopments yet can be an important element in their economic andsocial success. This is particularly true given the compact nature ofDundee and the fact that less than half of the City’s households haveimmediate access to a car. Dundee City Council recognises the needto address pedestrian issues through improved pedestrian crossingfacilities, reintroduction of Zebra crossings and other measures whichoffer greater priority to walking whilst improving the safety andattractiveness of the pedestrian environment. These measures willmake an important contribution to a reduction in social exclusion. Careshould be taken to ensure that the promotion of walking is undertakenin a manner appropriate to the specific situation at that location in orderto achieve realistic benefits. In particular, all developments should ensurethat pedestrian accessibility has been properly addressed. This includesreflecting desire lines and protecting the existing levels of accessibility,whilst taking opportunities for positive promotion of walking as an activityinto or on a site, including access for persons with mobility difficulties.Proposals for the development of residential areas should activelypromote low vehicle speeds of 20 m.p.h or less and Home Zone designsare welcomed.

87.2 Dundee’s access strategy highlights a vision of “a cohesive, City widenetwork of safe and accessible routes, which helps to improve the healthand wellbeing of local people, brings together communities, and informsand inspires users of all ages”. To achieve this, Dundee’s Paths For Allproject will establish a number of key multi-user routes in the City fromwhich a City-wide network can be established on the existing road andpath network as well as along Green access corridors and intogreenspaces. The primary element of this will be the Green Circular.

87.3 Good accessibility to and within the City Centre for pedestrians is ofconsiderable importance. The inner ring road, whilst its existence wasfundamental for the pedestrianisation in the City Centre, is still viewedas a barrier to pedestrian movement despite numerous crossing pointshaving been provided. These crossing facilities are formed by a mixtureof overbridges, subways and at-grade crossings. However, this doesnot suit all prospective users, particularly those with mobility difficultiesand some crossings do not relate well to desire lines. Within the CityCentre, pedestrianisation schemes and covered shopping malls give amore welcoming environment. It is recognised that there remains scopefor further improvement to the pedestrian environment in the City Centrethrough protection from inclement weather and traffic movements.


POLICY 81: PEDESTRIANS

All developments should consider ease and safety of pedestrian access as apriority over all other modes. In particular, the implementation of measuresdesigned to improve pedestrian safety, including footpath/footway provisionand improvements, upgrading of streetlighting, provision of improved crossingpoints, construction of suitable traffic calming measures, and the reductionof speeds to 20 m.p.h. or less in residential areas where appropriate will beencouraged. In addition, the Council will welcome proposals for facilitieswhich will promote increased pedestrian activity on and around developmentlocations. The establishment and use of paths and access routes for bothrecreation and commuting purposes is encouraged.


88 CYCLING FACILITIES

88.1 Both ownership and usage of the bicycle have increased in recent times.Dundee City Council wishes to support this trend and welcomes thegovernment targets of quadrupling bicycle use by 2012. To provide forcyclists, the City Council acknowledges that there are two distinct clientgroups – the leisure cyclist and the commuter, who can both demonstratespecific needs.

88.2 Dundee’s principal cycling facility is the Green Circular, which encirclesthe City. Although open, further enhancements and realignments arerequired. The protection of the Green Circular and other core pathsmust be assured when developments are proposed, both in terms offinal outcome and availability of the route during construction works.Enhancements should also be made where the opportunity exists. Witha recreational aim some elements of the Green Circular are also suitablefor commuter use and form a basis from which a wider City-wide networkof key routes can be implemented. Dundee also acts as a focal pointfor the National Cycle Network and North Sea Cycle Routes which, inthe main, share the Green Circular route near the waterfront but provideimportant linkages into the wider countryside beyond Dundee CityCouncil’s boundaries.

88.3 Developers have a key role to play in attaining a City wide network ofroutes. By thoughtful design, developments can provide many individualelements to improve access . Larger scale developments should includepositive cycling measures in their Transport Assessments. Opportunitiesto complete or expand the cycle network and otherwise assist cyclemovement and parking must not be lost when developments areproposed. Road network design can be influential in promoting safeand attractive conditions for cycling through lower traffic speeds, goodlighting provision and appropriate car parking. Negative features suchas road narrowings or roundabouts which can place cyclists in vulnerablesituations should be avoided.

88.4 Cycle parking is an essential element of any network. Good, high qualityprovision is essential both at the owners home and at their destinations.In commercial developments cycle parking facilities will always berequired and must be implemented in a manner which promotes usage.This necessitates locations adjacent to the building’s main entrancesand closer than standard car parking. Cycle parking should also besecure, protected from weather where practical and be of an appropriatedesign.


POLICY 82: CYCLING FACILITIES

Dundee City Council will support the provision of both on and off- roadfacilities for cyclists. In particular it will:a continue to promote and improve recreational cycling opportunities with

emphasis on enhancing the existing open space network, the GreenCircular, National Cycle Network and North Sea Cycle Route asopportunities arise; and

b require measures to improve and protect conditions for cyclists in thedesign of all new or upgraded roads; and

c support the development of strategic cycle routes, for commuting andrecreational needs; and

d promote the development of green access corridors and other secondaryroutes linking into the main and strategic network, particularly linkswith schools, transport infrastructure, workplaces and leisure facilities;and

e require the provision of appropriate cycle paths and cycle parkingfacilities in development proposals.


89 BUS TRANSPORT

89.1 Levels of car ownership in Dundee are relatively low with around half ofall households not having access to a car. In addition only a third ofadults drive daily, making it essential to give support to alternative formsof mobility, and in particular bus transport.

89.2 Dundee is fortunate in having a well developed bus service, which largelyaddresses the needs of the population. The emphasis is not thereforeon the basic provision of bus services, but on how the quality andeffectiveness of service can be improved to service existing clients andattract greater usage.

89.3 To improve the marketability of bus transport as a mode of travel itmust demonstrate benefits over the private car in terms of ease of use,speed, reliability and cost. To do this it is necessary to encourage buspriority measures through bus lanes and at controlled junctions.Research has demonstrated that significant gains could also beachieved by the improvement of passenger facilities, particularlyinformation provision.

89.4 Dundee’s road network can present difficulties which can restrict thereliability of timetabled bus services. In particular, the Kingsway supportssubstantial east-west flows of traffic but in doing so presents a barrierfor buses which offer a north-south service between housing areasand the City Centre. Ninewells Hospital and the immediately adjacenteconomic development areas are major trip generators but have animbalanced level of bus service provision due to the road layout. Toexpand the potential of services in this area a linking bus road betweenthe two sites will be established.

89.5 There exists limited scope for the provision of park & ride facilities withinthe Dundee City Council boundaries. Nevertheless, this is a style offacility which could have positive benefits on Dundee’s population androad congestion. In recognition Dundee City Council will support andwork with neighbouring authorities to address the traffic implicationscaused by their residents to provide suitable sites and facilities withintheir administrative boundaries as and when opportunities arise.


POLICY 83: BUS TRANSPORT

Dundee City Council will promote:a the introduction of bus priority measures in accordance with the need to

increase the attractiveness of bus services to the public and contributeto a reduction in traffic congestion. This will concentrate on the CityCentre arterial routes and the crossing points on the Kingsway; and

b the establishment of well sited, high quality passenger waiting andinformation facilities including bus stops, stances and shelters,particularly at retail and other employment locations. Such provisionshould relate well to the surrounding road network, and local pedestriandesire lines; and

c the construction of a new road exclusively for bus use between NinewellsHospital, the Medipark and the existing Dundee Technology Park.


90 PASSENGER RAIL SERVICES AND FACILITIES

90.1 Dundee lies on the main east-coast rail line with a readily available railnetwork to access the West Coast through the central belt. However,there are operational and infrastructure issues which restrict the fulluse of this asset, many of which will be addressed through the LocalTransport Strategy.

90.2 To enable the rail system to be fully utilised it is necessary to giveconsideration to the infrastructure available in the area in relation tothe land use patterns of Dundee City and its hinterland.

90.3 Less than 1% of employees commute to work by train, a figure which isdisappointingly low given the apparent availability of the rail network.To promote usage there has to be a review of service provision at existingstations and acknowledgement of the growth areas for employmentand residential development in the consideration of new facilities. Themain Dundee railway station is located close to the City Centre but isnot as accessible as its location would imply. Pedestrian access is almostexclusively by overhead walkways. Bus access is limited to only a fewlonger distance services calling to a bus stop located out of sight of themain entrance, with other City bus services also suffering from pooraccessibility issues. The station itself is in need of enhancement anddoes little to reflect the status of Dundee as a major city.

90.4 The provision of a frequent service during peak periods will offer someopportunity for increased use, but in isolation is unlikely to be financiallyviable. The extension of services is therefore dependent on attainingnew market areas through the establishment of further station facilities.This also involves improving existing station facilities and extendingstation catchment areas by providing intermodal opportunities andimproved access arrangements. Dundee City Council thereforesupports neighbouring Council’s aims to pursue new and improved railfacilities and will investigate the establishment of a new or improvedrail halt to the west of Dundee, serving the needs of trip generators inthat area, including the Technology Park, Ninewells Hospital and DundeeAirport. The Council has initiated a full review of passenger rail facilitiesand services for Dundee and its catchment area and will promoteimprovements in accordance with that review. This review may requireDundee City Council to work with neighbouring authorities to achieveimprovements to the existing network.


POLICY 84: PASSENGER RAIL SERVICES AND FACILITIES

Dundee City Council will:a promote better access between the City Centre and the rail station; andb promote the renewal of the station facility in line with its status as an

entry point to the City; andc support neighbouring authorities in providing modal interchange

facilities and new or upgraded rail facilities in their areas; andd promote the enhancement of existing service levels provided by train

operators; ande seek to establish a new or improved rail station and transport link in a

location west of Dundee Airport and support and promote more effectiveuse of Broughty Ferry Station; and

f not permit the redevelopment of existing or former railway stations ortheir associated facilities if it will prejudice their availability for futurerail use.


91 RAIL FREIGHT FACILITIES

91.1 Dundee City Council recognises that the development of rail freightfacilities will be of benefit to the City and its surrounding area, both foreconomic and environmental reasons. The main east coast railwayruns through the City, including the Port of Dundee, giving the opportunityfor a rail, road and sea transfer facility. The development of a facility atthis location will require investigation in relation to landtake requirementsand road access arrangements and a review of the existing mothballedfreight sites in the city (West Yard and East Station).

POLICY 85: RAIL FREIGHT FACILITIES

Dundee City Council will promote the investigation and establishment of arail freight facility towards the eastern extent of the Port of Dundee.


92 ROAD NETWORK

92.1 The road network is the biggest single asset for transportation withinDundee, providing facilities for all travel modes. In the main the networkcaters satisfactorily for the majority of its use but concerns do exist atspecific locations and at specific times of day. In addition, the dominanceof the private car can present difficulties for other modes.

92.2 In pursuing policies to promote alternative modes there remains a needto provide effective facilities for all motorised travel options. DundeeCity serves a wide catchment area where the car is sometimes the onlyviable transport option. At the same time there is demand for a fastand efficient public transport service. To achieve reliability and efficiencyfor such traffic and avoid wider traffic congestion in inappropriatelocations, there exists the principal road network formed by four arterialroutes, an inner and outer ring road.

92.3 In order to encourage the use of these routes and permit the free-flowof public transport it is necessary to review each Arterial in turn andidentify concerns and opportunities. In all cases, there is a need toconsider the standard of improvement. Proposals must reflect localcommunity need and not result in a reduction in the positive characterand amenity of the locations through which a route travels.

92.4 Western Arterial: this route currently meets its usage requirements. Inline with projected national increases in traffic growth the Council willprotect a corridor on this route from development for longer termtransport requirements equivalent to four traffic lanes together withsegregated cycle and pedestrian facilities.

92.5 Eastern Arterial: in line with projected national increases in traffic growththe Council will protect a corridor on this route from new developmentfor longer term transport requirements equivalent to four traffic lanestogether with segregated cycle and pedestrian facilities. The sectionto the east of Claypotts junction out to the Plan boundary is part ofwider proposals to improve road safety on this route into Angus byestablishing a dual carriageway with segregated cycle and pedestrianfacilities.

92.6 North East Arterial: this route is currently subject to new roadconstruction to remove a complicated one-way system on the edge ofthe City Centre and rationalise traffic controls in the area. No furtherphysical construction work beyond the current scheme is intended withinthis Plan period.

92.7 North West Arterial: this route currently meets its requirements forprivate car usage. However, the limited congestion which does occurcan impact on the progress of other modes. In addition gradients atjunctions can cause difficulty for low floor vehicles. In line with the wishto promote alternative traffic modes, traffic management measures willbe promoted which will permit bus priority at junctions, reallocate roadspace from the private car for bus and cycle use, and enhance andreview crossing arrangements for pedestrians.


92.8 Outer Ring Road (Kingsway): strategic traffic passing through the Cityis encouraged to remain on this trunk road network, which generallycaters satisfactorily for this type of traffic. This route also functions as adistributor for local traffic and is now a considerable barrier which dividesthe City. Action is required on this route to improve crossing and travelopportunities for public transport, pedestrians and cyclists which is verypoor in all but a few key locations. In particular, development proposalsnecessitate upgrading of the Swallow and Myrekirk Junctions in orderto realise the full development potential of this location in line with widerinvestigations as to the potential of rationalisation of junctions on theA90.

92.9 The Scottish Executive has a policy of rationalising and updating thedesign standards of the Kingsway. To that end they will, in associationwith developments in the vicinity of the road, and when the opportunityarises, seek to reduce the number of private and frontage accesses,right turning manoeuvres, non-standard design details and other safetyhazards along this road. There will be a presumption against any newaccesses.

92.10 The Council seeks to minimise pedestrian and vehicular conflict andreduce traffic speed in residential areas. It also seeks to make streetssafe for individuals and families to walk, cycle or play and be a positivefeature in terms of local amenity. Accordingly the Council will requirethe inclusion of low speed designs of 20 m.p.h. or less, traffic calmingor home zones as appropriate in new residential areas.

92.11 Where the travel generated by developments results in a significantimpact on flow or safety of traffic on the road network, developers willbe expected to mitigate this impact. Such mitigation should initiallyfocus on reducing the private car travel demand of the development,and only after all practicable measures to achieve this have been takenwill infrastructure improvements to cope with additional traffic beconsidered.


POLICY 86: ROAD NETWORK

Dundee City Council will:a promote the establishment of walking, cycling and public transport

priority measures on or adjacent to all arterial routes; andb in conjunction with Angus Council, implement the upgrading of the A92

eastwards from Claypotts junction to improve road safety; andc in conjunction with the Scottish Executive, promote through the

development process the upgrading of the Kingsway junctions at Swallowand Myrekirk Road to assist development in the west of Dundee andbring forward improvements to the operation of the remaining trunkroad network within Dundee to permit the effective movement of publictransport, pedestrians and cyclists; and

d not permit development on the East and West Arterial routes where thiswould prejudice the potential future upgrading of these routes; and

e implement the improvement of the North West Arterial for the benefitof public transport, pedestrians and cyclists.


93 CITY CENTRE CAR PARKING PROVISION

93.1 Car parking is both a major transportation and land use issue. Theavailability and location of car parks can influence car use and travelpatterns over wide areas. Car parking is a major user of land, with offstreet parking alone accounting for over 10% of land take within theinner ring road. With car parks being such an important feature of thelandscape, their design and management can both complement orreduce the aesthetics of an area and so requires careful consideration.There is a need to ensure that car parking provision is both of the typeand quantity that supports the overall transport strategy for Dundee,which includes the introduction of maximum standards for certain landuses.

93.2 The nature and location of car parking facilities in the central area isrecognised as a key determinant in influencing travel habits. DundeeCity Council has for some time strictly controlled the quantity of longstay parking in the City Centre used by commuters, whilstaccommodating variable stay parking for the benefit of shoppers,business callers and other parking needs essential to the economicprosperity of the central area. Off-street, short and variable stay parkingprovision provides almost three thousand places giving close and directaccess to the central area.

93.3 Dundee serves a large geographic region including a wide and diverserural area. The use of the private car is often the only viable option formany commuters, therefore an appropriate level of long stay parkingmust be maintained. Currently there are in the region of 1900 long stayspaces in close proximity to the City Centre and this is sufficient tocater for current demand. It is intended that this level of provision shouldnot increase.

93.4 Car parks should be readily accessible both from the main road networkand from the user’s final destination. They should also be secure,attractive and well managed if they are to present themselves as avaluable asset to the City. Where opportunities arise, the Council willpursue improvements to existing facilities, including Secure Car Parkstandards and improved pedestrian access arrangements.

93.5 The controlling of this balance can be undermined if private non-residential parking goes unchecked. The City Centre has approximately1700 private non-residential spaces associated with commercial uses.In order to further support the management of vehicles entering thecentral area, no further provision will be encouraged. In addition asopportunities arise through redevelopment the level of private non-residential parking provision will gradually reduce.


POLICY 87: CITY CENTRE CAR PARKING PROVISION

Long stay City Centre car parking will be maintained at 1900 spaces.

There will be a presumption against the development of further private non-residential parking spaces within the central area. The removal of City Centreprivate non-residential car parking will be supported where properties arebeing redeveloped for new or improved use.

Proposals for new short and variable stay car parking will be considered forthe benefit of shoppers, business callers and visitors where they are directlyassociated with new facilities.


94 RESIDENTIAL PARKING

94.1 On-street car parking is the primary form of car parking provision forhousing in Dundee. However, this can lead to congestion and accessdifficulties. With levels of car ownership increasing, the problem willcontinue to develop and could give rise to safety concerns. The designof new residential developments should fully consider the availabilityand suitability of car parking, taking into account both resident andvisitor parking needs. High quality provision of off-street parking will beexpected to be included at design stage.

94.2 In accordance with the need to promote alternative forms of transport,cycle parking also requires to be included in the design of residentialdevelopments. The effective promotion of cycle use is only possible ifa person has a secure, weather protected location to store their cycle.Whilst cycle parking provision is easily attained where garages or gardensheds exist, the provision at flatted developments requires inclusion atan early stage in the design process.

POLICY 88: RESIDENTIAL PARKING

New residential developments will be required to provide parking inaccordance with the revised Roads and Parking Standards Document to beupdated, which will form supplementary guidance and Appendix 1 of thisLocal Plan.


95 AIRPORT FACILITIES

95.1 The importance of the Airport to the economy of Dundee is recognised.Its scheduled services and private aviation facilities are an essentialelement in Dundee’s transport portfolio, and a significant provider ofskilled employment. The airport facilities are subject to continuousimprovement to their quality and capability.

95.2 The Council has careful regard to environmental issues relating to theairport, and does not envisage that development will reach a level atwhich significant conflict is likely to occur between the airport and thesurrounding environment.

POLICY 89: AIRPORT FACILITIES

Dundee City Council recognises the importance of Dundee Airport and assuch will support proposals for its improvement where these are necessaryto enhance the range and quality of service offered. This needs balanced inorder to maintain residential amenity and environmental quality.

The City Council makes provision within the Local Plan to protect thesafeguarded surfaces surrounding the airport. There will be a presumptionagainst built development within 1250 metres of both runway ends and within90 metres either side of the extended runway centre line where this couldcompromise airport safety and operations.


96 ROADSIDE SERVICES

96.1 The present boundary of Dundee City is drawn very closely around theexisting built-up area with the result that there is only a relatively smallamount of open countryside close to the City within the boundary. Inthe circumstances it is not considered appropriate to seek to providethe type of comprehensive roadside facility on one site, normally foundin rural areas, within the City.

96.2 The urban area of Dundee provides a range of services which cancater for the needs of tourists and long distance travellers by privatecar and commercial vehicles, and are easily accessible from the A90trunk road and the various tourist routes. It is anticipated that any newroadside service provision will be accommodated within the existingurban area and no new provision will therefore be permitted within areasdesignated as Open Countryside.

POLICY 90: ROADSIDE SERVICES

Any new roadside services will be expected to be accommodated within theexisting built-up area of Dundee and no new provision will be permitted withinareas designated as Open Countryside.

APPENDICES page

Appendices

1 Design of New Housing 153

2 Brownfield Housing Development Proposals 155

3 Greenfield Housing Development Proposals 157

4 Guidelines for New Private Nurseries 167

5 District Centres and Core Frontages 169

6 Natural Heritage Designations 173

7 Supplementary Planning Guidance 175

8 Glossary 177


APPENDIX 1 - DESIGN OF NEW HOUSING

Sector House Type Car/Cycle Parking Amenity/Garden Space Privacy

CityCentreResidentialArea(within theInner RingRoad andincluding thearea south ofthe railwaybetween theTay RailBridge in thewest and theoperationalport in theeast)

All flats to have aminimum of 2 bedrooms

100% provision for newbuild properties.Exceptions where car freeschemes proposed orwhere provisionimpractical. Forconversions, provisionshould be made wherepossible. Secure indoorstorage for bikes to beprovided.

To be provided where sitespecific circumstancesallow. Where gardenspace cannot be provided,balconies that are useableand attractive in terms ofsize and outlook shouldbe considered.

Generally aminimum of18 metresbetween thefacingwindows ofhabitablerooms orbetweenbalconies andthe facingwindows ofhabitablerooms.

Inner CityandCentralBroughtyFerry

All HOUSES to have aminimum of 2 bedrooms;65% to have 3 or morebedrooms or a minimumgross internal floor areaof living accommodationof 100 sq. m.

This part of the City isparticularly suited to thedevelopment of townhouses.

All tenures at least 1space within the curtilageof each house. Inaddition, 40% of privatehouses should have agarage or space for one.Where on street parkingis a problem, 30% visitorparking space should beprovided

A minimum privateuseable garden ground of50 sq m should beprovided for all housesalthough 30% should havemore than 75 sq m. Midterraced gardens shouldbe serviceable by aprivate path to the street.

18 metresbetween thefacingwindows ofhabitablerooms. Livingroom windowsshould notunacceptablyoverlookprivategardens ofhouses.

FLATS will only bepermitted if identified in asite planning brief, sitespecific circumstancesdemand a flatted solutionor conversion of anexisting building isproposed and houses areimpractical. Flats shouldhave a minimum grossinternal floor area of 60sq. m.

Generally, private flatsshould have 130%; socialrented 100% parkingprovision. This provisionmay be increased ordecreased in light of onstreet and off streetparking provision nearby.Innovative designsolutions incorporatingsecure parking will beencouraged. Secureindoor storage for bikes tobe provided.

Useable private communalgarden areas of 100m2 or10m2 per flat, whichever isgreater. Drying areas to beprovided in addition.Private communal gardenprovision may be reducedif balconies that areuseable and attractive interms of size and outlookare provided.

18 metresbetween thefacingwindows ofhabitablerooms orbetweenbalconies andthe facingwindows ofhabitablerooms. Livingroom windowsand balconiesshould notunacceptablyoverlookprivategardens ofhouses.

75% of houses shouldhave 3 or morebedrooms or aminimum gross internalfloor area of 100 sq. m.For social renteddevelopments, thisguideline may be

(continued over)

All tenures at least 1space within the curtilageof each house. Privatehouses with 3 or morebedrooms should have atleast 2 spaces. Inaddition, 50% of allhouses should have agarage or space for one.

(continued over)

On brownfield sites aminimum privateuseable garden groundof 120 sq m should beprovided for all houses.Within privatedevelopments, 40% ofhouses should havemore than 160 sq m of

(continued over)

18 metresbetween fac-ing windowsof habitablerooms.

(continued over)

Suburban


Sector House Type Car/Cycle Parking Amenity/Garden Space Privacy

Villages(seediagrams1, 2 and3 below)

applied flexibly where thedesign of the houseenables easy extension.Flats will only bepermitted in exceptionalcircumstances to providechoice where this type ofaccommodation is notavailable in thesurrounding area orwhere identified in a siteplanning brief. Parkingand garden requirementsfor new flats will be thesame as for flats in theinner city. Flats will notbe permitted ongreenfield sites.

Flats may be acceptablethrough conversions ofbuildings of merit whereconversion to houses isnot suitable orachievable. Flats shouldhave generous internalspace standards and 2or more bedrooms.

All HOUSES, unlessconversion of a listedbuilding is proposed.Houses to have anaverage gross internalfloor area of livingaccommodation of atleast 150 sq. m.

All houses should have agarage and at least 2parking spaces within thecurtilage. 50% of housesshould have a doublegarage.

A minimum privateuseable garden ground of180 sq. m should beprovided.

18 metresbetweenfacingwindows ofhabitablerooms.

Diagram 1 Diagram 2 Diagram 3

A minimum of 150%car parking should beprovided with at least 1space dedicated toeach flat. Thisprovision may beincreased ordecreased in light ofsite specificcircumstances.Secure indoor storagefor bikes to beprovided.

Each case will betreated on its meritsconsidering the curtilageof the existing property.Each proposal mustprovide a high qualityliving environment withattractive outdoor spacefor occupants. Thisspace may be privatecommunal garden orprivate garden for eachflat.

Living roomwindows offlats not tooverlookprivategardens ofhouses.

Suburban(continued)

useable garden ground.On greenfield sites anaverage private useablegarden ground of 150 sqm should be provided,although none should besmaller than 120 sq m.


APPENDIX 2 – BROWNFIELD HOUSING DEVELOPMENT PROPOSALS

City Centre Suburban

H01 South Tay Street H39 Perth Road 560H02 Marketgait/South Tay Street H40 Wimberley, Glamis DriveH03 Marketgait/Tay Street Lane H41 Hillside, Yarrow TerraceH04 Parker Street H42 Donald Street/South RoadH05 Debenhams* H43 Pitalpin MillH06 Tay Hotel* H44 Foggyley Gardens, NorthH07 Chalmers Hall* H45 Alloway PlaceH08 Murraygate 12-14 H46 Fairmuir RoadH09 Seagate 38-40 H47 Mayfield

H48 Cox StreetInner City H49 Kirkton Central Core

H50 Trottick, former low riseH10 Perth Road 334 H51 Trottick, former multisH11 Shaftesbury Road 2-4 H52 Grampian GardensH13 Railyards H53 Summerfield TerraceH14 Roseangle, Peterson House H54 Summerfield AvenueH15 Perth Road (McVicars Lane) H55 Kilbride PlaceH16 Greenfield Place H56 Whitfield LoanH17 Roseangle 15a-15b H57 Girvan GardensH18 Roseangle 19-21 H58 Drumgeith RoadH19 Queen Victoria Works H59 Salton CrescentH20 Guthrie Street/Session Street H60 Whitfield CentreH21 Logie Annexe, Blackness Road H61 Salton Crescent/Lothian CrescentH22 Loons Road/Lawside Road H62 Whitfield Rise/SummerfieldH23 Rosefield Street/City Road H63 Hamilton Street, BarnhillH24 Alexander Street/St. Salvador Street H65 PanmurefieldH25 Dons Road H66 Monifieth Road, Armitstead HouseH26 Constable WorksH27 James Street/North George StreetH28 Main Street(s)H29 Tay Spinners, Arbroath RoadH30 Taybank Works, Arbroath RoadH31 Erskine StreetH32 Erskine Street/Arthurstone TerraceH33 Mains Loan/Eliza StreetH34 City QuayH35 Victoria DockH36 Camperdown Dock/Victoria DockH37 Camperdown DockH38 Long Lane

* These City Centre sites may be suited to a wider range of uses, in accordance withother policies in the Local Plan.


APPENDIX 3 – GREENFIELD HOUSING DEVELOPMENT PROPOSALS

Suburban Proposals

H67 Baldragon

Development of the site at Baldragon allocated in the Dundee Local Plan 1998reinforced the growing popularity of the north western sector of the City as a privatehousing location. Further greenfield release in this location is proposed under ProposalH67 to accommodate 130 houses in the period prior to 2011, in support of ongoingregeneration.

Development should conform to the suburban standards for new housing containedin Appendix 1. The design of landscaping and housing should have regard to effectson neighbouring properties in respect of amenity, daylight and overshadowing inaddition to a requirement for extensive landscaping along the north of the site toprovide an attractive boundary to the built up area of Dundee.

Developer contributions towards improved education facilities in this location will berequired. The design of this site will take into account the potential for furtherexpansion in the post 2011 period, should this be required by a Structure or LocalPlan. Any extension to the site will be required to afford significant weight to theprovision of high quality open space in accordance with Policy 5 : Open SpaceProvision as Part of New Housing Developments.

The Council will encourage the developer to produce a masterplan for the H67 siteand its possible extension westwards.

H68 Trottick

This site represents an attractive development opportunity adjacent to the proposedbrownfield development site to the west of the former high rise housing at Trottick.The proximity of this site to the Trottick Conservation Area dictates that a high qualityof design in new housing is required. The development of this site supports theongoing regeneration in the north west of the City.

The development of up to 35 houses is expected. Only the higher level ground canbe developed, with the lower area retained as potential flood plain and laid out asnatural parkland. This site was previously allocated in the Dundee Local Plan 1998.It is therefore, part of the effective land supply and does not contribute to the greenfieldhousing land allowances in the Dundee and Angus Structure Plan.

The Council proposes to bring forward a site planning brief that will offer more detailedguidance on the development of this site. Development should conform to thesuburban standards for new housing contained in Appendix 1 of the Local Plan.

H68A Pitkerro Mill

This site provides a unique opportunity for 5-6 upper market family houses in spaciousplots, in a carefully designed comprehensive development, subject to the satisfactoryconclusion of the following matters :a submission of a Flood Impact Assessment ;


b design and implementation of all ground level alterations in a manner that causesno adverse effect on the aquatic environment of the Fithie Burn ;

c design and implementation of development so that it causes no damaging effecton water supply to Drumsturdy Pond ;

d implementation of works to improve the nature conservation interest of theDrumsturdy Pond site ;

e institution of a means to manage the Drumsturdy Pond site so that its natureconservation interest is maintained ; and

f provision of pedestrian and cycle access between the development site andDrumsturdy Road.

This site was previously allocated in the Dundee Local Plan 1998 and thereforeforms part of the effective land supply. It does not contribute to the greenfield housingland allowances in the Dundee and Angus Structure Plan.

H69 Ballumbie

The development of up to 10 houses in the area between the existing housing siteand the access to the golf course is proposed. The development of this site shouldrepresent a significant lowering of the density relative to adjacent housing in order toprovide an attractive, well landscaped boundary to this part of the City’s built uparea.

H69A Fintry Place/Forthill Road

A site amounting to 1.3 hectares located in a well-established, high quality residentialarea. A development of up to six houses is proposed. Each house should havegenerous space standards. To enable the development of the site, the constructionof an access road to Fintry Place will be required. The site was previously allocatedin the Dundee Local Plan 1998. It is therefore part of the established housing landsupply and does not contribute to the greenfield housing land allowances in theDundee and Angus Structure Plan.

Village Proposals

H70 Dundee Western Villages

In accordance with the strategic guidance contained in the Dundee and AngusStructure Plan, land is identified on the Proposals Map for the development of 750houses. This land includes the Liff Hospital estate, the majority of which will bedeclared surplus for healthcare purposes during the Local Plan period.

The Dundee and Angus Structure Plan proposes a development philosophy thatcomprises a number of discrete communities with shared local facilities set within astrong landscape framework and linked by a network of paths. The land allocationsin the Local Plan propose three villages located at Liff Hospital, South Gray andnorth of the Swallow Hotel.

Within Liff Hospital, the reuse of listed buildings is required. Whilst residential use isconsidered appropriate, consideration should also be given to potential for otheruses, for example offices and a hotel. This proposed village, given its central locationwithin the Dundee Western Gateway area, is considered to be an appropriate locationfor a range of community facilities. Proposals for new build development must provide


an appropriate setting for the listed buildings as well as respecting existing tree coverthroughout the site. Ownership of the site currently rests with two separate parties.It is important that proposals for either part of the site do not prejudice the achievementof an integrated village development in terms of layout and access.

It is vitally important that high quality housing is secured in terms of design, layoutand construction. New build housing within the Liff Hospital site and all residentialdevelopment in the two villages at South Gray and Swallow should conform to thestandards for Village housing contained in Appendix 1 of the Local Plan. Each villagemust be set within a high quality landscape framework with substantial tree plantingto provide containment, shelter and an attractive setting.

Land within South Gray Village should be set aside for an appropriate range of sharedcommunity facilities. This should include land for a primary school, although theexact nature of primary school provision to serve the development will be the subjectof further consideration by the City Council. Land to the south of this village is anappropriate location for the Village Recreation Park proposed in Policy 7 and landshould be set aside for this purpose. Other supporting community facilities, forexample, a village hall, shop and doctor’s surgery would also be appropriately locatedin this village.

Developer contributions will be required towards the range of physical and communityinfrastructure as outlined below:

· local primary education provision. A mechanism for this will be established, tobe applied across all housing developments equally in this area;

· the improvement of the Swallow junction on the A90(T) to accommodate bothhousing and business development proposals in the Dundee Western Gatewayarea;

· the improvement of the local road network as necessary in order to safelyaccommodate the increase in traffic that will result from development proposals,but still maintain its essentially rural character;

· public open space, in accordance with Policy 7 New Village Recreation Parkwithin the Western Gateway;

· improvements to the local sewerage and water supply networks as required byand to be agreed with Scottish Water; and

· sustainable drainage systems to manage surface water from development sites.

To give positive encouragement to most journeys being made by means of walking,cycling or public transport the form of village development must allow for publictransport services to be conveniently provided. In addition, a comprehensive networkof footpaths, cycleways and bridleways must be provided to facilitate easy movementbetween existing and proposed villages with linkages as appropriate to other pathnetworks.

In advancing development proposals, the provision of an additional access on theA90(T) west of the Swallow junction to serve proposed developments both north andsouth of the Trunk road should be considered.

The archaeological sensitivity of the area around Swallow Village is recognised.Development proposals for this location should give full regard to the provisions ofPolicy 64 : Scheduled Ancient Monuments and Archaeological Sites and Policy 65 :Archaeological Sites.


Illustrative guidance on the form of development proposed is set out below. Theselayouts are intended to be indicative rather than prescriptive. As such some flexibilityin the layout and therefore the exact boundaries of the allocations will exist at moredetailed planning stages, subject to village design principles being carefully respected.Further details will be advanced in a Site Planning Brief to be prepared by the CityCouncil in consultation with prospective developers and the local community.

The Dundee and Angus Structure Plan identifies scope for further housingdevelopment within the Dundee Western Gateway area beyond 2011. Considerationof potential future housing has been given in the allocation of land in this Local Plan.However, the allocation of land to meet allowances post 2011 will be determined byfuture Local Plan reviews.


Liff Hospital

South Gray Village


Swallow Village


H71 Balgillo North

Land at Balgillo North is allocated for the development of a village of up to 150houses. Development should be set within a high quality landscape framework toprovide shelter, containment and an attractive setting. Low density development isproposed to increase the choice of housing available in this location and as such,development of this site should conform to the village housing standards containedin Appendix 1 of this Local Plan.

Development of this site should provide for public access from the site to thesurrounding countryside, including improvements to the listed bridge over the Dightyat Linlathen.

Financial contributions from the developer towards improved education provision inthe Broughty Ferry area will be required.

A Transport Assessment will require to be undertaken to demonstrate that proposedarrangements for site access by all modes, including pedestrians and cyclists, aresatisfactory. The developer will be required to fund all necessary transportinfrastructure including an appropriate contribution to any necessary upgrading ofthe A92.

Illustrative guidance on the form of development proposed is set out below. Theselayouts are intended to be indicative rather than prescriptive. As such, some flexibilityin the layout and therefore the exact boundaries of the allocation will exist at moredetailed planning stages, subject to village design principles being carefully respected.Further details will be advanced in a Site Planning Brief to be prepared by the CityCouncil in consultation with prospective developers and the local community.


Balgillo North Village


H72 Balmossie Village

A high quality village development of up to a maximum of 100 houses is proposed atthis location. The development of this site should be aimed at the upper end of themarket. House design and layout should not be suburban but should present a highquality village style development within well defined boundaries on this importantroute into the City. Low density development is proposed to increase the choice ofhousing available in this location and as such development of this site should conformto the Village housing standards contained in Appendix 1 of the Local Plan. Significanttree planting around and within the site is required to provide an attractive setting fordevelopment as well as providing shelter and containment.

Financial contributions from the developer towards improved education provision inthe Broughty Ferry area will be required.

Appropriate community facilities, where these are of a scale and nature to serve theproposed housing development, will be supported.

A Transport Assessment will require to be undertaken to demonstrate that proposedarrangements for site access by all modes, including pedestrians and cyclists, aresatisfactory. The developer will be required to fund all necessary transportationinfrastructure including an appropriate contribution to any necessary upgrading ofthe A92.

Illustrative guidance on the form of development proposed is set out below. Theselayouts are intended to be indicative rather than prescriptive. As such some flexibilityin layout and therefore the exact boundaries of the allocation will exist at more detailedplanning stages, subject to village design principles being carefully respected. Furtherdetails will be advanced in a Site Planning Brief to be prepared by the City Council inconsultation with prospective developers and the local community.

Balmossie Village


APPENDIX 4 - GUIDELINES FOR NEW PRIVATE NURSERIES

Location Outdoor Play Space* Staff Parking Dropping Off Size andProximity toother PrivateNurseries

City Centre Outdoor playspace to beprovided where possible:up to 10 children -90 sqm; 11-50 children - 9 sqm per child up to at least200 sq m, Whereoutdoor play spacecannot be provided,dedicated indoor physicalplay space of anequivalent scale will beconsidered as analternative.

No dedicatedparkingrequirement.

The number of spacesrequired will takeaccount of the proximityof car parks and busstops. Each applicationwill be considered on itsmerits.

No distance re-strictions.

ResidentialAreas

Outdoor playspace to beprovided: up to 10children - 90 sq; 11-50children - 9 sq m perchild up to at least 400sq m.

One dedicatedspace per 3 staffmembers.

Sites with on-streetparking restrictions willbe acceptable onlywhere parents can pickup and set down childrenwithin the curtilage of thepremises, where a carcan enter and leave thepremises in forwardgear. Up to 25 children -3 spaces; more than 25children - 4 spaces.Sites accessed fromculs-de-sac or residentialstreets of less than 4.8mwidth will not beconsidered suitable.

Not within aradius of 250mfrom an existingprivate nursery.

EmploymentAreas

Outdoor playspace to beprovided: up to 10children - 90 sq m; 11-50 children - 9 sq m perchild up to at least 300sq m. Dedicated indoorphysical playspace maybe considered to makeup a shortfall in outdoorplayspace, but will not beregarded as anacceptable substitute forit.

One dedicatedspace per 3 staffmembers.

Sites with on-streetparking restrictions willbe acceptable onlywhere parents can pickup and set down childrenwithin the curtilage of thepremises, where a carcan enter and leave thepremises in forwardgear. Up to 25 children -3 spaces; more than 25children - 4 spaces.

Only one nurseryon eachindustrial estate,unless evidenceof significantunmet demandwithin theparticular estatecan bedemonstrated.

* Outdoor play space must be attractive, usable, safe and enjoy a sunny aspect. Indoor physical playspaceshould be designated for that purpose and be additional to the ratio per child for indoor space required forSocial Work Registration.


APPENDIX 5 - DISTRICT CENTRES AND CORE FRONTAGES

RE

PR

OD

UC

ED

FR

OM

OR

DN

AN

CE

SU

RV

EY

MA

PP

ING

WIT

HT

HE

PE

RM

ISS

ION

OF

TH

EC

ON

TR

OL

LE

RO

FH

ER

MA

JE

ST

Y’S

STA

TIO

NE

RY

OF

FIC

E,

CR

OW

NC

OP

YR

IGH

T.

UN

AU

TH

OR

ISE

DR

EP

RO

DU

CT

ION

INF

RIN

GE

SC

RO

WN

CO

PY

RIG

HT

AN

DM

AY

LE

AD

TO

PR

OS

EC

UT

ION

OR

CIV

ILP

RO

CE

ED

ING

S.

LIC

EN

CE

NO

.L

A0

90

26

L.

N

LO

CH

EE

DIS

TR

ICT

CE

NT

RE

Dis

tric

tC

entr

eB

oundary

Core

Fro

nta

ge

RE

PR

OD

UC

ED

FR

OM

OR

DN

AN

CE

SU

RV

EY

MA

PP

ING

WIT

HT

HE

PE

RM

ISS

ION

OF

TH

EC

ON

TR

OLLE

RO

FH

ER

MA

JE

ST

Y’S

STA

TIO

NE

RY

OF

FIC

E,C

RO

WN

CO

PY

RIG

HT.

UN

AU

TH

OR

ISE

DR

EP

RO

DU

CT

ION

INF

RIN

GE

SC

RO

WN

CO

PY

RIG

HT

AN

DM

AY

LE

AD

TO

PR

OS

EC

UT

ION

OR

CIV

ILP

RO

CE

ED

ING

S.

LIC

EN

CE

NO

.LA

09026L.

N

HIL

LT

OW

ND

IST

RIC

TC

EN

TR

E

Dis

tric

tC

entr

eB

oundary

Core

Fro

nta

ge


REPRODUCED FROM ORDNANCE SURVEY MAPPING WITH THE PERMISSION OF THE CONTROLLEROF HER MAJESTY’S STATIONERY OFFICE, CROWN COPYRIGHT. UNAUTHORISED REPRODUCTIONINFRINGES CROWN COPYRIGHT AND MAY LEAD TO PROSECUTION OR CIVIL PROCEEDINGS.LICENCE NO. LA 09026L.

N

BROUGHTY FERRY DISTRICT CENTRE

District Centre BoundaryCore Frontage

RE

PR

OD

UC

ED

FR

OM

OR

DN

AN

CE

SU

RV

EY

MA

PP

ING

WIT

HT

HE

PE

RM

ISS

ION

OF

TH

EC

ON

TR

OL

LE

RO

FH

ER

MA

JE

ST

Y’S

STA

TIO

NE

RY

OF

FIC

E,

CR

OW

NC

OP

YR

IGH

T.

UN

AU

TH

OR

ISE

DR

EP

RO

DU

CT

ION

INF

RIN

GE

SC

RO

WN

CO

PY

RIG

HT

AN

DM

AY

LE

AD

TO

PR

OS

EC

UT

ION

OR

CIV

ILP

RO

CE

ED

ING

S.

LIC

EN

CE

NO

.L

A0

90

26

L.

AL

BE

RT

ST

RE

ET

DIS

TR

ICT

CE

NT

RE

Dis

trict

Ce

ntre

Bo

un

da

ryC

ore

Fro

nta

ge

N


APPENDIX 6 – NATURAL HERITAGE DESIGNATIONS

SEMI-NATURAL GREENSPACES OF LOCAL NATURE CONSERVATION IMPORTANCE

REF* SITE NAME STATUS

1 Anton Drive SINC2 Balgay Park SINC/CWS3 Barrack Road SINC4 Bentley’s Fields SINC/CWS5 Broughty Ferry Beach CWS6 Broughty Ferry Road SINC7 Camperdown Park SINC/CWS8 Clatto Country Park and Templeton Link Field SINC/CWS9 Den O Mains SINC/CWS10 Denhead of Gray SINC11 Derwent Avenue CWS12 Downfield Golf Course SINC13 Drumsturdy Pond/Woods SINC14 Dundee Environmental Society Site SINC/CWS15 Dundee to Newtyle Railway (disused) SINC/CWS16 Dundee Road SINC/CWS17 East Dock Street SINC18 Gillburn Road CWS19 The Law SINC/CWS20 Lochee Road SINC/CWS21 Longhaugh Quarry SINC/CWS22 Mains Terrace CWS23 Middleton Woods SINC/CWS24 Pentland Avenue SINC25 Pitkerro House Woods SINC26 Reres Hill SINC/CWS27 Roseangle SINC/CWS28 Swallow Hotel Wetland SINC29 Technology Park SINC30 Trottick Swamp and Woodland SINC/CWS31 Open Space South of Longhaugh Quarry SINC/CWS32 Land East of Panmurefield SINC/CWS33 Open Space West of Baldovie Industrial Estate SINC/CWS34 The Dighty SINC/CWS35 Fithie Burn SINC/CWS36 Murroes Burn SINC/CWS37 Baldragon Wood SINC/CWS

Broughty Ferry Local Nature Reserve SINC/CWS/LNRInner Tay Estuary Local Nature Reserve LNRTrottick Ponds Local Nature Reserve SINC/CWS/LNR

* Reference numbers correspond with the relevant diagram in the Written Statement


NATURAL HERITAGE DESIGNATIONS OF NATIONAL IMPORTANCE

Sites of Special Scientific Interest Within Local Plan AreaNotified under S28 of the Wildlife and Countryside Act 1981 (as amended)

Site Name Type Date Notified

Inner Tay Estuary Biological 29/03/00Monifieth Bay Biological 09/05/85

Source: Scottish Natural Heritage

NATURAL HERITAGE DESIGNATIONS OF INTERNATIONAL IMPORTANCE

Classified Special Protection Areas (SPA) Within Local Plan Area

Classified under EC Directive 79/409/EEC on the Conservation of Wild Birds

SPA Name Date of Classification Area (ha)

Firth of Tay and Eden Estuary 02/02/00 6,923

Special Areas of Conservation (SAC) Within Local Plan Area

Designated under the EC Directive 92/43/EC on the Conservation of Natural Habitats and WildFlora and Fauna

SAC Name Date of Designation Area (ha)


Designated Ramsar Sites Within Local Plan Area

Listed under the 1971 Ramsar Convention on Wetlands of International Importance especially asWaterfowl Habitat

Site Name Date of Classification Area (ha)


Source: Scottish Natural Heritage


APPENDIX 7 – SUPPLEMENTARY PLANNING GUIDANCE

Existing

Dundee Western Gateway Concept PlanDundee Urban Design GuidePublic ArtPercent for Art PolicyAmbassador Routes SchemeFaçade Enhancement Grants SchemeBreaches in Boundary WallsDoors and Windows GuideLocation of Telecommunications InstallationsRoads StandardsDundee Local Transport StrategyDundee Central Waterfront Development Masterplan 2001 - 2031

To Be Prepared

Planning for SustainabilityIndividual Site Planning BriefsDaylight and OvershadowingEnhancing the Vitality of Dundee City CentreConservation Areas GuideConservation Area Management PlansUse of MaterialsTreatments to Masonry and PaintingAdvertisingRoller ShuttersOpen Space StandardsOpen Space DesignTrees and Urban WoodlandRoads Standards (Revised)Dundee Access StrategyGoods Range and Related Restrictions Applied to the Retail Parks by Legal Agreements andPlanning ConditionsHouses in Multiple OccupationHousing Land MonitoringWaste Management

GLOSSARY


APPENDIX 8 - GLOSSARY

Amenity Greenspace Intensively maintained, predominantly grassland areas that providespatial separation between buildings or land uses, but have little nature conservation or formalrecreational value.

Amusement Arcade Building used for amusement only machines and excluding amusement-with-prizes or gaming equipment geared mainly to gambling.

Amusement Centre Building used for such activities as bingo halls and clubs, prize bingocentres, amusement-with-prizes machines (for example, fruit machines) and amusement-onlymachines (pin tables and video games).

Arterial Routes Based on the principal road network, arterial routes form priority corridorsbetween the Council boundary and the City Centre. These routes exist primarily for motorisedtraffic but benefit from bus priority measures and advanced traffic management facilities. Thereare four such routes: Western (Riverside Drive), North West (Lochee Road to Coupar AngusRoad), North East (Victoria Road to Forfar Road) and East (East Dock Street to Arbroath Road).

Article 4 Directions The effect of a direction is to remove permitted development rights.Article 4 directions apply to the City’s conservation areas. Typical minor works covered by thedirection that require planning permission include the replacement of doors and windows, theerection of gates, walls and fences, sheds, garages, porches etc.

Best Practicable Environmental Option (BPEO) This is the outcome of a systematic andconsultative decision-making procedure which emphasises the protection and conservation ofthe environment across land, air and water. The BPEO procedure establishes, for a given set ofobjectives, the option that provides the most benefits or the least damage to the environmentas a whole, at acceptable cost, in the long term as well as in the short term.

Biodiversity Short for ‘biological diversity’, meaning the whole variety of all living things onearth, including plant and animal species and their genetic diversity.

Brownfield Sites Sites that have previously been developed or used for some purpose thathas ceased. They may encompass re-use of existing buildings by conversion; demolition andnew build; clearance of vacant or derelict land and new build; infill and various other forms ofintensification. They exclude private and public gardens; sports and recreation grounds,woodlands and amenity open space, other than open space that has been temporarily createdon housing demolition sites in anticipation of development.

Business A use that falls within Use Class 4 “ Business” of the Town and Country Planning(Use Classes) (Scotland) Order 1997.

City Heritage Park Open spaces of City-wide landscape, nature conservation, historic orcultural importance that provide opportunities for informal recreation and learning.

City Recreation Park Designed, managed and maintained open spaces of City-wide importancethat provide dedicated outdoor recreation facilities combined with less formal recreation andplay, public amenities, nature conservation and visual amenity interest.

Cluster Development Networks of strongly interdependent firms and institutions that cancontribute to the knowledge-based economy by promoting innovation and improved businesspractices.


Community Wildlife Site An area of semi-natural Greenspace with local nature conservationvalue that is currently used by the community for informal recreation or as an outdoor classroomresource, and which has the potential to achieve Site of Importance for Nature Conservationstatus through positive community management.

Comparison Goods Goods other than convenience goods which the purchaser will compareon the basis of price and quality before a purchase is made e.g. clothes, fashion, giftmerchandise, electrical goods, furniture.

Conservation Area An area identified as being of special architectural or historic interest thecharacter or appearance of which it is desirable to preserve or enhance.

Contaminated Land Contaminated land is defined in Section 78A(2) of the EnvironmentalProtection Act 1990 as:“…any land which appears to the local authority in whose area it is situated to be in such acondition, by reason of substances in, on or under the land, that –

(a) significant harm is being caused or there is a significant possibility of such harmbeing caused, or

(b) pollution of controlled waters is being, or is likely to be, caused.”

“Harm” in this instance would include damage to, for example, humans, buildings andecosystems.

Convenience Goods Broadly defined as food, drinks, tobacco, newspapers, magazines andconfectionery, purchased regularly for relatively immediate consumption.

District Shopping Centre National Planning Policy Guidance defines these as shoppingcentres or groups of shops, separate from the town centre, usually containing at least onefood supermarket or superstore and non-retail services, such as banks, building societiesand restaurants serving suburban areas or smaller settlements. Dundee’s District Centresare comprised of the Albert Street, Broughty Ferry, Hilltown, Lochee and Perth Road shoppingcentres.

Economic Development Areas Economic Development Areas are areas that are capable ofproviding opportunities and or economic benefits to the local economy.

Effective Housing Land Supply The part of the established housing land supply that isexpected to be free of constraints in the 5 year period under consideration, and will thereforebe available for the construction of houses.

Environmental Statement A report that identifies, describes and assesses the effects thata project is likely to have on the environment. The process is referred to as EnvironmentalImpact Assessment (EIA), the report as the Environmental Statement (ES). The ES has toaddress the direct and indirect effects of the development on a number of factors includingthe population, fauna, flora, soil, air, water, climatic factors, landscape and archaeology.

Established Housing Land Supply Includes the remaining capacity of sites under construction;sites with planning consent; sites in adopted local plans; and where appropriate other buildingsand land with agreed potential for housing development.

Factory Outlet Centre Group of shops, usually in out of centre locations, specialising inselling seconds and end of line goods at discounted prices.


General Economic Development Areas An area that is suitable for uses within Classes 4,5and 6 of the Town and Country Planning (Use Classes)(Scotland)Order 1997. These areasare generally less accessible to the strategic road network and are of a lower environmentalquality than other categories of Economic Development Areas. As such, a wider range ofindustrial type uses can be satisfactorily accommodated.

Green Access Corridors Shared surface path networks that allow predominantly recreationalaccess to and between areas of open space for walkers, cyclists and horse riders.

Green Circular A signed cycling and walking route which encircles the City linking majorparks and places of interest. Aimed primarily at leisure use, it does function for utility journeysand forms the foundations of a Dundee cycle network.

Greenfield Sites Sites which have never been previously developed or used for an urbanuse, or are on land that has been brought into active or beneficial use for agriculture orforestry i.e. fully restored derelict land, but excluding open space that has been temporarilycreated on housing demolition sites in anticipation of development.

Greenspace A sub set of open space comprising vegetated land and/or geological features.

Greyspace A sub set of open space comprising paved or hard landscaped areas that havea specific civic function, including civic squares, pedestrianised streets, waterfront areasand esplanades.

Habitable Rooms All rooms within a dwelling excluding kitchens and bathrooms.

High Amenity Sites Sites that provide a prestigious location in a high quality landscapesetting mainly situated adjacent to main routes.

Home Zones Residential areas that seek to meet the needs of all road users equally, andwhere all road users, including pedestrians and cyclists as well as motorised traffic, sharethe road space. Streets in the zone are to be designed to remove barriers to local peopleusing the space rather than it being dominated by the needs of passing traffic. Streets withina zone will have been designed for social use, where residents have the opportunity to usethe street for a variety of purposes, only one of which is for the movement and parking ofmotor vehicles. Vehicle speeds should be no greater than 20 m.p.h..

Household Goods Furniture, floorcoverings, household textiles, DIY materials and equipment,garden materials and equipment, domestic appliances. (The latter does not include radioand television sets, video recorders, record players, tape recorders, stereo and hi-fi equipment,computers, musical instruments and photographic and optical goods).

Household Waste Waste from a domestic property, caravan, residential home, university,school or other educational establishment or premises forming part of a hospital or nursinghome (but excluding clinical waste).

Housing Market Area A geographical area which is relatively self contained in terms ofreflecting peoples’ choice of location for a new home i.e. a large percentage of people settlingin the area will have sought a house only in that area.

Leisure Park Integrated grouping on a single site of major (usually commercial) leisureuses which could typically include a multiplex cinema, bowling, bingo and ice rink facilities.


Restaurants and fast food outlets could also form part of the mix of uses. Dundee’s leisureparks comprise the Camperdown and Douglasfield complexes together with The Stack.

Listed Building A building recognised for its architectural or historical importance andincluded on the Scottish Ministers’ Statutory List of Buildings of Special Architectural orHistorical Importance. Listed buildings are categorised A, B, C (S) depending on their merit.Listing covers both the interior and exterior of the building regardless of category. ListedBuilding Consent is required to demolish or alter a listed building.

Local Biodiversity Action Plan A Plan that identifies species and habitats that are important,rare or threatened in a given local area, produced in the context of the UK Government’s‘Biodiversity: the UK Action Plan’ which seeks to conserve and enhance wild species andwildlife habitats over the next 20 years.

Local Shop Single shop or small group of shops whose scale and nature are geared mainlyto the day to day shopping needs of a neighbourhood or locality. These could typically includea newsagent, small supermarket/general grocery store, sub post-office and other small shopsof a local nature.

Local Transport Strategy Documents which provide a framework for addressing localtransport priorities, within the overall policies set by Central Government, the Structure Planand the Local Plan.

Major Routes The main vehicular routes to the City Centre from the north, south, east andwest plus the Marketgait and the Kingsway.

Municipal Solid Waste Includes household wastes and any other wastes collected by thelocal authority, or its agents, such as municipal parks and garden waste, beach cleansingwaste, commercial or industrial waste and waste resulting from the clearance of fly-tippedmaterials.

National Cycle Network A series of interconnecting routes extending throughout the UK.Within the Local Plan area the routes are principally on the coastline extending fromInvergowrie to the Tay Road Bridge Landfall and on to Monifieth.

Neighbourhood Park Significant areas of open space at the heart of communities thatprovide dedicated facilities for outdoor sports, recreation and play, with complementaryenvironmental benefits.

Open Space Land and water used for outdoor sport, recreation and play, civic purposes orfor nature conservation, which provides complementary economic, social and/or environmentalbenefits to communities.

Open Space Network An interconnected and multi-functional system of Greenspace,Greyspace and Bluespace that also links homes with local services and places of work,providing a combination of environmental, social and economic benefits to the City.

Out of Centre A location that is clearly separate from the City Centre and District Centresbut is within the urban area, including programmed extensions to the urban area in approvedor adopted development plans.

Outdoor Sports Facilities Pitches, courts, golf courses, athletics tracks and greens that


provide dedicated facilities for outdoor sports.

Permanent Urban Woodland Intensive tree planting that provides a permanent landscapingtreatment on peripheral vacant sites with little or no development value.

Play Areas Children’s equipped play areas and associated Greenspace.

Principal Economic Development Areas Well located employment areas which offer apleasant environment and provide the type of accommodation sought by incoming companies.These areas are of City-wide significance that will be safeguarded for industrial and businessuse.

Proximity Principle and Self Sufficiency In a waste management context, this means thatwaste should be disposed of as near as possible to the point of where it arises. The exceptionto this is wastes requiring specialist treatment, such as hazardous wastes, and wastes beingsent for recycling, e.g. paper.

Public Art Permanent or temporary physical works of art visible to the general public,whether part of a building or free standing.

Ramsar Site A protected area of internationally important wetland that contains a significantnumber of waders or wildfowl.

Retail Core In the City Centre this an area which accommodates the ‘prime shopping pitch’- a concentration of national multiple retailers, including variety and department stores togetherwith other key retailers. It also tends to be distinguished by significantly heavier pedestrianflows than are evident in remainder of the central shopping area in the District Centres theretail core is the nucleus within which a number of the more heavily visited shopping andother services of the centre tend to be grouped. These could include its main food retailerstogether with banks, cafes and personal services.

Retail Park A group of 3 or more non-food retail warehouses, which may be supplementedby a food superstore, on a single integrated site with shared car parking. Dundee’s retailparks currently comprise the Kingsway East and West Retail Parks. Consent has also beengranted for a new retail park on the eastern edge of the City Centre at Dock Street.

Retail Warehouse A large individual retail store with a minimum of 1,000 square metresgross of selling space, with car parking provision and selling non-food goods, such as DIY,furniture, carpets, electrical goods and gardening goods.

Retailing The selling of goods to the ultimate consumer for personal or householdconsumption.

Scheduled Monuments Usually an archaeological site, ruined building (uninhabited castle,ruined ecclesiastical building) or an early industrial structure no longer in use that is of nationalimportance.

Section 75 Agreement An agreement under Section 75 of the Town and Country Planning(Scotland) Act 1997 between a planning authority and any person interested in land in theirarea (in so far as the interest of that person enables them to bind the land) for the purpose ofrestricting or regulating the development or use of that land, either permanently or duringsuch period as may be prescribed by the agreement.


Secured By Design A scheme promoted by the police that encourages the building industryto adopt recommended crime prevention guidelines. By doing so, developers will be able touse an official police approved security logo in the marketing of both new and refurbishedproperties.

Self Sufficiency See ‘Proximity Principle and Self Sufficiency’.

Semi-Natural Greenspace Areas of Greenspace that have been partly colonised by vegetationand/or wildlife and are sympathetically maintained.

Shop In addition to the retail sale of goods (other than hot food), the shops definitionincorporates a range of service uses which are typically found in shopping areas, includingpost offices, travel agents, hairdressers, launderettes, etc. The full range of uses covered bythe definition is specified in Class 1 of The Town and Country Planning (Use Classes)(Scotland) Order 1997.

Site of Importance for Nature Conservation (SINC) A nature conservation area that supportslocally important habitats and species of plants.

Special Area of Conservation An area of international nature conservation importance thatsupports rare, endangered or vulnerable habitats, and species of plants or animals (otherthan birds).

Special Protection Area An area of international nature conservation importance thatsupports significant numbers of wild birds and their habitats.

Speciality Shopping Small scale, usually independent and locally based shops sellingspecific goods ranges including gifts, souvenirs, arts and crafts and ‘special interest’ itemsassociated with hobbies and pastimes. Could also include small shops supplying importedfoods and related products, delicatessen and confectionery items.

Strategic Agreement An agreement between Dundee City Council and CommunitiesScotland (formerly Scottish Homes) which forms a basis for joint working between the bodies.

Supermarket Single level self service store selling mainly food, with a trading floorspace ofbetween about 500 and 2,500 square metres, often with its own car park.

Superstore Single level self service store selling mainly food, or food and non-food goods,usually with at least 2,500 square metres trading floorspace with dedicated car parking atsurface level.

Sustainability and Sustainable Development Development that meets the needs of thepresent generation without compromising the ability of future generations to meet their ownneeds.

Tayside Landscape Character Assessment A hierarchical assessment based on variationsin the Tayside landscape, with a series of management and planning guidelines designed toconserve and enhance its distinctive character.

Technopole Technopoles are research and development led facilities which transfer universitybased innovation into the private sector, encourage market relevant research and act assmall to medium enterprise high technology incubators. Such initiatives differ from the existingDundee Technology Park in that they have a link with higher education establishments, exploit


key fields of local expertise and repute, and represent a strong research conduit into theprivate sector. The Organisation for Economic and Commercial Development concludedthat technopoles have the potential to be influential instruments in the qualitative realignmentof a local economy.

Temporary Urban Woodland A form of temporary treatment on vacant or underused landthat has long term development potential, whereby trees are planted on a minimum cost,rapid impact, site recovery basis.

Transport Assessment An assessment of the full transport impacts of travel generatingdevelopments. The assessment will provide information to assess fully the suitability of anapplication in terms of travel demand and travel impacts and address the need for supportingmeasures reduce the level of travel demand and to implement the achievement of sustainablemode share.

Travel Plans Occasionally referred to as Green Transport Plans. Documents prepared byowners and operators of existing or proposed developments which set out proposals for thedelivery of more sustainable travel patterns. They may deal with both passenger travel andwith the business, commercial and freight traffic associated with a development.

Use Classes The following lists the development uses covered by the Town and CountryPlanning (Uses Classes) (Scotland) Order 1997.

Class 1 - ShopsUse -a for the retail sale of goods other than hot food;b as a post office;c for the sale of tickets;d as a travel agency;e for the sale of cold food for consumption off the premises;f for hairdressing;g for the direction of funerals;h for the display of goods for sale;i for the hiring out of domestic or personal goods or articles;j as a launderette or dry cleaners; ork for the reception of goods to be washed, cleaned or repaired;where the sale, display or service is principally to visiting members of the public.

Class 2 - Financial, Professional and Other ServicesUse for the provision of -a financial services;b professional services; orc any other services (including use as a betting office);where it is appropriate to provide in a shopping area and where the services areprovided principally to visiting members of the public.

Class 3 - Food and DrinkUse for the sale of food and drink for consumption on the premises.

Class 4 - BusinessUse -a as an office, other than a use within Class 2 (financial, professional and other

services);


b for research and development of products or processes; orc for any industrial process;being a use which can be carried on in any residential area without detriment to theamenity of that area by reason of noise, vibration, smell, fumes, smoke, soot, ash,dust or grit.

Class 5 - General IndustrialUse for carrying on of an industrial process other than one falling within Class 4(business).

Class 6 - Storage and DistributionUse for storage or as a distribution centre.

Class 7 - Hotels and HostelsUse as a hotel, boarding house, guest house, or hostel where no significant elementof care is provided, other than premises licensed for the sale of alcoholic liquor topersons other than residents or to persons other than persons consuming meals onthe premises and other than a use within class 9 (houses).

Class 8 - Residential InstitutionsUse -a for the provision of residential accommodation and care to people in need of

care other than a use within Class 9 (houses);b as a hospital or nursing home;c as a residential school, college or training centre.

Class 9 - HousesUse -a as a house, other than a flat, whether or not as a sole or main residence, by

i a single person or by people living together as a family, orii not more than 5 persons living together including a household where care

is provided for residents;b as a bed and breakfast establishment or guest house, where at any one time

not more than 2 bedrooms are, or in the case of premises having less than 4bedrooms 1 bedroom is, used for that purpose.

Class 10 - Non-Residential InstitutionsUse, not including residential use -a as a creche, day nursery or day centre;b for the provision of education;c for the display of works of art (otherwise than for sale or hire);d as a museum;e as a public library or public reading room;f as a public hall or exhibition hall; org for, or in connection with, public worship or religious instruction, or the social or

recreational activities of a religious body.

Class 11 - Assembly and LeisureUse -a cinema;b concert hall;c dance hall or casino;


d dance hall or discotheque; ore swimming bath, skating rink, gymnasium or area for other indoor or outdoor

sports or recreation, not involving motorised vehicles or firearms.

Useable Garden Ground An area of garden that is not steeply sloping, which is relativelyprivate and sunny and can therefore be used for a range of purposes. Front gardens are notincluded within this definition.

Village Recreation Park Designed, managed and maintained open space within majorvillage-style housing developments that provide outdoor recreation facilities with less formalrecreation and play, public amenities, nature conservation and visual amenity interest.

Vitality and Viability Vitality is a reflection of how busy a centre is at different times and indifferent parts. Viability is a measure of its capacity to attract ongoing investment formaintenance, improvement and adaptation to changing needs.

Waste Includes any substance which constitutes a scrap material or an effluent or otherunwanted surplus substance arising from the application of any process; and any substanceor article which requires to be disposed of as being broken, worn out, contaminated or otherwisespoiled (but does not include explosives).

Wholesaling The term wholesaling means where goods are principally sold in largequantities to be retailed by others. This is not Class 1 retail use. The principal element oftrade associated with wholesale should be to other retailers rather than the public.

Wildlife Corridor A continuous stretch of semi-natural habitat that supports biodiversityconservation.

Windfall Sites Sites, including conversions, which are not included as part of the effectivehousing land supply at the base date of the Plan but which subsequently become availablefor development, other than through the Local Plan allocation process.