Main Issues Report LDP 2021

Analysis of responses to the Main Issues Report 2019

4th September 2019

UPDATE on Site OP1 (bid GR147)

The site is considered to be inappropriate for housing development due to risks of storm water flooding on the run down to the River Don. For this reason, the development of allotments on the site represents an appropriate use.

The existing wooded part of the site will be promoted as a BUS site (protected for Business use), but this area could be eroded if more allotments are required.  Only the existing buildings will be promoted as BUS land. The value of this site is that, as a business site, the wide access that it has which makes it less amenable for housing.  Drainage patterns could be resolved through the provision of an on-site Sustainable Drainage System designed to capture and slowly release storm water flows.

Meeting details

Appendix 1b – Garioch Settlements.pdf

Appendix 2b – Draft Proposed LDP – Garioch.pdf

The above links lead to Aberdeenshire Council committee meeting on 04 September 2019 at which the Main Issues Report was discussed.  The ‘Meeting Details’ link leads to all agenda items and the ‘Appendix 1b – Garioch Settlements.pdf’ link leads to specific settlement details, where you will find the MIR proposals for Kemnay on pages 389 t0 396.  Listed below are some extracts from the Report.  The link ‘Appendix 2b – Draft Proposed LDP – Garioch.pdf’ leads to the proposed Draft Local Plan for Kemnay on pages 51 to 54, a proposals map is shown below in colour.

Existing Sites – BUS1, BUS2 and BUS3

Existing BUS sites form part of the established employment land supply and promotion of these sites is supported by the local community.  Ensuring there is sufficient opportunities for employment in Kemnay is  important and the existing sites are considered to be the most appropriate locations in which to promote business uses to come forward.  

Bid GR036, GR083, GR134, GR135 and GR136 

Support for Officers’ assessment of bids Bid GR036, GR083, GR134, GR135 and GR136 is noted.  Issues raised by respondents in respect to GR083 would be addressed at the planning application stage.   Comments made in support of bids GR134 and GR135 are also acknowledged. However reasons outlined in the MIR to discount the proposed development of these sites is maintained.  We continue to be of the opinion that these sites should not be allocated in the Proposed LDP.  

Bid GR147 (see latest update above)

Comments made both in support, and opposing bid GR147 are noted.  It is considered appropriate, given the relationship of the Community Garden to the settlement, to protect this asset in the Proposed LDP.  We also propose to reserve the area of woodland to the rear of the community garden to allow for further expansion of the community garden.  It would be expected that as many trees as possible would be retained and the woodland enhanced as an asset for the community providing recreation opportunities.  Given that redevelopment of the depot site could come forward as a brownfield proposal at this time it is considered appropriate to allocate the site as an opportunity site in the Proposed LDP.  We are now of the belief that brownfield element of the bid site should be identified for employment uses, targeted at small-scale and start-up businesses, rather than promoting the site for housing.  

Additionally, it is noted that the bid is situated immediately adjacent to the drive towards the A-listed Kemnay House which is part of the landscape around the house visible on the Roy Military Maps of 1747 – 55, forming an important part of its setting.  This would need to be a consideration for any future application and should be highlighted in the allocation summary. 

New Sites 

A number of additional sites were proposed through the exercises undertaken with pupils from Kemnay Academy.  It should however, be noted that the sites put forward through the Pilot Youth Engagement Project have not been subject to comment by the wider community nor have they been subject to any bid.  It is therefore not proposed to include any of the additional development sites proposed by Kemnay Academy.  

The Draft Proposed Local Development Plan

A number of changes were proposed in the Draft Proposed LDP on the basis of early consultation with stakeholders.  These are captured in the recommendations below.

Recommendations for Kemnay

1. Add text to the Vision to reflect the need to preserve and where possible enhance the town centre, particularly supporting opportunities for retail uses and that BUS sites should promote the start-up of small and medium sized enterprises. The Vision should also be amended to reflect a desire for development of bungalows, allotments, cycle routes and aspiration for a Scout/ Guide Hut to be developed. Text should also be added to recognise flood risk as a particular concern for the local community. Some of these issues have already been identified in the settlement vision from the Draft Proposed LDP.

2. Add the following text to the Settlement Statement “Parts of Kemnay are in an area potentially vulnerable to flood risk as identified by the National Flood Risk Assessment. Flood Risk Assessments may be required”.

3. Remove R1 as this site is no longer required.

4. Extend the P2 site the north east to include the cairn and path network at the Place of Origin.

5. Designate the Kemnay Community Garden as protected land.

6. Introduce a new protected site into the Proposed LDP for the area north of McCombie Crescent as an amenity for the town.

7. Remove OP1 as now built out.

8. Retain site OP2 for 20 homes.

9. Reserve part of bid GR147 (Birley Bush), for future expansion of the community garden.

10. Identify the extent of the brownfield element of bid GR147 (Birley Bush), for as a BUS (Safeguarded for Business Uses) site.

Draft LDP Kemnay (page 51)

Flood Risk 

Site BUS1 is also adjacent to the River Don and any redevelopment would require a detailed Flood Risk Assessment.

Services and Infrastructure 

1. Strategic transportation: Contributions may be required to address the cumulative impact of developments on the trunk road network.
2. Strategic drainage and water supply: Local sewer reinforcement may be required.
3. Secondary education: All residential development must contribute towards provision of capacity at Kemnay Academy. Owing to secondary education capacity constraints, no development on allocated land can take place until secondary education constraints have been resolved.
4. Community facilities: All residential development may be required to contribute towards facilities that serve the community in Kemnay. These may be identified in the Community Plan or relevant Community Action Plan.
5. Sports and recreation facilities: All residential development may be required to contribute to indoor and outdoor sports and learning facilities in Kemnay. These may be identified in the Community Plan or relevant Community Action Plan.
6. Waste and recycling: All development must contribute towards a household waste recycling centre in the Inverurie area.
7. Health facilities: All residential development must contribute towards a replacement health centre in Kemnay

OP1 (Bid GR147): Birley Bush, Allocation: 49 homes 

(see latest UPDATE above)

This is a newly allocated site offering remediation of a brownfield site. The site is within close proximity to the town centre and close to a number of services in the town.   Tree loss may occur to accommodate the development. This loss should be minimised and identified through a tree survey, with appropriate compensatory planting identified as necessary. Options to include provision of allotments within the site allocated should be explored. It is expected that the site will contribute towards affordable housing in line with Policy H2 Affordable Housing. Where a phasing scheme is promoted affordable housing should be delivered as part of the early phases of development.

Protected Land 

P1 For education and community issues associated with the primary school and to conserve recreational open space.

P2 To conserve the ‘Place of Origin’ and its setting.

P3 For education and community issues associated with the primary school and to conserve recreational open space.

P4 To conserve the amenity area, which contributes to the green network.

P5 To conserve the cemetery and adjacent ground.

P6 To conserve the recreation ground.

P7 To conserve the playing fields.

P8 To conserve the memorial and garden.

P9 To conserve the monument and park.

Reserved Land

R1 (Bid GR083) For medical/ community facilities.

Other Designations   

BUS1 –  BUS3 Safeguarded for business uses.

After discussion and deliberations regarding the above matters at Aberdeenshire Council committee meeting on 04 September 2019, the Committee agreed the following:

Issue 106 Kemnay (pages 24 – 25)

Officers highlighted the piece of work that was done with Kemnay Academy to involve them in the process and feedback to them.  Members welcomed this work and thanked Officers for listening to the community.  The Committee agreed:-

 1. That text be added to the Vision to reflect the need to preserve and where possible enhance the town centre, particularly supporting opportunities for retail uses and that BUS sites should promote the start-up of small and medium sized enterprises. The Vision should also be amended to reflect a desire for development of bungalows, allotments, cycle routes and aspiration for a Scout/ Guide Hut to be developed. Text should also be added to recognise flood risk as a particular concern for the local community. Some of these issues have already been identified in the settlement vision from the Draft Proposed LDP.

2. That the following text be added to the Settlement Statement “Parts of Kemnay are in an area potentially vulnerable to flood risk as identified by the National Flood Risk Assessment. Flood Risk Assessments may be required”.

3. That R1 (Milton Meadows football pitches), be removed as this site is no longer required.

4. That the P2 site be extended to the north east to include the cairn and path network at the Place of Origin.

5. That the Kemnay Community Garden be designated as protected land.

6. That a new protected site be introduced into the Proposed LDP for the area north of McCombie Crescent as an amenity for the town.

7. That OP1 (Bogbeth / Wellpark), be removed as it is now built out.

8. That site OP2 (Monymusk Road), be retained for 20 homes.

9. That part of bid GR147 (Birley Bush), be reserved for future expansion of the community garden.

10. That the extent of the brownfield element of bid GR147 be identified as a BUS (Safeguarded for Business Uses) site (see Latest UPDATE above)

The Draft LDP plan would therefore initially be altered as shown below

The consultation period will close on

Monday 8th April 2019

This is a key date if you want to draw our attention to any matters that we should include in the forthcoming Local Development Plan. We will update this page closer to the time to tell you how to submit your views

You can submit a response form on any of the published documents:

• Response form (word 44KB)

• Response form (pdf 141KB)

 Responses can be emailed to us at ldp@aberdeenshire.gov.uk or received via post, Planning Policy Team, Infrastructure Services, Aberdeenshire Council, Woodhill House, Westburn Road, Aberdeen, AB16 5GB.

Main Issues Report – Local Development Plan 2021 (Kemnay pages 433-436)