Kingsbarns, near St Andrews, Scotland - Background to issues of concern - Potential development site - EFLP 04 KIN 006

Planning Info - Draft Local Plan - Potential Development Site

KIN006 - Fife Council Site Assessments - March 2005 - and September 2004 for comparison

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March 2005 Site 'Re-assessment' - conducted since publication of the consultative draft EFLP

EFLP 04 KIN 006 - West of Square
	SITE POTENTIAL AND IMPACT ON COMMUNITY/SETTLEMENT
	CONCLUSION: Should not be put forward as possible development site
	RE-ASSESSMENT SCORE (total from table below) = 48
Present Use: Agriculture - arable.

Condition and Setting Assessment Score 1 - 5 (1 unacceptable, 3 neutral, 5 acceptable) Figures in brackets next to ratings ( ) show ratings from earlier assessments, if different
Slope and Shape	5 (was 4)
Level beside settlement, slowly rising to W; roughly rectangular.
Altitude and Exposure	3 (was 4)
Higher ground to west is fairly exposed.
Un-neighbourly uses	5
None.
Relationship to Townscape Garden Form	1 (was 4)
Field extends to the main road opposite the square at the heart of the village, reinforcing the rural character of the village.
Landscape Fit for Landform / Topography	3 (was 4)
Neutral.
Landscape Fit - Intervisibility	1 (was 4)
Visible from the main road through the centre of the village, development of this site would remove the rural aspect of the heart of this settlement.
Landscape Fit - Skyline	3 (was 4)
Could breach skyline in the W portion of the site.
Defined Boundary	3
Stone walls to boundaries with main road and station road beyond to E and N. Existing site too large for appropriate scale of development.
On Site Constraints	4
Power lines along S edge of site.
Ground Conditions / Natural Features	5
None.
Trees	5 (was 4)
None.
Green Space	5
None.
Access	5
Off station road.
Other	-

NOTE: Above information was extracted from official EFLP 'site appraisal' for site (dated 3/3/05)

KIN006 - Fife Council Site Assessments - September 2004 - and March 2005 for comparison

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September 2004 Site Assessment - original info used to inform the consultative draft EFLP

EFLP 04 KIN 006 - West of Square - Proposal H48 / Pr40 for 70 Houses on 2.6 Ha site

CONCLUSION:

"The eastern part of this site offers an excellent opportunity for a sensitive, appropriate, residential expansion of Kingsbarns. Development of the western part of the site appears unnecessary and over-large in the context of the settlement and would have a marked effect on the townscape, particularly as viewed from the main St Andrews road (the Fife Tourist Route). The western part of the site is also elevated and development would thus have more impact on the skyline, which is a prime consideration in the perception of the East Neuk settlements." - M. McG 17/09/04

Present Use: Open countryside in agricultural use (arable) at SW edge of settlement.

Condition and Setting Assessment Score 1 - 5 (1 unacceptable, 3 neutral, 5 acceptable)
Slope and Shape	4
Flat site (slight slope west-east at western end); roughly rectangular.
Altitude and Exposure	4
Western part slightly elevated; remainder lying; fairly exposed.
Un-neighbourly uses	5
None.
Relationship to Townscape Garden Form	4
Sensitive design required to allow development to relate well to existing townscape.
Landscape Fit for Landform / Topography	4
Sensitive design required but eastern part of site is at same level as existing development.
Landscape Fit - Intervisibility	4
Site visible from Dunino road; western part from main St Andrews road.
Landscape Fit - Skyline	4
Sensitive design required to ensure minimal effect on skyline.
Defined Boundary	3
Site appears over-large; should be restricted to eastern end only.
On Site Constraints	4
Power lines run along southern boundary of site.
Ground Conditions / Natural Features	-

Trees	4
None on site.
Green Space	5
None on site.
Access	-

Other	-

NOTE: Above information was extracted from official 'site visit report' (dated 09/04)

General Information

Site plan: EFLP 04 KIN 006 W of Square (dated 16/06/04)
Site type: Agricultural class greenfield
Site area: 2.6 Ha
Proposals map reference number: h48/Pr40
History: Open countryside in agricultural use (arable) at south-western edge of settlement
Current use: Arable
Proposed use: Housing
Proposed no of houses on site: 70
Owner: not recorded on sheet
Agent: not recorded on sheet
Date first mooted: not recorded on sheet
Instigator: not recorded on sheet

Consultations - replies received

Transportation (Roads): Contacted 07/07/04, Replied 28/07/04

Do not support significant development in Kingsbarns

Transportation (Drainage): Contacted 07/07/04, Replied 30/09/04

Scottish water will require to confirm spare capacity within their system or possible upgrade

SEPA: Contacted 07/07/04, Replied 04/08/04

The village Kingsbarns may have sewer capacity issues if further development takes place. Any further development in the Kingsbarns area must be made in the context of the designated bathing area. the sewage treatment works at Kingsbarns is currently undergoing improvements to ensure that effluent discharges meet the mandatory standards but this upgrade may not have taken into consideration additional development.

Environmental Services: Contacted 07/07/04, Replied 23/08/04

Traffic noise

Conclusions/recommendations

Housing density per Ha: 25 [this is the recommended 'planning' density for this site]
No of houses on site: 70 [this is actual number proposed by developer]
Comments: "Our" estimated capacity was 65 [based on 25 per Ha]

Fife Council will produce master plan & brief for residential development and provision of open space.

NOTE: Above information was extracted from official 'assessment sheets' for site (dated 07/12/04)

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