Visual impact is 'overriding factor,' inquiry told

The Courier, 29 November 2000

The visual impact of a new £25 million golf and leisure development near St Andrews is the “overriding factor” to be taken into account as a planning appeal is determined.

This was agreed yesterday by both Fife Council and the International Golf Club of St Andrews Ltd as a public inquiry in the home of golf moved into its final stages.

The inquiry heard statements from both parties and from objectors who include St Andrews Preservation Trust, St Andrews Community Council, and the St Andrews Green Belt Forum.

The closing submissions brought to an end a week of debate over the plans for two golf courses, extensive clubhouse and leisure facilities and 80 residential suites on the 460-acre site at Scooniehill.

The application was rejected by members of Fife Council’s east area development committee against the advice of planning officials, and the inquiry is the culmination of the two years proposals for the site have been in the pipeline.

Issues discussed during the inquiry have included visual impact, loss of agricultural land, traffic effects, now-confirmed plans for creation of a green belt around St Andrews, the viability of the plans and the likely economic impact.

The developers said yesterday that doubts had been expressed by various parties about economic viability but it had been made clear that research had been carried out both in the UK and in the United States and that the promoters of the scheme were confident of its success.

It was stated there was no risk of the scheme starting and not finishing and that work would not begin until viability had been secured, not only to the satisfaction of the planning authority, but also to long-term investors.

In terms of visual impact, the developers said that even if the whole of the appeal site was included in a green belt, this would not affect the development proposals.

Nothing would be added to the issues, or to the protection received from development plan policies.

Speaking on behalf of Fife Council, however, legal official June Barrie said the council felt the proposal was contrary to the provisions of the development plan and that there were no material considerations which justified another conclusion.

Mrs Barrie said the overriding consideration was the visual impact of the development both from St Andrews and from the approach to the town.

“It: is submitted that the development would have a detrimental visual impact on St Andrews and its landscaped setting and that this consideration outweighs any economic development benefits claimed and all other factors.

The chairman of St Andrews Preservation Trust Mrs Dorothea Morrison said that everyone should be reminded that there was a great deal more to St Andrews than golf.

She said every year thousands of visitors came to the town and the trust was constantly being told such visitors love the town as it was now.

Continual development eating into the landscape might easily destroy qualities which attracted visitors in the first place.

“Tourists can be fickle, and if they come to regard St Andrews as a piece of third rate costume jewellery rather than the jewel in Fife’s crown, they may well choose to stay away,” she said.

Dr Frank Riddell, the vice-chairman of St Andrews Community Council, said his organisation had tried to bring before the inquiry the hopes and fears of the citizens of what was a small, historic and beautiful town.

He said the community council’s evidence had shown the pressures with which the town was being assaulted at present, and he referred specifically to the areas of education, health and traffic congestion.

Turning to the visual impact question, Dr Riddell said there was clear inter-visibility between the town’s historic core and the proposed location of the clubhouse on a ridge line.

The closing statement from the Green Belt Forum was made by Mrs Elizabeth Williams, who said there was deep concern no details had been given of the scale of the proposed buildings.

She said the creation of the 80 residential units would constitute a new village in the countryside and that the units would house up to 320 people who would have to be catered for in the clubhouse.

Mrs Williams said the countryside should remain accessible to the public and should not be exploited for private gain.

She added that the forum also believed there could be too great a concentration of golf courses in one area.

Inquiry Reporter Ian Lumsden will issue a decision on the application in due course.