Eastbrae, Stromness
Housing Development Brief
Supplementary Guidance
July 2012
IMAGE: Cover photograph showing the Eastbrae development site from a road, with open agricultural land, scattered houses, fences and utility poles. The Orkney Islands Council crest and the words “ORKNEY ISLANDS COUNCIL” appear below the photograph.
Index
Introduction — 3
Site Description — 4
The Design Criteria — 4
Development Criterion 1 – Layout and Phasing — 4
Development Criterion 2 – Builtform and Boundaries — 6
Development Criterion 3 – Open Space and Landscaping — 7
Development Criterion 4 – Access and Road Design — 7
Development Criterion 5 – Water Resource Management — 7
1. Introduction
IMAGE: Panoramic view of the Eastbrae site from the dwelling houses of Wardhill & Annandale. The view shows a road leading through open agricultural land, with scattered houses, fences and gently undulating land in the background.
The Site from the dwelling houses of Wardhill & Annandale
This Development Brief sets out the opportunities and constraints in relation to housing site STR-L of the Orkney Local Development Plan (Modified Proposed Plan) which is referred to as Eastbrae, Stromness. The aims of this brief is that development will occur in a planned and coordinated manner that is in keeping with the surrounding builtform, uses and topography. Further development on the site will be expected to respond to the design criteria set down in this Development Brief.
IMAGE: Figure 1 is a location plan marking the STR-L low-density scattered housing area at Eastbrae, Stromness. The plan shows the site boundary outlined in red, Wardhill Road, existing properties including Kerona, Annandale, Wardhill, a garage, an industrial building, Sma’quoy and East Brae, and surrounding agricultural land. Text visible in the plan includes “LOCATION PLAN”, “STR-L”, “LOW DENSITY”, “SCATTERED HOUSING AREA”, “Figure 1 – The Site Location”, and “Note: All measurements are for illustration”.
Figure 1 – The Site Location
2. Site Description
The site is located off the Wardhill Road on the edge of Stromness. The location is semi rural with land use being agricultural, domestic with some commercial business use. The existing pattern of development is scattered with builtform being gable ended and generally of a storey to a storey and a half in appearance. Existing development in the area is characterised by a low density housing sited within generously proportioned sites.
The site is located on higher ground above Stromness with undulating levels. The site enjoys views of the Hamnavoe, the Inner Holms, Hoy and the West Mainland.
IMAGE: Figure 2 is a site plan of the housing designation STR-L. The site boundary is outlined in red and includes agricultural land, Wardhill Road, existing properties labelled Kerona, Garage, Annandale, Wardhill, Industrial, Sma’quoy and East Brae, and surrounding roads and fields. The plan includes a scale of 1:1250 and the text “THE SITE LOCATION”, “STR-L”, “LOW DENSITY”, and “SCATTERED HOUSING AREA”. Small additional map text is not legible.
Figure 2 – Site Plan of the Housing Designation STR-L
3. The Design Criterion
3.1 – Design Criterion 1 – Layout and Phasing
The Development Brief seeks to address the phasing of the development as well as layout. Figure 3 shows the phasing proposed for this development. The layout of this site is to be low density and scattered to reflect the designation (STR-L) in the Orkney Local Development Plan (Modified Proposed Plan) as well as the development pattern and density at this edge of town location. Development should respect the follow layout criteria:
plot sizes should vary
there should be no fixed building lines
the topography of the site should be reflected in the layout
the use of crescents and culs de sac should be avoided
IMAGE: Figure 3 is a phasing plan for the development. The plan marks the areas “PHASE 1”, “PHASE 2” and “OTHER”, with the proposed phases shown in different hatch patterns. It also labels existing properties including Kerona, Garage, Annandale, Wardhill, Sma’quoy and East Brae, and shows Wardhill Road and the surrounding site boundary. The plan includes a scale of 1:1250 and the text “PHASING”, “STR-L”, “LOW DENSITY”, and “SCATTERED HOUSING AREA”. Small additional map text is not legible.
Figure 3 – Phasing of the Development
Phase 1 – Next year to 2 years
The majority of this phase is located to the south of the Wardhill Road and is presently in agricultural use. This phase of the development should facilitate 5 residential dwelling houses. A section of this phase is hatch at figure 4 as open ground that should be free from builtform so as to provide a break in the proposed development pattern that will assist in the provision of a scattered development pattern. At the full planning stage, it may be possible that an additional site to be accommodated within this phase and it will be dependent on the details of this application. These details should reflect the site conditions (topography), the surrounding location and any other material consideration. It is anticipated that this phase will be delivered in the next 2 to 3 years.
Phase 2 – 4 to 5 years
This phase is located to the north of Wardhill Road and is presently agricultural in use. An access runs through this phase to an industrial building at the rear. It is proposed that this phase could facilitate 1 to 2 residential developments, with an anticipated delivery in the next 4 to 5 years.
Other Land
Within this area of the site there is limited development opportunity with one noted area of ground that lies between the dwelling house known as Kerona and the commercial garage, which is free from builtform or is associated to existing builtform. Presently this area provides a visual break in the existing development pattern. Any proposed development should maintain this visual break through the sensitive consideration of scale, orientation and siting.
IMAGE: Figure 4 indicates the housing site layout. The plan labels proposed sites “Site 1a”, “Site 1b”, “Site 1c”, “Site 1d”, “Site 1e”, “Site 2a” and “Site 2b”. It also marks “Other land” and “Open space tree from built form”, and shows existing properties including Kerona, Garage, Annandale, Wardhill, Sma’quoy and East Brae. The plan includes a scale of 1:1250 and the text “SITES”, “STR-L”, “LOW DENSITY”, and “SCATTERED HOUSING AREA”. Small additional map text is not legible.
Figure 4 indicates housing site layout
Design Criterion 2 – Buildform and Boundaries
It is expected that building design will reflect the location in terms of siting, form, design and materials. Traditional and contemporary styles and materials are acceptable on the site. Development of all phases must respect the following detailed design criteria:
the buildings should be 1 or 1.5 storey in appearance
building colours should reflect the location and be of a muted colour pallet with the use of greys and browns
consideration should be given to the use of sustainable and traditional materials such as stone and timber
siting and design should consider the topography of the each site
underbuild should be limited and landscaping used to conceal any underbuild
new builtform should be gable ended with the avoidance of boxed in eaves
boundaries should generally be of 1 metre in height
IMAGE: Photograph showing three examples of houses designed in a rural setting, with simple low-rise forms, pitched roofs and muted stone and timber materials, set against a grassy hillside.
Example of Good House Design
IMAGE: Photograph showing a traditional dry stone dyke beside the development site, with stonework between regularly spaced timber fence posts.
Traditional Stone Dyke near to development site
Design Criterion 3 – Open Space and Landscaping
Individual residential sites should be of an adequate size to facilitate outside provision for the individual dwelling houses. At this edge of town location, new residents can enjoy this more rural location, therefore, landscape proposals should reflect the existing rural character avoiding suburban style landscape design. Landscape proposals for housings site should be informal in character. The use of natural local materials and semi-natural planting schemes will be encouraged. The design of external spaces that respond to the topographical features of the site can greatly assist in integrating the dwelling within the surrounding rural setting. Landscape proposals can be used to conceal any underbuild, provide shelter to individual sites as well as forming appropriate site boundaries i.e. post and wire fences, and where appropriate dry stone dykes or planted boundaries.
Design Criterion 4 – Access and Road Design
Before or with the first planning application for this site, a Traffic Statement is required. This Traffic Statement will look at traffic management (including pedestrian access and cycling) and improvements to infrastructure. Road Services (OIC) state that, as part of this development, there will be a requirement for public road improvements. The details of the improvements will be looked at through the planning application stage and will require to be designed and constructed to the current Road Services standards.
New accesses off the public road should be kept to a minimum with the use of shared accesses. Any new accesses should avoid locations where there are road safety concerns. Individual residential sites should be able to accommodate parking provision for 2 vehicles.
Design Criterion 5 – Water Resource Management
An appropriate surface water drainage scheme as well as a foul drainage scheme will be required as part of this development. Individual site based schemes should be avoided. To accord with Policy D3 of the Modified Proposed Plan and advice from the Scottish Environment Protection Agency, this development must be connected to the existing foul drainage system.
Note that the plans are not scaled.
Produced by Orkney Islands Council in association with Barry Johnston, Stromness.
IMAGE: Orkney Islands Council crest and logo, with the words “ORKNEY ISLANDS COUNCIL”.
For further information please contact:
Development and Marine Planning
Strategic Development and Regeneration
Development and Infrastructure
Orkney Islands Council
School Place
Kirkwall
KW15 1NY
01856 873535
devplan@orkney.gov.uk