05 January 2010
Shank of Omachie Golf Resort, Wellbank - Application for Planning Permission in Principle
Angus - ref. 09/00695/OUT
Thank you for sending us details of the above application, which we received on the 23nd November 2009. We are not able to comment in detail on the project within the timescale required alongside our other commitments. However, we have recently looked at a number of other similar projects centred around golf course developments, and can offer the following comments based on a desktop analysis of the information submitted and on the issues raised by other previous projects.
While the scale of the project represents a potentially important development for a rural area, there is very little in the information supplied that relates to the design of buildings or place-making which we are able to comment on within our remit. However, issues we would suggest should be considered in relation to the indicated proposals are:
Analysis of site: of both the landscape and urban situations, including principle routes around and across the site, sectional and/or contour drawings of the site, proximity to local services, local building types etc.
Design principles: major proposals of this size should demonstrate the basis of their design layout and ethos, and how this derives from the analysis. It should set out the particular character of the development, and how it relates to the surroundings to create a real sense of place.
Aspirational guidelines for facilities: illustrations and outline principles of the types of buildings and spaces proposed, such that the commitment to high design quality and appropriate character and type are demonstrated at this stage.
Routes within and out of the site: demonstrating how the network of routes and spaces created maintain important local connections, enable accessibility around the site without a car, and provide useful new links (including to public transport).
Creation of sustainable communities: the resort proposes a large number of ‘resort houses' in a rural location. If people are to live here then we would expect to see proposals for how these form a communal settlement through principles of their design, and that of the landscaping / public spaces between them e.g. how occupants can interact with each other.
Relation to existing settlement: the location at the edge of the village could offer considerable benefit for both existing and new residents, such as the provision of shared services like schools and shops to strengthen existing settlements. The maximisation of this should be demonstrated through physical links (e.g. easy connections by foot/bike to services, shared spaces) and visual connections (e.g. through the design and layout of the new buildings).
Housing in village: provision of affordable houses in rural areas alongside new workplaces appears likely to strengthen the existing village. It should be demonstrated that the location, number, type and structure of the housing will be appropriate to integrate well with the village.
Landscape: the proposals should explain how the landscape strategy creates a place specific character that works with the countryside character without necessarily closing the development off from it, and that this works throughout including the golf course and housing.
Sustainability: large developments in rural locations should be able to show they can operate with a minimal impact on the environment, and set ambitious performance targets, especially given the demands of ‘luxury' facilities e.g. strategy to minimise energy / water consumption, a site specific investigation of viability of heat and power supply options, transport plan etc.
We understand there are other matters in relation to current Council policy in the Local Plan that must be determined, for the principle of development to be supported. We believe that issues of identity, quality of place, climate change and the need to build for sustainable future must take their place alongside economic considerations, when reviewing the case for such major developments.
We trust the above comments are of assistance, and that due regard be paid to our observations in the progress of this application. We would request that we are kept informed of the progress of the project in the future.