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| TOWN AND VILLAGE PLANS |
| St Andrews Town Plan |
| See also the Action
Plan and paragraphs 1.8,
1.22 - 1.26, 1.41
and 1.50 |
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| 1. Profile |
| a) Population - 14,695 |
| b) Role -
St Andrews is the largest town in East Fife. The Fife Structure Plan
identifies it as one of Fife's three key towns, and it is recognised
nationally and internationally for its profile as a cultural, leisure
and visitor destination; and as a centre of academic excellence and
the developing knowledge based economy. |
| The Local Plan vision for the town centre
is to create a quality built environment and other conditions to support
a vibrant business community in St Andrews in an environment which
can satisfy the needs of residents and the range of visitors from
across the world whilst respecting the heritage of the town. In doing
so, deficiencies in the physical environment can be addressed and
those who live and work in the town will benefit from the resulting
improvements. |
| Community consultation identified the absence
of local employment opportunities as a concern. Bespoke sites suited
to business development are in limited supply and established small
sites in residential areas have been lost to redevelopment for housing.
The Local Plan therefore identifies land for the development of a
new business park: 10 hectares within the University's campus expansion
area at North Haugh, and 6-10 hectares at the Craigtoun Road area. |
| A new hospital has been mooted to serve
St Andrews and the East Neuk since the early 1990s. This Local Plan
continues the support for a new hospital expressed in the previous
Plan for St Andrews and identifies sites for its development at Largo
Road, which allows for future expansion if merited by the planned
growth of St Andrews and the wider catchment area. The Council's originally
preferred site on the ground of St Andrews Memorial Hospital and adjacent
land is considered too constrained to be a judicious choice in the
long term. |
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| 2. The key planning issues are - |
| a) |
High demand for new housing, and house prices.
|
| b) |
Town expansion options and economic potential
for Fife. |
| c) |
Academic and business related University expansion.
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| d) |
Protection and enhancement of the town's landscape
setting. |
| e) |
Protection and improvements to the historic core
and sea-fronts. |
| f) |
Development of the tourism and golf facilities.
|
| g) |
Provision of a new hospital. |
| h) |
Improving transport links to the national road
and rail networks. |
| i) |
Review of school provision. |
| j) |
Limited availability of business land. |
| k) |
Houses in multiple occupation. |
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| ST ANDREWS HISTORIC
CORE |
| Policy E42 |
Within the historic core
of St Andrews, development will be permitted only if it can be demonstrated
that it will contribute to the maintenance, preservation, reinstatement,
safety, improvement, enhancement or interpretation of the historic
built environment. Development likely to irreversibly damage the setting,
character or appearance of the historic core will not be permitted. |
| Justification:
Fife has some of the most important environments in the country, some
of which are of international significance. The preservation and enhancement
of these historic assets is important as archaeological heritage is
a fragile resource which, once lost, cannot be replaced. It is important
therefore to protect this heritage from the adverse effects of development.
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| St ANDREWS TOWN CENTRE |
| Policy R9 |
Retail and appropriate
ancillary development which enhances the role of St Andrews as a prime
shopping centre in Fife will be supported. |
| Justification: The town centre is
more than just a shopping area. It provides a range of civic, leisure
and service facilities for the needs of the town and the Plan area;
whilst it also has a significant residential population. The Local
Plan seeks to maintain and promote this character and diversity. |
|
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| Policy R10 |
Leisure facilities which
enhance the role of St Andrews as a prime leisure centre will be supported. |
| Justification:
The provision of additional and/or replacement retail floorspace in
St Andrews town centre will assist in meeting catchment demands and
in reducing leakage of retail expenditure, particularly if that floorspace
improves qualitative choice in the non-food sector. |
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| ST ANDREWS GREEN BELT |
| Policy GB1 |
Within the greenbelt identified
on the proposals map, development which complies with policy E21 (Development
in the Countryside) or is otherwise identified by the Development
Plan will be supported where it is clearly demonstrated that it: |
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a) |
has an acceptable impact
in terms of intervisibility with the historic core of St Andrews;
and |
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b) |
either individually or
cumulatively makes a positive contribution to the overall integrity
of the landscape quality and openness of the rural setting of St Andrews;
and |
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c) |
applies the highest standards
of design in terms of location and layout, massing and materials;
and |
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d) |
maximises its integration
with and enhancement of the existing landscape features; and |
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e) |
uses any opportunities
to create new landscaping which enhances the rural setting of St.
Andrews and helps to create permanent boundaries; and |
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f) |
uses any opportunities to
link green spaces and improve public access to the countryside. |
| All development proposals will be required
to submit a specific design statement addressing all these criteria. |
| Justification: The Fife Structure
Plan requires the designation of a green belt for St Andrews. Its
primary purposes are to preserve the landscape setting of St Andrews
and the views to and from its historic core. Additionally, the greenbelt
will set the limits of development until beyond 2026, and help to
preserve and enhance linkages between town and countryside. |
A key to the success of the green belt
will be proactive work towards its environmental improvement and improved
public access opportunities. These aims will be a key requirement
that developers within or adjacent to the green belt must address.
See also paragraphs 1.8
and 1.41 of the Plan Statement. |
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| 3. The Local Plan proposals are - |
| Housing |
Proposals
map
reference |
Location |
Estimated
Capacity
to 2016 |
Area
(ha) |
Status |
| h78 |
St Leonards |
180 |
5.08 |
LP allocation. See Pr58 |
| h79 |
Craigtoun Rd South |
150 |
10.68 |
LP allocation. See Pr56 |
| h80 |
Craigtoun Rd West |
250* |
42.22 |
LP allocation. See Pr56 |
| h81 |
Carron Lodge |
10 |
3.86 |
LP allocation. See Pr56 |
| h82 |
Northbank |
350** |
22.09 |
LP allocation. See Pr57 |
| h83 |
The Grange |
60 |
2.26 |
LP allocation |
| h84 |
Bridge Street |
15 |
0.1 |
Planning permission |
| h85 |
Craigtoun Road B |
18 |
3.48 |
Planning permission |
| h86 |
Hepburn Hall |
8 |
0.65 |
Planning permission |
| h87 |
John Knox Rd South |
18 |
2.77 |
Planning permission |
| h88 |
Playfair Terrace |
5 |
0.06 |
Planning permission |
| h89 |
St Leonards Fields |
20 |
0.48 |
Planning permission |
| h90 |
Kinnessburn Road |
10 |
0.17 |
Planning permission |
| h91 |
Kinnessburn Terrace |
10 |
0.15 |
Planning permission |
| h92 |
St Mary’s Street |
5 |
0.11 |
Planning permission |
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| Employment |
Proposals
map
reference |
Location |
Area (ha) |
Use Class |
Status |
| e9 |
North Haugh |
6.04 |
4 (business) |
LP allocation See Pr57 |
| e10 |
Largo Road |
5 |
4 (business), 5 (general industrial) & 6 (storage & distribution) |
LP allocation |
| e11 |
Craigtoun Road |
10 |
4 (business), 5 (general industrial) |
LP allocation |
| e12 |
Langlands |
5 |
4 (business), 5 (general industrial) |
LP allocation |
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| Community Facilities |
Proposals
map
reference |
Location |
Type |
Status/Lead |
| c15 |
Largo Road |
Hospital (see below) |
Fife NHS.
LP allocation |
| c16 |
Rear of Largo Road Foodstore |
Community recycling facility |
LP allocation |
| c17 |
Cemetery |
Cemetery expansion |
LP allocation |
| c18 |
University Campus |
Leisure/recreation (see below) |
St Andrews University.
LP allocation |
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| Community Facilities Proposals |
| c15 Hospital - Largo Road is identified
as the site for a proposed new community hospital. Reflecting the
exceptional urgency of delivery required, the Council in partnership
with NHS Fife and the community will progress the work necessary for
the development of this site. |
| c18 University - The University
of St Andrews is developing a review of its campus, including community
access to leisure and recreation facilities. Land is identified at
Langlands for University related development and a masterplan for
the development of the wider area will be prepared (see Pr57 below). |
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| Other projects & proposals |
Proposals
map
reference |
Location |
Type |
Status/Lead |
| t7 |
Adjacent to A91 |
Light rail or guided bus route Leuchars to St Andrews |
Long term proposal |
| t8 |
North Haugh |
Park & ride & A91 link road for shared public/university
use |
Fife Council/University |
| t9 |
Bus Station |
Improved transport interchange/bus operational use. |
LP allocation |
| t10 |
Market St & surrounding area |
Pedestrianisation & streetscape improvements |
Fife Council |
| r1 |
Craigtoun Road |
Neighbour retail area |
Private sector |
| r2 |
Langlands A |
Neighbour retail area |
Private sector |
| r3 |
Langlands B |
Neighbour retail area |
Private sector |
| b20 |
Balfour Place |
Brownfield opportunity site. Re-use to be explored through
East Sands/Harbour development brief (see Pr52) |
Development opportunity |
| b21 |
Largo Rd Abattoir field |
Brownfield opportunity site suitable for commercial or business
use |
Opportunity site |
| Pr50 |
St Andrews Green Belt |
Green Belt management plan (see below) |
Fife Council |
| Pr51 |
West Sands |
Environmental improvement & enhancement of facilities (see
below) |
Fife Council/ St Andrews Links Trust |
| Pr52 |
East Sands/Harbour |
Development Brief (see below) |
Fife Council/SEF/St Andrews University |
| Pr53 |
Craigtoun Country Park |
Tourism and commercial development (see below) |
Fife Council |
| Pr54 |
Bassaguard |
Residential development. Development brief required (see below) |
Fife Council |
| Pr55 |
St Andrews historic core |
Design Guide to be produced. |
Fife Council |
| Pr56 |
Craigtoun Road |
See below |
Fife Council |
| Pr57 |
Langlands and North Haugh |
Masterplan area (See below) |
Fife Council |
| Pr58 |
St Leonards (inc former hospital site) |
Development brief required (see below) |
Fife Council |
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- Green Belt Proposal Pr50
Fife Council, will produce a management and enhancement plan for
the green belt which will aim to facilitate improvements to the
landscape quality through: better land management, pursuing brownfield
and other environmental improvement opportunities, and generally
improving public access from the town to the countryside. The
management plan will be implemented in partnership with the community,
landowners and developers within and adjacent to the greenbelt.
- West Sands Proposal Pr51
Fife Council in partnership with the St Andrews Links Trust
will pursue a phased programme of environmental improvement and
facilities enhancement within the West Sands area identified on
the proposals map. The first phase will be implemented by early
2005.
- East Sands Proposal Pr52
Fife Council in partnership with Scottish Enterprise Fife and
the University of St Andrews has commissioned consultants to produce
a development brief for the East Sands/ Harbour Improvement area.
The study will explore the potential of the area as a visitor
attraction with potential accommodation options and enhancements
to the public realm. The results of this study will be incorporated
into the Finalised Local Plan.
- Craigtoun Park Proposal Pr53
Fife Council will examine tourism and commercial development options
which will help to enable the long term sustainable management
and maintenance of Craigtoun Country Park. This will include the
potential for a campus style science and technology business park
development linked to the University and, and hotel/commercial
leisure development in support of the tourism sector.
- Bassaguard Proposal Pr54
Fife Council will produce a development brief for the residential
redevelopment of Bassaguard Industrial Estate and will work to
facilitate relocation of the employment land to alternative locations,
possibly at the Craigtoun and/or Langlands expansion areas.
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| Masterplans / Key Development Briefs |
- Craigtoun Road Masterplan Proposal Pr56
Fife Council will produce a masterplan for Craigtoun extension.
This will cover sites h79, h80, h81, and the surrounding areas.
It will identify the suitable limits of development and integration
with the landscape and greenbelt, an employment area (site e11),
a neighbourhood retail area (r1), any other potential community
facilities, and transport linkages.
- Langlands and North Haugh Masterplan Proposal Pr57
Fife Council, in partnership with the University, will produce
a masterplan for the development of the Northbank site h82 and
Langlands site c18 and the wider area. This will identify the
suitable limits of development and integration with the landscape
and greenbelt, potential employment areas, neighbourhood retail
areas, any other potential community facilities, and transport
linkages. In particular it will consider the integration of the
proposed development at North Haugh, North Bank and Langlands
with each other, the existing University development and the remainder
of the town.
- St Leonards Masterplan Proposal Pr58
Fife Council will produce a development brief for the comprehensive
redevelopment of the St. Leonards site including redevelopment
of the land occupied by St Andrews Memorial Hospital. The brief
will consider the appropriate mixture of uses potentially including
residential, business and retail/commercial. A primary objective
of the brief will be to retain substantial landscaped open space.
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| Developer Requirements |
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