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Angus Local Plan ReviewMonitoring StatementDecember 2011

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ContentsPage no1 Introduction 12. Angus Vision and Development Strategy 33. Angus Profile 7Physical context 7Demographic context 8Economic context 104. Performance of the Plan 14Building Sustainable Communities 14• Housing 14• Working 25• Town centres and retailing 29• Sports and recreation 32• Community services 33• Transport and communications 35Environment and Resources 38• Natural environment 38• Built environment 40• Water resource management 41• Resources - agriculture and minerals 44• Energy 45• Waste management 475. Towns and Villages – progress summary 49• Arbroath 49• Brechin 50• Carnoustie 51• Forfar 53• Kirriemuir 54• Monifieth 54• Montrose 55• Rural villages and other settlements 556. Conclusions - What has the plan achieved 58• Locational Strategy 58• Building Sustainable Communities 59• Environment and Resources 61

1. INTRODUCTION1.1 The Planning etc (Scotland) Act 2006 sets out a requirement for planning authoritiesto publish a monitoring statement for their existing Local Plans alongside thepublication of a Main Issues Report. The monitoring statement should focus on:-• Changes in the principal physical, economic, social and environmentalcharacteristics of the area; and• The impact of the policies and proposals of the existing plans.1.2 The Angus Local Plan Review (ALPR) was adopted in February 2009. In support ofthe Councils Vision, it provides a land use policy framework to guide developmentand investment in a sustainable manner up to 2011. It replaced the first Angus LocalPlan which was adopted by Angus Council in November 2000. While much of thegeneral policy framework from the previous Angus Local Plan (2000) remained valid,it required to be reviewed and rolled forward to take account of the Dundee andAngus Structure Plan approved by Scottish Ministers in October 2002 and updatedGovernment policy and advice.1.3 The ALPR was prepared to meet the requirements of the Town & Country Planning(Scotland) Act 1997, take account of national planning guidance published by theScottish Executive, and conform to the Dundee and Angus Structure Plan. The ALPRalso had regard to the vision set out in the Angus Community Plan and other CouncilStrategies and Plans including, the Local Agenda 21 Strategy for Angus and theAngus Local Transport Strategy.1.4 The purpose of this monitoring report is to analyse how far the development strategyand objectives of the ALPR have been achieved and to provide an evidence base forthe preparation of the Angus Local Development Plan. Given the short period of timesince the ALPR was formally adopted, this report looks at what has happened in the10 year period 2000-2010 covered by both the Angus Local Plan (2000) and, theALPR (2009) as this provides a more realistic timescale to monitor performance.Such an approach is also considered appropriate as the vision, development strategyand objectives set out in both local plans remained largely consistent.1.5 Monitoring the success of the Angus Local Plan Review (hereafter: the plan) not onlyrequires the identification of objectives (what the plan set out to achieve) but alsomeaningful methods of measuring the outcomes (what the plan actually achieved).This task is largely dependant upon data sources and statistics suitable formonitoring, therefore the report concentrates on gathering and analysing informationthat is readily available and measurable.The remainder of this monitoring report comprises five sections:Section 2 sets out the vision, development strategy and priorities of the planSection 3 provides a profile of Angus - the main physical, demographic andeconomic characteristics of the area which provide the context for assessing theperformance of the plan.Section 4 looks at the performance of the plan in terms of development on theground and success of policies and the development strategy particularly in relationto housing and employment sites.Angus Local Plan Review Monitoring Statement1

2. ANGUS VISION AND DEVELOPMENT STRATEGYWhat did the Local Plan seek to do?Vision2.1 The Vision for Angus set out in the Angus Community Plan recognised andembraced the promotion of sustainable development as a means of improving thequality of life in Angus whilst caring for the environment.Angus will be a place where a first class quality of life for all can beenjoyed, in vibrant towns and pleasant villages, set in attractive andproductive countryside.Development Strategy2.2 In support of the Vision, the Angus Local Plan Review sets out the land use planningresponse in the form of a development strategy which seeks to:• Draw on the inherent strengths and synergy of the close network of Angustowns and villages, and consolidate the role of the seven towns as locallyaccessible centres serving a diverse rural hinterland;• Guide and encourage the majority of development, including local housingand employment opportunities, to locations within the larger settlementsthat have the capacity to accommodate new development well integratedwith transport infrastructure;• Provide opportunities for diversification of the rural economy;• Maintain and protect the diversity and quality of the rural area andencourage local development which supports the population and servicesof local communities;• Support the protection and enhancement of the countryside; and• Maintain the quality of valued landscapes; the natural, built and historicenvironment; and biodiversity.Priorities2.3 The Angus Local Plan Review identifies a range of priorities for delivering thedevelopment strategy under the themes BUILDING SUSTAINABLE COMMUNITIESand ENVIRONMENT AND RESOURCES as follows:Building Sustainable Communitieso Guiding the majority of development such as housing, employment, retail andleisure to locations within the Angus towns and villages which can bestaccommodate development making use of existing and planned transport andother infrastructure;Angus Local Plan Review Monitoring Statement3

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o Locating residential, employment, leisure and shopping uses in proximity to oneanother in order to improve accessibility for all and minimise the need to travel,especially by car;o Locating new developments, particularly those generating high levels of traffic, tosites where there is a choice of means of transport;o Providing a mix and range of housing developments to meet the needs andaspirations of all sectors of the community;o Providing a range of employment sites in key locations to meet demand andstimulate investment in Angus, and making provision for rural diversificationprojects;o Supporting the maintenance and improvement of the transport network to providesafe and efficient ways to travel, including promoting alternatives to the use of theprivate car;o Supporting the provision of a range of facilities such as shops, schools, hospitalsand other public facilities to serve local areas;o Ensuring development makes a contribution towards protection of theenvironment, resource management, reducing pollution, and developing energyefficiency.Environment and Resourcesoooooooooprotecting and enhancing wildlife habitats identified as being of international,national or local importance;protecting and enhancing the biodiversity of Angus;conserving and enhancing important landscapes and landscape features andensuring that new development is sympathetic to landscape character;protecting and enhancing the quality of the built and historic environment andensuring that development proposals respect local characteristics;promoting the sustainable use of water resources and ensuring that newdevelopment does not exacerbate any flood risk;promoting the integrated management of the coastal area and minimisingunnecessary coastal development;guiding proposals for renewable energy;safeguarding good quality agricultural land from inappropriate and irreversibledevelopment;providing a framework for the selection of sites for mineral extraction, landfill andland raise developments to minimise environmental damage to landscape,heritage and environmental assets.Angus Local Plan Review Monitoring Statement5

Policies and Proposals2.4 The Plan sets out individual policies and proposals which would be applied to deliverthe strategy and priorities of the plan under the following headings:General PoliciesDevelopment BoundariesAccessible DevelopmentDesign QualityEnvironmental ProtectionSafeguard AreasDevelopment PrinciplesBuilding Sustainable CommunitiesHousingWorkingTown Centres and RetailingSport and RecreationCommunity Facilities and ServicesTransport and CommunicationEnvironment and ResourcesNatural EnvironmentBuilt EnvironmentWater Resource ManagementResourcesEnergyWaste ManagementTowns and villages2.5 The Plan contains settlement statements with detailed policies and proposals for thefollowing towns and rural settlements:TownsArbroathBrechinCarnoustieForfarKirriemuirMonifiethMontrose (including Hillside & Ferryden)Rural SettlementsAuchmithieBallumbie HouseEdzellFriockheimGlamisInverkeilorKingsmuirLethamLetham GrangeLiffMonikieNewbigging (By Carnoustie)PiperdamStrathmartine HospitalWoodvilleAngus Local Plan Review Monitoring Statement6

3 ANGUS PROFILE3.1 Scottish Government Planning Circular 1/2009 explains that an early task of planningauthorities will be to monitor changes in the principal physical, economic, social andenvironmental characteristics of their area (paragraph 34 refers). It is important to setout the context in which the Angus Local Plan Review (ALPR) has operated and(where appropriate) to suggest how changes may have affected its delivery andobjectives. Key issues and trends need to be understood in the context of physical,demographic and economic data, and this context is set out below.PHYSICAL CONTEXT3.2 Angus is a diverse, attractive and generally prosperous part of Scotland,characterised by a network of interrelated communities including seven towns, alarge number of villages and smaller settlements set in a varied rural landscape.Each Angus town and village has its own identity, although there are clear and stronginter-relationships between them. The linkages between the constituent parts ofAngus and with other areas, including Aberdeen and Dundee, relate particularly totransport, housing, employment opportunities and business/commercial links. Thereare also important shopping and social movements both within Angus and toadjacent areas. Geographically, the area is made up of the coastal plains, thelowland of Strathmore, the glens and the upland areas that form part of the GrampianMountains. These different areas each make a vital contribution to the overallcharacter and distinctiveness of Angus. They also vary markedly in their topography,geology, land-use and population base.The Coastal Plains• This area comprises a varied coastline of low-lying sandy beaches, sand dunes,inter-tidal mud/sand flats, rocky shorelines and cliffs. To the north of Victoria Park(Arbroath) and as far as north as Ferryden, the cliffs and rocky shores arepredominantly Old Red Sandstone, or ancient lavas and tuffs. Large expanses ofsand dunes and links are found between Monifieth and Carnoustie, and betweenMontrose and Kinnaber. There are smaller areas of sandy coastline at Elliot andLunan Bay.• The area is used as a major transport corridor, with both the A92 (partly dualcarriageway) and the east coast railway line passing through it. The commercialharbour at Montrose provides access to national and international markets.• Approximately half of the Angus population live in the coastal towns of Arbroath,Carnoustie, Monifieth and Montrose (source: 2009 mid-year populationestimates, Scottish Neighbourhood Statistics).• Arbroath is the largest urban area in Angus and has the largest residentpopulation of all the Angus towns.Strathmore Valley• This area is a broad and fertile agricultural valley, formed by glacial erosion. Thevalley is up to 10km wide and is approximately 30km long, with the dominant landuse being arable farming.Angus Local Plan Review Monitoring Statement7

• The valley is based on a broad band of Old Red Sandstone which has beeneroded by ice sheets and subsequent meltwater flows. Human interventioncombined with the naturally fertile soils and a favourable climate has created aproductive area for the cultivation of cereals, oil seed rape, soft fruit and potatoes(source: Tayside Landscape Character Assessment, 1999).• The A90 trunk road, which runs through Strathmore and close to the towns ofBrechin and Forfar, provides an important transport link between Aberdeen andDundee, and is also a major route to areas further south.• Approximately a quarter of the Angus population live in the towns of Brechin,Forfar and Kirriemuir, with a substantial number also living in the rural villages(e.g. Letham and Friockheim) (source: 2009 mid-year population estimates,Scottish Neighbourhood Statistics).• Forfar is the largest urban area in this part of Angus and has a larger residentpopulation than the other towns of Brechin and Kirriemuir.The Angus Glens & Upland Areas• This area comprises uninhabited open moorlands, forestry plantations, U-shapedvalleys and other topographical features formed by past glaciations. There is avariety of different rock types including granites, limestones, quartzite andintrusive diorite.• The glens and upland areas cover almost one third of the total land area ofAngus, with the southern and eastern extremities being defined by the highlandboundary fault. There are five principal glens (Isla, Prosen, Clova, Lethnot andEsk) which contain no major centres of population.• Part of upland Angus lies within the Cairngorms National Park boundary, and wasexcluded from the Angus Local Plan Review. This part of Angus will not becovered by the Angus Local Development Plan.• Development in this area is often widely dispersed, with small groups of buildingsassociated with farms or estates. Agriculture is concentrated on the valley floorsand is generally pastoral.DEMOGRAPHIC CONTEXT3.3 The size and characteristics of the resident population affects the use of land byhelping to determine the demand for new development, particularly for housing andemployment purposes. Through the building of new homes and workplaces, thesechanges can also have an effect on the local built and natural environment. Thefollowing bullet points present the demographic context for the ALPR:Population• For the Angus Council area, the 2010 mid-year resident population wasestimated as 110,570 persons (source: Mid-Year Population Estimates, GeneralRegistry Office for Scotland). Since the Dundee & Angus Structure Plan wasapproved (October 2002), there have been fluctuations in the resident population;although since 2004 there have been year-on-year increases (source: Mid-YearPopulation Estimates, General Registry Office for Scotland).Angus Local Plan Review Monitoring Statement8

• A comparison between population estimates for the Angus Council area at 2001and 2010 shows that the increase in resident population during this period was+2,170 persons (see Table 1 below). This was due to in-migration from otherareas. Without this in-migration, natural changes (births and deaths) would haveled to a decrease in the Angus population.• The Angus Housing Need and Demand Assessment (February 2010; AppendixB) suggests that in-migrant home purchasers have mainly come from Dundee,except in Brechin, Montrose and the surrounding areas, where in-migrants havecome largely from Aberdeen and Aberdeenshire.• The population levels for each of the main settlement areas (populations over500) are shown below in Table 1. The 2010 figures were calculated usinginformation from the GROS small population estimates data zones. The tableshows that some of the main Angus towns have seen a decrease in their overallresident population. In contrast, the main villages and the wider rural area appearto have witnessed a slight increase in population levels.Table 1: Population in towns, main villages and rural area 2001 - 2010Angus Town/ 2001 Census 2010 mid year Change (no) Change %RuralestimateArbroath 22785 22143 -642 -2.8%Brechin 7199 6043 -1156 -16.1%Carnoustie 10561 10653 +92 +0.9%Forfar 13206 13447 +241 +1.8%Kirriemuir 5963 5740 -223 -3.7%Monifieth 8098 8311 +213 +2.6%Montrose 10845 11408 +563 +5.2%Rural 29743 32825 +3082 +10.4%Total Angus 108400 110570 +2170 +2.0%Main villages2008 mid yearestimate*Birkhill/Muirhead 1936 2130 +194 +9.1%Edzell 783 900 +117 +13.0%Ferryden 929 1040 +111 +10.7%Friockheim 820 940 +120 +12.8%Hillside 1014 1140 +126 +11.1%Letham 1498 1520 +22 +1.4%Newtyle 722 770 +48 +6.2%Wellbank 584 650 +66 +10.2%Sub Total -villages8286 9090 +804Source: Small area population estimates, Angus Council 2010 and GRO settlements/localities 2008. Based onScottish Governments Neighbourhood Statistics• The structure of the resident population has changed since 2001, and in 2010there were more people over the age of 45 and fewer school children (5-16 yearsof age) In general, the older age groups (especially pensioners) now represent agreater proportion of the resident population than in 2001. (source: Mid-YearPopulation Estimates, General Registry Office for Scotland).Angus Local Plan Review Monitoring Statement9

Households and Housing Stock• There has been a 7.7% increase (+3,620) in the number of households acrossAngus from 2001 to 2010, which reflects the national trend over this period(source: Estimates of Households and Dwellings in Scotland 2010, GeneralRegistry Office for Scotland).• In terms of the housing stock, in 2010 there were 54,060 permanent dwellings.This is an increase of 3,747 dwellings from 2001 (source: Estimates ofHouseholds and Dwellings in Scotland 2009, General Registry Office forScotland).• In 2010, there were 2,926 vacant dwellings and second homes in Angus. This issimilar to the number of vacant dwellings and second homes recorded in 2001(2,813 dwellings) (source: Estimates of Households and Dwellings in Scotland2010, Household Estimates for Scotland by Local Authority 1991 to 2004; bothGeneral Registry Office for Scotland).Reflections on the demographic context for the ALPR3.4 Increases to the resident population can put pressure on the existing housing stock,which helps to generate a demand for new houses and flats. The populationincreases that have resulted from in-migration, together with the growth in thenumber of households since 2001, will have contributed to the increase in thenumber of dwellings (see above).3.5 In terms of the ALPR development strategy, the important matter is where themajority of the new homes have been built. The increase in the rural populationsuggests an increasing pressure on the rural dwelling stock, whilst the opposite canbe said of the urban areas because of the slight decreases in some of the Angustowns (see Table 1, page 9). The larger change in households from 2001 to 2010(i.e. relative to the increase in resident population) is likely to reflect a reduction inhousehold size, which could have helped to maintain demand for new housing in theurban areas.3.6 For Angus as a whole, the population has only increased to a small extent since2001, so there is unlikely to have been much additional pressure for newemployment-related development to cater for new employees resident in Angus.ECONOMIC CONTEXT3.7 Changes to the economy of an area can affect the pressure for new development, bycreating a need for new business premises or for new homes to accommodateincoming workers. As well as having wider social consequences, the economicperformance of an area affects the development of land and can therefore have aneffect on the local built and natural environment. Taking a wider view, the economicdownturn which followed the “credit crunch” of 2007/8 has affected access todevelopment and mortgage finance across Scotland and at an international level.This has had a pronounced effect on the development of new homes since the ALPRwas adopted (see the Housing section of this monitoring report). The following bulletpoints present the economic context for the ALPR:Angus Local Plan Review Monitoring Statement10

Economic Performance• Between 2001 and 2008, there was a steady increase in the value of economicoutputs (goods and services, measured in terms of Gross Value Added) for theAngus Council area (source: Regional Economic Activity (GVA) for NUTS3 areas,Office for National Statistics).• From 2008 to 2009, there was a slight decline in economic output (goods andservices) across Scotland as a whole (source: Regional Economic Activity (GVA)for NUTS2 areas, Office for National Statistics).• The construction sector has been one of the most volatile sectors of the economyin terms of its economic output since 2008. The gross value added from thissector has fluctuated from being a negative contribution to the Scottish economyuntil 2010, to being a positive contribution from mid 2010 to early 2011 (source:Gross Domestic Product for Scotland Statistical Bulletin (1 st Quarter 2011),Scottish Government).Economic Activity• Since the adoption of the ALPR in 2009, trends in economic activity havefluctuated, although it appears that the drop in the proportion of residents in worksince the economic downturn (approximately -2% of all persons since 2008) hasnot yet recovered (source: Annual Population Survey, Office for NationalStatistics). Broadly speaking, the proportion of economically active people inAngus grew from 2004 to 2007, then remained stable until 2009, beforedecreasing into 2010 (source: Annual Population Survey, Office for NationalStatistics).• The proportion of unemployed but economically active persons remained fairlyconstant from 2004 to 2008, although there was a slight decrease overall bySeptember 2008. Since late 2008, there has been a steady increase in thisproportion, broadly reflecting the increase in unemployed persons at the Scottishand UK levels (source: Annual Population Survey, Office for National Statistics).Characteristics of local businesses• Small and medium sized enterprises in Angus employ a significantly greaterproportion of all workers compared to Scotland as a whole. In 2006 and 2008,small businesses (i.e. those employing less than 50 employees throughout theUK) represented around 55% of the Angus workforce. In comparison, smallbusiness only accounted for 35% of the workforce across Scotland in 2006 and2008 (source: Angus Economic Digest 2010, Angus Council).• Figure 1 provides a comparison between the number of business sites ofregistered enterprises in Angus, for 2006 and 2009. This graph shows that whilstthere has been an increase in the number of business sites in certain sectors(e.g. construction, business activities, real estate and renting) there has been adecline in others (e.g. primary industries, wholesale, retailing and repair).Adjustments have generally been minor, except in the ‘business activities, realestate and renting’ sector of the economy.• Angus was traditionally heavily dependent on farming, food production &processing, and the textile industries. In March 2009, the Angus economy had aAngus Local Plan Review Monitoring Statement11

greater concentration of registered businesses in the primary industries than forScotland as a whole; and a lower concentration in the business activities, realestate and renting sector (source: Angus Economic Digest 2010, Angus Council).• In 2008, employment in Angus was dependent on the service sector, whichaccounted for 71% of jobs. Many of these jobs are in the public sector. There wasa greater reliance on manufacturing, agriculture, forestry and fishing than forScotland as a whole (all information is taken from the Angus Economic Digest2010, Angus Council).• The 2001 Census revealed that 18,600 people commuted outside Angus to workor study whilst 5,900 travelled in to Angus to work or study. Of the 5,900commuters coming in to Angus, 3,312 came from Dundee.Figure 1: No. of business sites by sector in Angus, in March 2006 and March 20091000Total Number of Business Sites of Registered Enterprises9008007006005004003002001000A, B, C, EPrimaryIndustriesDManufacturingF ConstructionG Wholesale,retail andrepairsH Hotels andrestaurantsI Transport,storage andcommunicationSector of the EconomyJ FinancialintermediationK Businessactivities, realestate, rentingMarch 2006March 2009M, N Education,health andsocial w orkO Othercommunity,social andpersonalservicesSource: Angus Economic Digest 2006 (Executive Summary) & Angus Economic Digest 2010. Data originally obtained from theInter-Departmental Business Register via the Office for National Statistics.Business births & deaths• From 2004 to 2007, there was a steady increase in the number of newenterprises within the Angus Council area. Over the same period, there was alsoa slow decline in the number of business deaths (i.e. businesses which havebecome inactive and are either known or presumed to have closed). Since 2008however, the number of new businesses has declined and the number ofAngus Local Plan Review Monitoring Statement12

usiness deaths has increased (all information is taken from BusinessDemography 2010, Office for National Statistics).• Survival rates for Angus businesses (i.e. the proportion of new businesses thathave survived for a number of years since a particular date) compare favourablyto those for Dundee city. After five years, 49.2% of the new Angus businessesstarted in 2005 were still active, which compares with only 39.9% of Dundeebusinesses started at the same time (source: Business Demography 2010, Officefor National Statistics).Reflections on the economic context for the ALPR3.8 The effects of the global economic downturn are clearly visible at the Angus level, interms of changes in economic activity within the resident population and in thecreation and failure of businesses. These changes suggest there would have been adecrease in the demand for new business premises since the ALPR was adopted.3.9 Although the ALPR strategy is concerned with directing the majority of newemployment-related development to the larger settlements, the small size of manyAngus businesses means that their individual development needs are likely to havebeen small-scale. The period of economic prosperity until 2007/8 could havegenerated some demand for new premises.3.10 Changes have occurred to the economic profile of Angus, although in 2009 there wasstill a greater reliance on the traditional rural and manufacturing industries than forScotland as a whole. Broadly speaking, the numbers and types of companies thatmay have been looking for new premises do not appear to have changed much sincethe publication of the finalised ALPR in 2005. The exception to this appears to be thebusiness service and real estate sectors of the economy, where a greater number ofbusiness sites were recorded in 2009 relative to 2006 (see Figure 1, page 12). Manyof these businesses are likely to prefer town centre locations for ease of access fortheir customers.Angus Local Plan Review Monitoring Statement13

4 PERFORMANCE OF THE PLANThis part of the monitoring report assesses the performance of the ALPR in terms ofdelivering the strategy and priorities for Building Sustainable Communities andEnvironment and Resources. In doing so, the plan’s various policies and proposalshave been assessed to establish what has been achieved and whether land hasbeen developed as envisaged. The following sections consider the priorities forBuilding Sustainable Communities and Environment and Resources under themain land use headings as set out in the ALPR.BUILDING SUSTAINABLE COMMUNITIESHousingThe location and accessibility of new housing development4.1 The integration of land use and transport lies at the heart of delivering sustainabledevelopment and this is reflected in a number of the ALPR’s key priorities. The Planseeks to meet the housing requirements in a way that takes account of transportnetworks and accessibility to services and facilities; allocations were therefore largelyfocused within the towns and larger villages. Land allocations were made on thebasis of an assessment of landscape capacity, infrastructural capacity, accessibility,proximity to services, environmental considerations and reasonable expectations ofwhere development might take place. These allocations were intended to assist inthe delivery of the housing land allowances of the Dundee & Angus Structure Plan(2001-2016), as these relate to the Angus Council area.4.2 Progress in developing the sites allocated through the ALPR is shown in Table 2below. This only includes housing sites that were allocated or continued through theplan, and does not include others which have come forward on an unplanned basis(windfall sites):Table 2: Town and Village Allocated Housing SitesAllocated SitesNo. ofunitsCompletionssince JulyA1: Montrose Road(Arbroath)A2: James Street Hall(Arbroath)A3: Millgate Loan/EastMary Street (Arbroath)A4: Benedict Road(Arbroath)Status at 1 April 20112008? (Y/N)200 N Site is effective17 N Development has been completed20 N Development has been completed20 N Development has been completedA5: Cliffburn (Arbroath) 125 Y Site is effective and development hascommencedAm1: Kirkbank (Auchmithie) 15 N Site is effectiveFk1: Millgate 3 16 Y Development has been completedFk2: South of GardyneStreet (Friockheim)Lk1: Lunan Avenue(Inverkeilor)40 N Site is effective4 N Site is effectiveAngus Local Plan Review Monitoring Statement14

Lk2: Kirkton Farm Steading 3 N Site is effectiveB1: Dubton Farm (Brechin) 100 N Site is effectiveB2: Andover School(Brechin)M1: Brechin Road(Montrose)M2: Dungmans Tack(Montrose)M3: Lochside DistilleryTower (Montrose)F2: Beechill Nursery(Forfar)20 N Site is effective200 Y Site is effective and development hascommenced18 N Site is effective40 N Development has been completed5 N Site is effectiveF3: Green Street (Forfar) 20 N Development has been completedF4: Wester Restenneth(Forfar)F5: Whitehills Nursery(Forfar)150 N Site is effective and has planningpermission.100 N Site is effectiveF6: Dundee Road (Forfar) 100 N Site is effective and has planningpermissionF7: Gowanbank (Forfar) 60 N Site is effectiveF8: Slatefield (Forfar) 5 N Site is effectiveK1: Shiellhill Road(Kirriemuir)10 Y Development has been completedK2: Hillhead (Kirriemuir) 80 Y Site is effective and development hascommencedK3: Sunnyside (Kirriemuir) 40 N Site is effective and has planningpermissionKi1: Bunkerhill (Kingsmuir) 12 Y Housing development complete on partof site.Ki2: Kingston Place(Kingsmuir)12 N Site is effectiveL2: Jubilee Park (Letham) 30 N Site is effectiveL3: East Hemming Street(Letham)C1: Newton Road 2(Carnoustie)C2: Former Maltings(Carnoustie)Mf1: Ashludie HospitalPhase 2 (Monifieth)Mk1: Granary Site(Monikie)Nb1: Pitairlie Road(Newbigging)30 Y Site is effective and development hascommenced158 N Development has been completed130 Y Site is effective and development hascommenced25 N Site is effective60 Y Site is effective and development hascommenced20 N Development has been completedSource: Dundee & Angus Housing Land Audits 2005-2011, Angus CouncilAngus Local Plan Review Monitoring Statement15

4.3 In terms of where the new housing has actually been built, the majority of newdevelopment has occurred in the seven towns across the four housing market areas(HMAs). However, within the South Angus HMA, only 52% of new housing on largesites (sites of 5+ units; 2001-2010) was built within Carnoustie or Monifieth. This issubstantially less than the proportion built within the main towns of the other housingmarket areas, which is typically around 80%. Outwith the main towns, almost all ofthe housing on large sites (5+ units) has been developed within one of the villages ineach housing market area, except the South Angus HMA. Within South Angus,slightly more than a quarter of new housing development on these larger sitesoccurred in the rural area. This includes general housing in the countryside, but alsothe new housing which supported the development of leisure and recreationalfacilities at Piperdam, Ballumbie and Kingennie Fishings.Figure 2: Proportion of house completions within the seven towns, by Housing MarketArea (2001-2010) and for all sites of 5 or more units10090% of housing completions (sites of 5+ units)80706050403020100North Angus East Angus South Angus West AngusHousing Market AreaSource: Dundee & Angus Housing Land Audit 2010 (background data tables), Angus Council4.4 Several policies of the ALPR provide opportunities for housing to support the growthof rural communities. Over the last ten years (2000-2010), a substantial number ofnew homes have been built in the rural areas of Angus (887 units); (Source: Dundee& Angus Housing Land Audit data, 2010). In particular, since the ALPR was adoptedas the local plan for Angus (excluding that part within the Cairngorms National Park)(February 2009), consent has been granted for 187 new homes in the opencountryside (Source: Angus Council Uniform database, December 2010). This levelof development has been in accordance with the strategy of the ALPR and theprevious Angus Local Plan (2000-2006), because overall, fewer homes have beenbuilt in the rural area than in the towns and larger villages. (source: Dundee & AngusHousing Land Audit data, 2010). This is illustrated in Figure 3, page 17.4.5 Figure 3 shows the number of new homes that have been developed in towns andvillages, the number that have been developed in the open countryside and thenumber which have come forward to enable other forms of development, on siteswhich are also located in the rural area. It is once again noticeable that South AngusAngus Local Plan Review Monitoring Statement16

is anomalous to other areas, with a greater proportion of all housing development (onboth large and small sites) occurring in the open countryside or in support of leisureand recreational facilities at Piperdam and Ballumbie House. This discrepancy islikely to reflect the greater need and demand for new housing in the rural areas ofSouth Angus, due to the proximity of Dundee.Figure 3: Total house completions within and outwith settlements, by Housing MarketArea (2000-2010)2000Number of housing units180016001400120010008006004008387011819973741931337145993Total housingdevelopment toenable leisurefacilities in ruralareasTotal housingdevelopment in theopen countrysideTotal housingdevelopment w ithintow ns & villages2000North Angus East Angus South Angus West AngusHousing Market AreaSource: Dundee & Angus Housing Land Audit 2010 (background data tables), Angus Council4.6 All new housing in the open countryside has the potential to support existing ruralcommunities; new housing alone is generally insufficient to create viablecommunities, because of difficulties in accessing public transport and key services. Inrural Angus, accessibility to transport networks and key services limits the ability todeliver sustainable development and to reduce the need to travel. The approach torural development and the need to reconcile the Government’s various economic,social and environmental policies and priorities is a key issue in Angus. The MainIssues Report should seek to explore whether the current policy approach remainsappropriate and generally how we can plan for sustainable rural development.Meeting the housing needs of all sectors of the community4.7 The policies of the ALPR also seek to provide a range of housing opportunitiesacross Angus, to meet the housing needs of all sectors of the community. HousingPolicy SC1 sets out how the general housing needs for each housing market areashould be met over the period 2004-2011, taking into account what has beendelivered in the period 2001-2004, in order to satisfy the requirements of the Dundee& Angus Structure Plan (2001-2016). It should be noted that structure plan housingland requirements only relate to sites of five or more units (i.e. large sites).4.8 In terms of what has been delivered between 2001 and 2010, the level of new buildhousing across the four housing market areas (HMAs) has been variable, and aAngus Local Plan Review Monitoring Statement17

different quantity of new housing has been built in each area (source: Dundee &Angus Housing Land Audits, 2002-2010). This is shown in Figures 4 & 5 below. Areduction in new house completions is noticeable after 2008, when the effects of theeconomic downturn first became apparent in Angus. Levels of new build havegenerally been higher than expected in the South Angus HMA (2001-2010), but lowerthan expected elsewhere (see Figure 4 below).Figure 4: No of completions (on sites of 5 or more units) compared with the housingland allowances for 2001-2011160014001392No. of housing units12001000800600400200835 850665 65810457101085TotalcompletionsHousingLandAllow ances0North Angus East Angus South Angus West AngusHousing Market AreaSource: Dundee & Angus Housing Land Audit 2010 & Table 2.1 ALPR, Angus Council4.9 Relative to the general housing needs allowances of the development plan, theoverall level of completions has exceeded what was planned in the South AngusHMA, (see Figure 4 above). In other housing market areas, part of the allowance to2011 remains undeveloped; particularly in the West Angus HMA, where around 35%(380 units) of the development plan allowance remains. Unsurprisingly, a review ofthe effective housing land supply also shows that the West Angus HMA has thelargest quantity of land that is currently available for development, with manyallocated sites in Forfar yet to be built on and completed. (Source: Dundee & AngusHousing Land Audit, 2010).Angus Local Plan Review Monitoring Statement18

Figure 5: Annual level of completions on all housing sites, by housing market area(2002-2010)300250200No. of housing units150100North AngusEast AngusSouth AngusWest Angus5002002 2003 2004 2005 2006 2007 2008 2009 2010Audit YearSource: Dundee & Angus Housing Land Audit 2010 (background data tables), Angus Council4.10 Using the 2010 Housing Land Audit assumptions for what may come forward until theLDP is adopted (2014); it appears that the West Angus HMA will have the greatestquantity of existing housing land at 2014, followed by the East Angus HMA. This isshown in Figure 6, page 20.Angus Local Plan Review Monitoring Statement19

Figure 6: Potential effective housing land supply at 2014 by housing market areasbased on existing audit sites only (sites of 5 or more units)350300No. of housing units equivalent250200150100500North Angus East Angus South Angus West AngusHousing Market AreaSource: Dundee & Angus Housing Land Audit 2010, Angus4.11 It appears likely that the South Angus HMA would have the smallest quantity ofhousing land at 2014. However, Figure 6 does not take into account the proposeddevelopment of a golf course, hotel and new housing at Kingennie, Wellbank, whichthe Council resolved to approve in November 2010 and which would provide land fora further 160 new homes.4.12 The amount of new housing land that should be identified by the Angus LocalDevelopment Plan will be determined using the TAYplan Housing LandRequirements, taking into account the existing effective supply. In the currenteconomic climate, it is likely that there will remain a substantial effective supply in theWest Angus and East Angus HMAs at 2014. A main issue for the Angus LDP is whatrole (if any) this plan could have in stimulating the development of new housing, inorder to meet the TAYplan housing land requirements.4.13 The private housing market does not meet the housing needs of everyone in Angus,and in order to meet the requirements of people on modest incomes, the ALPR alsotakes into account the results of the 2003 Local Housing Needs Assessment. Tables2.2 & 2.3 of the ALPR show the extent of housing need in each housing market areaand the potential number of affordable units that could come forward on allocatedsites, over the period 2004-2011. In addition, Policy SC9: Affordable Housing alsoseeks the delivery of affordable housing on opportunity and windfall sites. This policyseeks the provision of affordable housing on new housing sites in accordance withthe following requirements (except where material considerations indicate otherwise):Angus Local Plan Review Monitoring Statement20

Housing Market Area Affordable Housing Contribution (% of total units)*North Angus HMA 25%East Angus HMA 20%South Angus HMA 40%West Angus HMA 15%*The requirement for affordable housing is for low cost affordable home ownership (LCHO) housing,except in the South Angus HMA, where a need for social rented and LCHO housing was identified. Assuch the percentages refer to LCHO housing except for South Angus HMA, where the 40% figure refersto LCHO and/or social rented housing.Figure 7: Number of new affordable homes (2004-2008) in comparison with identifiedhousing requirements (2004 2008)400350345300No. of housing units2502001501005011012695 95837939AffordableHousingOutput (2004-2008)Additional unitsrequired (2004-2008; ALPRTable 2.2)0North Angus East Angus South Angus West AngusHousing Market AreaSource: Affordable Housing Database, Housing Division, Angus Council4.14 In terms of what has been built or refurbished, it is noteworthy that only in the SouthAngus HMA has the number of new affordable homes (2004-2008) failed to deliverapproximately the number of required additional units for the period 2004-2008. Itshould however be noted that since 2008 and by 2011, a large number of newaffordable units (72 new homes) had been brought forward in South Angus, to helpalleviate some of the shortfall (source: Affordable Housing Database, HousingDivision, Angus Council).4.15 Figure 6 would seem to imply that there was a substantial backlog of unmet housingneed in just one of the four housing market areas (South Angus) in 2009. However,on the basis of up-to-date survey findings and using a comprehensive approach toanalysing housing need and demand, the Angus Housing Need and DemandAssessment (HNDA, February 2010) provides clear indications that there was in facta significant unmet need in all four market areas, as shown in Figure 8, page 22. TheAngus LDP will need to take the findings of the HNDA into account, to assist theAngus Local Housing Strategy in dealing with any shortfalls in housing need thatcannot be met by the existing stock of affordable housing. The backlog of affordableAngus Local Plan Review Monitoring Statement21

housing need and the extent to which this could be met over time are importantissues that should be considered as part of the Main Issues Report.Figure 8: Angus HNDA net housing need (no. of affordable housing solutionsrequired) by housing market area, at 2009 high scenario and low scenario estimates1000No. of housing solutions required9008007006005004003002001000946515542286305North Angus East AngusSouth Angus906522492Net housingneed (highscenario)Net housingneed (lowscenario)Net housing need (low scenario)Net housing need (high scenario)West AngusHousing Market AreaSource: Angus HNDA (February 2010), Angus Council4.16 The ALPR also aims to meet the need for specialised forms of housing, by means ofsupporting relevant development proposals. Policies SC10: Special Needs Housingand SC11: Residential Homes provide the necessary guidance for planningapplications. The Angus HNDA (February 2010) provides an estimated range ofneeds for wheelchair accommodation; accommodation without stairs; shelteredhousing; and housing with support, by housing market area. This assessmentsuggests that there is a backlog of need for these forms of housing within eachhousing market area, at 2009 (Figure 8 above).4.17 The South Angus HMA has the largest outstanding requirement for special needshousing (at 2008/9), with an unmet need in the range of 582-607 housing units(source: Angus HNDA, February 2010). Some of this need, equating to a total of 47housing units and a new care home with space for 28 residents and day-care visitors,is likely to be met by developments at Carnoustie and Newtyle (planning applications10/00008/FULL & 10/00411/FULL refer). The Angus LDP will need to assist inmeeting any shortfalls in special needs housing, taking into account the Council’sBest Value Review of Older People’s Services (Social Work and Health CommitteeReport 9/09 refers). The unmet requirement for special needs housing and how thiscould be met overtime will need to be considered in the Main Issues Report, inrelation to the overall housing land supply.Angus Local Plan Review Monitoring Statement22

Figure 9: Angus HNDA requirements for special needs housing – high scenario andlow scenario estimatesNo. of housing solutions required700600500400300200100324307175164607582343324Net specialneedsrequirement(high scenario)Net specialneedsrequirement (lowscenario)0North AngusEast AngusSouth AngusHousing Market AreaWest AngusNet special needs requirement (lowscenario)Net special needs requirement (highscenario)Source: Angus HNDA (February 2010), Angus Council4.18 The planning system also has a role to play in meeting the housing needs of gypsiesand travellers (see Scottish Planning Policy, paragraph 89). Policy SC13: Sites forGypsies/Travellers aims to support appropriate development, in order to meet theseneeds. The Angus Local Housing Strategy (LHS) (2004-2009) identified a need toimprove the services at St Christopher’s site (Tayock, Montrose), which is the onlysite in Angus that is run by Angus Council. Renovation of this site, to provide largerstances with individual ablution units, was undertaken in 2007 following the approvalof the associated planning application. In this respect, Policy SC13 has helped tosupport the needs of the settled gypsy/traveller population within Angus.4.19 Currently within Angus, sites for gypsies/travellers are located at St Christopher’s,(Montrose) and Balmuir Woods (Tealing), with the latter being operated by DundeeCity Council. A private site (Thrums Caravan Site) at Maryton no longer features inthe national list of privately operated sites at July 2009 and is no longer in operation.(source: Twice Yearly Count No.16: Gypsies/Travellers in Scotland, ScottishGovernment). In addition to this provision, the Angus LHS (2004-2009) identified ashortfall in “transit sites”, i.e. sites suitable for gypsies/travellers who come to Angusfor short periods, often for a variety of reasons.4.20 The LHS review of 2005-2006 noted that a working group of different agencies hadbeen set up, in order to tackle issues such as whether a new transit site could beestablished within Angus. Whilst no consensus on the way forward was reported inthe LHS review of 2006-2007, the statistics still indicate a need for the new site. InJuly 2009, St Christopher’s site had a relatively large waiting list for pitches,equivalent to 17 households or 94% of the current provision; there were however nopitches available to satisfy this demand (source: Twice Yearly Count No.16:Gypsies/Travellers in Scotland, Scottish Government). In addition, it was reportedAngus Local Plan Review Monitoring Statement23

that within Angus, six locations have been used as unauthorised encampments, andthat these were occupied on a total of 11 occasions during a six month period(January 2009-July 2009; same source as previous information). In terms of meetingthe future needs of gypsies/travellers, it will be important that the Local DevelopmentPlan is consistent with the forthcoming LHS (2011-2016).Ensuring that housing development contributes to environmental objectives4.21 A key theme for the ALPR housing policies has been to deliver high quality livingplaces and to identify the criteria required to achieve this, including sustainabledesign; housing mix; open space; connectivity; and amenity standards. Developmentbriefs have been prepared for a number of sites (Dubton Farm, Brechin; Hillhead,Kirriemuir; Gardyne Street, Friockheim) and design statements or conservation planshave been requested in support of individual development proposals, in accordancewith Policy S6: Development Principles. However, proposals submitted for newhousing remain inconsistent in terms of their approach to providing a high quality ofbuilding design and layout. The theme of quality places is high on the ScottishGovernment agenda and continues to be relevant through the TAYplan ProposedPlan (June 2011). Whilst the current ALPR policies highlight a range of criteria whichare relevant to achieving high quality developments, more detail is required to ensurethat developers are fully aware of what is expected in terms of design. The AngusLDP will need to include a stronger focus on delivering better design, perhapssupported by the production of detailed guidance in Supplementary PlanningGuidance.4.22 The ALPR has also sought to ensure that new housing development makes acontribution towards the protection of the environment and to resource management,which is embodied in the plan’s support for brownfield redevelopment through PolicySC3: Windfall Sites. In terms of how far these objectives have been realised since2006 (when the majority of the policies and proposals of the ALPR became amaterial consideration for planning applications), it is relevant to note that since 2007,the majority of development in each housing market area has occurred on brownfieldland.Angus Local Plan Review Monitoring Statement24

Figure 10: Proportion of new housing on brownfield and greenfield sites, by housingmarket area (2007-2010)100%790%25Percentage of development (all housing sites)80%70%60%50%40%30%20%425893495175% greenfield% brownfield10%0%North Angus East Angus South Angus West AngusHousing Market AreaSource: Dundee & Angus Housing Land Audit 2010 (background data tables), Angus Council4.23 As can be seen from Figure 10 above, there are however substantial variationsbetween the levels of brownfield housing development in each of the housing marketareas, with 93% of all new housing in the East Angus HMA being developed onbrownfield land; whilst in the South Angus HMA, this proportion is only 51% of allnew housing. In accordance with the emerging strategy of the TAYplan, a main issuefor the Angus LDP is how brownfield redevelopment will continue to be prioritised,especially given current difficulties in accessing development finance, which makethese sites less economically viable for house builders.Working4.24 Providing a range of sites in key locations to meet demand and stimulate investmentis a key priority of the ALPR. In line with the Plan’s priority to guide development toaccessible locations, employment land allocations are focussed in the Angus townsas the most sustainable locations in terms of accessibility to businesses and theworking population. With the exception of Monifieth which largely functions as aresidential centre, existing employment sites and new land allocations are provided ineach of the Angus towns. Land allocations were based on a range of factorsincluding landscape capacity, accessibility to transport networks, infrastructurecapacity and marketability and are all greenfield sites. These allocations wereintended to maintain a minimum five year land supply as required by the Dundee andAngus Structure Plan (2002). The ALPR provides for employment land in thefollowing locations:Angus Local Plan Review Monitoring Statement25

Existing SitesArbroath - Kirkton and ElliotMontrose - Broomfield and Forties RoadBrechin - Brechin Business Park and Montrose RoadCarnoustie - PanmureForfar - Orchardbank, and Orchardbank GatewayKirriemuir – North Mains of LogieNew Allocated SitesArbroath – Elliot West (21Ha)Forfar- Carseview Road (4Ha)Montrose – Former Airfield (10 Ha)Carnoustie – Carlogie Road (15 Ha)Kirriemuir – East Muirhead of Logie (4 Ha)Land Supply and Availability4.25 In terms of land supply and availability, the amount of land available for employmentin Angus at June 2010 was 107.8 hectares compared to 47.64 hectares in 2000. Inother words the land supply has increased significantly over this 10 year period. Asummary of the supply and distribution of employment land at June 2010 is shown inFigure 11, page 26. Nearly 50% (53.8 hectares) of the total land supply is recordedas being immediately available. This varies considerably in each of the towns withonly limited land being currently available in Carnoustie (0.38 hectares) andKirriemuir (0.33 hectares) compared to the other towns. It is also noticeable that noland is available to meet medium to longer term needs in Brechin.4.26 The remaining 54 hectares expected to be available by 2015 comprises the new sitesallocated by the ALPR. With the exception of Elliot West Arbroath, these sites are tobe serviced and delivered by the private sector. Development progress on these sitesis set out below:Arbroath - Elliot West: Planning permission for the formation of a business park(14.2 hectares) was granted in August 2011.Montrose – Former Airfield and Forfar - Carseview Road: There are nooutstanding constraints associated with these sites however no planning applicationshave been submitted, possibly reflecting market conditions and the availability ofemployment land at other locations in these towns.Kirriemuir – East Muirhead of Logie: Previous outline planning permission for“mixed industrial development” granted in 2006 has lapsed and there are doubts overthe ability of the private sector to bring this site forward.Carnoustie - Carlogie Road: Outline planning application to develop the site hasbeen approved subject to a Section 75 (relating to realignment and upgrading ofA930 road); however the viability of delivering this project is uncertain.Angus Local Plan Review Monitoring Statement26

Figure 11: Employment land availability by location2520hectares 15NOW1 to 5 years5 years +1050Arbroath Montrose Brechin Forfar Carnoustie Kirriemuir OtherSource: Angus Council Employment Land Survey 20104.27 The take up of employment land on established sites has been variable during theperiod 2000-2010 (Figure 12 below). During this period a total of 22.3 hectares ofemployment land was taken up, the majority of which was on prime (greenfield)employment sites. Although take up increased significantly between 2005-2006compared to previous years, this was largely as a result of new Council officedevelopments at the Orchardbank Gateway, Forfar. Take up rates have sincecontinued to decrease with only 1.4 hectares (2.6%) of the 53.8 hectares availablebeing developed in 2009-2010. Whilst this may partly be attributable to the economicdownturn in 2008, experience in Angus is such that take up of both prime and othergeneral employment sites has been sluggish over the past ten years.Figure 12: Take-up of employment land 2000-2010PRIME GENERALOTHER GENERAL65432102009/10 2008/09 2007/08 2006/07 2005/06 2004/05 2003/04 2002/03 2001/02 2000/01Source: Angus Council Employment Land Survey 20104.28 Whilst enough employment land has been allocated by the ALPR, deliverability of theland supply is fundamental. Monitoring of the land supply highlights a need to reviewthe provision which has not come forward as planned and the ability of the privatesector to deliver these sites. There is also a need to consider whether the sitesAngus Local Plan Review Monitoring Statement27

proposed are still appropriate and whether they are sufficient to meet the anticipateddemand over the ten year span of the new Angus LDP (2014-2024).4.29 In seeking to provide opportunities for a range of employment uses in Angus, theALPR provides a choice of greenfield employment sites (existing sites as well as newland allocations) in the main towns. The plan also provides for employment uses tocome forward on other unallocated sites in towns and villages subject toinfrastructure and amenity considerations (Policy SC17) and, promotes the reuse ofbrownfield sites in towns and villages for employment uses. In the rural area,employment proposals of an appropriate scale, nature and location are supportedthrough Policy SC19: Rural Employment. Analysis of planning applications forbusiness and industrial proposals submitted during the period 2000-2010 indicatesthat 95% of planning applications determined during this period were approved. Thisapproval rate suggests that the current policy framework is effective in supportingemployment activity in Angus.4.30 Whilst there is adequate provision for employment in land supply terms, the ALPRpolicies focus on accommodating mainstream employment use classes, namelyClass 4 (Business), 5 (General Industry) and 6 (Storage and Distribution) on bothallocated and other established employment sites. However there has been someinterest in these sites for uses outwith these categories such as car showrooms,storage and distribution with a large retail element, children’s nurseries and indoorplay areas and, recreational activities such as karting centres. Such uses maycontribute to the local economy and provide a service for which there are few othersuitable premises but in local plan policy terms would not be acceptable on identifiedemployment sites. In addition, brownfield sites, such as former mill buildings andvacant commercial sites have in many cases been redeveloped for housing thereforereducing opportunities for non traditional business and recreational/commercial uses.Consideration of how to provide and maintain opportunities for a range ofemployment uses requires to be addressed in the Main Issues Report.4.31 In terms of the rural area, the ALPR recognises that traditional activities such asagriculture, estate management, forestry and minerals remain important but havebeen affected by European and national changes to the subsidy payments (in thecase of agriculture) and also more generally from the downturn in the UK economy.In making provision for rural employment, the ALPR seeks to strike a balancebetween protecting the character of the rural area and allowing new developmentand diversification, to ensure that the countryside remains a sustainable resource forthe communities it serves.4.32 The ALPR supports and encourages diversification of the rural economy includingbusiness, tourism development and holiday accommodation through Policies SC19:Rural Employment and SC20: Tourism Development. Whilst rural brownfield sites(including building conversion) provide opportunities for rural employment uses,these sites have tended to be redeveloped for housing. Indeed the Housing sectionof this report indicates that the majority of housing development in Angus hasoccurred on brownfield land. A range of tourism related proposals have beensupported through planning applications in the rural area, including Edzell (visitorcentre), Piperdam (chalets and recreational facilities), Kingennie (golf course andhotel development), Murton Nature Reserve (tearoom/café), Belmont, Newtyle (newholiday village) and caravan parks at Foresterseat, Forfar and Nether Craig, Kilry.This reflects the changing economic climate and perhaps growing demand for newuses and activities in the countryside.Angus Local Plan Review Monitoring Statement28

4.33 In the case of Piperdam and Kingennie, enabling development in the form of housinghas been approved in rural areas to facilitate the delivery of the wider tourismdevelopment. The Angus Local Development Plan will require to clarify anappropriate approach to enabling sustainable economic development that protectsand enhances the Angus environment.4.34 Whilst the ALPR highlights scope for integrated living/working accommodation in therural area, little emphasis is placed on this in policy terms. The role of rural brownfieldsites in providing opportunities for employment uses including integratedliving/working accommodation and the potential for this form of development requiresto be reviewed.4.35 Maintaining and improving the quality and range of visitor accommodation are vital todeveloping tourism and extending the tourism season. Policy SC20 of the ALPRprovides support for new or improved tourist accommodation and recent proposalsinvolving new hotels have been approved on the basis that there is a shortage ofvisitor accommodation in Angus. However the retention of existing visitoraccommodation is not currently addressed by planning policy and a number of hotelshave closed or been developed for other uses such as housing including the RoyalHotel, Forfar; Viewfield and Cliffburn Hotels in Arbroath; Carlogie Hotel, Carnoustieand Castleton of Eassie Country House Hotel. Sustaining and developing the tourismsector is a priority of the Council and its partners and is reflected in a range of councilplans and strategies including Angus Corporate Plan (2011-2015), Community Planand Single Outcome Agreement (2011-2014) and, the Angus Tourism Strategy(2009-2012). The retention of visitor accommodation is seen as important in thisrespect. This issue will require to be considered in the Main Issues Report andsubsequent Angus Local Development Plan.Town Centres and Retailing4.36 Access to a range of shops and other facilities contributes towards quality of life andthe attractiveness of Angus as a place to live. Consequently, supporting the needs oflocal communities in terms of shopping and related services is identified as a priorityin the ALPR. Whilst the Angus town centres play a key role in this respect, access toshops and other services in local neighbourhoods and the rural area are alsoimportant in helping to sustain local communities.4.37 In seeking to guide development to sustainable locations, planning policy directsretail development to town centres in accordance with their accessibility and range offunctions. The ALPR defines town centre boundaries in each of the towns as thepreferred locations for new retail development and delineates core retail areas inArbroath, Brechin, Forfar, Kirriemuir and Montrose within which policy SC24 seeks toresist change to non retail uses except where properties have lain vacant for 12months and town centre vacancy levels exceed 5%. At 2010, the Town CentreHealth Checks for the Angus towns showed that only the Forfar core area had avacancy rate of less than 5%.4.38 The Angus Retail floorspace survey (2000-2010) indicates that with the exception ofMonifieth, town centre retail floorspace declined in all the towns during this period,whilst out of centre retail floorspace increased in Arbroath, Brechin, Forfar andMontrose. In terms of vacancies, whilst the total number of vacant units within towncentres in Angus as a whole remained fairly constant during this period, vacancylevels varied across the towns with significant increases occurring in Carnoustie andKirriemuir, a decrease in Brechin and little change in Arbroath, Forfar, Monifieth andMontrose. This suggests that whilst overall there has been little change in theAngus Local Plan Review Monitoring Statement29

number of vacant units in town centres, the contraction in retail floorspace in most ofthe Angus towns indicates that the majority of centres are becoming occupied by nonretail uses. The 2010 Angus Town Centre Health Checks provides further details onhow each town centre compared with the others in terms of the number of vacantunits and vacancy rates.4.39 The Angus towns are characterised by traditional street patterns and historic coreswhich restricts the potential to accommodate significant new retail developmentwithin town centre boundaries. Planning policy thus applies a sequential approach tosite selection whereby town centres require to be considered in the first instance,followed by edge of centre sites, and thereafter out of centre sites which are currentlyor potentially accessible by a range of transport modes.4.40 The ALPR allocates sites for retail development in Arbroath at CairnieStreet/Stobcross and Westway, and identifies opportunity for retail development on abrownfield site at St James Road, Forfar. Development progress on these particularsites is set out below:Sites Allocated for Retail DevelopmentCairnie Street/ Stobcross, Arbroath: Supermarket (3,550 sqm) constructed.Westway, Dundee Road, Arbroath: Whilst the site is identified for leisure and retailwarehousing, a supermarket (3,344 sqm) has recently been constructed on part ofthe site. The remainder of the site has been developed for a mix of non food retailunits and fast food outlets.St James Road, Forfar: Planning permission granted for a supermarket andhousing. Supermarket (4,474 sqm) has recently been constructed.4.41 In addition, in the period 2000 -2011, planning permission has been granted for otherlarge scale retail developments in Arbroath, Brechin, Forfar, Kirriemuir and Montrose.Whilst some of these involved town centre sites, the majority of large scale proposals(over 1000sqm) have been approved outwith town centre boundaries. In each casethe applications were approved in accordance with the sequential approach. Table 3summarises the location of all large scale retail approvals in Angus since 2000.Table 3: Large Scale Retail Applications Approved (2000-2011)Town Centre Type ProgressGravesend, ArbroathSupermarket1626 sqmNon Food2x500 sqm unitsLidl store completedNon-food units not startedNew Wynd /Baltic StreetMontroseNon Food1584 sqmEdge of Centre Type ProgressDevelopment completeSt James Road, ForfarGairie Works, KirriemuirSupermarket4474 sqmSupermarket3250 sqmAsda store completedNot startedAngus Local Plan Review Monitoring Statement30

Out of Centre Type ProgressCairnie Street, ArbroathWestway Retail Park, ArbroathCommerce Street, BrechinCraig o'Loch Road, ForfarMyre Road, ForfarBrechin Road, MontroseSupermarket3500 sqmNon Food934 sqmSupermarket3344 sqmSupermarket1358 sqmSupermarket1240 sqmNon Food2 x 500sqmSupermarket1626sqmTesco store completedCompleteAsda store completedLidl CompleteAldi CompleteNo ProgressLidl completeSupermarket3460 sqmSource: Angus Council Planning and TransportAwaiting completion of S75Agreement4.42 In terms of range, whilst consent has been granted for both convenience (food) andcomparison (non food) shopping outlets, comparison retailing has proved harder toattract to Angus. Planning permissions for large comparison retail developments inArbroath (Westway), Forfar (St. James Works), and Montrose (Brechin Road) havenot been implemented or subsequently superseded by convenience stores. Reasonsfor this may include the size of the Angus towns, site locations, or accessibility toother larger centres such as Dundee, Perth and Aberdeen. The 2002 Angus Retailstudy identified some capacity for development of the comparison goods sectorparticularly in Arbroath, Forfar, and Montrose but adequate provision in terms ofconvenience floorspace in Angus. The trend of increasing convenience floorspaceand limited comparison outlets coming forward in Angus thus contradicts the findingsof the original study.4.43 Outwith town centres, Policy SC27 supports the provision of local shops to meetcommunity needs in towns, villages and rural areas. However a review of planningapplications over the last ten years (2000–2010) indicates that very few planningapplications have been submitted and approved for neighbourhood comparison orspeciality shops (3 applications) compared to proposals for change of use from ashop/Class 1 retail to other uses such as residential or office (23 applications).4.44 In terms of the rural area, whilst there has been some interest in developing farmshops and other specialist retailing such as Charleton Farm; Milton Haugh Farm,Peel Farm and House of Farnell, few or no planning applications have beensubmitted for local convenience shops in the rural area. Angus Council has operateda grant scheme to support and improve rural shops and post offices as part of anoverall strategy to sustain rural communities since 1996. However, viability remainsan ongoing issue and a number of shops have closed including at Inverkeilor, Barry,Newbigging, Glenisla and Ferryden. Increased mobility of the rural population andchanges in shopping patterns, including internet shopping, means that traditionalvillage shops have found it increasingly difficult to compete with larger retail storesand alternative forms of shopping.Angus Local Plan Review Monitoring Statement31

4.45 Regeneration and improvement of town centres to enhance their vitality and viabilityalso underlies several policies of the local plan. In this respect environmentalenhancement schemes have been completed in Montrose, Monifieth and Forfar,whilst the restoration and regeneration of historic buildings within the Arbroath andBrechin town centres have been delivered through the Townscape Heritage Initiative.Whilst these projects have been successful in improving the environment and imageof town centres, it is difficult to assess at this stage whether they have had a tangiblelong term impact on activity and investment in central areas.4.46 The 2010 Angus Town Centre Health Checks also highlighted opportunities to furtherimprove the quality of the built environment in many of the Angus town centres,including Forfar and Arbroath. Although the ALPR includes a policy to helpconsolidate Monifieth’s retail and service function (Policy Mf3), the lack ofregeneration or redevelopment of the buildings was thought to detract from the towncentre’s sense of place (see 2010 Town Centre Health Checks Report of Findings forfurther details).Sport and Recreation4.47 Access to good quality open space and opportunities for sport and recreation arerecognised as playing a key role in promoting healthy lifestyles, improving theenvironment and quality of life in Angus. Planning policy plays an important rolethrough protecting and enhancing existing open space and recreational areas andsupporting proposals for new and improved sport and recreational facilities.4.48 Angus benefits from an extensive range of green spaces including public parks, playareas, woodlands, path networks and amenity areas which are protected by ALPRPolicy SC32. This is a blanket policy which protects all open spaces in Angus.Development proposals affecting these spaces require to undertake a review ofexisting provision to demonstrate that any loss would not result in a deficit. Whilst theLocal Plan has successfully protected important and valued open spaces, a smallproportion of publicly owned open space has been lost to allow other forms ofdevelopment. This includes areas of parkland to allow new schools to be built inCarnoustie, and amenity areas given over to allow a factory extension (Brechin),residential development, or incorporated into garden ground.4.49 Path networks are important in terms of providing access as well as recreationalopportunities particularly in the countryside. The Angus Core Path Plan which wasadopted in November 2010 and includes 309 routes providing a total of 513 km ofcore paths. Core paths as well as other routes are protected by policies of the ALPRand are considered in land allocations and decisions on planning applications. Anumber of new paths have been created over the period 2000-2010 including thecoastal path and paths around settlements increasing and enhancing opportunitiesfor recreation and access in Angus.4.50 Sites identified in the ALPR for new recreational facilities at Brechin (Cookston),Carnoustie (Shanwell Road) and Letham (Jubilee Park) have not come forward asenvisaged due to restrictions on public expenditure. The provision and deliverabilityof these facilities will be reviewed and addressed by the Angus LDP.4.51 A range of new recreational facilities have been provided within the plan period atAuchmithie (new park) and Carnoustie (seafront enhancement and play facilities). Anumber of other developments including a new public swimming pool in Montrose,and golf related developments at Piperdam, Kingennie and Carnoustie have beenAngus Local Plan Review Monitoring Statement32

approved through the planning application process, to meet community needs and insupport of tourism and economic growth.4.52 ALPR policy SC33 requires open space to be provided as part of new residentialdevelopment proposals. This can be achieved through on site or off site provision ora financial contribution towards providing or improving open space in the local area.Whilst open space provision in association with residential development has beensecured through the development management process there is a need to provideclearer guidance in relation to the circumstances for which open space should beprovided; how much and the type of open space required and, the standards to bemet in terms of design and maintenance. This can be achieved through clearly statedrequirements in Site Development Briefs, Supplementary Planning Guidance, and/orAdvice Notes. There is currently no policy direction or guidance in relation to thepotential provision of open space in relation to other forms of development. Thisissue will require to be explored through the Main Issues Report.4.53 The current financial climate is likely to have an impact on the future maintenanceand provision of open space and recreational facilities in Angus including pathnetworks. This may require rationalisation to provide fewer but better quality andbetter maintained facilities. A Green Space Strategy based on an Open Space Auditis being prepared by Neighbourhood Services and will play a key role in identifyingfuture investment priorities and shortfalls in open space provision. The new AngusLocal Development Plan (LDP) must protect valuable areas, identify where new andimproved space is required and provide clear guidance on the requirement fordeveloper contributions. The Green Space Audit and Strategy will assist the LDP inidentifying future requirements in this respect.Community Services4.54 The provision of services such as schools, nurseries, hospitals, health centres andsocial facilities contribute to the quality of life and the attractiveness of an area as aplace to live. In seeking to support the provision of community facilities to serve localareas, the ALPR allocates sites for new community facilities; identifies sites whichmay provide opportunities for community use and, seeks provision of communityfacilities as part of new housing proposals to meet identified needs.Community Facilities4.55 While each of the Angus towns provides a fairly wide range of social, education andhealth services, it is becoming increasingly difficult for service providers to sustainthese services particularly in rural areas. In addition to the service they actuallyprovide, facilities such as schools, shops, hotels, pubs, library, churches and hallscan be particularly important to local communities in their social role as a focal pointfor the community. Many facilities require a certain population to be viable, but theyalso require these residents to use them. In seeking to support the maintenance ofrural facilities, the development strategy and policies of the ALPR provideopportunities for new housing and associated population growth. Notwithstandingthis, monitoring indicates that since 2004, some rural schools and libraries haveclosed as well as local shops, post offices, hotels/pubs and petrol outlets.Education4.56 Significant investment to improve the school estate in Angus has been made over theperiod 2000-2010. The ALPR has played an important role in enabling the provisionand improvement of school facilities by allocating sites for new schools to meetAngus Local Plan Review Monitoring Statement33

community needs in Carnoustie (Thomas Street and Queen Street) and Forfar(Whitehills Nursery). Financial contributions towards the improvement of schoolinfrastructure (i.e. to support new housing developments) have also been soughtthrough the application of Policy Imp1: Developer Contributions. This has beenobtained by means of planning agreements secured through the developmentmanagement process. . Details of the school estate improvements can be found athttp://www.angus.gov.uk/ccmeetings/reports-committee2011/Education/541.pdf4.57 Successive local plans have supported the development and expansion of highereducation facilities located at Angus College, Arbroath. In the period 2000 -2010,planning permission was granted for a range of new buildings in line with the policyframework to support new development within accessible locations.4.58 Policy SC38 seeks to encourage the reuse of surplus school facilities for othercommunity uses. Whilst some properties have been reused or redeveloped forcommunity related facilities including Panbride School (specialist tuition) and KinlochSchool (care home and supported housing) in Carnoustie, the majority of surplussites tend to be marketed and reused for housing.Healthcare4.59 In terms of health care facilities, the ALPR allocated a site in Carnoustie (Barry Road)for a replacement health centre. This has been completed and the former site atDundee Street has been redeveloped for affordable housing. In addition, newfacilities completed in the period 2000-2010 include a primary care centre at MarineAvenue, Montrose, a community resource centre at Whitehills, Forfar and a newhealth centre in Edzell. Tayside NHS is also completing major investment in a newmental health facility at Stracathro.Cemeteries4.60 The Plan identifies and safeguards sites for cemetery extensions to meet futurecommunity needs at Brechin, Carnoustie, Forfar, Kirriemuir, Montrose, Aberlemno,Dunnichen, Farnell, Kirkton of Auchterhouse, Panbride and Liff. No provision wasmade at Monifieth due to difficulties in identifying a site that is not only technicallysuitable, but also acceptable to the local community. Consideration of how to makeburial provision to serve the population needs of Angus (including the requirement forland allocations) will be explored in preparing the new LDP.Opportunities for New Community Facilities4.61 The Plan identifies the potential for community uses to be provided as part of newhousing land allocations and on a number of brownfield opportunity sites, howeverfew of these have actually come forward for community related facilities.Development progress on these sites is as follows:Housing AllocationsDubton Farm, Brechin: Planning permission granted (subject to S75 Agreement) forresidential, open space and small scale retail to meet the needs of the newresidential neighbourhood. No further progress.Queens Park, Brechin: Planning permission granted for private housing (nearlycomplete), social rented housing (complete) and children’s nursery (no progress).Angus Local Plan Review Monitoring Statement34

South of Gardyne Street, Friockheim: Planning permission granted (subject toSection 75 Agreement) for residential development and site for a new health centre.No further progress.Granary Site, Monikie: Housing development under construction. Replacementscout hut and contribution towards extension to primary school secured to supporthousing development.Opportunity SitesForfar Infirmary: Site developed for housing including a number of affordablehousing units.Former Council Offices, New Road, Forfar: Planning permission granted forsupermarket (complete) and housing (no progress).St James Road, Forfar: No development proposals as yet.Sunnyside Hospital Estate, Hillside: Marketing arrangements being progressed byNHS Tayside. No development proposals as yet.Former School, Church Street, Edzell: Converted to housing.Transport and Communications4.62 The ALPR recognises the role which transport and communications infrastructurecan play in support of economic growth; improving accessibility to jobs, services andfacilities; safeguarding the environment and encouraging healthier lifestyles. Guidingdevelopment to accessible locations, encouraging developments to locate inproximity to local facilities, improving the transport network, encouraging sustainabletransport and reducing the need to travel are key priorities of the plan. Thesepriorities draw on and contribute towards a range of other council strategies andplans including the Local Transport Strategy.Reducing the Need to Travel4.63 The majority of land allocations have been made within the towns and villages as themost accessible locations and where local services and facilities are available. TheALPR also supports new development on other sites within towns and villages whichare well related to other land uses and where they are accessible by a range oftransport modes including non-car users. Monitoring indicates that whilst the majorityof new development has taken place within the towns and larger villages, asignificant number of new houses have been built or approved in the opencountryside where public transport and local service provision is not generallyavailable (see Figure 3, page 16). The Council’s approach to rural developmentwhilst seeking to reduce the need to travel requires to be explored in the Main IssuesReport.4.64 Key elements of the transport network serving and linking Angus include the majorA90(T) and A92 roads, the east coast rail line and railway stations and, MontrosePort. The area is also served by a network of walking and cycling routes and publictransport provision. A number of the policies and infrastructure proposals set out inthe ALPR have been implemented as set out below.Angus Local Plan Review Monitoring Statement35

Improving the Transport Network4.65 In terms of the road network, the upgrading of the A92 Dundee to Arbroath road todual carriageway standard, improved junctions and linkages to Carnoustie andMonifieth, route improvements on the A92 north of Arbroath and on the A935 Brechinto Montrose road have been completed. The realignment of the A930 at Carlogie,Carnoustie has not been delivered due to restrictions on public expenditure butcontinues to be desirable to improve safety and linkages to Carnoustie. The futureimplementation of this project requires to be considered by the Angus LocalDevelopment Plan.4.66 The provision of a new road linking the A935 to the A90 (T) at Brechin to improveconnectivity between Montrose and the strategic road network is unlikely to beimplemented following the outcome of a feasibility study by consultants in 2009.Options to improve accessibility in and around the south Montrose area are beingconsidered through the South Montrose Study (see 4.68 below).4.67 In accordance with Proposal SC42, a package of measures to improve rail stationinfrastructure and interchange facilities including improved cycle and car parking andpassenger waiting facilities have been completed at Arbroath, Carnoustie andMontrose railway stations.4.68 Montrose Port is a key part of the transport network and important economic asset.Policy M7 seeks to maintain the long term future of the Port for sea transport bysupporting port related uses. Whilst the Montrose Port Authority has continued toinvest in port infrastructure, opportunities for regeneration, port development andimproved accessibility are being considered through the South Montrose Study. Theoutcome of the study and any subsequent masterplan will require to be taken intoaccount by the Angus Local Development Plan.Encouraging Sustainable Transport4.69 Policy S2 seeks to ensure that new development is accessible by a range ofsustainable transport modes including walking, cycling and public transport and, islocated where there is adequate local road network capacity. Specific requirementssuch as new and improved routes, bus access and infrastructure are identified in sitedevelopment briefs and pre-application discussions. Such requirements are generallya condition of planning permission and are secured through the developmentmanagement process. The ALPR also requires transport assessments and travelplans to be submitted for significant traffic-generating developments such aseducation and healthcare facilities, large scale housing, retail, industrial, commercialand leisure developments. In so doing, the Plan ensures that the transport network isimproved to meet the travel demands of new proposals and that sustainable travelpatterns are promoted. Planning applications supported by transport assessmentsand travel plans in the period 2005 -2010 are shown in Table 4 over page.Angus Local Plan Review Monitoring Statement36

Table 4: Planning Applications Supported by Transport Assessments & Travel Plans(2005-10)PROPOSALSchool DevelopmentWhitehills Primary School, ForfarLanglands Primary School, ForfarWoodlands Primary School, CarnoustieKirkriggs Primary School, ForfarThomas Street Primary School, CarnoustieCarlogie Primary School, CarnoustieResidential DevelopmentCrudie Farm, ArbroathMilton Mill, MonifiethMontrose Road ArbroathTayock Bridge, MontroseDubton Farm, BrechinCliffburn Road, ArbroathBaltic Mill, Dens road, ArbroathIndustrial DevelopmentEast Muirhead of Logie, KirriemuirRetail DevelopmentWestway Retail Park, ArbroathCommerce Street, BrechinBrechin Road, MontroseGairie Works, KirriemuirPathead Farm, KirriemuirMixed Use DevelopmentSt James House, Forfar ( retail/housing)Burnside of Duntrune (golf course/housing)East Muirhead of Logie, Kirriemuir (retail/industrial)Shank of Omachie, Wellbank (golf course/hotel/housing)TRAVEL PLAN (TP)PositionFull TP providedFull TP providedFull TP providedFull TP providedFull TP providedFull TP providedTP not requiredTP not requiredTP not requiredTP not requiredTP Framework providedTP not requiredTP not requiredTP to be developedTP Framework providedTP Framework providedTP Framework providedTP Framework providedTP not providedTP Framework providedTP Framework providedTP Framework providedTP not required4.70 Proposals SC40 and SC41 seek to provide new and improved walking and cyclingroutes and bus transport infrastructure. A number of actions and projects relating towalking, cycling and buses are contained within other strategy documents includingthe Local Transport Strategy and Countryside Access Strategy and have beensuccessfully delivered. In terms of walking and cycling, completed actions includeprovision of segregated cycle track along the A92 between Dundee and Arbroath, anumber of new and improved safe routes to schools, development of burgh pathnetworks around Brechin and Kirriemuir, development of the Angus Coastal Path,restoration of mountain paths in the Angus Glens and adoption of the Core PathsPlan. These actions also contributed towards delivering the Plan’s priorities for sportand recreation and the environment. In terms of bus transport, actions deliveredinclude new and improved passenger waiting facilities such as bus laybys andshelters and real time information across Angus.4.71 The ALPR seeks to encourage the use of sea or rail for freight transport as analternative to road transport. Whilst Policy SC47 is generally supportive of rail andsea freight proposals, the plan safeguards two specific sites for rail related usesadjacent to the east coast railway in Arbroath and Montrose. Notwithstanding thesesafeguards, existing capacity constraints on the rail network (single track section atAngus Local Plan Review Monitoring Statement37

Usan and Montrose Bridge) restrict the potential for transporting freight by rail andneither site has been developed for rail freight use. Improvements to the rail networkbetween Aberdeen and the Central Belt, including provision of double track at Usanand a new bridge over Montrose Basin, are identified in the Scottish Government’sStrategic Transport Projects Review (2008) however, implementation of this project issubject to securing Scottish Government funding. Although the sites currentlysafeguarded in the Plan for rail freight are not designated by Network Rail asstrategic sites, Scottish Planning Policy (SPP) requires development plans tosafeguard suitable locations for new rail freight interchanges including facilitiesallowing road-to-rail or road-to-water transfer where appropriate. Future safeguardingof these sites and their ability to facilitate increased use of rail for freight in the longerterm requires to be explored by the Angus LDP process taking account of nationaland regional funding requirements and priorities.4.72 The Plan recognises the role of modern telecommunications in reducing the need totravel by enabling access to a range of services and facilities and alternative workingpatterns such as working from home. Telecommunications also makes an importantcontribution to economic growth in ensuring that Angus is competitive and wellconnected. ALPR Policy SC48 is supportive of telecommunications proposals butseeks to ensure that the visual impact is minimised. This policy is supplemented byAngus Council Advice Note 26 which provides further guidance in relation to sitingand design requirements including preferred locations. Scottish Planning Policycontinues to support the expansion of telecommunications infrastructure as anessential component of economic growth and sustainable development. The AngusLocal Development Plan will need to consider the potential impact of increasedtelecommunications equipment on the natural and built environment and how thiscan best be accommodated to meet and support future needs.ENVIRONMENT AND RESOURCESNatural Environment4.73 Angus has a wide diversity of habitats and species and a variety of landscapes andfeatures with a high nature conservation value. These assets contribute towards thedistinctiveness and attractiveness of Angus as a place to live, work and visit.4.74 The priority of protecting and enhancing the natural environment is reflected in thedevelopment strategy of the ALPR to direct development to towns and larger villagesand a range of planning policies. In terms of land allocations, sites selected wereassessed against environmental considerations including statutory designations,flood risk and landscape character. In this respect none of the sites allocated fordevelopment impact on designated sites, and are generally located within or on theedge of towns and villages. Specific requirements to maintain or enhance particularlandscape features and/or biodiversity and how this can be achieved are alsospecified in the policies on new land allocations and in development briefs.4.75 The development strategy seeks to guide development to existing settlements whichare better able to accommodate and absorb the impact of new development.Between June 2000 and June 2010, whilst the majority of new housing (4,197 units)has been built in towns and larger villages a number of houses have been built in theopen countryside (502 units) (see Figure 3, page 17 for details). Whilst this indicatesthat the strategy is being met, it also highlights that the existing countryside housingpolicies have provided opportunity for a significant number of new houses to be builtin the rural area.Angus Local Plan Review Monitoring Statement38

4.76 The ALPR area contains a number of sites designated and protected for their wildlifeand habitat value including Special Areas of Conservation (4), Special ProtectionAreas (5), Ramsar Sites (4), Sites of Special Scientific Interest (36), and Local NatureReserves (1) (source: SNH Sitelink). The policies of the plan largely seek to protectsuch sites from development that would adversely affect the conservation interests ofthe various sites/designations. Monitoring of planning applications between 2005 and2010 indicates no significant development proposals affecting designated sitesduring this period.4.77 Angus has a diverse landscape which includes mountains, lowland farmland andcoast each with particular characteristics and features (see Section 3, pages 7 – 8 fordetails). With the exception of a small area in the north west part of Angus (within theCairngorm National Park Area) which is part of a National Scenic Area, there are nostatutory landscape designations in Angus. Notwithstanding this, the landscape ofAngus is highly valued and is given a degree of protection by the policies of theALPR which seek to ensure that development proposals are sited and designed to fitthe landscape and that features such as trees, woodlands, hedgerows andwatercourses are retained and enhanced. Policy ER29 also protects the landscapecharacter and natural heritage value of the Angus coastline by restrictingdevelopment on the undeveloped coast.4.78 Whilst the majority of development proposals in Angus can be satisfactorilyaccommodated within the landscape, developments such as mineral extraction, windturbines and tourist facilities and accommodation can have significant environmentaleffects. Additional information such as landscape and visual impact assessments andenvironmental impact assessment are generally required to be submitted in supportof such proposals. Scottish Natural Heritage (SNH) is a statutory consultee in respectof planning applications affecting designated sites. This ensures that natural heritageinterests are addressed in determining planning applications. Experience in Angus issuch that no applications were called in for determination by the Scottish Ministersduring the plan period. There has been growing interest for wind turbines in Angusand concerns regarding their visual and landscape impact are beginning to emerge.Increasing emphasis on renewable energy development to help mitigate globalclimate change will have a significant affect on the landscape of Angus. The balancebetween facilitating renewable energy proposals and other social and economicdevelopment proposals against landscape protection requires to be considered in theMain Issues Report. The Council’s forthcoming implementation guide for renewableenergy development will assist in managing the landscape and directingdevelopment to appropriate locations.4.79 Trees, woodlands, and hedgerows make a valuable contribution to the landscapecharacter, nature conservation and recreational activity across Angus. Individualtrees and groups of trees also contribute to the character, amenity and conservationvalue of settlements and their setting. The Plan contains policies which seek toprotect the removal of such features including Ancient Woodlands and promotes theuse of Tree Preservation Orders (TPOs) to protect trees which are under threat bydevelopment. The retention and/or enhancement of existing trees on proposeddevelopment sites is also promoted through Policy ER7 which requires a full treesurvey for proposals which will have an impact on the amenity value of existing trees.Monitoring of planning applications shows that where relevant, planning conditionshave been attached to planning permissions to ensure management and/orenhancement of tree cover.Angus Local Plan Review Monitoring Statement39

Built Environment4.80 Significant importance is placed on protecting and enhancing the built environment ata national level and this is reflected in the Councils Community Plan and SingleOutcome Agreement (SOA). The ALPR plays a key role by identifying areas forenvironmental improvement and through the application of policies on design, openspace, landscaping and amenity standards in respect of all new developmentproposals. In terms of the historic environment, planning policy focuses on protectingConservation Areas, Listed Buildings, Ancient Monuments and Historic Gardens andDesigned Landscapes. Policies seek to ensure that these assets are not adverselyaffected by development proposals.4.81 The main piece of legislation covering conservation areas and listed buildings is thePlanning (Listed Buildings and Conservation Areas) (Scotland) Act 1997. In dealingwith applications for listed building consent, the Act requires planning authorities tohave special regard to the desirability of preserving the building or its setting or anyfeatures of special architectural or historic interest which it possesses. In assessingproposals within conservation areas, the 1997 Act requires planning authorities topay special attention to the desirability of preserving or enhancing the character orappearance of conservation areas. The policies and guidance set down in the ALPRare therefore important in carrying out these responsibilities.4.82 The current suite of policies (nine) relating to the historic environment are criteriabased policies used to guide and inform pre-application discussion and assessmentof proposals. They are based on the Memorandum of Guidance in Listed Buildingsand Conservation Areas (1998) although this has now been replaced by publicationof the Scottish Historic Environment Policy (SHEP) in July 2009. Until fairly recentlyplanning authorities were required to notify Historic Scotland (on behalf of theScottish Ministers) where they intend to grant listed building consent for applicationsto alter or demolish Category A or B listed buildings and for the demolition ofCategory C(S) listed buildings. In 2010 Angus Council and Historic Scotlandestablished a working agreement in relation to statutory casework and consultation.This will come into force in 2011 and will mean a reduction in the requirement to refermatters to Historic Scotland. Since the ALPR was adopted (February 2009) theannual number of applications for listed building consent submitted to Angus Councilhas been around 100 of which 60 have required notification to Historic Scotland.Planning authorities are also required to notify Historic Scotland where they intend togrant consent for the demolition of an unlisted building within a conservation area(Conservation Area Consent). Experience in Angus is that none of the applicationsnotified to Historic Scotland during this period, have been called in for determinationby the Scottish Ministers. Monitoring of listed building applications also reveals thatthe number of appeals against refusals over the period 2000 – 2010 was fairly lowand in the majority of cases the appeal was dismissed. This suggests that theexisting policy framework has been successful in protecting important historicbuildings in Angus.4.83 The Plan has sought to enhance the environment by encouraging the regeneration ofvacant and underused sites. Some of these sites have been allocated forredevelopment and brought forward with the support of development plan policies.While many proposals for brownfield redevelopment have been given planningpermission (see Figure 10, page 25), a significant number of opportunity sites remainvacant. The 2009 Angus Urban Capacity Study estimated that of the nine remainingopportunity sites suitable for housing (more than 10 units), only two were likely to beredeveloped over the next five years.Angus Local Plan Review Monitoring Statement40

4.84 Investment in environmental improvement schemes within Forfar, Montrose andMonifieth town centres, the Regenerate North Arbroath and THI projects demonstratethe Council’s commitment to maintaining and enhancing the existing builtenvironment. Environmental improvements including repair and reuse of propertieswithin the Brechin town centre and Brechin conservation area are also beingdelivered through the Townscape Heritage Initiative and Town Centre RegenerationFund. The current economic climate may impact on future priorities and opportunitiesto enhance the built environment. This issue including the regeneration of brownfieldsites will require to be considered by the Angus LDP4.85 The priorities of the ALPR to protect and enhance the built and natural environmentare underpinned by policies which seek to deliver quality design in newdevelopments. In this respect Policies S3 and ER5 seek to ensure that all newdevelopment whether in urban or rural locations is well considered and designed interms of location, site characteristics and surrounding context. The Plan alsoencourages the preparation of design statements for certain types of development.However experience in Angus is such that design statements often comprise adescription of the development proposal, rather than an explanation of how itrepresents an appropriate design solution based on site location and characteristics.In seeking to achieve better design quality in Angus, development proposals whichare considered to be of a poor or inappropriate design have been refused by theDevelopment Standards Committee. Angus Council has been successful indefending appeals against the refusal of planning permission on design grounds in anumber of cases. Encouraging developers to produce a design solution whichresponds well to the location and characteristics of the site remains a key challengein Angus. Whilst standard house types and designs continue to be submitted for themajority of medium and large scale housing developments, planning officers continueto negotiate improvements to the form and layout of housing proposals during preapplicationdiscussions to achieve better quality places. In some instances this hasdelivered improvements to original housing proposals in relation to matters such asscale, density, connections to existing streets and footpaths, location of public space,public/private interface and boundary treatment.4.86 Supplementary Planning Guidance in the form of development briefs have beenprepared for a number of allocated housing sites. The guidance follows a standardformat covering issues in relation to development brief objectives; appropriate landuses, design and layout, landscaping/open space; drainage and waste management;access and circulation and phasing. Whilst the briefs have been useful in identifyingrelevant policies and developer requirements for the development of a particular site,their success in achieving better quality design has been limited.4.87 In recent years the need to improve design quality and place-making has gainedprominence at a national level with the publication of the policy documents DesigningPlaces and Designing Streets. A key message of SPP is that “the planning systemshould be outcome focused, supporting the creation of high quality, accessible andsustainable places through new development, regeneration and the protection andenhancement of the built and natural environment”. In seeking to produce betterquality outcomes, the Main Issues Report will require to consider how place-makingand better quality design can be addressed and taken forward in the Angus LocalDevelopment Plan.Water Resource Management4.88 Water resource management and flood risk are key considerations in planning fornew development in terms of location and design. The ALPR seeks to promote theAngus Local Plan Review Monitoring Statement41

sustainable use of water resources in Angus by directing development to locationswhich made the best use of existing water supply and waste water infrastructure. ThePlan also seeks to ensure that the location, design and layout of new developmentmaintains water quality and minimises flood risk.Sustainable use of water resources4.89 Although water supply is generally not a problem in Angus, lack of capacity in wastewater infrastructure affects some of the towns and villages to a greater or lesserextent. Sites allocated for development in the plan were made on the basis thatdrainage infrastructure exists, is planned or, could realistically be resolved.Continued investment by Scottish Water in strategic water and waste waterinfrastructure is crucial for enabling development in line with the Plan, althoughdevelopers are also required to contribute towards the cost of local networkimprovements to accommodate new connections on both allocated and unallocatedsites. Whilst this adds to the overall development costs of a site, the costs involvedwere not viewed as being abnormal and were not considered to act as adevelopment constraint for the sites allocated in the ALPR.4.90 Since the publication of the ALPR in 2009, issues have emerged in relation to thecapacity of the local network to accommodate new development in the north east ofCarnoustie. This has implications for the employment land allocation at Carlogie interms of additional servicing costs and the deliverability of this site by the privatesector. Since 2009, no other unforeseen issues have arisen for sites allocated in theALPR, although on-going improvements to the waste water treatment plant atKirriemuir will need to be completed, in order to fully delver the plan-led supply ofhousing land.4.91 In seeking to protect water quality, the ALPR requires the use of sustainable urbandrainage systems (SUDS) for dealing with surface water run off in new developmentensuring that surface water is treated before being discharged to the waterenvironment. SUDS also functions as a flood alleviation tool and is discussed belowin terms of reducing flood risk.Minimising flood risk through location and design4.92 The ALPR seeks to manage flood risk and ensure that new development does notincrease the possibility of flooding. Sites allocated in the local plan avoid known floodrisk areas whilst specific measures to minimise flood risk in terms of design andlayout are set out in development briefs. Improvements to the Carnoustie (BarryBurn) Flood Prevention Scheme were undertaken to protect the proposed newprimary school allocated at Thomas Street, Carnoustie and existing residentialproperties in the surrounding area.4.93 Policy ER28 requires flood risk assessments to be submitted for development onland at risk from flooding, whilst Policy ER24 requires the use of SUDS drainageschemes as a flood alleviation measure for all new development sites. Planningapplications and pre-application enquiries are examined by planning officers usingthe 1:200 year flood maps provided by SEPA and flood risk assessments soughtwhere appropriate. In terms of the coastal area, Policy ER29 seeks to protect theundeveloped coast (outwith development boundaries) from unnecessarydevelopment and seeks to resist any new development which would requiresignificant new coastal defences against coastal erosion or coastal flooding. In thisrespect, all proposals within the coastal area are assessed against the AngusAngus Local Plan Review Monitoring Statement42

Shoreline Management Plan (2004) which sets out the Council’s coastal defencepolicies for the coastline.4.94 Whilst there has been no formal monitoring of these policies, consultation procedureswith SEPA and the Council’s Roads Division (as Flood Prevention Authority) ensurethat the implications of planning applications on flood risk, drainage and coastalmanagement are carefully considered through the Development Managementprocess. Flood risk assessments are used to identify appropriate mitigationmeasures. Further flood prevention works are intended in Arbroath, to furthermitigate the risk of flooding from the Brothock Water.4.95 In terms of flood protection projects, the ALPR proposes the development of a FloodPrevention Scheme for the River South Esk at Brechin. Whilst design and statutoryapprovals for the scheme have been progressed, further work is required prior to theplanning application stage. Angus Council have undertaken a number of coastal andfluvial flood projects over the plan period to protect development and assets at riskfrom flooding. These are shown in the Table 5 below.Table 5: Fluvial and Coastal Flood Defence Projects 2000 -2010FLUVIAL PROJECTSArbroathBrothock Water - Improvement Works to Flood Prevention SchemeHercules Burn, St Vigeans – Flood Protection WorksSt. Vigeans Nature Trail – Drainage ImprovementCarnoustieBarry Burn – Improvement Works to Flood Prevention SchemeBarry Burn – Sedimentation ManagementForfarDean Water - Sedimentation ManagementKirriemuirGairie Burn - Improvement Works to Flood Prevention SchemeOtherEast of Balgavies Loch, Lunan Water - Sedimentation ManagementCOASTAL PROJECTSArbroathInchcape Park Coastal Defence WorksDowrie Coastal Defence WorksVictoria Park & West Links Concrete RepairsCarnoustieCarnoustie Coastal ProtectionMonifiethTayview Caravan Park Rock Armour WorksMonifieth Groyne ReplacementMontroseMontrose Splash Concrete RepairsTayock Landfill - RemediationSource: Angus Council Roads DivisionAngus Local Plan Review Monitoring Statement43

Resources – Agriculture and Minerals4.96 Prime agricultural land and mineral deposits are important finite resourcescontributing towards the economy of Angus. The priorities of the ALPR are such thatsafeguarding these assets requires to be balanced against the need for developmentand economic growth.Minimising loss of prime quality land4.97 Agriculture remains one of the key resource-based industries within Angus.Approximately 9.6% of Scotland’s total prime agricultural land (land classes 1, 2 and3.1) and 40% of all Class 1 agricultural land is located in the council area (source:State of the Environment Report for Angus 2011). This is predominantly found in theStrathmore lowland area and along the coast between Arbroath and Carnoustie.Consequently agriculture and food production is important to the Angus and nationaleconomy. In the upland areas sporting estates also make a significant contribution tothe economy.4.98 The priority to safeguard prime quality agricultural land is reflected in thedevelopment strategy to direct development to towns and villages as the mostsustainable locations. In identifying sites to meet future housing and employmentneeds required by the Dundee and Angus Structure Plan, the ALPR focuses on thereuse of previously developed land and infill sites in the first instance. However inorder to provide sufficient land to meet future development needs greenfield land onthe edge of settlements was also considered and allocated. Sites selected wereassessed against a range of factors including visual and landscape impact,accessibility, infrastructure capacity and flood risk as well as agricultural land quality.As the majority of agricultural land surrounding existing settlements in Angus is primequality, the loss of such land has been unavoidable and some of this has beenallocated for future development and incorporated within development boundaries.Table 6 below sets out the proportion of greenfield land allocated by the Angus LocalPlan Review affecting prime quality agricultural land. This indicates that either all orthe majority of greenfield land allocated in Arbroath, Brechin, Carnoustie andKirriemuir was prime quality agricultural land.Table 6: Proportion of Prime Quality Agricultural Land Allocated forDevelopmentTown Greenfield Allocations (Ha) Prime Quality Agricultural LandAllocated (%)Arbroath 40.9 83.6Brechin 29 100Carnoustie 23.5 100Forfar 76.6 35.1Kirriemuir 6.0 100Monifieth 0 0Montrose 40 1.74Total 216 56.14.99 In considering development proposals in the open countryside, planning policy onlyallows for new development affecting prime quality agricultural land where it woulddeliver the development strategy of the Plan. In practice successive local plans havebeen successful in controlling sporadic development outwith developmentboundaries; the majority of new housing since 2000 has occurred within theAngus Local Plan Review Monitoring Statement44

development boundaries of the Angus towns and villages (see Figure 3 page 16).Whilst housing in the countryside policies have allowed for housing on sites classedas brownfield, gap sites, self contained or within a building group, the nature andscale of these sites is such that the impact on the viability of farming has beenminimal.4.100 Recent planning applications for major recreational developments at Kingennie andNewtyle have also affected prime quality agricultural land, however the economic andsocial benefits to be gained by these proposals were considered to justify the loss ofthis land. In summary, the loss of prime quality agricultural land has been inaccordance with the strategy and policies of the ALPR.Minerals4.101 Mineral deposits including hard rock and sand and gravel are an important resourcein Angus and essential for the construction industry. Mineral extraction also hasimplications in terms of environmental impact, transportation, compatibility withadjacent land uses and land restoration.4.102 While the ALPR does not identify specific sites for mineral extraction, the policiesallow for land to be developed to maintain a 10 year supply providing theenvironmental, transport and amenity impacts are acceptable. This policy is in linewith the requirements for mineral resources set out in national planning policy andthe Dundee and Angus Structure Plan (2002). A number of proposals for mineralextraction have been approved in the period 2000-2010 as follows:Hard RockBoysack – further extraction and minor extension at operational quarryHenderston - reopening of former quarry using secondary material.Pitairlie - further extraction and minor extension at operational quarry usingsecondary material.Waulkmill - further extraction and minor extension at operational quarrySand and GravelCotside - further extraction and minor extension at operational quarryHatton Mill – extension to operational quarryPowmyre – new site4.103 These consents have contributed towards maintaining a minimum 10 year landsupply of mineral reserves in Angus. A review of mineral operations in Angusundertaken in 2010 indicates that as a result of the economic downturn, extractionrates have slowed in recent years. This has extended the life span of existing hardrock and sand and gravel workings to 12.2 years and 14.7 years respectively. In thecontext of the existing permitted reserves, increasing the landbank of constructionaggregates is unlikely to be a main issue for the Angus LDP.Energy4.104 Energy efficiency, reduced carbon footprint and renewable energy generation arehigh on the Government agenda as a way to tackle climate change. These issues areAngus Local Plan Review Monitoring Statement45

also identified in the Council’s Corporate Plan (2011-2015) and Community Plan andSingle Outcome Agreement (2011-2014) as priority areas in the context of delivering“Communities That Are Sustainable”.4.105 The planning system has a key role to play in mitigating the causes of climatechange. Indeed a priority of the ALPR is to ensure development makes a contributiontowards protecting the environment, resource management, reducing pollution andenergy efficiency. There are clear linkages between this aim and other priorities ofthe ALPR to guide development to accessible locations, prioritise the reuse ofbrownfield sites, encourage sustainable transport and reduce the need to traveldiscussed in other sections of this report.4.106 The Plan recognises the role that siting and design of new development can play inachieving improved energy efficiency and conservation of resources. In this respectPolicy ER33 promotes energy efficiency in new development and sets out how thiscan be achieved. Changes to the layout and design of development proposals tomake better use of local climate and minimise energy use are often negotiated duringpre-application discussions. In practice however this policy has largely functioned asan advisory policy and is rarely used to justify approval or refusal of developmentproposals.4.107 In terms of renewable energy, the Plan supports all forms of renewable energydevelopment subject to acceptable landscape, visual, environmental and cumulativeimpact. Whilst some renewable energy proposals such as solar panels andphotovoltaics have mainly localised visual and amenity impacts, others such as windturbines can have wider landscape, visual and environmental effects.4.108 Over the last few years, there have been a growing number of renewable energyenquiries and development proposals coming forward within Angus. In the mainthese are for on-shore wind turbines, although biomass boilers, solar panels, heatpumps and photovoltaics increasingly form part of both public and private sectorprojects throughout Angus including schools, residential, industrial development, andvillage halls. Analysis of planning applications for wind turbines submitted during2004-2011 indicates that 96 applications were determined over this period and that80 applications were approved. Whilst the majority of approvals were for small scale(25m) individual wind turbines, a wind farm proposal comprising 8 turbines (over50m) was approved at Ark Hill in 2004. Table 7 below summarises the position inAngus at November 2011. Whilst refusals have largely been on the basis ofunacceptable landscape and visual impact, proposals within the coastal areabetween Tealing and Montrose have also generated objection by the Ministry ofDefence (MOD) in relation to affects on radar installations. It is noteworthy thatapplications that have been refused and gone through the planning appeal processhave all been dismissed.Table 7 Planning Applications for Wind Turbines (Jan 2004 – Nov 2011)Single TurbinesMultiple Turbines2 3-6 >6Year App Ref App Ref App Ref App Ref2004 1 1 12005 22006 92007 8 3 1Angus Local Plan Review Monitoring Statement46

2008 92009 12 1 42010 17 2 4 12011 10 3 6 1Total 68 7 10 1 1 7 1 1App –approved; Ref –refusedSource: Angus Council Planning & Transport4.109 As consents for wind turbines of all sizes are implemented, their individual andcumulative visual and landscape impact is emerging and will influence theconsideration of future proposals. An Implementation Guide for Renewable Energy isunder preparation to assist in the development and assessment of futuredevelopment proposals.Waste Management4.110 Waste generation is an integral part of new development and the majority of land useactivities. Different land uses produce different types and levels of waste which needto be managed effectively and efficiently. Whilst there are design and storage spaceimplications associated with the waste generated by residential or commercialdevelopment, waste management facilities themselves also have particular land useimplications.4.111 A role of the ALPR is to help deliver the requirements for waste reduction andsustainable waste management set out in the National Waste Strategy (1999)* andthe Tayside Area Waste Plan (2003). This is reflected in the priority of the Plan toensure that development contributes towards protection of the environment, resourcemanagement, reducing pollution and energy efficiency. To achieve this, the Planprovides a policy framework for assessing proposals for new waste managementfacilities for municipal and non-municipal waste; identifies the need to develop furtherfacilities in Forfar (composting) and Carnoustie/Monifieth (recycling) and, seeksprovision for waste management facilities as part of new residential, retail,commercial and industrial developments.4.112 Whilst a new centralised composting facility has been developed at Restenneth inline with Policy ER38, the provision of a new recycling facility serving Carnoustie andMonifieth has not progressed as envisaged. Preliminary investigations undertaken bythe Council in 2009 failed to identify a suitable site for a new recycling centre to serveboth Monifieth and Carnoustie. Notwithstanding this, in seeking to meet nationalwaste disposal targets, the number, type and range of waste management facilitiesfor the disposal of municipal solid waste in Angus has increased and includes:• Landfill Waste Disposal Site (Restenneth)• Compost Facility - ‘open windrow’ (Restenneth)• Recycling Depot - ACROP (Arbroath)• Recycling Centres (all towns)• Neighbourhood recycling points (all towns and 26 village/rural locations)4.113 In addition, there are a number of non-municipal waste management (inert waste)sites operated by private companies handling a range of commercial, industrial,construction and demolition wastes.* Note: This has been superseded by Scotland’s Zero Waste Plan (2010)Angus Local Plan Review Monitoring Statement47

4.114 At the time of preparing the ALPR there was no immediate requirement to extend oridentify additional landfill sites for the disposal of municipal waste due to availablecapacity of the existing landfill site at Restenneth. Table 8 below indicates that whilethe total levels of waste have risen with increasing households, the amount going tolandfill has decreased as more waste is being recycled or composted. This hasfurther extended the capacity and lifespan of the existing landfill site thereby avertingthe need for additional sites.Table 8: Angus Council: Municipal Waste ManagementWaste Managed(Tonnes)Landfill%Recycled orComposted %Incinerated/OtherRecovery %2005/06 71642 42.2 33.9 23.92009/10 76780 43.4 39.1 17.5Source: Angus Council Neighbourhood Services4.115 In seeking to encourage and extend the principles of waste reduction, recycling andreuse, Policy ER38 seeks the provision of waste recycling facilities as part of newdevelopment proposals. Policy monitoring indicates there is however a need toprovide clearer guidance on what is required and how these facilities should bedelivered for different types and scales of development. Since 2009, the introductionof a segregated household collection system has negated the requirement for minirecycling centres in residential developments although these are still sought in newretail developments as appropriate.4.116 In terms of non-municipal waste, there have been a number of proposals for smallscale proposals (extensions as well as new sites) for recycling facilities. In additionthere is continued infill of residual waste linked to progressive site restoration atexisting quarries. These have been approved in accordance with the policyframework set out in the ALPR, which places a high value on environmentalprotection and land restoration.Angus Local Plan Review Monitoring Statement48

5. TOWNS AND VILLAGES – PROGRESS SUMMARYTownsA key priority of the ALPR is to direct the majority of new development to the mainsettlements. The Plan establishes a development strategy for each of the towns of Arbroath,Brechin, Carnoustie, Forfar, Kirriemuir, Monifieth and Montrose and sets out specific landallocations, policies and proposals to address future needs up to 2011.In addition to town specific policies and proposals, wider policies and proposals of the Planset out under Building Sustainable Communities and Environment and Resources play a keyrole in delivering the development strategy for each of the towns.ARBROATHDevelopment Strategy• Prioritise regeneration of brownfield and opportunity sites and support Regenerate!North Arbroath initiative including allocating housing land at Cliffburn.• Identify land for housing development at Montrose Road.• Promote development opportunities which take advantage of improved A92 roadimprovements, and support Arbroath as a retail, service and employment centre.• Support the development and improvement of the town’s visitor potential based on theAbbey, High Street and Harbour, including the Abbey to Harbour Townscape HeritageInitiative (THI).• Retain the open, undeveloped character of the beachfront and Victoria Park as a majorasset to the town.Policy/Proposal Progress Future ActionA1 : Housing - MontroseRoadA2 : Housing - James StreetHallA3 : Housing - MillgateLoan/Chalmers StreetA4 : Housing – BenedictRoadA5 : Housing - CliffburnA6 : Regenerate! NorthArbroathA7 : Opportunity Site - LittleCairnieA8 : Opportunity Site -Marine Ballroom, Hill StreetA9 : Opportunity Site - ErnestStreet/Palmer StreetA10 : Opportunity Site -Wardmill/Dens RoadDevelopment Brief preparedFull planning permissiongranted subject to Section 75AgreementDevelopment completeDevelopment completeDevelopment completeDevelopmentunderway/nearly completeProject complete.No progressHousing developmentcompleteFull planning permissiongranted for housing subjectto completion of Section 75AgreementNo renewal scheme buthousing application for BalticWorks and adjacent siteapproved subject tocompletion of Section 75AgreementMonitor progressDelete siteDelete siteDelete siteMonitor progressDelete policyReview position as part of AngusLDP processDelete siteMonitor progressReview position as part of AngusLDP processAngus Local Plan Review Monitoring Statement49

A11 : Working - West of ElliotIndustrial EstateA12 : Domestic Scale FishProcessingA13 : Arbroath HarbourA14 : Improvement Of TouristLinkagesA15 : CairnieStreet/StobcrossA16 : Westway - DundeeRoadA17 : West Port ShoppingFrontageA18 : Helen Street - GoodsYardA19 : Hospitalfield HouseFull planning permission forformation of business park(extending to 14.2 hectares)approved August 2011Development ManagementPolicy applied todevelopment proposals asappropriateNew visitor centre andaccess constructed.Improvements in and aroundthe harbour continueRefurbishment of streetfurniture including newsignpostingSupermarket constructed onsiteSupermarket, non food retailand fast food unitsconstructed on siteDevelopment ManagementPolicy applied todevelopment proposals asappropriateNo progressDevelopment ManagementPolicy applied todevelopment proposals asappropriateMonitor progressReview purpose and function ofpolicy as part of Angus LDPprocessMonitor progressReview purpose and function ofpolicy as part of Angus LDPprocessDelete siteReview retail warehouse provisionas part of Angus LDP processReview purpose and function ofpolicy as part of Angus LDPprocessReview position as part of AngusLDP processReview purpose and function ofpolicy as part of Angus LDPprocessBRECHINDevelopment Strategy• Provide for a range of housing development• Support measures to regenerate and enhance the town centre, its historic core andgeneral environment• Improve the environment by encouraging renewal of vacant and underused sites• Support potential for recreation and tourismPolicy/Proposal Progress Future ActionB1:Housing - Dubton Farm Planning permission granted Monitor progresssubject to Section 75Agreement for Phase 1(comprising 99 residentialunits and 120sqm ofretail/commercial units)B2:Housing - Andover School No progress Review position as part ofB3: Regeneration - Queens Park Housing developmentunderway/nearly complete.No progress with children’snurseryB4: Opportunity Site - Albert Place Housing developmentB5: Opportunity Site - Scott StreetGoods YardcompleteNo progressAngus LDP processMonitor progressDelete siteReview position as part ofAngus LDP processAngus Local Plan Review Monitoring Statement50

B6: Opportunity Site - WitchdenRoad, Former Gas WorksNo progressReview position as part ofAngus LDP processB7: Opportunity Site - Southesk Supermarket built on site Delete siteStreet/Commerce StreetB8: Town Centre Improvements Repair and reuse ofMonitor progressproperties together withenvironmental improvementsbeing delivered throughTownscape Heritage Initiativeand Town CentreRegeneration FundB9: Community Woodland –CookstonNo progressReview position as part ofAngus LDP processB10: Open Space Area – Cookston No progress Review position as part ofAngus LDP processB11: Hotel/Travel LodgeDevelopment – Dubton FarmNo progressReview position as part ofAngus LDP processB12: Cemetery Extension Site safeguarded Review future needs as partof Angus LDP processB13: Flood Prevention Scheme Flood Prevention Scheme Monitor progressbeing developedB14: Brechin Flood Risk Areas Development ManagementPolicy applied to developmentproposals as appropriateReview position as part ofAngus LDP processCARNOUSTIEDevelopment Strategy• Establish a site for employment use• Encourage the provision of affordable housing• Support the role of Carnoustie town centre• Support the development of golfing facilities, where appropriate, to further strengthenthis internationally recognised asset• Encourage the redevelopment of underused brownfield sites within the built up area• Continue enhancement of the seafront area including foot and cycle pathsPolicy/Proposal Progress Future ActionC1: Housing – Newton Road2C2: Housing – FormerMaltings, Victoria StreetDevelopment completeHousing developmentcomplete on part of site.Planning applicationsubmitted for housing onanother part of the site. Thisapplication is pendingconsideration subject to anapproved Masterplan and theprovision of affordablehousingDelete siteReview position as part of AngusLDP processAngus Local Plan Review Monitoring Statement51

C3: Opportunity Site –Woodside/PitskellyC4: Opportunity Site – BarryRoadC5: Opportunity Site –Greenlaw HillC6: Opportunity Site – LinksParade, Former DalhousieGolf ClubC7: Working – Land atCarlogieC8: Replacement HealthCentre, Barry RoadC9: Primary School Site –Thomas StreetC10: Primary School Site –Queen StreetC11: Shanwell CemeteryExtensionC12: Sports Ground,Shanwell RoadC13: Golf CourseDevelopmentPlanning permissions forhousing development havebeen granted on part of thesite, for a total of 58 newhomes. Planning permissionhas also been granted for theimportation of inert materialfor further phases of housingdevelopment. A total of 26new homes had beencompleted by 1 April 2011Planning permission hasbeen granted for theimportation of inert materialfor future housingdevelopmentNo progressHousing developmentcompletePlanning permission for class4, 5 & 6 uses and therealignment of Carlogie Roadis pending the conclusion aSection 75 Agreement.Concerns have been raisedabout financial viability.Development completeDevelopment completeDevelopment completeSite safeguardedNo progressNo progressMonitor progressReview position as part of AngusLDP processReview position as part of AngusLDP processDelete siteReview position as part of AngusLDP processDelete siteDelete siteDelete siteReview position as part of AngusLDP processReview position as part of AngusLDP processReview position as part of AngusLDP processAngus Local Plan Review Monitoring Statement52

FORFARDevelopment Strategy• Provide for a range of housing development and employment land• Improve the environment by encouraging renewal of vacant, under used sites andprotection of important landscape features• Encourage a strong and lively town centre with shopping facilities to meet the area’srequirements• Support for a recreational networkPolicy/Proposal Progress Future ActionF1: Protection of Ground WaterResourcesDevelopmentManagement Policy usedas appropriateReview position as part of AngusLDP processF2: Housing – Beechill Nursery No progress Review position as part of AngusLDP processF3: Housing – Green Street Development complete Delete siteF4: Housing – WesterPlanning permission Monitor progressRestennethgranted subject tocompletion of Section 75AgreementF5: Housing – Whitehills Nursery No progress Review position as part of AngusF6: Housing – Dundee Road Outline planningpermission granted in2007 and subsequentapplication to extendtimescale approved in2010LDP processMonitor progressF7: Housing – Gowanbank No progress Review position as part of AngusLDP processF8: Housing – Slatefield Planning permissiongranted subject toSection 75 AgreementMonitor progressF9: Safeguarded Site – North ofTurfbegNo progressReview position as part of AngusLDP processF10: Opportunity Site – SouthStreetNo progressReview position as part of AngusLDP processF11: Opportunity Site – Forfar Housing development Delete siteInfirmarycompleteF12: Opportunity Site – NewRoadDevelopment of ASDAstore on site recentlyMonitor progress of housingdevelopmentcompleted. Housing stillto progressF13: Opportunity Site – St JamesRoadNo progressReview position as part of AngusLDP processF14: Working – Orchardbank Development complete Monitor progresson part of siteF15: Working – Carseview Road No progress Review position as part of AngusLDP processF16: Primary School – Whitehills Development complete Delete siteNurseryF17: Newmonthill CemeteryExtensionSite safeguarded Review position as part of AngusLDP processAngus Local Plan Review Monitoring Statement53

F18: Balmashanner DevelopmentManagement Policy usedas appropriateF19: Forfar Loch DevelopmentManagement Policy usedas appropriateReview purpose and function ofpolicy as part of Angus LDPprocess.Review purpose and function ofpolicy as part of Angus LDPprocess.KIRRIEMUIRDevelopment Strategy• Provide for a range of housing development and well located employment land• Improve the environment by encouraging renewal of vacant, under used sites• Encourage a strong and lively town centre with shopping and service facilities to servethe wider area and visitors• Support the development of a replacement health centre *Policy/Proposal Progress Future ActionK1: Housing – Shielhill Road Development complete Delete siteK2: Housing – Hillhead Development underway Monitor progressK3: Housing – Sunnyside Planning permission granted Monitor progressK4: Working – East Muirhead Outline planning permission Monitor progressof Logie, Forfar Road grantedK5: Kirriemuir CemeteryExtensionSite safeguardedReview position as part of AngusLDP process* Whilst the development strategy highlights support for the development of a replacement healthcentre, there have been no proposals for a new facility within the period of the Local Plan Review.MONIFIETHDevelopment Strategy• Promote the reuse of suitable brownfield sites for housing and employment uses• Encourage a strong and lively town centre and shopping facilities to meet localrequirements• Encourage opportunities to enhance the environment and physical fabric of the town bysupporting private sector initiatives to regenerate Monifieth town centre• Support the extension of the coastal footpath and cycleway from Monifieth seafront toCarnoustie as part of an Angus coastal path network• Undertake a search for a new cemetery for inclusion in a future local plan review orearlier if required*Policy/Proposal Progress Future ActionMf1: Housing – AshludieHospital Phase 2Mf2: Opportunity Site –Milton MillMf3: Town CentreImprovementsNo progressPlanning permission hasbeen granted for housing andsmall-scale retaildevelopment. Housingdevelopment underwayImprovements to the publicrealm were undertaken byReview position as part of AngusLDP processMonitor progressDevelopment Management Policy –review as part of Angus LDPprocessthe Council in 2010/11* Neighbourhood Services are undertaking a review of cemetery provision for the South Angus areaincluding Monifieth.Angus Local Plan Review Monitoring Statement54

MONTROSEDevelopment Strategy• Safeguard and enhance important natural and built features• Promote the reuse of vacant and underused sites• Provide for future housing and economic growth• Encourage a strong and lively town centre• Provide a new and improved path networkPolicy/Proposal Progress Future ActionM1:Housing – Brechin RoadM2: Housing – DungmansTackM3:Housing – LochsideDistillery TowerM4:Opportunity Site –Sunnyside Hospital EstateM5:Working – MontroseAirfieldM6:Sleepyhillock CemeteryExtensionM7:Montrose PortM8:Railway Sidings –Montrose Rail StationPlanning permission grantedfor Phase 1 (200 residentialunits). DevelopmentunderwayPlanning permission grantedfor affordable housing (45units).Site developed for housingMarketing arrangementsbeing progressed by NHSTayside. No developmentproposals to dateNo progressSite safeguardedSite safeguarded for portrelated use. Opportunities forregeneration and portdevelopment beingconsidered through SouthMontrose RegenerationProjectSite safeguarded for railrelated useMonitor progressMonitor progressDelete siteReview position as part of AngusLDP processReview position as part of AngusLDP processReview position as part of AngusLDP processReview position as part of AngusLDP processReview position as part of AngusLDP processRural Villages and SettlementsThe Local Plan Review allocates land for development in the larger villages which provide arange of services and facilities and are better able to accommodate and absorb the impact ofnew development. Land for housing is also allocated in Auchmithie to facilitate the provisionof a new play park and kick about area.Development boundaries have also been drawn around Ballumbie House and grounds,Letham Grange and Piperdam where planning permission has been approved for housing inassociation with leisure and recreational facilities within the open countryside. The LocalPlan Review allows for housing and recreational development within these estates inaccordance with extant planning permissions.In addition the Plan allows for the regeneration of a large rural brownfield site atStrathmartine Hospital for a range of uses.Angus Local Plan Review Monitoring Statement55

Policy/Proposal Progress Future ActionAuchmithieAm1 : Housing – KirkbankAm2 : Village EnvironmentalImprovementsEdzellE1: Housing - Edzell SchoolAnnexeE2: Opportunity Site - EdzellSchool, Church StreetFriockheimOutline planning permissiongranted for 15 houses April2006Range of environmentalimprovements completedincluding new play area, carpark and footpathenhancementSite redeveloped for housingSite redeveloped for housingMonitor progressDelete proposalDelete siteDelete siteFk1 Housing - Millgate 3 Complete Delete siteFk2 : Housing - South of Application approved subject Monitor progressGardyne Streetto S75Fk4 : Lunan WaterReinstatement of formermillpond and improvedaccess completed inconjunction with housingdevelopment at MillgateDelete proposalGlamisG1 : Dundee Road East No progress Review position as part of AngusLDP processInverkeilorIk1 : Housing - Land to rearof Lunan AvenueIk2 : Housing - Kirkton FarmSteadingKingsmuirKi1: Housing - BunkerhillKi2 : Housing – KingstonPlaceLethamL1 : Unadopted Roads PolicyL2 : Housing - Jubilee ParkL3 : Housing - East HemmingStreetNo progressNo progressHousing developmentcomplete on part of site.Outline planning permissiongrantedDevelopment ManagementPolicy used as appropriateDraft Development Briefprepared. No furtherprogressHousing developmentcomplete on part ofsite/underwayDevelopment ManagementPolicy used as appropriateReview position as part of AngusLDP processReview position as part of AngusLDP processMonitor progressMonitor progressReview position as part of AngusLDP processReview position as part of AngusLDP processMonitor progressL4 : Safeguard ofEmployment LandReview position as part of AngusLDP processLiffLi1 : Liff Cemetery Extension Site Safeguarded Review position as part of AngusLDP processAngus Local Plan Review Monitoring Statement56

MonikieMk1 : Housing – MonikieGranaryNewbiggingNb1 : Housing - PitairlieRoad/Newbigging NorthBallumbie HouseBa1: Ballumbie HouseBa2: RecreationDevelopmentLetham GrangeLG1: Housing – LethamGrangeLG2: Tourism and RecreationDevelopmentLG3: Letham Grange HotelPiperdamPd1: ResidentialDevelopmentPd2: RecreationDevelopmentStrathmartine HospitalSt1: Opportunity Site –Strathmartine Hospital EstateHousing developmentunderway (affordablehousing is now complete).Replacement scout hut andextension to school securedto support housing proposal.Development completeDevelopment ManagementPolicy used as appropriateDevelopment ManagementPolicy used as appropriateDevelopment ManagementPolicy used as appropriateDevelopment ManagementPolicy used as appropriateDevelopment ManagementPolicy used as appropriateDevelopment ManagementPolicy used as appropriateLandowner investigatingdevelopment proposals andpreparing a masterplanMonitor progressDelete siteReview position as part of AngusLDP processReview position as part of AngusLDP processReview position as part of AngusLDP processReview position as part of AngusLDP processReview position as part of AngusLDP processReview position as part of AngusLDP processReview position as part of AngusLDP processAngus Local Plan Review Monitoring Statement57

6. CONCLUSIONS - WHAT HAS BEEN ACHIEVED?Locational Strategy6.1 In seeking to meet the housing and employment land requirements of the Dundeeand Angus Structure Plan (2002), the development strategy of the Angus Local Planand the ALPR sought to guide development to the most sustainable locations andadopted a hierarchical approach to land allocations as follows:6.2 Towns - including Arbroath, Brechin, Carnoustie, Forfar, Kirriemuir, Monifieth andMontrose where most sites are allocated and where the majority of new developmenthas occurred. This outcome has been compatible with promoting a pattern ofdevelopment which has reduced the need to travel and more efficient use of existinginfrastructure and services.6.3 A number of brownfield sites within towns have been developed contributing toefficient use of land and environmental improvements, whilst regeneration initiativesin Arbroath and Brechin have improved residential amenity and delivered a mix ofhousing type and tenure. Despite the policy of guiding retail development to towncentres, there has been demand for large scale retail development on edge of centreand out of centre sites, which cannot be accommodated within central areas.6.4 Villages - including Auchmithie, Birkhill/Muirhead, Edzell, Friockheim, Glamis,Inverkeilor, Kingsmuir, Letham, Monikie and Newbigging - which have access toservices and facilities to support new development and where limited land allocationsare made, or where there was extant planning permission for large scale housing.Whilst few facilities exist at Auchmithie, land was allocated for housing to facilitateimproved recreational provision within the village.6.5 Within villages, development has continued to progress on existing housing sites,whilst a number of allocated housing sites have advanced to receiving planningpermission or are now complete. Exceptions include two small housing allocations inInverkeilor and a mixed use opportunity site in Glamis, where there has been noprogress. Overall the ALPR has succeeded in keeping development within thedefined settlement boundary and protecting the landscape setting of the villages.6.6 Other Settlements - with no or very few facilities for which development boundarieshave been drawn to reflect the extent of existing built development and to provideopportunity for infill development or brownfield redevelopment only.6.7 Development boundaries have also been drawn around Ballumbie House, LethamGrange and Piperdam. Planning permission has been approved in these settlementsfor housing in association with leisure facilities within the open countryside. Thepolicies of the ALPR have limited housing and recreational development within theseestates to maintain the layout and design approved through the extant planningpermission.6.8 Open Countryside - includes land outwith development boundaries and is the leastsustainable location for significant development in terms of landscape capacity, aswell as in terms of providing access to public transport and to services. Whilst thePlan’s policies have allowed for appropriate economic development and housing, thegreatest interest has been for new housing development particularly in the SouthAngus Housing Market Area.Angus Local Plan Review Monitoring Statement58

6.9 Monitoring shows that over the past ten years the majority of development has takenplace in towns as the most sustainable locations. Whilst the hierarchical approachhas worked as intended, in that less housing development has taken place in theopen countryside than within villages and settlements with development boundaries itis evident that the demand for housing in the countryside has been strong comparedto proposals for economic or social development. This is likely to result in an increasein car journeys. In a rural area like Angus it is difficult to balance the needs of therural population with the desire to reduce the need to travel and thereby increasesustainability.6.10 Whilst the development strategy since 2000 has sought to allow development in therural area to support population and local services, facilities in some villagesincluding shops and libraries have nonetheless closed. Monitoring indicates that thesustainability of rural facilities such as shops is dependant upon a range of factorsand there is no evidence to suggest that allowing further development in the ruralarea has resulted in rural services being improved or retained.Building Sustainable Communities6.11 Housing completions over the last ten years reinforces the view that the local planshave provided a range of housing to meet needs in appropriate locations acrossAngus. However as a consequence of the economic downturn, construction rateshave slowed and Structure Plan housing land allowances have not been met with theexception of the South Angus area. Up until 2008, completion rates were broadly ontarget to reach or come close to the Structure Plan requirements; and there has beencapacity to exceed these requirements in each housing market area, given theremaining supply of effective housing land in 2012 (see Dundee & Angus HousingLand Audit 2010 for details) This indicates that the financial climate has had asignificant impact on the ability to deliver new homes.6.12 Implementation of the affordable housing policy in the ALPR has contributed toincreasing the affordable housing stock in Angus and a significant number ofaffordable homes have been provided in each of the Housing Market Areas throughnew build or refurbishment. However the policy has been less successful indelivering the large number of affordable new homes needed in South Angus,compared to other areas.6.13 In each of the Housing Market Areas the majority of housing development has beenon brownfield sites which have improved the quality of both the urban and ruralenvironment.6.14 The local plans have provided employment opportunities in appropriate locations byallocating greenfield sites and safeguarding existing employment areas in the maintowns. Employment land take up has been variable over the last ten years despite anadequate supply being available.6.15 Allocated employment sites at Carnoustie, Kirriemuir and Montrose have not beenserviced or delivered by the private sector as expected. The amount of immediatelyavailable employment land in Carnoustie and Kirriemuir is now very limited.6.16 There has been interest in developing prime employment sites in Brechin, Forfar andMontrose for uses such as retail, commercial and recreational activities contrary toexisting Local Plan policy to safeguard such employment land for mainstreamemployment uses. Whilst there has been pressure to allow such developments giventhe slow employment land take up rates, this will reduce the supply of primeAngus Local Plan Review Monitoring Statement59

employment land and its future availability for mainstream employment uses such asbusiness, general industry and storage and distribution.6.17 The policies of the ALPR have allowed for employment uses on appropriatebrownfield and other unallocated sites across Angus, including appropriate ruraldevelopment. Whilst some brownfield sites within towns have been redeveloped forretail, the majority have been developed for housing. This indicates that brownfieldsites have proved more viable for housing than for employment uses due to astronger market demand for housing. The policy framework has provided support fora range of employment opportunities in Angus with 95% of planning applications forbusiness and industry proposals being approved in the period 2000-2010.6.18 Whilst planning applications over the last ten years demonstrate the demand fortourism related development in the rural area, there has been limited interest inagriculture or rural related developments. Some proposals such as Piperdam andKingennie have involved a significant number of new housing to facilitate the deliveryof the projects. This outcome highlights the need to balance the economic benefit ofsuch proposals against the principles of sustainable development and reducing theneed to travel.6.19 The ALPR has encouraged the vitality and viability of town centres by directing retaildevelopment to these centres and promoting core retail areas for a range of towncentre activities. Whilst the ALPR identified a shortfall of comparison goodsfloorspace in Angus, planning applications submitted since 2000 demonstrate ahigher demand for supermarkets than comparison goods or retail warehousing.Where it has been demonstrated that there will be no unacceptable impact on thevitality and viability of any centre, the Plan has applied a sequential approach to newretail development and some of this has been located on edge of centre and out ofcentre sites which were supported by appropriate transport measures. This hasimproved the quality and choice of retail provision in Arbroath, Brechin, Forfar andMontrose. Environmental improvement schemes and regeneration initiatives havealso improved the town centre environment in Arbroath, Brechin, Forfar, Montroseand Monifieth. The 2010 Angus Town Centre Health Checks highlight opportunitiesfor further improvements.6.20 The ALPR has ensured that development has taken place where there is adequateinfrastructure. Improvements to transport, schools, recreational provision anddrainage to support new development have also been obtained by means ofdeveloper contributions secured through the planning system.6.21 The ALPR and the Angus Local Plan (2000) have supported the Local TransportStrategy and contributed to increasing accessibility and a wider choice of transportthrough the appropriate location of new development and by ensuring thatsustainable transport options are put in place to support new development. Byguiding development to locations which are well served by public transport andwhere the majority of the population and services exist, the need to travel by car haspotentially been reduced.6.22 Several transport proposals have been implemented to improve the safety andefficiency of the transport network and enhance opportunities for walking, cycling andpublic transport.6.23 It is recognised that despite the ALPR’s attempt to direct development to sustainablelocations and reduce the need to travel, demand for housing in the countryside hasAngus Local Plan Review Monitoring Statement60

een strong. Lack of accessibility and services in the rural area and the desire tosupport rural communities remain important issues.Environment and Resources6.24 The majority of development which has taken place over the ten year period 2000-2010 has been within existing towns and the ALPR has been successful inminimising the loss of countryside. The Plan has contributed towards improving thequality and amenity of the built environment through the regeneration of brownfieldsites. A number of opportunity sites within the urban areas have come forward fordevelopment.6.25 Higher quality design standards have been sought for all new development andAngus Council has successfully defended planning appeals against the refusal ofplanning permissions on the basis of poor design. Encouraging developers toproduce a design solution which responds well to the location and characteristics of aparticular site remains a key challenge in Angus.6.26 Whilst the various statutory designations have been important in protecting the builtand natural environment, the policies of the ALPR have helped to maintain thediverse landscape character of Angus and important environmental resources.6.27 The ALPR has minimised the risk of flooding through development location,promoting the use of Sustainable Urban Drainage Systems and ensuring thatappropriate mitigation measures are put in place to protect new development.6.28 The ALPR has encouraged energy efficiency in the design and location of newdevelopment and supported a number of renewable energy developments whilstprotecting important features of the Angus environment.Angus Local Plan Review Monitoring Statement61