ANGUS LOCAL PLAN REVIEW FINALISED PLAN - Angus Council

ANGUS LOCAL PLANREVIEWFINALISED PLANAngus CouncilFebruary 2005

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PREFACEThe Finalised Angus Local Plan Review has been prepared and approved by Angus Councilfor publication and deposit following consideration and assessment of the representationsmade in response to the Consultative Draft Local Plan published in March 2003.This Finalised Plan seeks to build on the Angus Community Plan and Local Agenda 21Strategy as well as the existing Development Plan guidance for Angus (Approved Dundeeand Angus Structure Plan and first Angus Local Plan) and sets out a vision of Angus for theperiod to 2011. Promotion of sustainable development is a key component of the land usestrategy.Objections to the Finalised Local Plan Review should be made in writing preferably on theappropriate form and sent either by post or as an e-mail attachment to the followingaddress.Director of Planning and TransportAngus CouncilSt James HouseSt James RoadFORFARDD8 2ZPore-mail tolocalplan@angus.gov.ukThe period for objection extends until 5.00pm on 17 March 2005For further information or assistance please contactKen McGregorTel: 01307-473548Fax: 01307-461895E-mail: localplan@angus.gov.ukCopies of the Finalised Local Plan and Statement of Publicity and Consultation (Volumes 1and 2) are available for reference at Public Libraries and ACCESS Offices throughoutAngus. In addition the documents are available at Planning and Transport, Forfar and canalso be viewed on the Council’s web page at www.angus.gov.uk/localplan

Diagram 1 : Stages in Producing the Angus Local Plan ReviewAngus Council publish .a notice ofintention to prepare a Local PlanMarch 2002Council seek to involve people in the draft planpreparation and actively seek views from interestedparties such as community councilsCouncil consult widely on draftProposals. Consultative DraftPlan published 12 March 2003Public may comment or objectPeriod for responding toConsultative Draft extends to19 May 2003Preliminary ViewsCouncil answer comments andfinalise draft plan.Consultation on Draft PlanCouncil put finalised draft planon deposit.Public may comment or object(6 weeks)Council consider comments andobjectionsDeposit of Finalised PlanLocal Plan Inquiry looks atobjectionsPublic Local InquiryReporter sends submits report report totoCouncil.ReportAngus Council Council consider consider report reportandand recommends suggest modifications.modificationsModificationsCouncil consult onmodifications (6 weeks) whichmay mean a further inquiry ifpeople object.Final StagesAngus Council adopt planAdoptionCouncil monitor and review the adopted Local Plan. This will indicateCouncil monitor and review the adopted Local Plan. This will in dicatewhen a plan requires to be altered or replacedwhen a plan requires to be altered or replacedMonitor and Reviewii

CONTENTSPagePART 1: INTRODUCTION AND STRATEGY 1Introduction 3Strategy and Development Priorities 5General Policies 9PART 2: BUILDING SUSTAINABLE COMMUNITIES 15Housing 17Working 32Town Centres and Retailing 37Sport and Recreation 42Community Facilities and Services 46Transport and Communication 48PART 3: ENVIRONMENT AND RESOURCES 55Natural Environment 57Built Environment 65Water Resource Management 74Resources 81Energy 84Waste Management 90Sequential Approach for Mineral Extraction, Landfill and Land RaiseProposals94Contaminated Land 96PART 4: TOWN AND VILLAGE DIRECTORYStatements And Boundary Maps97Angus Towns 101Village Directory 163PART 5: IMPLEMENTATION, MONITORING AND REVIEW 283PART 6: APPENDICES 291Angus Local Plan ReviewiiiFinalised Plan

List of illustrationsPageDiagram 1 Stages in Producing the Angus Local Plan Review (ii)Map Local Plan Area 2Figure 1.1 Development Strategy 6Figure 2.1 Housing Market Areas 18Table 2.1 Housing Land Allowances 2001 – 2011(on sites of 5 or more houses)20Figure 2.2 Rural Settlement Units – Categories 1 & 2 22Figure 2.3 Principal Transport Network 49Figure 3.1 Natural Heritage Designations 58Figure 3.2 Landscape Character Zones 61Figure 3.3 Heritage Designations 66Figure 3.4 Wind Energy Development – Geographic Areas 86Map Towns and Villages 98Map 1 Arbroath Proposals Map 111Map 2 Brechin Proposals Map 119Map 3 Carnoustie & Barry Proposals Map 127Map 4 Forfar Proposals Map 137Map 5 Kirriemuir Proposals Map 145Map 6 Monifieth Proposals Map 151Map 7 Montrose including Ferryden & Hillside Proposals Map 161Map Towns and Villages 164Maps Village Statements and Boundary Maps 165 - 282Map Letham Unadopted Roads 301Angus Local Plan ReviewivFinalised Plan

Local Plan AreaThe National ContextInvernessAberdeenANGUSPerthDundeeGlasgowEdinburghABERDEENSHIREArea of Angus withinthe Cairngorms National ParkBRECHINKIRRIEMUIRMONTROSEPERTH& KINROSSFORFARARBROATHDUNDEE CITY CARNOUSTIEMONIFIETHPERTHFIFE(C) CROWN COPYRIGHT, ANGUS COUNCIL LA09023L, 2005.Local Plan AreaBoundaryNote: The Finalised Angus Local Plan Review excludes that part of northern Anguswhich lies within the designated boundary of the Cairngorms National Park.The existing adopted Angus Local Plan ( November 2000 ) will apply inthis area until it is superseded by a new Cairngorms National Park Local Plan.Angus Local Plan Review2Finalised Plan

1.1 The first Angus Local Plan, adopted by Angus Council inNovember 2000, provides guidance for the development requirementsof Angus in the period to 2006. Much of the general policy frameworkremains valid but needs to be rolled forward to provide an up to dateand effective policy base.1.2 The Angus Local Plan Review will provide the detailed policyframework to guide future development, land use and investment inAngus for the period to 2011. The Local Plan has been prepared tomeet the requirements of the Town & Country Planning (Scotland) Act1997, take account of strategic planning guidance published by theScottish Executive as Scottish Planning Policy, National PlanningPolicy Guidelines and Planning Advice Notes, and conform to theDundee and Angus Structure Plan. The Local Plan has also hadregard to other statutory and non-statutory policy statements includingAngus Community Plan, Local Agenda 21 Strategy for Angus andAngus Local Transport Strategy.1.3 Together with the Approved Dundee and Angus Structure Plan,this Angus Local Plan Review when adopted will comprise theDevelopment Plan. This provides the framework for the developmentand use of land, protection of the environment and guidance formaking decisions on planning applications.INTRODUCTIONThe main functions of the LocalPlan are to:-• apply and further detailNational Guidance andstrategic policies in order toindicate the intended futurepattern of land use anddevelopment;• stimulate, encourage andpromote development whereappropriate;• indicate land where thereare opportunities forchange;• indicate specific proposalsfor the development orchange of use of land;• provide a sound basis fordevelopment control; and• show how all those with aninterest in Angus cancontribute towards thepreparation andimplementation of the Plan.PURPOSE OF THE PLAN1.4 The main purpose of the Angus Local Plan Review is to guidedevelopment and changes in land use, in a sustainable manner thatcan best serve the needs of communities throughout Angus. TheLocal Plan shows how policies and proposals for changes in land useand activities fit together with existing development as part of acoherent strategy in support of a Vision of Angus.LOCAL PLAN AREA1.5 Angus is a diverse, attractive and generally prosperous part ofScotland, characterised by a network of interrelated communitiesincluding seven towns, a large number of villages and smallersettlements set in a varied rural landscape. Geographically, the areais made up of the coastal plain, the lowland of Strathmore and theGlens and upland area that form part of the Grampian mountains,each of which make a vital contribution to the overall character anddistinctiveness of Angus. Part of upland Angus is now within theCairngorms National Park boundary, and is excluded from this AngusLocal Plan Review. It will be covered by a new Cairngorms NationalPark Local Plan to be prepared by the National Park Authority. Untilthat Plan is in place the existing Angus Local Plan (adopted 2000) willcontinue to provide planning guidance for this part of Angus.1.6 Within Angus each town and village has its own identity althoughthere are clear and strong inter-relationships between them andindeed an interdependence. The linkages between the constituentparts of Angus and with other areas, including Aberdeen and Dundee,relate particularly to transport, housing market areas, employmentopportunity and economic/commercial links. There are also importantshopping and social movements both within Angus and to adjacentareas.Angus Local Plan Review3Cairngorms National ParkThe Cairngorms National Parkofficially opened on 1 September2003. It is the UK’s largestnational park extending to 3,800square kilometres (1,400 squaremiles). It stretches from Grantonon Spey to the heads of the AngusGlens, from Ballater to Dalwhinnieand Drumochter.Finalised Plan

FORMAT OF THE PLAN1.7 The Local Plan consists of a Written Statement and ProposalsMap (including Inset Maps).1.8 The Written Statement outlines the overall planning strategytogether with policies, proposals and recommendations for thedevelopment and use of land and buildings.1.9 The Local Plan Review provides firm guidance for the period to2011 and also looks towards 2016.1.10 The Written Statement is presented as follows:• Part 1: Introduction and Strategy sets the general context andbackground against which the Local Plan Review has beenprepared. Contributing to the vision of Angus and the promotion ofsustainable development this section also outlines the overallstrategy and approach to development, together with generalpolicies.• Parts 2 and 3 establish the policy framework that will manage andguide sustainable development in Angus. This is set out underBuilding Sustainable Communities (Part 2) and Environment andResources (Part 3).• Part 4 outlines detailed policies and proposals for the Angus townsand villages presented in settlement statements comprising bothtext and Proposals Map. For villages where no specific proposalsare being put forward, only a village boundary map is shown. Bothtowns and villages are set out in alphabetical order and acomprehensive index of settlements is provided at the start of Part4 (page 99).• Part 5 discusses measures necessary to implement the Plan andalso how to assess, measure and review the performance of thePlan.HOW TO USE THE PLAN1.11 Users of the Local Plan wishing to look at the Council’s generalstrategy should refer to Part 1 of the Plan. Policies and proposals forbuilding sustainable communities and managing the environment anduse of resources are set out in Parts 2 and 3. In support of theprinciples of sustainable development the Plan establishes keylinkages between various elements of policy and the user may requireto review several parts of the Plan in considering a particulardevelopment issue or proposal.1.12 Users of the Plan requiring information on a specific site,location or area should:• refer to the Proposals Map and town and village inset maps; and• take account of general policies in Part 1, specific policies andproposals set out in Parts 2 and 3, and where appropriate therelevant settlement statement set out in Part 4.Angus Local Plan Review4Finalised Plan

VISION & AIMSSTRATEGY1.13 The Angus Community Plan supported by the Local Agenda 21Strategy for Angus sets out A Vision of Angus. This recognises andembraces the promotion of sustainable development as a means ofimproving the quality of life in Angus while at the same time making acontribution to tackling global problems and ensuring that the qualityof life of future generations is safeguarded.Sustainable Development“Development that meets theneeds of the present withoutcompromising the ability of futuregenerations to meet their ownneeds.”Brundtland Commission 1987A VISION ofAngusA ngus will be a place where a first classquality of life for all can be enjoyed, invibrant towns and pleasant villages, setin attractive and productivecountryside.Community Planning“Community planning is essentiallyabout providing better linksbetween national, regional, localand neighbourhood priorities,more effective joint working andflexible solutions driven by theneeds and priorities of localcommunities. The planning systemis the main means of deliveringthose aspects of the CommunityPlan which impact on thedevelopment and use of land.”Scottish Planning Policy 1 : ThePlanning System (2002)1.14 In support of the Vision, this Local Plan sets out the land useplanning response and policy framework which will contribute toensuring that the physical, social and economic needs of allcommunities in Angus are provided for in a sustainable manner.1.15 The Aims set out in the margin are based on broad themes ofsustainable development which underpin the strategy and policies ofthis Plan addressing a range of issues arising in Angus for:• Living and Sustainable communities;• Working and a sustainable economy;• Accessing services and sustainable transport;• Environmental Integrity and sustainable resources.1.16 These Aims are fully compatible with the Guiding Principles ofthe Dundee and Angus Structure Plan thereby ensuring acomplementary approach which encompasses both Strategic andLocal Community Interests.Aims of theAngus Local Plan Review• Integrate land use andtransport to improveaccessibility for everyonebetween home, work, leisureand services with a view toreducing unnecessary travel.• Create the conditions for avibrant and diverse economyproviding increased andvaried job opportunities.• Promote urban renewal andcommunity regeneration andaddress rural and urbandisadvantage to reducepoverty and inequality.• Give priority to the reuse ofpreviously developed siteswhere appropriate.• Promote environmentallysustainable use of existingand planned infrastructureand service capacity tosupport and facilitatedevelopment.• Provide for local housingneed, and ensure access toaffordable housing.• Encourage the continueddevelopment andmaintenance of viable andvital communities with anappropriate range of essentialfacilities.Angus Local Plan Review5Finalised Plan

Area of Angus withinthe Cairngorms National ParkEdzellProvide for diversification of the rural economyMaintain and protect the diversity and quality of rural areaEncourage local development which supports the populationand services of local communitiesProtect and enhance the countrysideMaintain the quality of valued landscape; the natural, builtand historic environment; and biodiversityKirriemuirBrechinHillsideMontroseForfarKingsmuirLethamFriockheimInverkeilorGlamisAuchmithieNewtyleArbroathMuirhead &BirkhillMonikieWellbankNewbiggingMonifiethCarnoustie(C) CROWN COPYRIGHT, ANGUS COUNCIL LA09023L, 2005.New Employment Land AllocationNew Housing Land AllocationMajor RoadsEast Coast Railway LineArbroath HMABrechin/Montrose HMAForfar,Kirriemuir & Glens HMASouth Angus HMAAngus Local Plan Review6Finalised Plan

DEVELOPMENT STRATEGY1.17 The development strategy of the Local Plan seeks to meet thestated aims of the Plan and sets the context within which the policiesand proposals of the Plan provide for the sustainable development ofAngus and the protection of the wider environment.The Development Strategy of the Local Plan is to:• Draw on the inherent strengths and synergy of the close networkof Angus towns and villages, and consolidate the role of the seventowns as locally accessible centres serving a diverse ruralhinterland;• Guide and encourage the majority of development, including localhousing and employment opportunities, to locations within thelarger settlements that have the capacity to accommodate newdevelopment well integrated with 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 andservices of local communities;• Support the protection and enhancement of the countryside; and• Maintain the quality of valued landscapes; the natural, built andhistoric environment; and biodiversity.Local Plan Aims (continued)• Promote community safetyand reduce communityseverance caused by roadtraffic.• Promote access to thecountryside for residents andvisitors.• Promote the use ofrenewable energy andresources, the efficient use ofenergy and the reuse,recovery and recycling ofwaste.• Reduce pollution fromdevelopments and traffic.• Protect and promote thequality and diversity of thebuilt and naturalenvironment, including theheritage, biodiversity andlandscape of Angus.• Plan for climate change bymaintaining existingundeveloped coasts, andprotecting flood plains fromdevelopment.DEVELOPMENT PRIORITIES1.18 One of the principal objectives of the Development Strategy isto direct the majority of new development to the main settlements.Each of the seven towns in Angus – Arbroath, Brechin, Carnoustie,Forfar, Kirriemuir, Monifieth and Montrose provides a central focus fora wide range of services and facilities, and serves a diverse ruralhinterland with a network of smaller settlements. The towns are thenatural focus for the majority of new development, where there isopportunity to accommodate new homes and business opportunitieswell related to and connected with existing land uses and transportnetworks.1.19 In Arbroath the Local Plan maintains the focus on theregeneration of brownfield and opportunity sites within the built uparea. Greenfield housing sites are also identified to extend thedistribution and choice in the housing land supply. The Local Planpromotes development opportunities within Arbroath to takeadvantage of improved accessibility provided by the upgraded A92.This includes identifying and safeguarding future employment land atElliot and encouraging new development and investment whichreinforce the town as an important retail and service centre andfurther develop the town’s visitor potential.1.20 For Brechin the Local Plan seeks to stimulate investment byencouraging economic regeneration and increasing the opportunitiesfor housing development by allocating additional greenfield land to thewest. Measures that sustain the role of the town centre and enhanceits historic character and general environment are supported.Angus Local Plan Review7Finalised Plan

1.21 In Carnoustie and Barry the Local Plan seeks to consolidatedevelopment opportunity from both existing brownfield and greenfieldsites, taking advantage of the enhanced accessibility provided by theimprovements to the A92 road. In addition the Local Plan includes anew provision of employment land to accommodate the needs of localcompanies.1.22 The Local Plan confirms Forfar as a focus for development inAngus. Whilst continuing to promote the redevelopment of a range ofcentral sites for housing and other uses the Local Plan establishes amajor, long term neighbourhood development in the west of the town.This proposal incorporates residential development, communityfacilities, business opportunities and recreational open space. Sitesfor residential development are also identified in the east of the town.Taking advantage of the town’s strategic location at the junction ofthe A90(T), the development of high quality business andemployment uses on land at Orchardbank is also promoted.1.23 To consolidate the role of Kirriemuir the Local Plan identifiessites to provide for local housing and employment needs. Proposalsthat sustain and enhance Kirriemuir as a local service centre,complement its tourist role as a “Gateway to the Glens” and maintainits character and heritage will also be supported.1.24 In Monifieth the Local Plan seeks to consolidate its mainlyresidential role by limiting the supply of sites for housing toopportunities within the town rather than promoting further greenfieldland release. Opportunities to enhance the environment and improvethe physical fabric of Monifieth, including the town centre will beencouraged, together with the development of the Angus CoastalPath.1.25 To meet the housing needs of Montrose, Ferryden andHillside the Local Plan promotes the regeneration and reuse ofvacant and underused land and buildings including proposals thatwould maintain and secure the future of listed buildings at SunnysideHospital. The Local Plan also allows for the release of greenfield landin the north west of the town for residential development together withsignificant areas of landscaping and open space. Additionalemployment land is identified in the north of Montrose to consolidateand build on its economic strengths while taking account of the fragileLinks areas which are essential features of the town’s character andidentity.1.26 The Angus countryside encompasses a diverse rural arearanging from coastal lowlands and farmed countryside around towns,to remote upland areas. It contains a wide variety of landscapecharacter, land uses and population levels, with differing levels ofaccess to a range of services and facilities. Parts of rural Angus havelost people and local services, and the rural economy is changingsignificantly. The Local Plan encourages diversity in the ruraleconomy and enables new housing development which can supportrural services and facilities particularly in remoter areas.Angus Local Plan Review8Finalised Plan

BACKGROUNDGENERAL POLICIES1.27 Several of the policies in this part of the Plan may be relevant tosome development proposals. Development boundaries differentiatebetween built-up areas and the countryside and are used as a tool toguide the application of policies in the Plan which apply to particularlocations. The policies on integration of land use and transport, designmatters, environmental protection, safeguard areas and DevelopmentGuidelines provide guidance for the consideration of relevant developmentproposals in the first instance before referring to detailed policies andproposals elsewhere in the Plan.DEVELOPMENT BOUNDARIES1.28 Angus Council has defined development boundaries aroundsettlements to protect the landscape setting of towns and villages and toprevent uncontrolled growth. The presence of a boundary does notindicate that all areas of ground within that boundary have developmentpotential.Policy S1 : Development BoundariesDevelopment boundaries:generally provide a definitionbetween built-up areas andthe countryside, but mayinclude peripheral areas ofopen space that are importantto the setting of settlementsand on which development willnot be permitted.(a) Within development boundaries proposals for new developmenton sites not allocated on Proposals Maps will generally besupported where they are in accordance with the relevant policiesof the Local Plan.(b) Development proposals on sites outwith developmentboundaries (ie. in the countryside) will generally be supportedwhere they are of a scale and nature appropriate to the locationand where they are in accordance with the relevant policies of theLocal Plan.(c) Development proposals on sites contiguous with a developmentboundary will only be acceptable where there is a proven publicinterest and social, economic or environmental considerationsconfirm there is an overriding need for the development whichcannot be met within the development boundary.ACCESSIBLE DEVELOPMENT1.29 A key element in the creation of sustainable communities is how wellnew development is integrated with the existing form of development andtransport networks. The Local Plan allocates land for new developmentwithin the main settlements, in locations that are well related to theexisting form and pattern of development and therefore the existingtransport network.Public interestDevelopment would havebenefits for the widercommunity, or is justifiable inthe national interest.Proposals that are solely ofcommercial benefit to theproposer would not complywith this policy.NPPG 17 Transport andPlanningLand use planning cancontribute to achieving theGovernment’s broad policyobjectives for integratedtransport and land useplanning through:1.30 New transport provision should take account of existing and plannedgrowth in particular locations and form part of the overall planning of thelayout of new development.Angus Local Plan Review9Finalised Plan

1.31 The accessibility of sites by a range of travel modes and ease ofaccess by all sectors of the community is a key principle of the Local Plan.In considering land allocations it is recognised that the interrelationshipsbetween land uses e.g. homes and schools, homes and jobs andpromotion of mixed use developments, can assist in reducing the need totravel. In the same way accessibility criteria will be important in assessingdevelopment proposals on windfall sites. Alongside this the application ofmaximum parking standards as set out in SPP17 : Transport and PlanningMaximum Parking Standards Addendum to NPPG17 will encouragesustainable transport choices.1.32 The design and layout of new development should, whereappropriate, ensure that accessibility for walking, cycling and publictransport, including access for people with mobility difficulties has beenproperly addressed. Opportunities to enhance path networks for walkingand cycling and the provision of public transport links should bemaximised.• reducing the need to travelby regulating the patternof land uses in relation toeach other and totransport facilities;• enabling people to accesslocal facilities over localnetworks by short walkingor cycling trips, in turncontributing to socialinclusion;• supporting provision ofhigh quality publictransport access todevelopment, in order topersuade motorists thatpublic transport is moreattractive to them than caruse;Policy S2 : Accessible DevelopmentDevelopment proposals will require to demonstrate, according toscale, type and location, that they: -• are or can be made accessible to the existing or proposed publictransport networks and make provision for suitably located publictransport infrastructure such as bus stops, lay-bys, turning areaswhich minimise walking distances and allow easy access for themobility impaired.• provide walking and cycle routes which are safe and secure andsuitable for use by those with mobility impairments, and provideconnections to adjoining areas;• are located where there is adequate local road network capacity orwhere capacity can be made available.1.33 A Transport Assessment containing relevant information (includingan assessment of travel characteristics, description of measures toinfluence travel to the site and assessment of impacts) will require to besubmitted for development proposals which meet the criteria outlined inAppendix 1 (page 293). A Transport Assessment may also be required forsmaller scale developments where a fuller understanding of the transportimplications of the proposal is considered necessary.• supportingthemanagement of motorisedtravel to enable it toundertake its essentialrole effectively, but in allother respects tocontribute to sustainabletransport objectives.Transport Assessment: anassessment of the traveldemand and impacts ofproposed development,including during construction.Travel Plan: a schemeintroduced by employers toreduce the level of traveldemand and implement modesharing.1.34 Travel Plans will be required where they provide an appropriatemeans of promoting sustainable travel patterns and reducing reliance onthe private car. These will be implemented through appropriate planningconditions or other agreements.1.35 Where appropriate Angus Council will also seek developercontributions towards improvement of existing or provision of newfootpaths or cycleways, bus services and public transport infrastructure.Angus Local Plan Review10Finalised Plan

DESIGN QUALITY1.36 High quality, people-friendly surroundings are important to asuccessful development. New development should add to or improve thelocal environment and should consider the potential to use innovative,sustainable and energy efficient solutions. A well-designed developmentis of benefit to the wider community and also provides opportunities to:• create a sense of place which recognises local distinctiveness and fitsin to the local area;• create high quality development which adds to or improves the localenvironment and is flexible and adaptable to changing lifestyles;• create developments which benefit local biodiversity;• create energy efficient developments that make good use of land andfinite resources.1.37 Design is a material consideration in determining planningapplications. In all development proposals consideration should be givento the distinctive features and character of the local area. This includestaking account of existing patterns of development, building forms andmaterials, existing features such as hedgerows, trees, treelines and wallsand distinctive landscapes and skylines.1.38 The preparation of a design statement to be submitted alongside aplanning application is encouraged, particularly for major developments orthose affecting listed buildings or conservation areas. Early contact withPlanning and Transport is recommended so that the requirement for adesign statement can be determined.Policy S3 : Design QualityDesigning Places - A policystatement for Scotland –Scottish Executive 2001This is the first policy statementon designing places in Scotlandand marks the ScottishExecutive’s determination toraise standards of urban andrural development. Gooddesign is an integral part of aconfident, competitive andcompassionate Scotland.Good design is a practicalmeans of achieving a widerange of social, economic andenvironmental goals, makingplaces that will be successfuland sustainable.PAN 68 Design StatementsDesign Statements shouldexplain the design principles onwhich the development isbased and illustrate the designsolution.The PAN explains what adesign statement is, why it is auseful tool, when it is requiredand how it should be preparedand presented.The aim is to see designstatements used moreeffectively in the planningprocess and to create placesof lasting quality.A high quality of design is encouraged in all development proposals.In considering proposals the following factors will be taken intoaccount:• site location and how the development fits with the locallandscape character and pattern of development;• proposed site layout and the scale, massing, height, proportionsand density of the development including consideration of therelationship with the existing character of the surrounding areaand neighbouring buildings;• use of materials, textures and colours that are sensitive to thesurrounding area; and• the incorporation of key views into and out of the development.Innovative and experimental designs will be encouraged inappropriate locations.Angus Local Plan Review11Finalised Plan

ENVIRONMENTAL PROTECTION1.39 Effective environmental protection requires a co-ordinated approachby those with legislative responsibility for development proposals and theirconsequences. Planning authorities and environmental protection bodies(mainly SEPA and the Council’s Environmental Protection Service) havedifferent powers and functions that can on occasions overlap, andplanning controls should not duplicate other statutory controls.1.40 The need for collaboration between the relevant agencies is stressedin PAN 51 Planning and Environmental Protection and research publishedby SEDD* in 2004. Angus Council will therefore further strengthen jointworking with the other enforcing agencies to guide and control relevantforms of development. This will apply to the environmental regimes listedin PAN51 or subsequent regimes. (See also Policy S6 : DevelopmentGuidelines)SPP1 The Planning SystemThe planning system shouldnot be used to secureobjectives that are moreproperly achieved under otherlegislation. The grant ofplanning permission does notremove the need to seek otherstatutory consents nor does itimply that the consents will beforthcoming.*SEDD Research FindingsNo. 192/2004‘The Interaction between LandUse Planning andEnvironmental Regulation.’Policy S4 : Environmental ProtectionWhere development proposals raise issues under environmentalprotection regimes, developers will require to demonstrate that anyenvironmental protection matter relating to the site or thedevelopment has been fully evaluated. This will be consideredalongside planning matters to ensure the proposal would notunacceptably affect the amenity of the neighbourhood.SAFEGUARD AREAS1.41 Angus Council is required to consult a number of statutory agencies,such as the Health and Safety Executive (HSE) or the Civil AviationAuthority (CAA), where development proposals fall within the prescribedconsultation zones of notifiable installations, pipelines or hazards. Whereappropriate, the consultation areas are illustrated on the Proposals Maps.1.42 Angus contains a number of installations handling notifiablesubstances, including pipelines. Whilst they are subject to stringentcontrols under existing health and safety legislation such as the Healthand Safety at Work etc. Act 1947 and the Control of Major AccidentHazards Regulations 1999 (COMAH), it is also a requirement of EuropeanCouncil Directive 96/82/EC (Seveso II) to control the kinds of developmentpermitted in the vicinity of these installations. For this reason the PlanningAuthority has been advised by the HSE of consultation distances for eachof these installations. In determining whether or not to grant planningpermission for a proposed development within these consultationdistances the Planning Authority will consult with the HSE about risks tothe proposed development from the notifiable installation in accordancewith the Town and Country Planning (Hazardous Substances) (Scotland)Regulations 1993 (Circular 5/1993). This will take account of therequirements of the Seveso II Directive to maintain appropriate distancesbetween establishments and residential areas, areas of public use andareas of particular natural sensitivity or interest, so as not to increase therisks to people.Angus Local Plan Review12Finalised Plan

Policy S5 : Safeguard AreasPlanning permission for development within the consultation zonesof notifiable installations, pipelines or hazards will only be grantedwhere the proposal accords with the strategy and policies of thisLocal Plan and there is no objection by the Health & SafetyExecutive, Civil Aviation Authority or other relevant statutory agency.DEVELOPMENT GUIDELINES1.43 The guidelines in Schedule 1 provide a ‘checklist’ of factors whichshould be considered where relevant to development proposals. Theyinclude amenity considerations; roads and parking; landscaping, openspace and biodiversity; drainage and flood risk, and supportinginformation. The Local Plan includes more detailed policies relating tosome of the guidelines set out. Not all development proposals will requireto comply with all of the guidelines.Policy S6 : Development GuidelinesProposals for development should where appropriate have regard tothe relevant guidelines set out in Schedule 1 which includesreference to amenity considerations; roads and parking;landscaping, open space and biodiversity; drainage and flood risk,and supporting information.(See over page for Schedule 1: Development Guidelines)Angus Local Plan Review13Finalised Plan

Schedule 1 : Development GuidelinesAmenity(a) The amenity of proposed and existing properties should not be affected by unreasonable restriction of sunlight,daylight or privacy; by smells or fumes; noise levels and vibration; emissions including smoke, soot, ash, dust, grit, orany other environmental pollution; or disturbance by vehicular or pedestrian traffic.(b) Proposals should not result in unacceptable visual impact.(c) Proposals close to working farms should not interfere with farming operations, and will be expected to accept thenature of the existing local environment. New houses should not be sited within 400m of an existing or proposedintensive livestock building. (Policy ER30).Roads/Parking/Access(d) Access arrangements, road layouts and parking should be in accordance with Angus Council’s Roads Standards,and use innovative solutions where possible, including ‘Home Zones’. Provision for cycle parking/storage for flatteddevelopment will also be required.(e) Access to housing in rural areas should not go through a farm court.(f) Where access is proposed by unmade/private track it will be required to be made-up to standards set out in AngusCouncil Advice Note 17 : Miscellaneous Planning Policies. If the track exceeds 200m in length, conditions may beimposed regarding widening or the provision of passing places where necessary.(g) Development should not result in the loss of public access rights. (Policy SC33)Landscaping / Open Space / Biodiversity(h) Development proposals should have regard to the Landscape Character of the local area as set out in the TaysideLandscape Character Assessment (SNH 1998). (Policy ER5)(i) Appropriate landscaping and boundary treatment should be an integral element in the design and layout of proposalsand should include the retention and enhancement of existing physical features (e.g. hedgerows, walls, trees etc) and(j)link to the existing green space network of the local area.Development should maintain or enhance habitats of importance set out in the Tayside Local Biodiversity Action Planand should not involve loss of trees or other important landscape features or valuable habitats and species.(k) The planting of native hedgerows and tree species is encouraged.(l) Open space provision in developments and the maintenance of it should be in accordance with Policy SC29.Drainage and Flood Risk(m) Development sites located within areas served by public sewerage systems should be connected to that system.(Policy ER21)(n) Surface water will not be permitted to drain to the public sewer. An appropriate system of disposal will be necessarywhich meets the requirements of the Scottish Environment Protection Agency (SEPA) and Angus Council and shouldhave regard to good practice advice set out in the Sustainable Urban Drainage Systems Design Manual for Scotlandand Northern Ireland 2000.(o) Proposals will be required to consider the potential flood risk at the location. (Policy ER28)(p) Outwith areas served by public sewerage systems, where a septic tank, bio-disc or similar system is proposed totreat foul effluent and /or drainage is to a controlled water or soakaway, the consent of SEPA and Angus Council willbe required. (Policy ER22).Supporting Information(q) Where appropriate, planning applications should be accompanied by the necessary supporting information. Earlydiscussion with Planning and Transport is advised to determine the level of supporting information which will berequired and depending on the proposal this might include any of the following: Air Quality Assessment;Archaeological Assessment; Contaminated Land Assessment; Design Statement; Drainage Impact Assessment;Environmental Statement; Flood Risk Assessment; Landscape Assessment and/or Landscaping Scheme; NoiseImpact Assessment; Retail Impact Assessment; Transport Assessment.Angus Local Plan Review14Finalised Plan

PART 2: Building Sustainable CommunitiesPageBuilding Sustainable Communities 16Housing 17Housing Market Areas 17Housing Land Supply 19Towns, Villages and Other Settlements 21Countryside Housing 23Affordable Housing 26Special Needs Housing 28Residential Homes 28Residential Caravans 29Gypsy / Traveller Sites 29Villa Property 30House Extensions 31Working 32Angus Towns – Employment Land 32Employment Land Supply 32Industrial and Business Use 33Low Amenity Uses 34Working from Home 34Rural Employment 34Tourism 35Defence Establishments 36Town Centres and Retailing 37Town Centres 37Retailing 39Local Shops 40Amenity Considerations 40Car Showrooms 41Sport and Recreation 42Sports and Recreation Facilities 42Open Space 42Noise and Sport 44Golf Courses 44Countryside Access 45Community Facilities and Services 46Community Service Provision 46Healthcare 46Education 46Cemetery Provision 47Transport and Communication 48Walking and Cycling 48Buses 50Rail 51Road Network 51Roadside Facilities 52Freight 53Telecommunications 53ContentsAngus Local Plan Review15Finalised Plan

BUILDING SUSTAINABLE COMMUNITIES2.1 Key elements of sustainable and vibrant places include a varietyof quality, affordable homes in attractive locations, access to the righttype of job, interesting and exciting leisure pursuits, and a wide rangeof shops and services. In such communities there is a careful balancebetween the need for new development and the protection of the localenvironment, development is energy efficient and does not generateunnecessary waste and pollution, people don’t have to travel farbetween home, work, shops and leisure and where they have to thereare a variety of ways to get around.2.2 In helping to build sustainable communities in Angus this LocalPlan gives priority to:• Guiding the majority of development such as housing, employment,retail and leisure to locations within the Angus towns and villageswhich can best accommodate development making use of existingand planned transport and other infrastructure;• Locating residential, employment, leisure and shopping uses inproximity to one another in order to improve accessibility for all andminimise the need to travel;• Locating new developments, particularly those generating highlevels of traffic, to sites where there is a choice of means oftransport;• Providing a mix and range of housing developments to meet theneeds and aspirations of all sectors of the community;• Providing a range of employment sites in key locations to meetdemand and stimulate investment in Angus, and making provisionfor rural diversification projects;• Supporting the maintenance and improvement of the transportnetwork to provide safe and efficient ways to travel, includingpromoting alternatives to the use of the private car;• Supporting the provision of a range of facilities such as shops,schools, hospitals and other public facilities to serve local areas;• Ensuring development makes a contribution towards protection ofthe environment, resource management, reducing pollution, anddeveloping energy efficiency.Angus Local Plan Review16Finalised Plan

2.3 Housing is a significant land use and as such can have a majorimpact on the character of an area. In promoting a sustainableapproach to development in Angus, the Local Plan seeks to provideopportunities for more people to gain access to housing which meetstheir needs and to encourage the creation of a variety of high qualityhousing developments whether it is a single house in thecountryside or urban development on a larger scale.2.4 This Local Plan directs the majority of new housing to siteswithin existing settlements where development can best beaccommodated and the most effective use of existing and plannedinfrastructure can be made. Land allocations are made with regardto the requirements of the Dundee and Angus Structure Plan, andare expressed on the basis of housing market areas (HMA’s).2.5 In rural areas, outwith defined development boundaries, priorityis given to encouraging the conversion of appropriate buildings andthe reuse of underused or vacant sites. There is also support forlimited new house building in the countryside. In the more remoterural areas which are losing population and/or local services, singlenew dwellings on appropriate sites and the creation of small groupsof housing related to existing properties will be supported, toencourage the maintenance and growth of rural communities.2.6 The Scottish Executive has published specific guidance inrelation to the design of housing developments in February 2003 –Planning Advice Note 67: Housing Quality. The publication of thisguidance emphasises the higher level of importance placed on thequality of design in new housebuilding. The guidance reinforces thatthe planning process has an essential role to play in ensuring thatthe design of new housing reflects its context, reinforces local andScottish identity and is integrated into the movement and settlementpatterns of the wider area.Housing Market Areas2.7 The housing figures in this Local Plan are expressed on thebasis of the housing market areas identified by CommunitiesScotland and reflect those referred to in the Dundee and AngusStructure Plan (DASP). These are:• Arbroath• Brechin/Montrose• Forfar, Kirriemuir and the Angus Glens• South Angus (that part of the Greater Dundee HMA withinAngus and covering Carnoustie, Monifieth and the Sidlaws).HOUSINGSPP3 : Planning for Housing(2003)A key aim of planning is to providewell-located, high quality, newhousing.The housing strategy of theDundee and Angus StructurePlan seeks to:• establish the broad scale anddistribution of housing landprovision across housing marketareas;• provide opportunities forbuilding quality homes withineach housing market area insupport of the existing role ofcommunities, affording priorityto the reuse of previouslydeveloped land whereappropriate; and• accommodate sensitiveresidential development in thecountryside.PAN 67 : Housing Quality (2003)Housing development is changingthe face of urban and ruralScotland. What we build today willconstitute an enduring legacy.Housing is the largest single urbanland use. The design, quality andcharacter of what is built will play alarge part in shaping our cities,towns, villages and rural places fordecades to come.Dundee and Angus StructurePlanHousing Policy 2 : Dundee andSouth Angus Housing MarketArea (part) – In allocating land inthe Dundee and South Angushousing market area to meet theadditional allowances in Schedule1, Local Plans will ensure that :• Priority is given to the reuse ofpreviously developed land toprovide a 5 year land supply;• The Dundee WesternGateway provides a focus forplannedintegrateddevelopment, includinggreenfield housing landrelease; andAngus Local Plan Review17Finalised Plan

Area of Angus withinthe Cairngorms National ParkForfar, Kirriemuir andthe Angus GlensHousing Allowance 1085Completions 2001/04 223Planning Permissions 213Remaining Requirement 649EdzellBrechinBrechin/MontroseHousing Allowance 835Completions 2001/04 224Planning Permissions 291Remaining Requirement 320HillsideMontroseKirriemuirForfarLethamFriockheimInverkeilorGlamisNewtyleArbroathMuirhead &BirkhillSouth Angus - Carnoustie,Monifieth & the SidlawsHousing Allowance 1045Completions 2001/04 401Planning Permissions 552Remaining Requirement 92WellbankMonikieMonifiethCarnoustieArbroath HMABrechin/Montrose HMAArbroathHousing Allowance 850Completions 2001/04 325Planning Permissions 207Remaining Requirement 318Forfar,Kirriemuir & Glens HMA(C) CROWN COPYRIGHT, ANGUS COUNCIL LA09023L, 2005.South Angus HMAAngus Local Plan Review18Finalised Plan

2.8 Figure 2.1, page 18 shows the housing market areas andincludes a summary of the housing land supply position at 2004 foreach. The summaries identify the Dundee and Angus Structure Planallowances for each area over the period 2001 – 2011 and showsthe level of new housing which this Local Plan needs to plan fortaking account of completions between 2001 and 2004 and thenumber of sites with planning permission. Sites are allocated in theSettlement Statements in Part 4 of the Plan. In some locationsspecific land allocations are likely to accommodate housing landrequirements beyond 2011. Where appropriate, specific proposalsrefer to this in order to guide the phasing of future development andinvestment planning.Housing Land Supply2.9 The Local Plan allocates housing development in the mainsettlements in each housing market area, giving priority to the reuseand redevelopment of brownfield sites where possible, and wherethe resulting development is capable of providing an attractive,liveable residential environment. In addition some greenfield sitesare allocated to provide an element of choice and to assist inmeeting the housing requirements of the Dundee and AngusStructure Plan. These allocations augment the existing supply ofsites that already have planning permission. The continuingeffectiveness and progress of the housing land supply is monitoredthrough the annual Dundee and Angus Housing Land Audit.2.10 The allocations of housing land are detailed in the SettlementStatements in Part 4 of the Local Plan. It should be noted that thefigures attributed to each allocation are indicative only andmay change subject to the achievement of a satisfactoryresidential environment, which has regard to the character andappearance of the surrounding area. Appendix 2 (page 295)provides a summary of all housing sites, which together contributetowards the allowances of the Dundee and Angus Structure Plan.Policy SC1 : Housing Land SupplyAdequate land has been allocated in the Local Plan to meet theallowances of the Dundee and Angus Structure Plan up to 2011as illustrated in Table 2.1. Land identified for residentialdevelopment will be safeguarded from alternative uses, and itseffectiveness will be monitored through the annual audit ofhousing land.• Proposals for majordevelopment on greenfieldsites elsewhere in the Dundeeand South Angus housingmarket area will not bepermitted where this wouldseriouslyprejudiceimplementation of the DundeeWesternGatewaydevelopment. In the Monifieth,Carnoustie and Sidlaw area,additions to the effectivehousing land supply will befocussed on the mainsettlements of Monifieth andCarnoustie and contribute to arange and choice of sitesthroughout the wider housingmarket area.Dundee and Angus StructurePlanHousing Policy 4 : AngusHousing Market Areas – LocalPlans will allocate land to meet theallowances detailed in Schedule 1.A range and choice of sites shouldbe provided in each housingmarket area and priority given tothe reuse of previously developedland. The majority of the additionalallowances for each market areashould be directed to Arbroath,Forfar, Montrose and Brechinrespectively.Brownfield Sites:These are normally sites, whichhave previously been developedor used for some purpose, whichhas ceased. They may encompassreuse of existing buildings byconversion; demolition and newbuild; clearance of vacant orderelict land and new build; infilland various other forms ofintensification. It excludes privateand public gardens, sports andrecreation grounds, woodlandsand amenity open spaces.Greenfield Sites:These are sites which have neverbeen previously developed orused for an urban use, or are onland that has been brought intoactive or beneficial use foragriculture or forestry ie fullyrestored derelict land.Dundee and Angus HousingLand Audit: prepared annually, inconsultation with CommunitiesScotland and Homes for Scotland.Angus Local Plan Review19Existing Sites: Sites withplanning permission or which areunder construction. Shown in theSettlement Statements and listedin Appendix 2.Effective Housing Land: Landfree or expected to be free ofconstraints in the five year periodunder consideration and thereforeavailable for the construction ofhouses.Finalised Plan

Table 2.1 : Housing Land Allowances 2001 – 2011 (on sites of 5 or more houses)a b c d e f g hHousing Market AreasDundee andAngusStructurePlanAllowance2001-2011CompletionsJune 2001 – 2004 1 Existing Sites 1 RemainingRequirementa-(b+c)Angus LocalPlan ReviewAllocated Sites 2004 - 2011 2 PlanProvisionc+e%BrownfieldAffordable of Planhousing Provisionpotential 3 (column f)%Greenfieldof PlanProvision(column f)Arbroath HMA 850 325 207 318 460 667 86 33.7% 66.3%Arbroath 267 125 387 512 76 36.5% 63.5%Landward 58 82 73 155 10 24.5% 75.5%Brechin/Montrose HMA 835 224 291 320 384 675 80 36.3% 63.7%Brechin 1 119 120 239 25 19.2% 80.8%Montrose (including Hillside) 200 121 258 379 55 47.2% 52.8%Landward 23 51 6 57 0 35.1% 64.9%Forfar, Kirriemuir andthe Angus Glens HMA 1085 223 213 649 714 927 106 7.1% 92.9%Forfar 144 118 510 628 73 10.5% 89.5%Kirriemuir 46 47 120 167 19 0% 100%Landward 33 48 84 132 14 0% 100%South Angus HMA 1045 401 552 92 263 815 18 28.6% 71.4%Carnoustie 45 144 158 302 0 37.4% 62.6%Monifieth 153 29 25 54 10 48.1% 51.9%Landward 203 379 80 459 8 20.5% 79.5%ANGUS Totals 3815 1173 1263 1379 1821 3084 290 24.9% 75.1%1 Dundee and Angus Housing Land Audit 20042 Including sites previously allocated in the first Angus Local Plan and reallocated in this Local Plan3 Refer to Affordable Housing section, page 26 below, and Policy SC6 : Affordable HousingAngus Local Plan Review 20 Finalised Plan

Towns, Villages and Other Settlements2.11 The design and layout of all new housing is required to producea viable and attractive development which relates well to thesurrounding area, whether it is an allocated site, an unexpectedwindfall site or a small site within an existing settlement. Policy S6 :Development Guidelines seeks to ensure that relevant developmentstake account of a range of factors and make a positive contribution tothe local environment. Housing proposals will be considered againstthe relevant guidelines.2.12 Allocations of land for residential development are made in theSettlement Statements in Part 4 of this Local Plan. In addition toallocated sites and land with planning permission, there may be othercurrently unidentified sites which may be suitable for residentialdevelopment. The Plan provides scope for such sites to comeforward, within development boundaries, where development is inaccordance with the principles of the Local Plan.Policy SC2 : Small SitesProposals for residential development on small sites of less than5 dwellings within development boundaries will be assessed ontheir merits taking account of the provisions of Policy S6 :Development Guidelines.Policy SC3 : Windfall SitesAngus Council will support proposals for residentialdevelopment of 5 or more dwellings on windfall sites withindevelopment boundaries in addition to the identified supplywhere they:Development Boundaries:Generally provides a definitionbetween built-up areas and thecountryside, but may includeperipheral areas of open spacethat are important to the settingof settlements.Windfall Sites: These are siteswith potential to accommodate 5or more dwellings but which arenot allocated or otherwiseidentified in the Local Plan or theHousing Land Audit.• will contribute towards regeneration and renewal;• are compatible with established and proposed land uses inthe surrounding area;• include affordable housing in accordance with Policy SC6;and• take account of the provisions of Policy S6 : DevelopmentGuidelines.Angus Local Plan Review21Finalised Plan

Figure 2.2 : Rural Settlement Units - Categories 1&2Area of Angus withinthe Cairngorms National ParkEdzellBrechinHillsideMontroseKirriemuirForfarLethamFriockheimInverkeilorGlamisAuchmithieNewtyleMonikieArbroathMuirhead &BirkhillWellbankNewbiggingMonifiethCarnoustieR.S.U Category 1R.S.U Category 2(C) CROWN COPYRIGHT, ANGUS COUNCIL LA09023L, 2005.Angus Local Plan Review22Finalised Plan

Countryside Housing2.13 Rural Angus is not a single homogenous area, varyingsignificantly in character, land use, population levels and availability ofand access to a range of services and facilities. The strategy of theLocal Plan aims to maintain the diversity of rural Angus whilst makingprovision for new development in appropriate locations to encouragepeople to live and work in rural communities.2.14 In countryside areas the strategy of the Plan supports newhousing development on appropriate sites within the developmentboundaries of existing settlements. Outwith development boundaries,the conversion of buildings and/or redevelopment of existing sites isencouraged as the preferred type of rural housing development.2.15 The policy guiding new housebuilding in the Angus countryside isbased on Rural Settlement Units which are classed as either Category1 or Category 2 areas. The policy provides for limited new building inlocations with stabilising or increasing populations which are closer tothe main towns (Category 1 Rural Settlement Units) and encouragesnew house building in more remote rural areas which are losingpopulation and or local services (Category 2 Rural Settlement Units).2.16 Everyone who is involved with housing developments in thecountryside, including architects and their clients, builders, andplanners, have a collective responsibility to ensure that the Anguscountryside remains as rural and attractive as possible whilstaccommodating the needs of people who have the opportunity to liveand work there. All development proposals are required to respect thescale and character of their location, and should not result inuncharacteristic urban forms of development in rural locations. A housedesign, which might suit one location in Angus may not fit well inanother place!Rural settlement units(RSU’s):Geographical areas looselybased on primary schoolcatchment areas.Category 1 RSU’s :These areas are generally non –remote areas with stable orincreasing populations or wherethere are no services or facilitiesin need of support. In theseareas new housing developmentoutwith settlements should berestricted.Category 2 RSU’s :Primarily remote rural areaswhere limited new developmentoutwith settlements may beappropriate in order to stem ruraldepopulation and/or supportexisting services.Reuse and Redevelopment of Existing Sites and Buildings2.17 It is recognised that opportunities to convert and/or redevelopsites in rural areas are increasing as a result of ongoing changes in thestructure of farming in particular. The conversion and renovation ofstone-built buildings in the countryside helps to maintain something ofthe existing rural character of Angus, and is the preferred form ofhousing development in the countryside.2.18 Where renovation or conversion is shown not to be possible,proposals to demolish stone-built, non-residential rural buildings andreplace with new houses will be considered where a good design,respecting the rural character of the area can be achieved. Incircumstances where a whole area is proposed for redevelopment itmust incorporate the total area which constitutes the ‘planning unit’. Amaximum of four new houses will be permitted as proposals for five ormore houses should be accommodated on allocated sites withindevelopment boundaries. Phased proposals submitted for parts of thesite will not be permitted.Planning Unit -Case law helps to establish thecriteria for determining aplanning unit cf Burdle vSecretary of State [1972]For the purposes of this policy a“planning unit” is generallyregarded as the extent ofbuildings and/or land occupiedby the same primary use.Angus Local Plan Review23Finalised Plan

2.19 It should be noted that because in many circumstances theerection of modern agricultural or forestry buildings which are generallyof a steel frame construction, does not require planning permission, thedemolition of such buildings to allow further new housing developmentwill not be supported as this may lead to the need for replacementbuildings elsewhere on the property.Policy SC4 : Countryside Housing – Reuse and Redevelopment ofExisting Sites and BuildingsIn both Category 1 and 2 RSU’s all proposals must take accountof the relevant provisions of Policy S6 : Development Guidelines,meet the plot size requirements as appropriate, and must notcreate or extend ribbon development. In all cases proposalsshould have regard to the scale of the existing area of builtdevelopment and the rural character of the area; must be capableof producing a good quality residential environment and must notadversely affect or be affected by farming or other rural businessactivities.a) Renovation of Existing Houses :In preference to demolition and replacement, Angus Council willusually insist on the retention and renovation of stone-builthouses which are sound and/or wind and watertight, or whichhave four walls standing to eaves height and at least 50% of theroof structure and covering in place and are therefore capable ofattracting improvement grant. Proposals for sensitively designedextensions to such houses will also be supported.b) Demolition and Replacement of Existing Houses :Acceptable where the existing house is of minimal visual orhistoric interest or where it is structurally incapable ofrehabilitation*. The maximum footprint for a replacement dwellingwill require to be compatible with the size of the plot and thesurrounding environment.Plot Size Requirements:Category 1 RSU’s : between0.08ha (800m 2 ) and 0.2ha(2000m 2 )Category 2 RSU’s : between0.06ha (600m 2 ) and 0.4ha(4000m 2 )The footprint of the dwelling,including contiguous buildings,should generally take up around25 % of the plot area.*Angus Council may require astructural survey by a competentprofessional to be submitted.c) Previously cleared housing sites :Where there is little or no evidence of a house having previouslyexisted, development proposals will be assessed against PolicySC5.d) Conversion and restoration of stone-built, and othertraditionally constructed non-residential rural buildings :Proposals will be supported where conversion would retain orenhance the existing architectural style of the building. A limitednumber of new build houses may be acceptable within theboundaries of the area, where it can be demonstrated it is requiredto make the restoration of existing buildings economically viable.e) Demolition and redevelopment of existing stone-built or othertraditionally constructed non-residential rural buildings :Proposals may be supported where these buildings arestructurally incapable of conversion* and the design quality of thedevelopment is considered to be an improvement over renovationor reconstruction of the original. In circumstances where a sitehas become vacant or derelict and is of minimal visual or historicinterest, redevelopment proposals which would bring a significantbenefit to the local environment may be supported. Where the*Angus Council may require astructural survey by a competentprofessional to be submitted.Angus Local Plan Review24Finalised Plan

whole site is proposed for redevelopment, proposals must occupythe whole ‘planning unit’ having regard to the plot size criteria. Amaximum of four new houses will be permitted.f) Modern agricultural or forestry buildings :Proposals to convert, or demolish and replace modern agriculturalor forestry buildings for housing development will not besupported.New Houses in the Countryside2.20 The opportunity to build new houses in the Angus countryside hasbeen provided for by successive local plans. Policy SC5 sets out thecircumstances within which new house building may be permitted inCategory 1 RSU’s, Category 2 RSU’ s, and to provide houses forpeople who need to be located in proximity to their workplace -essential workers.Policy SC5 : Countryside Housing – Greenfield Sites.All proposals must take account of the relevant criteria in PolicyS6 : Development Guidelines, meet the plot size requirements asappropriate, and must not create or extend ribbon development.(a) Category 1 RSU’s : A single new house may be acceptablewhere the site:i) forms part of an existing building group and developmentwill round off or consolidate the group; orii) forms a gap site with a maximum road frontage of 50metres.Development proposals for more than one new house on eachsite will not be supported.(b) Category 2 RSU’s : The following developments will besupported :i) a single house on a self-contained site, or within theestablished garden ground of an existing house;ii) up to two new houses on gap sites with a maximumfrontage of 75 metres;iii) up to two new dwellings on land which forms part of anexisting building group where development would round offor consolidate the group.Development, which would result in the coalescence ofbuilding groups or of a group with a nearby settlement, will notbe permitted.(c) Essential Worker Housing : Proposals for a house for anessential worker will be supported where there is provenevidence of the need for the person to live at their place ofwork. The site must form part of the landholding where theworker is employed. Applicants will be required to enter into aSection 75 Agreement to ensure the property continues tomeet the needs of an essential worker.Angus Local Plan Review25Plot Size Requirements:Category 1 RSU’s : between0.08ha (800m 2 ) and 0.2ha(2000m 2 )Category 2 RSU’s : between0.06ha (600m 2 ) and 0.4ha(4000m 2 )The footprint of the dwelling,including contiguous buildings,should generally take up around25% of the plot area.Ribbon Development:A string of three or more housesalong a road.Gap Sites:The space between thecurtilages of two dwellings orbetween the curtilage of onedwelling and a metalled road.Self – contained sites:The whole site must be fullyoccupied by a single plot whichmeets the plot size criteria. Siteswhich breach field boundaries orplots which have been artificiallycreated by planting or othermeans of enclosure will not meetthis definition. Fences are notconsidered to be an appropriateform of enclosure for thepurposes of this definition.Building Group:A group of at least 3 existingdwellings which can includebuildings with planningpermission for conversion toresidential use. The buildinggroup will require to have anexisting, recognisable sense ofcontainment (defined below).Sense of Containment:A sense of containment iscontributed to by existing, visibleboundaries such as landform,buildings, roads, trees,watercourses, and establishedmeans of enclosure such ashedges or walls. Fences are notconsidered to be an appropriateform of enclosure for thepurposes of this definition. Anymeans of enclosure recentlyerected to artificially create asense of containment will not beacceptable.Essential Worker:a full or part time worker (at least20 hours per week or equivalent)required by the operationalneeds of a farm or ruralbusiness to live in closeproximity to their place of workfor reasons of security or animalwelfare or similar.Finalised Plan

Affordable Housing2.21 The supply of housing land on a variety of sites allows the marketto provide a range of house types and tenures to meet the differenthousing aspirations of the people of Angus. However, the generalhousing market does not always meet the housing needs of everyone.2.22 Angus Council commissioned a Local Housing NeedsAssessment (LHNA) to assist the development of the Angus LocalHousing Strategy (LHS) that seeks to address the housing needs of allsectors of the community by a variety of housing providers.2.23 As part of the analysis of the local housing system in Angus, theLHNA sought to assess the current need for affordable housing inAngus as well as in each of the 4 housing market areas (HMA`s) -Arbroath, Brechin/Montrose, Forfar/Kirriemuir and the Glens, and SouthAngus (Carnoustie, Monifieth and the Sidlaws). The estimated need forboth social rented (SR) and low cost home ownership (LCHO) forms ofaffordable housing for each HMA over the period 2003 - 2008 is set outin Table 2.2 below.2.24 Taking the findings of the LHNA and the potential supply ofallocated housing land into account, Angus Council will seek to addressthe 5 year requirement for affordable housing identified in Table 2.2 overthe period to 2011. This is shown in Table 2.3. Implementation of theLocal Housing Strategy will include an assessment of the localrequirement for affordable housing through supplementary research at amore local level. The results of this research will be used to informfuture reviews of the Local Plan approach to delivering affordablehousing.Table 2.2: Affordable Housing Need in Angus - 2003-2008Housing MarketAreaAffordableHousing NeedExistingAffordableHousing LandSupplyAdditional AffordableHousing Sites RequiredSR* LCHO SR LCHO SR LCHO TOTALArbroath 0* 95 66 0 0 95 95Brechin/Montrose 0* 95 58 0 0 95 95Forfar/Kirriemuir &Angus Glens0* 100 105 17 0 83 83South Angus 330* 90 75 0 255 90 345* Mainstream General Needs Social Rented only. Does not include any requirement for SpecialNeeds groups or targeted regeneration of low demand stock.Source : Angus Local Housing Needs Assessment, 2003.2.25 The Angus LHNA identifies a need for LCHO housing across allfour areas, however there is only a shortfall of social rented housinghighlighted in the South Angus housing market area. Here the LHNAindicates a requirement for an additional 345 affordable houses (bothsocial rented and LCHO) in the period to 2008.2.26 Across Angus, particularly in the South Angus housing marketarea, a significant proportion of sites identified in this Local Plan forhousing development already have planning permission with noaffordable housing provision secured. Where circumstances change theopportunity to seek affordable housing provision will be pursued.Affordable Housing:Housing of a reasonable qualitythat is affordable to people onmodest incomes. The maintypes of affordable housing are:-• Social rentedaccommodation;• low cost housing for sale,for example sharedownership, self-build, orother subsidised ordiscounted housing for sale;• some private sector rentedaccommodation, availableat lower cost than marketrents, and provided by locallandowners or commerciallandlords.SPP3: Planning for Housing(2003)Low Cost Home Ownership(LCHO):Subsidised housing provided atbelow market cost available forsale or shared ownership.Local Housing NeedsAssessment (LHNA):A research process to providerobust and current informationon the Housing System inAngus. It looks at current andfuture housing needs andidentifies key issues within localhousing markets. The AngusLHNA, which was jointlycommissioned by Angus Counciland Communities Scotland wascompleted in November 2003and assesses housing need inAngus over the period to 2008.Local Housing Strategy (LHS):The Housing (Scotland) Act2001 requires all localauthorities to produce a localhousing strategy. The strategyshould outline how the localauthority, acting in partnershipwith housing and other providersand policy-makers will influencethe operation of the housingsystem in order to maximise thewell-being of its communities,taking account of the nationalhousing priorities set out by theScottish Executive. The AngusLocal Housing Strategy hasbeen assessed by CommunitiesScotland and approved forpublication in October 2004.Angus Local Plan Review26Finalised Plan

2.27 Policy SC6 provides guidance on the level of provision ofaffordable housing from all new allocated sites and housingdevelopments on opportunity or windfall sites across the four housingmarket areas in Angus. The percentage of affordable housing soughtfrom sites in each housing market area varies in relation to the identifiedrequirement and the supply of sites suitable for affordable housingdevelopment.Table 2.3: Affordable Housing Provision - 2004-2011Housing MarketAreaTotalAffordableHousingRequirement(from Table2.2)Housing %Allocationsin theLocal PlanReview 1AffordableHousingsought(see PolicySC6)PotentialAffordableunits 2Arbroath 95 460 (422) 20% 86Brechin/Montrose 95 384 (318) 25% 80Forfar/Kirriemuir& Angus Glens83 714 (689) 15% 106South Angus 345 263 (45) 40% 181 Figures in brackets represent total allocations to which affordable housing requirement is applied.This excludes sites granted planning permission between June and December 2004, and/orawaiting completion of S75 Agreements.2 The requirement for the provision of affordable housing on allocated sites is specified inSettlement Statements in Part 4 of the Plan.Source: Angus Council2.28 In considering the application of this policy in order to secure anachievable level of affordable housing on individual sites the followingmaterial considerations will also be taken into account:-• site location, characteristics and local market conditions;• suitability of the site to accommodate mixed tenure development;• overall project viability; and• availability and timing of grant assistance/ subsidy.2.29 Effective partnership and joint working will be key to deliveringaffordable housing to meet the identified requirements, particularly inSouth Angus. Angus Council is keen to work with developers,Registered Social Landlords and Communities Scotland to facilitate theprovision of affordable housing on suitable sites and to maximise thepotential benefits of targeted public subsidy. Developers are urged tomake early contact with the Council.Policy SC6: Affordable HousingAngus Council will seek to secure the provision of affordablehousing from housing developments on allocated sites,opportunity and windfall sites which will contribute towardsmeeting identified needs in each Housing Market Area as follows:-Affordable Housing:Housing of a reasonable qualitythat is affordable to people onmodest incomes. The maintypes of affordable housing are:-• Social rentedaccommodation;• low cost housing for sale,for example sharedownership, self-build, orother subsidised ordiscounted housing for sale;• some private sector rentedaccommodation, availableat lower cost than marketrents, and provided by locallandowners or commerciallandlords.SPP3: Planning for Housing(2003)Low Cost Home Ownership(LCHO):Subsidised housing provided atbelow market cost available forsale or shared ownership.• Arbroath – 20% LCHO housing;• Brechin/ Montrose – 25% LCHO housing;• Forfar, Kirriemuir and Glens – 15% LCHO housing;• South Angus – 40% social rented and/or LCHO housing.The requirement for affordable housing in each Housing MarketAngus Local Plan Review27Finalised Plan

Area will be applied to the overall capacity of sites of 10 or moreunits, or a site size equal to or exceeding 0.5 hectares. Where asite is being developed in phases of less than 10 units or less than0.5 hectares the affordable housing requirement will still beapplied.Affordable housing developments may be permitted on sitesoutwith but adjacent to development boundaries provided it canbe demonstrated that:-• there is an identified local need that cannot be met on asuitable site within defined development boundaries;• the proposal takes account of the provisions of Policy S6:Development Guidelines; and• proposals are in accord with other relevant policies of theLocal Plan.In all circumstances, Section 75 or other legal agreements may beused to secure the delivery of affordable housing.Special Needs Housing2.30 Special needs housing contributes to the housing supply bycatering for the special housing needs of specific client groups whorequire either specially built or adapted dwellings or supported housing,therefore potentially releasing general needs housing for occupation byothers.Special Needs Housing:Housing specifically intended foruse by particular groups such asolder people, those withdisabilities, learning difficulties,etc.2.31 The Community Care Act 1990 promotes a multi-agencyapproach to meeting the housing needs of certain groups, includingolder people and those with disabilities. Through the Angus CommunityCare Plan 2003 and the Angus Local Housing Strategy, Angus Councilrecognises the requirement to ensure that the housing needs of theseclient groups are satisfied through a range of housing providers. TheStrategy seeks to coordinate housing provision and housing supportservices across a variety of different broad categories of need, workingin partnership with the Tayside Health Board, Communities Scotland,Registered Social Landlords and voluntary organisations.Policy SC7 : Special Needs HousingAngus Council will support proposals to provide housing forspecial needs groups through new build, change of use orredevelopment schemes. Special needs housing should:• be compatible with surrounding land uses;• be conveniently located for local shops, other services andpublic transport connections; and• provide adequate useable garden ground for residents.Residential Homes2.32 Residential homes provide an important element of housingprovision in a community. They should be well located in relation totown centres, facilities and local transport routes, and should provide asafe and attractive living environment for their residents. Additionaldetailed guidance is provided in Angus Council Advice Note 11 :Residential Homes.Angus Local Plan Review28Finalised Plan

Policy SC8 : Residential HomesDevelopment proposals for new residential homes, or extensionsto existing homes, should:-• be compatible with surrounding land uses;• be conveniently located for local shops, other services andpublic transport connections; and• provide adequate useable garden ground for residents.Residential Caravans2.33 Angus Council recognises the need for temporary residence in aresidential caravan whilst a dwelling is being built or renovated,however permanent occupation of caravans is not favoured. Other thanin circumstances similar to the above, applications for the siting andoccupation of residential caravans will generally be resisted. However,where there is demand for the establishment of a site for residentialcaravans (also referred to as mobile homes) as a place to live thefollowing policy sets out the criteria for the development of such sites.Further detailed guidance is available in Angus Council Advice Note 13:Residential Caravan Sites.Policy SC9 : Residential Caravans(a) Proposals to site a residential caravan will only be acceptablewhere it provides a temporary residence to allow a dwelling to bebuilt or renovated or in similar circumstances.(b) Proposals for the development of residential caravan sitesshould:• be compatible with surrounding land uses;• provide for a minimum of six and a maximum of 25 mobilehomes/caravans;• provide a good residential environment for the people livingthere, including private amenity space;• be connected to public utilities and not served by a communalamenity block.Gypsy/Traveller Sites2.34 Communities Scotland, Angus Council, Dundee City Council andPerth and Kinross Council jointly commissioned a study – AnAssessment of the Housing Needs and Aspirations ofGypsies/Travellers in Tayside (2003). The report found that some siteswhich were originally temporary have become permanent, and someprivate sites are no longer available to Gypsies/Travellers and so thereis a need to provide more transit spaces. The Angus Local HousingStrategy seeks to address the accommodation needs of Gypsies andTravellers through direct liaison with these groups, the provision ofadditional spaces where necessary and access to housing. There areexisting local authority sites at Tayock, Montrose, and Balmuir, Tealingas well as a privately run site at Maryton, Kirriemuir.SPP3 : Planning for Housing(2003) states that planningauthorities should continue toplay a role through developmentplans, by identifying suitablelocations for Gypsies/Traveller’ssites where need isdemonstrated, and setting outpolicies for dealing withapplications for small privatelyowned sites.Angus Local Plan Review29Finalised Plan

Policy SC10 : Sites for Gypsies/TravellersAngus Council will support existing sites and consider thedevelopment of new sites for Gypsies/Travellers where theysatisfy an identified local demand and :• are compatibile with surrounding land uses;• provide a good residential environment for the people livingthere, including the provision of public utilities for each pitchor in amenity blocks as appropriate; and• are well located for access to the local road network.Villa Property2.35 In some of the Angus burghs there are areas of large, stone builthouses set in mature garden grounds, such as Lour Road/HillsideRoad, Forfar; Brechin Road, Kirriemuir; and Park Road, Brechin. Theseproperties often have extensive stone boundary walls which contributeto their character. The gardens of some of these properties would belarge enough to accommodate new houses, which would substantiallyalter the amenity and character of the area. In order to protect thecharacter and appearance of villa property areas, proposals will beconsidered under the following policy. This policy does not applyoutwith development boundaries.Policy SC11 : Villa PropertyDevelopment proposals for new residential development within thegarden ground of stone-built villa properties within developmentboundaries will only be acceptable where:• the development (including roads and driveways) does notdamage the character and appearance of the existing propertyand/or the surrounding area;• the proposal respects the density, scale, form, siting,orientation and materials of existing buildings;• development does not result in the unacceptable loss ofimportant trees;• car parking and garaging are unobtrusively sited; and• the proposal complies with other relevant policies of this Plan.Development proposals involving the change of use of villaproperty which would adversely affect the residential character ofthe surrounding area or significantly impact on the amenityenjoyed by adjoining properties, will not be permitted.House Extensions2.36 The extension of houses to provide additional accommodation isone of the most common forms of development. Badly designed orinappropriate extensions can spoil the external appearance of buildingsand can have a negative impact on the surrounding area.2.37 Planning legislation provides guidelines within which proposals forextensions to property are considered. Angus Council have a duty toconsider the wider environmental impacts of development, protect thecharacter and appearance of towns and villages, and take account ofthe potential impacts on neighbours. Specific guidance on extensions tolisted buildings is set out in Policy ER14.Angus Local Plan Review30Finalised Plan

2.38 Further detailed guidance on extensions to houses is contained inAngus Council’s Advice Notes 3: Roofspace Extensions, 15: FrontExtensions, and 19: House Extensions.Policy SC12 : House ExtensionsDevelopment proposals for extensions to existing dwellings willbe permitted except where the extension would:• adversely affect the appearance and character of the dwellingand/or the surrounding area. Alterations and extensionsshould respect the design, massing, proportions, materialsand general visual appearance of the area;• have a significant and unacceptable detrimental effect on theresidential amenity enjoyed by adjoining households;• reduce the provision of private garden ground to anunacceptable level;• result in inadequate off-street parking provision and/or accessto the property.Angus Local Plan Review31Finalised Plan

2.39 Access to suitable employment opportunities is an essential partof a sustainable Angus. Jobs provide more than just income, and arean important part of most peoples’ lives. Angus retains a higherproportion of the workforce in agriculture, forestry, fishing andmanufacturing (20%) than the Scottish average (14%), but the servicesector provides the majority of jobs (74%).2.40 Most employment is focused on the towns where infrastructure,communications and labour force are most readily available. Changesin farming and associated activities have had a significant impact onthe rural economic structure. Tourism is an important part of theAngus economy and provides opportunities throughout Angus.Vision:WORKINGTo raise the quality of life of theScottish people throughincreasingeconomicopportunities for all on a sociallyand environmentally sustainablebasis.The Way Forward: Frameworkfor Economic Development inScotland; Scottish Ministers,June 20002.41 In promoting the development of sustainable communities, thisLocal Plan aims to stimulate investment in Angus by encouraging theretention or upgrading of existing business sites and premises andproviding a range of employment sites in key locations to meetdemand. There is also support for tourism activities and proposals forfarm diversification that contribute to the rural economy.Angus Towns - Employment Land2.42 In line with the Dundee and Angus Structure Plan, a supply ofemployment land will be maintained in Arbroath, Forfar, Montrose,Brechin, Carnoustie and Kirriemuir that reflects their size andrequirements. Development will generally be directed to existing andproposed serviced industrial estates and business parks. Whilst thisdoes not prohibit new business development outwith these areas,there is a presumption in favour of directing employment uses withinthe towns to sites identified for that purpose.2.43 Employment land available for development is currently welldistributed across the Angus towns:ArbroathKirktonElliot9.2ha1.0haBrechin Business Park 7.8haCarnoustie Panmure 0.5haForfar Orchardbank 29.6ha (gross)Kirriemuir North Mains of Logie 2.7haMontroseFortiesBroomfield7.6ha4.8haAngus Total63.2haSource: 2004 Employment Land Survey, Department of Planning and Transport –land available for development now or within five yearsLand used for employmentpurposes also needs to be welllocated in relation to thetransport network and the labourforce.The Way Forward: Frameworkfor Economic Development inScotland; Scottish Ministers,June 2000Dundee And Angus StructurePlanAims –• provide a range ofemployment sites in keylocations to meet andencourage demand throughoutthe plan period;• identify and encourage majortourism opportunities; and• facilitate the sensitivedevelopment and diversificationof the ruraleconomy.Employment Land Supply2.44 Employment opportunities should be well related to the transportnetwork and available workforce. The allocation of employment land isbased on the accessibility of sites, availability of infrastructure,environmental quality and capacity, and transport links. To provide arange of sites capable of meeting the changing needs of businessthroughout the plan period and beyond, provision is made in each ofAngus Local Plan Review32Finalised Plan

the main towns for a minimum five-year supply. Monitoring the take upand distribution of employment development will ensure land iscontinually available.Policy SC13 : Employment Land SupplyAngus Council will maintain a supply of employment land towhich proposals for business and industry will be directed asfollows:• Arbroath, Elliot and Kirkton, (minimum 10 ha);• Forfar, Orchardbank (minimum 10 ha);• Montrose, Forties Road and Broomfield (minimum 10 ha);• Brechin, Business Park (minimum 5 ha);• Carnoustie (up to 5 ha);• Kirriemuir (up to 5 ha).At these locations, and other established employment areas,planning permission will not normally be granted for uses otherthan Class 4* (business), Class 5* (general industry), and Class6* (storage and distribution), but may be considered where theyare small scale, complementary and ancillary to the existing orproposed use. Development proposals will require todemonstrate there is no detriment to the surrounding amenity.* As defined in the Town and Country Planning (Use Classes) (Scotland) Order 1997.2.45 Business park developments at Brechin and Forfar provide goodquality facilities adjacent to the A90(T) and these are expected tomeet demand for prime employment land over the plan period. Inaccordance with the Dundee and Angus Structure Plan and PolicySC13, this Local Plan will allocate land to maintain a minimum fiveyearsupply throughout the plan period. Provision is made as follows:• Arbroath – land allocated west of the Elliot Estate. The Local Planwill resist development proposals that would prejudice the futureexpansion of the Elliot Industrial Estate to the west, to ensure thissite can be developed as the need arises.• Forfar – land allocated at Carseview Road provides for generalemployment use.• Montrose - part of the former Montrose airfield allocated to meetan anticipated shortage of available land during the plan period.• Carnoustie – land allocated at Clayholes.• Kirriemuir – land allocated at East Muirhead of Logie.SPP2: Economic Development(2002)The Planning System has animportant role in supportingbusiness development andcontributing to economicprosperity.Industrial And Business Use2.46 Not all business and industrial activities will be located onexisting or proposed employment land allocations. Where newemployment development is proposed within a settlement, is in asuitable location, and can be accommodated without detriment toamenity, such proposals will normally be welcomed.Angus Local Plan Review33Finalised Plan

Policy SC14 : Industrial And Business UseOutwith allocated sites employment proposals within Use Class4* (business), Class 5* (general industry), and Class 6* (storageand distribution) may be permitted in locations withindevelopment boundaries where the proposal:• can be accommodated within existing or plannedinfrastructure capacity;• is not detrimental to the surrounding amenity; and• accords with other relevant policies of the Local Plan.* As defined in the Town and Country Planning (Use Classes) (Scotland) Order 1997.Low Amenity Uses2.47 Angus Council will require that proposals for employment onboth allocated and unallocated sites have no unacceptable adverseimpact on the environment or surrounding land uses (see Policy S4:Environmental Protection; page 12).Working From Home2.48 Opportunities to work from home have increased and this isnow a real alternative to more traditional office or factory basedemployment. It can create new jobs throughout urban and rural areasin both trades and services. As well as contributing to economicdiversification, home/tele-working can reduce the need to travel anduse skills within the community that might otherwise be lost. Furtherplanning guidance on working from home is available in AngusCouncil Advice Note 17: Miscellaneous Planning Policies.2.49 Running a business from home will require planning approval ifit constitutes a ‘material change of use’ i.e. significantly affects theuse of a building as a house. It is advisable to consult the Planningand Transport Department to clarify whether planning permission isrequired.Angus Council Advice Note 17:Naturally, if the proposal can beaccommodated with little or noadverse effects in respect ofexternal storage or processesetc. and only utilise a small partof the residential accommodation,then the application is likely to betreated sympathetically. If,however, the activity is of such acommercial nature that the quietresidential atmosphere isjeopardised, a refusal is likely toensue.Policy SC15 : Working From HomeAngus Council will support proposals for working from homewhich utilise only a small part of the residential accommodation;and are not detrimental to the amenity of neighbours or thesurrounding area.Rural Employment2.50 Angus Council recognises the need and aspirations foreconomic diversification in the rural areas. The Local Plan takesaccount of the dynamics of the countryside and aims to help createthe conditions that will encourage sustainable and prosperous ruralcommunities. This is an ongoing process involving a wide range ofactivities throughout Angus. Rather than attempt to channel economicactivity to identified sites, it is acknowledged that developmentopportunities are likely to be spread throughout the rural area. Inmany cases proposals will involve the re-use of existing buildings orwill be developed because of a particular locational need oradvantage.NPPG15: Rural Development(1999)It is European and GovernmentPolicy to promote diversificationin agriculture and fishing tocreate alternative incomegenerating opportunities and ruralemployment, subject toappropriate environmental safeguardsbeing taken.Angus Local Plan Review34Finalised Plan

2.51 The development of new technologies, tourism projects andniche markets offer potential for innovative proposals that can assistin the diversification of the rural economy and create employmentthroughout rural Angus. There is also scope to develop integratedliving/working accommodation, where this accords with the housingpolicies in this Local Plan.2.52 In accordance with NPPG15 : Rural Development, new buildhousing is not considered to be an acceptable diversificationproposal. However, housing proposals which meet the countrysidehousing policies of this plan e.g. for farm building conversion may beacceptable.Policy SC16 : Rural EmploymentEmployment opportunities throughout rural Angus will besupported where they make a positive contribution to the ruraleconomy and are of a scale and nature appropriate to thelocation, including proposals that assist diversification of anexisting rural business.Tourism2.53 Tourism is a major source of income and employmentthroughout Angus. There is a need to extend and maintain both therange and quality of visitor attractions and accommodation to satisfyvisitor aspirations, but not at the expense of the environmentalqualities that attract people to Angus. Major tourism proposals will bemore easily accommodated in and around the Angus towns whilesmall-scale projects may be appropriate in rural and remote areas. Inparticular, remoter areas have the potential to benefit from smallscaleeco-tourism projects.2.54 The range and quality of accommodation is vital to developingtourism and extending the length of the tourist season. New build andconversions to provide growing and niche markets such asbunkhouses can add to choice of accommodation. Caravan andcamping sites form an important part of the local tourist industry,particularly along the coastal strip and in some parts of Strathmore.Chalet developments are generally regarded as less visually intrusivethan caravan parks and subject to meeting appropriate criteria theyshould be encouraged in suitable locations. It is important thatdevelopments are sensitively located and designed to provide qualityfacilities within the capacity of the environment and the local area.Policy SC17 : Tourism DevelopmentDevelopment proposals to provide new or improved touristrelated facilities/attractions and accommodation will bepermitted and encouraged where they:• improve the range and quality of visitor attractions andtourist facilities and/or extend the tourist season;• have no unacceptable detrimental effect on the locallandscape or rural environment;Angus Local Plan Review35Finalised Plan

• are in keeping with the scale and character of adjacentbuildings or surrounding countryside;• are generally compatible with surrounding land uses; and• accord with other relevant policies of the Local Plan.Policy SC18 : Caravan Sites and Holiday ChaletsDevelopment proposals for static holiday and touring caravansites will not be permitted on undeveloped coastline or in theAngus Glens. Holiday chalet developments will not be permittedon undeveloped coastline. Outwith these areas suchdevelopment will be generally supported where:-(a) the site is in an unobtrusive location avoiding skylines,prominent hillsides and/or exposed flat sites;(b) the site is designed to fit into surrounding landscape andincorporates:-(i) substantial landscaping and tree/shrub planting;(ii) appropriate density of chalets/pitches;(iii) satisfactory access arrangements and adequateparking;(iv) waste management facilities; and(v) suitable and adequate water supply and drainagearrangements.Angus Council will impose conditions on any planningpermission to prevent the use of holiday chalets for permanentresidential occupation.Defence Establishments2.55 The defence establishments at RM Condor at Arbroath andBarry Buddon Camp at Carnoustie are important both in terms of landuse and their contribution to the local economy. There is a need torecognise, however, that the role of defence installations may changein response to national defence policy and may result in land orproperty becoming surplus to requirements.Policy SC19 : Defence EstablishmentsBuildings and ground associated with defence establishments atRM Condor and Barry Buddon Camp will continue to bereserved primarily for military use. Where land and/or buildingsare declared surplus to military needs, opportunities forredevelopment will be considered in the context of Structure andLocal Plan policy.Angus Local Plan Review36Finalised Plan

TOWN CENTRES AND RETAILING2.56 The Angus towns contribute to the character, vitality andprosperity of the area and their centres provide opportunities forpeople to access goods and services, generate employment andattract investment. The individual character of each town adds to itssocial and community role, creating a sense of place and belongingfor many people. The central areas provide a focus for transport andare often the most accessible parts of the town, making them the bestlocation for a wide range of activities and services – shopping, work,leisure, health and welfare and personal services such as bankingand hairdressing.2.57 The role of the Angus town centres must respond to thepressures facing them in a period of increasing centralisation andcompetition. Greater personal mobility, ease of access to largercentres such as Dundee and Aberdeen and the rationalisation of bothpublic and private organisations all affect the role of the seven townsand their centres.Town Centres2.58 Angus Council wish to encourage the town centres in Angus todevelop and diversify but this must not be at the expense of theirhistoric fabric and individuality. The primacy of town centres as themost appropriate location for a variety of leisure, service and retailactivities will be reinforced where possible, by directing major retailand leisure investment to sites that support the town centres inaccordance with the policy objectives of NPPG8 Town Centres andRetailing (Revised 1998) and the Dundee and Angus Structure Plan.The Local Plan defines town centre boundaries and these are shownon the Proposals Map for each town.2.59 The Angus town centres provide a variety of levels of shoppingprovision. The smaller towns and villages provide local food shoppingwhile the larger towns have a wider range of shops and provide agreater range of comparison goods. It is recognised that patterns ofretailing and customer requirements change and therefore a flexibleapproach is needed to allow for compatible non-retail uses to beaccommodated within town centres, particularly where vacancy levelsare high.2.60 The sensitive reuse or renewal of sites and properties can helpto improve both the visual and commercial attraction of the towncentres. In order to create opportunities for successful redevelopment,imaginative and well-designed schemes will be required to takeadvantage of the potential available within the confines of the historicAngus town centres.2.61 Angus Council recognises the importance of the full range oftown centre functions and will adopt a pro-active role to maintainingthe vitality and viability of the centres. Where appropriate the Councilwill actively support schemes that will enhance the central areas tothe benefit of the Angus population and their ability to access goodsand services locally.Dundee And Angus StructurePlan aims for town centres andretailing are to :• promote town and districtcentres in their roles asimportant shopping, leisureand service destinations,meeting the more localisedrequirements of the city, townand landward communities;• promote city, town and districtcentres as the location of firstchoice for new retaildevelopment; and• promote measures for theselective support of localshopping provision in villagesand rural areas.NPPG 8 Town Centres andRetailing (Revised 1998)The Government’s broad policyobjectives are:• to sustain and enhance thevitality, viability and designquality of town centres, as themost appropriate location forretailing and other relatedactivities;• to maintain an efficientcompetitive and innovativeretail sector offering consumerchoice, consistent with theoverall commitment to towncentres; and• to ensure that ways ofmeeting these objectives arecompatible with sustainabledevelopment and, in particularthat new developments arelocated where there are goodpublic transport services, andbetter access for thosewalking and cycling, leadingto less dependence on accessby car.NPPG8 Town Centres andRetailing (Revised 1998)In small towns and villages thereis therefore a clear presumptionin favour of central locations fornew developments.Angus Local Plan Review37Finalised Plan

Policy SC20 : Support For Town CentresAngus Council will continue to initiate and support measuresdesigned to enhance the vitality and viability of the town centresand will work in partnership with other bodies and interestedparties to promote and develop opportunities which:• sustain the role and key functions of each of the Angus townsand their central areas; and• safeguard their existing character and complement andenhance their environment and historic value.Town Centre: provides a broadrange of facilities and serviceswhich fulfil a function as a focusfor both the community andpublic transport.NPPG8 Town Centres andRetailing (Revised 1998)2.62 Within the larger town centres the main retail frontage forms thecore retail area and are shown on the Proposals Map for Arbroath,Brechin, Forfar, Kirriemuir and Montrose, Within these areasdevelopment proposals which foster the development of a range oftown centre activities, whilst maintaining the prime retail function, willbe encouraged.Policy SC21 : Core Retail AreasWithin the Core Retail Areas, proposals involving the change ofuse of existing ground floor retail premises (Class 1, Shops) willbe acceptable where the proposed use is a restaurant or café(Class 3 )* or:• it can be demonstrated that the property has been vacant forat least 12 months and actively marketed for retail use duringthat time; or• at least 5% of the retail units within the core retail area arevacant.Where development proposals satisfy the above criteria thefollowing will also apply:• ground floor frontage development should include a shopwindow frontage and maintain an appropriate window display;and• a condition will be applied (in accordance with Circular 4/1998)to restrict the permission to the use specified.Core Retail Areas: The core ofthe central shopping areatypified by its concentration ofkey multiple retailers and otherprominent comparison outlets.Vacancy Levels (2003)(as a % of all retail floorspace,including vacant, within definedtown centres,)Arbroath 16%Brechin 14%Carnoustie 17%Forfar 4%Kirriemuir 8%Monifieth 16%Montrose 4%Source: Angus Council* As defined in the Town and Country Planning (Use Classes) (Scotland) Order 1997.2.63 Active use of premises above ground floor level adds to thevisual and economic attractiveness of town centres. Proposals forupper floors can include a range of uses, which will add to the vitalityand viability of the town centres by encouraging investment andattracting more people into the centre.Policy SC22 : Upper Floor UseWithin the town centres the use of upper floors for residentialand non-residential purposes will be supported, subject toamenity considerations.Angus Local Plan Review38Finalised Plan

Retailing2.64 The Angus Retail Study (completed in 2002) reviewed retailtrends, current provision and potential for future development in eachof the Angus towns. It considered how consumers use town centresand their view of the towns, the implications of trends in food and nonfoodretailing and identified shortfalls in and opportunities for newretail provision.2.65 The key factors arising from the analysis are:• the small scale of the towns and their associated catchmentpopulations;• self sufficiency in convenience retailing;• declining convenience expenditure;• high comparison leakage from Angus; and• market demand and supply of sites/premises.2.66 The Angus Retail Study confirms the limited capacity of theAngus towns to absorb further major retail development, particularly inthe convenience sector. There remains scope for development ofcomparison goods outlets, provided their scale and location are inaccordance with the policies of this Local Plan. There are sites withpermission for retail use in Arbroath (Westway and Gravesend),Forfar (former Tesco) and Montrose (New Wynd/Baltic Street andBrechin Road).2.67 There is scope for development that supports town centres andimproves the range of shopping on offer where it can bedemonstrated that the level of impact on the individual centre is notdetrimental to its viability. The impact of such proposals on ruralshops and petrol stations will also be considered in accordance withNPPG 8 (Revised 1998). A Retail Impact Assessment will be requiredfor all developments over 1000m 2 floorspace, whether freestanding oras an extension of an existing store. Angus Council will require suchsupporting evidence for any retail development, regardless of its size,where there is concern about the potential retail impact on the towncentre.Policy SC23 : Large Scale Retail Development ProposalsTown centres are the preferred location for major retaildevelopments within Angus.All retail development proposals over 1000m 2 gross floorspaceincluding extensions to existing stores will be required to submitretail impact and transport assessments, and satisfy thefollowing criteria:• comply with the sequential approach giving priority todevelopment within the defined town centre before edge-ofcentreor out-of-centre sites;• do not individually or cumulatively undermine the vitality andviability of any of the town centres in Angus;• tackle deficiencies in distribution and existing provision, inqualitative or quantitative terms;• are accessible to all sections of the community by a variety ofmodes of transport;Angus Local Plan Review39Angus Retail StudyThe main findings are: -Convenience Goods• a highly self-containedconvenience sector -estimated 6% leakage• an adequate provision ofconvenience floorspace -estimated 5% overtrade attwo supermarkets• no overall spare conveniencecapacity in Angus in theforeseeable future• expect slight decline inconveniencegoodsexpenditureComparison Goods (e.g.furniture, clothing, electricalgoods)• outflow of expenditure (65%)to Dundee and other centres• there is limited capacity inAngus to support additionalcomparison retailingassuming heavy leakagecontinues• there is some capacity fordevelopment of thecomparison goods sector,particularly Arbroath,Montrose and Forfar• predict substantial growth incomparison expenditure percapita.Sequential approach: firstconsider town centre sites, thenedge-of-centre sites and onlythen out-of-centre sites inlocations that are or can bemade easily accessible by achoice of means of transport.Edge-of-centre: A locationwithin easy walking distance ofthe town centre, and usuallyadjacent to the town centre, andproviding parking facilities thatserve the centre as well as thestore, thus enabling one trip toserve several purposes.Out-of-centre A location that isclearly separate from a towncentre but within the urban area,including programmedextensions to the urban area inapproved or adopteddevelopment plans.Finalised Plan

• ensure provision of dedicated pedestrian and cycle access;• are of a high standard of design that contributes to theattractiveness of the surrounding area; and• accord with other policies of this Local Plan.Proposals for out-of-town retail developments on sites outwithdevelopment boundaries will not be acceptable.Local Shops2.68 Outside the defined town centres, local shops in the towns andvillages play an important role in the provision of neighbourhoodstores and speciality retailing. Their establishment and retention offersa local service and a range of individual outlets that complement thetown centre shops. Rural shops and related services such as postoffices, restaurants and petrol stations are important to many ruralresidents, particularly those without a car.Out-of-town: An out-of-centredevelopment on a greenfield siteor on land not clearly within thecurrent urban boundary.Definitions - NPPG8 TownCentres and Retailing(Revised 1998)NPPG8 Town Centres andRetailing (Revised 1998)The implications for villageshops should be fully addressedwhen planning authorities areassessing new retaildevelopment proposals innearby towns.Policy SC24 : Local ShopsSubject to amenity considerations, proposals for thedevelopment and improvement of local shops will be supported,particularly in areas deficient in shopping facilities where they:• add to retail provision within the development boundaries; or• provide a visitor facility in a suitable location;• are ancillary to an existing rural business; or• provide or retain convenience goods shops and post officesin the rural area.Village Shop and CommunityPost Office Conversion GrantScheme may applyGrants may be available forphysical improvements to a foodshop/general store over one milefrom the nearest alternative townor Community Status Post Officein a rural community.Amenity Considerations2.69 Certain activities that require or seek a central location maycreate problems for adjacent uses. Public houses, hot foodtakeaways, restaurants, cafes and amusement arcades can causeexternal disturbance through noise, smell and perceived anti-socialassociations. This does not mean that such uses should be prohibitedbut that care should be taken in selecting suitable sites or premises.2.70 These should preferably be within mixed-use areas, such as intown centres, outwith the core areas, where there will be nodetrimental impact on adjacent activities.Policy SC25 : Public Houses and Hot Food Takeaways,Restaurants and CafesDevelopment proposals for public houses, hot food takeaways,restaurants and cafes will be assessed against the criteria inAngus Council’s Advice Note 18: Hot Food Takeaways. They willonly be permitted where:-• they do not conflict with neighbouring land uses in terms ofnoise, disturbance, cooking odours, fumes and vapours, and• traffic, parking and pedestrian safety is not compromised.Angus Local Plan Review40Finalised Plan

Policy SC26 : Amusement ArcadesAmusement arcades will only be permitted:• within mixed use areas of the town centres outwith core retailareas, or developed pleasure beach facilities;• where they are not located immediately adjacent to, below orabove residential property;• where they do not conflict with neighbouring land uses andare not in close proximity to a school building, church,hospital or hotel; and• where they meet environmental standards relating to noise.Car Showrooms2.71 Proposals for car showrooms should be directed towardssuitably accessed sites within towns or larger villages. There can bean obvious attraction for these to be grouped together, as atQueenswell Road, Forfar, and this is one reason why rural areas orgood quality employment land are not considered appropriatelocations for such developments.Policy SC27 : Car ShowroomsCar showrooms will only be permitted on sites withindevelopment boundaries. Proposals must satisfy the followingcriteria:(a) the development would not lead to a shortage of good qualityemployment land; and(b) the scale and location would not have a detrimental impacton residential amenity.Angus Local Plan Review41Finalised Plan

SPORT AND RECREATION2.72 The pursuit of sport and recreational activity can make asignificant contribution towards the quality of life, health and well beingenjoyed by the area’s residents and visitors and is an increasinglyimportant element in the Angus economy. This is recognised byNPPG11 : Sport, Physical Recreation and Open Space whichconsiders the protection and enhancement of an areas recreationalresource to be an important objective of the planning system. TheLocal Plan contributes towards addressing recreational needs andopportunities throughout Angus.Sports and Recreation Facilities2.73 A wide range of opportunities for sport and recreation exist inAngus through the provision of public and privately run facilities.Angus Council operates a number of sports facilities including sportscentres, swimming pools, community halls, sports pitches and golfcourses. These serve as a focus for the community, promote healthand well being, and provide educational opportunities whilst a numberof halls function as both sports and entertainment venues. In additionthe three formal country parks provide opportunities for outdoor sportsand activities as well as hosting major sporting events.2.74 Angus Council is developing an Angus Sports Plan, whichseeks to enhance and develop opportunities for sport and recreationin Angus through partnership working. The Local Plan seeks toencourage the development of sport and recreational facilities inAngus where they support the objectives of the Angus Sports Plan.Policy SC28: Sports and Recreation FacilitiesDevelopment proposals for new and/or enhanced sport andrecreational facilities should be located within the existingdevelopment boundaries, unless requiring a countrysidelocation. Proposals will be supported where they:• would significantly improve the range and/or quality of sportand recreational opportunity; or• would meet an identified community need; and• are of an appropriate scale and nature, and in a locationwhich would not have a significant detrimental impact onresidential amenity;• would accord with other relevant policies of this Local Plan.Open Space2.75 One of the characteristics of the Angus towns and villages is thediversity of open spaces, including public parks, coastal links areas,school playing fields, private gardens and grounds, allotments, pathnetworks, civic spaces and general amenity areas including areas oftree planting. These spaces and the way they link together form anetwork of open space within the built up area and define the layoutand structure of the Angus towns and villages.Angus Local Plan Review42NPPG11 Sport, PhysicalRecreation and Open SpaceProviding opportunities for sportand recreation near to wherepeople live can make animportant contribution tosustainable development. Notonly does it enhance people’squality of life, but it also reducesthe need for people to travel,thereby contributing to areduction in fuel consumptionand pollution.The Angus Sports Plan seeksto:-• Improve the quality of lifethrough Leisure and Sport;• Provide equality ofopportunity for Angusresidents and visitors toparticipate in Leisure andSports activities;• Strengthen partnerships forco-operation in sport tomaximise the resourcesavailable and reduceduplication of effort;• Create an environment toattract external funding;• Promote and encourageLeisure and Sportscontribution to the Anguseconomy;• Provide a clear referencepoint against which toidentify gaps and measuredevelopments;• Further develop thenetwork of quality sportsfacilities across Angus.Angus Sports Plan 2004PAN 65: Planning and OpenSpaceTypes of Open Space: -Public parks and gardens –Areas of land normally enclosed,designed, constructed, managedand maintained as a public parkor garden;Private gardens or grounds -Areas of land normally enclosedand associated with a house orinstitution and reserved forprivate use;Finalised Plan

2.76 Open spaces serve a range of functions, they contribute towardsthe amenity and character of an area, are an important sporting,recreational and social resource, provide opportunities for wildlife andnature conservation and are valued and enjoyed for a variety ofreasons. The Local Plan seeks to protect the open space networkfrom development, which might erode the function of open spaces orthe characteristics for which they are valued. This includes greencorridors, which provide physical linkages to major open spaces anddirect access to the countryside.Policy SC29 : Open Space ProtectionThere is a general presumption against development of openspaces of sporting, recreational, amenity or nature conservationvalue including those shown on the Proposals Maps, for otherforms of development. The loss of open space will only beconsidered acceptable where:• the retention or enhancement of existing facilities in the areacan best be achieved by the redevelopment of part of the sitewhere this would not affect its sporting, recreational, amenityor nature conservation value or compromise its setting; or• replacement open space of the same type and of at leastequal quality, community benefit and accessibility to thatbeing lost will be provided within the local area; or• it is demonstrated through an open space audit that there isan identified excess of open space provision in the local areato meet existing and future requirements taking account ofthe sporting, recreational and amenity value of the site.2.77 As well as protecting existing open spaces the Local Plan seeksto ensure that new development is accompanied by an appropriatelevel and type of open space. The design of open space must coverthe new development as a whole and provision will be linked tophases of development. New spaces should be designed according totheir intended use or function, be well located and properlymaintained.2.78 Apart from the physical provision of open space it is importantthat linkages with the overall green space network are recognised.New open spaces will require to be integrated with the existingnetwork by incorporating green access corridors which link up withexisting path networks and open spaces. An Open Space Audit iscurrently underway which will establish existing levels of open spaceprovision at a local level, assess current and future requirements andidentify deficiencies and problems with the existing network. This willform the basis of the preparation of an Open Space Strategy and willbe used to derive local standards for open space provision.Amenity greenspace -Landscaped areas providingvisual amenity or separatingdifferent buildings or land usesfor environmental, visual orsafety reasons i.e. road verges,or greenspace in businessparks, and used for a variety ofinformal or social activities suchas sunbathing, picnics orkickabouts;Playspace for children andteenagers - Areas providingsafe and accessibleopportunities for children’s play,usually linked to housing areas;Sports areas – Large andgenerally flat areas of grasslandor specially designed surfaces,used primarily for designatedsports i.e. playing fields, golfcourses, tennis courts, bowlinggreen; areas which are generallybookable;Green corridors – Routesincluding canals, river corridorsand old railway lines, linkingdifferent areas within a town orcity or part of a designated andmanaged network and used forwalking, cycling or horse riding,or linking towns and cities totheir surrounding countryside orcountry parks. These may linkgreen spaces together;Natural/semi-naturalgreenspaces – areas ofundeveloped or previouslydeveloped land with residualnatural habitats or which havebeen planted or colonised byvegetation and wildlife, includingwoodland and wetland areas;Other functional greenspacesallotments, churchyards andcemeteries;Civic space – squares, streetsand waterfront promenades,predominantly of hardlandscaping that provide a focusfor pedestrian activity and makeconnections for people and forwildlife, where trees and plantingare included.2.79 In the interim, open space requirements for new housingdevelopments will generally be based on the National Playing FieldsAssociation (NPFA) six acre standard (2.43 hectares of open spaceper 1000 head of population). However the amount and type of openspace to be provided by the developer will be dependant upon existingprovision in the locality and the scale and type of developmentproposed. There may be circumstances where the provision of openAngus Local Plan Review43Finalised Plan

space is considered unnecessary due to the level and location ofexisting open space areas. In these circumstances a financialcontribution based upon the scale of the development may berequired in order to improve the quality of existing provision. Inapplying policy SC30 the potential population of any housingdevelopment will be assessed using the general standard of 2.5persons per household.Policy SC30 : Open Space ProvisionDevelopment proposals will require to provide open space andmake provision for its long term maintenance. Angus Councilwill seek to ensure that as a minimum the NPFA standard of 2.43hectares of open space/recreational space per 1000 head ofpopulation is met. The specific requirements of any developmentwill be assessed on a site by site basis and this standardexceeded or relaxed as appropriate taking account of the level,quality and location of existing provision.Noise and Sport2.80 Certain forms of sporting activity can give rise to noise issues,including motor sports, war games, and clay pigeon and targetshooting. The scale, nature and location of such activities are majorfactors in determining whether noise will be an issue. NPPG 11 : Sport,Physical Recreation and Open Space recognises potential conflictsbetween sporting activities and other land uses and recommends thatnoise-generating activities should only be located where their impact onthe environment and local residents can be contained and minimised.PAN 65: Planning and OpenSpaceOpen space should be:-well located – linking into theopen space network, connectinginto well used routes andoverlooked by buildings, helpingto foster a feeling of safety anddiscouraging anti-socialbehaviour as well as beingeasily accessible to allwell designed – designed toreduce vandalism and, whereappropriate, maintenance, withthe use of high quality durablematerials and incorporatingelements of interest, for examplethrough public art.well managed – covered by amanagement and maintenanceregime attuned to the type ofspace, durability, wildlife habitatspresent, level of usage and localinterest.adaptable – be capable ofserving a number of functionsand adapting to different useswhile promoting a range ofbenefits such as biodiversity,flood control or environmentaleducation.Policy SC31 : Noisy SportsDevelopment proposals involving noisy sporting uses will onlybe permitted where the scale, nature and location of the activitywould:• not result in unacceptable levels of noise detrimental to theamenity enjoyed by nearby housing or other uses requiring aquiet environment;• not conflict with nearby recreation or tourist use;• not be significantly detrimental to local landscape or ruralenvironment;• accord with other policies of the Local Plan.Details of all noise sources, levels of intensity and measures tomitigate against potential impact, including full details ofscreening and landscaping will require to be submitted. AnEnvironmental Assessment may be requested, depending on thescale, location and nature of the activity.Golf Courses2.81 Golf is a popular activity in Angus for residents and visitorsalike. With courses available throughout Strathmore, the Sidlaws andthe coastal area, golf is an important tourist attraction/resource andmakes a significant contribution to the local economy. PAN 43 ‘GolfCourses and Associated Developments’ (1984) highlighted an unmetAngus Local Plan Review44Finalised Plan

demand for golf courses around the urban fringe of Dundee. Followingrecent interest in golf course development across the area, AngusCouncil commissioned sportscotland to assess the current supply ofand demand for golf course development in Angus. The outcome ofthe study reaffirmed the previous findings that outwith the urban fringearound Dundee, there is no significant unmet demand for golf coursesarising from Angus residents.Policy SC32 : New Golf Course DevelopmentAngus Council will only support proposals for additional golfcourses where it can be demonstrated that the development:-• would meet unfulfilled local and/or visitor demand, and• is consistent with other relevant policies of this Local Plan.Housing and/or other land uses proposed in support of a newgolf course will only be supported where it accords with thedevelopment strategy and relevant policies of this Local Plan.Countryside Access2.82 The diversity of the Angus countryside is one of the areasgreatest assets and is a valuable recreational resource. In seeking toprovide and enhance opportunities for people of all abilities to accessand enjoy the Angus countryside, Angus Council has prepared andapproved a Finalised Draft Angus Countryside Access Strategy. TheStrategy takes account of legislation and national guidance oncountryside access including new access rights introduced by theLand Reform (Scotland) Act 2003. Angus Council will develop andpromote access to the Angus countryside in accordance with theStrategy.2.83 The Land Reform (Scotland) Act 2003 will establish a generalright of access to land in Scotland. Local authorities will have a duty touphold access rights. Development proposals may lead to loss ofpublic access rights either on the development site or on adjacentground. This may impact on linear access, area access or access toinland water.2.84 In the majority of cases this may not be a problem if the loss ofpublic access is considered to be minor or if alternative provision ismade. In circumstances where development proposals would result ina significant loss of public access rights these will generally beresisted.Policy SC33 : Access RightsDevelopment proposals, which will result in a significant loss tothe public of linear access, area access or access to inlandwater will be resisted.Provision of Golf Facilities InAngus – An AssessmentBased on sportscotland’sFacilities Planning Model.Study conducted bysportscotland to assess thesupply of and demand for golfcourses in Angus, takingaccount of investment in golfcourse provision in around theAngus area since 1999.Sportscotland 2004Land Reform (Scotland) Act2003 – establishes a statutoryright of access to most land andinland water and places a Dutyupon Local Authorities to: -Uphold Access Rights – toassert, protect and keep openand free from obstruction orencroachment any route,waterway or other means bywhich access rights mayreasonably be exercised.Core Paths Plan – to draw up aplan for a system of paths (corepaths) sufficient for the purposeof giving the public reasonableaccess throughout their area.Finalised Draft AngusCountryside Access Strategy– sets out priorities for theprovision and development ofaccess to the countryside inAngus and includes policies andproposals for: -• Protection of PublicRights of Way andAccess Rights;• Developing accessprovision, including;Burgh Path Networks, aCoastal Path and, pathsin the Angus Glens;• Preparation of a CorePaths Plan for Angus;• Setting up of a LocalAccess Forum for AngusLinear access – along pathsand tracks including core pathsand public rights of way.Area access – such asunenclosed land, the coast,woodland, riverbanks and otherareas of public interest.Angus Local Plan Review45Finalised Plan

Community Service ProvisionCOMMUNITY FACILITIES AND SERVICES2.85 Each of the Angus towns provides a range of social, educationand health services. In rural areas, particularly the more remoteAngus Glens, the range and distribution of facilities and theiraccessibility is a challenge for service providers. A strong communitysupport network enhances the quality of life for Angus residents, canhelp prevent or reverse rural depopulation and can provideemployment opportunities.2.86 Angus Council will work in partnership with other public andprivate sector agencies and the voluntary sector in seeking tomaintain and enhance basic service provision and delivery ofcommunity and health services in Angus, particularly in ruralcommunities. The provision of new services and initiatives, whichincrease the accessibility of facilities, will be encouraged.Healthcare2.87 The local healthcare trust, NHS Tayside, has a considerablelandholding in the area. There are hospital facilities in all the towns,except Kirriemuir, and in rural locations at Stracathro, Hillside andStrathmartine. Reorganisation of healthcare facilities may lead toredevelopment opportunities and the Plan makes provision foralternative uses for these sites to be considered.Policy SC34 : Healthcare FacilitiesBuildings and grounds associated with existing and proposedhealthcare facilities throughout Angus will be reserved forhealthcare use. Where sites become available for redevelopment,alternative uses, which are in line with the policies of the LocalPlan, will be encouraged.Education2.88 Angus Council provides nursery, primary, secondary and specialneeds education facilities within the Council area. There are furthereducation facilities based in Arbroath at Angus College.2.89 School facilities often provide a valuable community facilitywithin the areas they serve, for example, use of school playing fieldsfor sport and recreation and local community education or eveningclasses. Where possible this additional role for schools will besupported. Provision for new or replacement education facilities isconsidered in the Settlement Statements in Part 4 of the Local Plan,including where school provision is required to support further housingdevelopment. In particular the Carnoustie and Forfar Schools PublicPrivate Partnership (PPP) project proposes new and replacementprimary schools in those burghs.2.90 School rolls throughout the area continue to fluctuate inresponse to changing population numbers, structure and distribution.Small rural primary schools in particular can be affected by low ordecreasing school rolls, and can come under pressure to close orAngus Local Plan Review46Finalised Plan

ationalise in order to maintain effective learning and teaching in thearea. Schools can also provide a valuable community focus,particularly smaller schools in the remoter parts of Angus, andtherefore are a vital part of rural life.Policy SC35 : Community Use of School FacilitiesAngus Council will encourage the use of school facilities, forextra curricular sporting, recreational and community uses.Development affecting school facilities will only be permittedwhere:• it can be demonstrated that facilities to be lost will not berequired in the future by either the school or the localcommunity;• the proposed use is compatible with the existing use oractivity; or• it can be demonstrated that alternative facilities of at leastequal community benefit and accessibility can be providedto serve the local area.Cemetery Provision2.90 There are a number of locations in Angus which will requireadditional cemetery provision over the Plan period. These areas areidentified in the Plan to safeguard the land from alternative uses. Landallocations in relation to Arbroath, Brechin, Carnoustie, Forfar,Kirriemuir, Monifieth, Montrose and Liff are specified in the relevantSettlement Statements in Part 4 of the Plan. Detailed considerationremains to be given to the use of the land for such purposes and tomatters relating to access, site preparation and boundary treatment.At Dunnichen the cemetery extension will be into the field to the northof the existing facility and will require boundary treatment as part ofsite preparation.Proposal SC36 : Safeguard of Land for Cemetery UseLand is reserved for cemetery purposes at Aberlemno,Dunnichen Cemetery, Farnell, Kirkton of Auchterhouse, andPanbride. With the exception of Dunnichen, the areas are detailedon the relevant village boundary maps.Angus Local Plan Review47Finalised Plan

TRANSPORT AND COMMUNICATIONS2.91 Accessibility to jobs, services and facilities is a key issuethroughout Angus where the network of towns, villages andcountryside generate a variety of travel patterns and range of traveldemands reflecting the geography of Angus and its transport andcommunications links with other areas.2.92 Key elements of transport and communications infrastructure inAngus include the A90 Trunk Road, A92 and other public roadstotalling 1750 km, 37 public car parks, East Coast Main Railway Linewith four rail stations and three rail halts, Arbroath Bus Station,Montrose Port and Arbroath Harbour. In addition to local and nationalrail links, the public transport network is mainly bus based overlayingparts of the strategic and local road network. The National CycleRoute also passes through the coastal towns and mainly follows minorroads. As elsewhere in Scotland, telecommunications infrastructurehas developed rapidly in Angus with the Scottish Executiveemphasising the economic and social necessity to maintain themomentum in continuing network development.2.93 In encouraging sustainable, integrated and inclusive transport,this Local Plan aims to promote a pattern of development thatsupports a choice of travel throughout Angus and to other areas.Complementing the Angus Local Transport Strategy, this includesland use planning measures that facilitate travel by foot, cycle andpublic transport and, where possible, reduce the need to travel by car.Alongside this there is a need to secure a balance between thedemands of the telecommunications industry and the protection andenhancement where possible of the local environment.Walking and Cycling2.94 Walking and cycling are healthy, environmentally friendly meansof transport suitable for short trips across a broad range of travelpurposes, including journeys to work and school and for shopping,social and leisure trips.2.95 There is considerable scope to enhance the links betweenwalking/cycling and public/private transport, including combined trips,as part of a more integrated approach to meeting accessibility needsof everyone in the Angus towns.2.96 In addition to ensuring that the needs of pedestrians and cyclistsare catered for as part of development proposals, measures will becarried out to encourage more use of walking and cycling throughoutAngus for journeys to local facilities as well as for informal recreation.These are directed towards improving the safety, attractiveness andconvenience of journeys by foot and cycle within and around townsand villages and in the Angus countryside. This includesimprovements to existing routes, the provision of missing links and thedevelopment of new ones. Key elements of the Finalised Draft AngusCountryside Access Strategy set out in paragraph 2.82 play animportant role in this respect.Angus Local TransportStrategyKey Objectives:-• To maintain and improveaccessibility to jobs, servicesand facilities for all membersof the Angus Community inthe most sustainable way;• To promote greaterintegration within andbetween transport modesand across transport, landuse, social, economic andenvironmental policiesaimed at reducing the needto travel;• To widen travel choicesand improve theconvenience and efficiencyof transport services for thebenefit of Angus residents,visitors and businesses;• To take full account of theeffect of transportmovements on theenvironment and to reduceadverse environmentalimpacts;• To reduce accidentcasualties associated withthe transport network,improve road safety andassist safe travel throughoutAngus.Dundee and Angus StructurePlan: Transport Policy 3:Sustainable Transport – Inorder to promote and enhancean efficient, attractive andsustainable transport systemthrough Local Plans and Localtransport Strategies, thisStructure plan supports andrequires measures which will:-• maintain and improvefacilities for public transport;• promote new and attractivepedestrian and cycle priorityroutes which link toestablished routes wherefeasible;• promote the enhancementof integration andconvenience betweendifferent modes of transport;• provide for freight terminalfacilities at locations whichare convenient andaccessible to the railnetwork, ports and airport;• improve accessibility tofacilities for people withrestricted mobility; and• encourage opportunities forelectronic communication.Angus Local Plan Review48Finalised Plan

Figure 2.3 : Principal Transport NetworkArea of Angus within theCairngorms National ParkB966A937B955A90(T)BrechinA935MontroseB954B951KirriemuirB957B9134A934A926A928A926ForfarA932B9113A92B965A94B9128A933A90(T)B961ArbroathB978A92A923A930CarnoustieMonifieth(C) CROWN COPYRIGHT, ANGUS COUNCIL LA09023L, 2005.East Coast Railway LineRailway StationRailway HaltHarbourNational Cycle Network (sustrans)Major Roads'B' Class RoadsBus route with two hourlyor more frequent serviceBus route running five days a weekbut less than two hourly serviceBus route operating lessthan 5 days a weekAngus Local Plan Review49Finalised Plan

Proposal SC37 : Walking and CyclingAngus Council will pursue a range of measures and initiatives toenhance accessibility for walking and cycling, by:• providing local walking and cycling routes within and aroundeach town;• developing the existing cycleway provision north of Montrosein support of the National Cycle Network and North Sea CycleRoute;Key Elements of the FinalisedDraft Angus CountrysideAccess Strategy are:-• Angus Coastal Path;• Burgh Path Network;• Eastern Cairngorms AccessProject.• developing the “Safe Routes to School” initiative;• improving the linkages to and within town centres and otherareas with high pedestrian activity such as schools andleisure facilities;• pursuing the phased implementation of an integrated coastalpath and cycleway;• incorporating a footpath/cycleway as part of upgrading theA92 between Arbroath and Dundee in accordance with PolicySC 40.Buses2.97 Most public transport requirements in Angus are met by localbus services operated commercially or provided with financial supportfrom Angus Council. Despite high levels of car ownership, particularlyin rural Angus, local bus services remain essential to maintainaccessibility for the public as a whole and particularly for some of themore vulnerable groups who remain wholly or partly dependant uponpublic transport provision, including many elderly people. A welldeveloped bus service also provides a suitable alternative to the useof the private car for at least some journeys.The Angus Public TransportPolicy Statement allocatesresources in the following priorityorder:• Journeys to work• Journeys for hospitalvisiting• Journeys for shopping• Journeys for education (notentitled to free transport);• Journeys for leisure.2.98 Support will continue to be given to the provision of a localnetwork of bus routes and services linking communities throughoutAngus. Complementary bus services including community transportinitiatives that help people with restricted mobility and localcommunities access services and facilities particularly in rural parts ofAngus will also be encouraged. The general approach to maintainingand supporting bus transport services is set out in the Angus LocalTransport Strategy and the Public Transport Policy Statement adoptedby the Council.Policy SC38 : Bus TransportAngus Council will:• promote the improvement of passenger waiting andinformation facilities including the provision of bus stops,shelters and interchange facilities conveniently located foraccess to and from housing, employment, shopping andother main destinations;• make provision for bus transport as part of the upgrading ofthe A92 between Arbroath and Dundee including bus laybys,Angus Local Plan Review50Finalised Plan

us stops and shelters at locations which are well related toexisting facilities and path networks and allow safe and easyaccess by the communities along this route.Rail2.99 The northern leg of the East Coast Main Rail line passes throughAngus linking stations at Montrose, Arbroath, Carnoustie andMonifieth (along with halts at Golf Street (Carnoustie), Barry Links andBalmossie) to the national rail network2.100 Angus Council is actively involved in a number of railpartnerships and initiatives including the Tay Estuary Rail Study andCREATE which are aimed at improving the provision of rail servicesthrough, to and from Angus and the Angus Rail Interchange Projectwhich seeks to secure infrastructure and access improvements atMontrose, Arbroath and Carnoustie rail stations.Proposal SC39 : Rail Station ImprovementsAngus Council, working with rail industry partners, willimplement a package of enhanced pedestrian, cycle and publictransport access and interchange facilities including car andcycle parking improvements at Montrose, Arbroath andCarnoustie Rail Stations.Road Network2.101 The road network provides the basis for most travel andtransport options in Angus. An efficient and safe road network, whichis capable of meeting the needs of all users, and where conflictbetween users is minimised, provides opportunities for effectivemovement throughout Angus. In relation to the A90(T), ScottishMinisters have established a policy of closing central reserve gaps onroad safety grounds when finance is available and/or the opportunityarises. Consequently there will be a general presumption by theScottish Executive against development proposals, which result in anincrease in the use of a central reserve gap, or would prevent or inhibitthe closure of a central reserve gap. In addition the establishment ofnew junctions or new junctions incorporating a central reserve gap onthe trunk road network will be resisted.Angus Local TransportStrategy aims for rail are:To secure and maintain fast,frequent and attractive railservices to and through Angus,as an integral part of thepassenger and freight railnetwork, providing a principalmode of transport linkingimproved stations and railinfrastructure in Angus withmajor Scottish cities, Englandand Europe.Tay Estuary Rail Study –investigating the potential andpriorities for investment in newlocal rail services,complementingwiderinvestigations in the ScottishStrategic Rail Study.CREATE – the Campaign forRail Enhancement Aberdeen toEdinburgh which seeks tosecure the best possible railinfrastructure and rail servicesfor the areas served by the EastCoast Main Line north ofEdinburgh.Angus Rail InterchangeProject – utilising an award fromthe Public Transport Fund tosecure station infrastructureimprovements and enhancedinterchange facilities atMontrose, Arbroath andCarnoustie Rail Stations.2.102 The construction of the new A92 road bridge at Montrose whichis expected to be complete in 2005 will maintain an invaluable roadlink for Montrose and its surrounding area. The bridge has beendesigned to cater for the needs of various users including publictransport, cyclists and pedestrians.2.103 The upgrading of the A92 between Arbroath and Dundee todual carriageway standards together with improved linkages toCarnoustie and Monifieth is under construction and will improve roadsafety, and support economic and tourism opportunities within thecoastal corridor. The approved alignment is safeguarded fromdevelopment proposals, which may adversely affect theimplementation of the project.Angus Local Plan Review51Finalised Plan

Policy SC40 : Upgrade of A92/A930Angus Council will safeguard land required to enable theimplementation of the dualling of the A92 between Arbroath andDundee and improved linkages to Carnoustie and Monifieth.2.104 Angus Council also recognises the benefits of upgrading thefollowing routes:• A92 north of Arbroath to the boundary with Aberdeenshire;• A935 Montrose to Brechin and to the A90(T).2.105 These improvements would enhance accessibility betweenMontrose and the A90(T) at Brechin and increase accessibilitybetween Angus and areas to the north. The implementationprogramme for each of these schemes will be timed according to theavailability of resources required to deliver these improvementsalongside other priorities.Policy SC41 : Road Network ImprovementsAngus Council will consider the possibility of upgrading the A92north of Arbroath to the boundary with Aberdeenshire and theA935 Montrose to Brechin road and its links to the A90(T).Roadside Facilities2.106 The provision of necessary roadside facilities in the interests ofroad safety and convenience must be coordinated to avoiddetrimental effects on the environment, the appearance of thecountryside and must consider the impact on facilities currentlyavailable in bypassed communities.2.107 Guidance on the provision of roadside facilities on motorwaysand other trunk roads is contained in NPPG 9: The Provision ofRoadside Facilities on Motorways and Other Trunk Roads inScotland. In Angus the A90(T) Dundee to Aberdeen route forms partof the trunk road network to which the guidance applies. Existingroadside facilities on the 50 km of the A90(T) in Angus are located atForfar (on the east side of the Orchardbank/Glamis Road junction),Finavon, Balnabreich (Little Chef) and Stracathro. In addition planningpermission was granted in 2004 for overnight accommodation atOrchardbank, Forfar. The range of facilities available to road users atthese locations is complemented by facilities available in thebypassed towns of Forfar and Brechin.2.108 The allocation (B11) of a site for a hotel/travel lodge at DubtonFarm, Brechin, also provides a potential facility for road usersprepared to divert from the A90(T). Proposals for additional facilitieson the A90(T) will only be permitted where existing services arealready located and where full access standards required by theScottish Executive (normally related to grade separated junctions) canbe achieved. The existing facilities at Finavon and Balnabreich are notaccessed from the A90(T) by grade separated junctions and thereforeproposals for additional roadside facilities at these locations would notbe appropriate. The existing facilities at Forfar (Orchardbank/GlamisRoad junction) and Stracathro however have grade separated accesstherefore proposals to improve and extend the range of existingservices provided at these locations will be supported where thesealso accord with other policies of this Local Plan.Angus Local Plan Review52Finalised Plan

Policy SC42 : Roadside Facilities on A90(T)The preferred locations for commercial roadside facilities(including food, fuel, overnight accommodation and associatedparking) on the A90(T) are at the sites of the existing facilities atStracathro and at Orchardbank, Forfar, on the north eastquadrant of the junction with the A94. Proposals to extend therange and quality of the facilities at these locations will beacceptable provided they are mainly directed to meeting theneeds of road users. Outwith these two areas, new and extendedcommercial roadside facilities on the A90(T) to serve road userswill not be acceptable.2.109 The A92 coastal tourist route through Angus extends fromMonifieth to Lower North Water Bridge north of Montrose, a distanceof some 26 miles (41 km). Within the coastal corridor a range offacilities providing for the needs of tourists and long distance travellersare located adjacent to the A92 or within existing towns and villagesall of which are easily accessible from the A92. On the 11 mile (17 km)stretch between Monifieth and Arbroath, which is currently beingupgraded to dual carriageway standard, existing facilities are locatedat Ethiebeaton Park (travel lodge, restaurants, fast food and toiletstogether with planning permission for fuel), whilst a range of otherfacilities are located within Monifieth, Carnoustie and Arbroath.Between Arbroath and Lower North Water Bridge facilities aregenerally located within the communities at Inverkeilor and Montrose.Local Plan policy seeks to support facilities within existingcommunities adjacent to the A92 by directing proposals for newfacilities to locations within existing development boundaries inpreference to the development of facilities within the open countryside.Policy SC43 : Roadside Facilities on the A92Any new roadside facilities serving the A92 should beaccommodated within the existing development boundaries andno new provision will be permitted within areas of opencountryside.Roadside Facilities include:• short term parking for bothcommercial and privatevehicles, including those onlywishing to rest and not to useany facilities;• fuel;• toilets;• picnic area ;• telephones;• catering;• retail;• tourist information;• cash dispenser;• overnight accommodation.(It is expected that all facilitiesare to be provided primarily tomeet the reasonable needs oftravellers and the scale ofprovision should be consistentwith these needs)(NPPG9 : The Provision ofRoadside Facilities onMotorways and other TrunkRoads in Scotland)Freight2.110 Angus Council seeks to encourage more freight to be carriedby rail or water where it provides a feasible alternative to road basedtransport and will safeguard appropriate sites for freight use, includingthe railway goods yard at Helen Street in Arbroath. Where appropriatethese are identified in the relevant Settlement Statements in Part 4.Policy SC44 : Rail and Sea Freight FacilitiesAngus Council will support proposals for freight facilities atlocations that are convenient and accessible to the rail networkor the Port at Montrose where these are compatible with adjacentland uses.Angus Local Plan Review53Finalised Plan

Telecommunications2.111 Modern telecommunications are an essential and beneficialelement in the life of the local community and in the national economy.The use of telecommunication technologies can enhance accessibilityto services and facilities for the less mobile within a community, and inparticular for those living in the more remote parts of Angus. It canalso contribute to reducing the need to travel through increasing theflexibility of working arrangements for some people.2.112 In seeking a balance between the Government’s desire toextend the economic and social benefits of moderntelecommunications technology and the protection of the natural andbuilt environment, changes to the planning legislation in 2001 broughtmost forms of telecommunication development within planning control.National Planning Policy Guideline 19 : Radio Telecommunications(July 2001) sets out guidance on how planning authorities should dealwith the requirements of the industry through planning policy. TheGuidance advises that in dealing with development proposals fortelecommunications installations, the main issues to be consideredare siting, design including scale and colour, visual impact andopportunities for the sharing of existing telecommunicationdevelopments.2.113 Angus Council Advice Note 26 provides supplementaryguidance in relation to the siting and design of telecommunicationsinstallations and indicates that the preferred locations for these is inindustrial areas away from any boundary with residential properties.Within the open countryside the Advice Note highlights the possibilityof utilising topographical features and concentrations of existingstructures such as masts, pylons and farm buildings to minimise thevisual impact of new installations. Development proposals will requireto demonstrate that the preferred options and suggestions set out inthe Advice Note have been fully explored.Policy SC45 : TelecommunicationsPlanning permission will be granted for telecommunicationsdevelopment where the following criteria are met:• there is an established operational need for the developmentin the location proposed;• there is no reasonable prospect of sharing existing facilitiesdue to operational or technical constraints;• in the case of radio masts there is no reasonable possibilityof erecting antennae on any existing building or otherstructure;• there are no more satisfactory alternative sites available;• the proposed development does not conflict with otherrelevant policies contained in the Local Plan.PAN 62 : RadioTelecommunicationsThe Scottish Executive iscommitted to securing worldclass telecommunicationsservices for Scotland whilesafeguarding our natural andbuilt environment.NPPG 19 : RadioTelecommunicationsThe siting and design oftelecommunications developmentare the key issues to beaddressed through the planningsystem.Angus Council Advice Note26: TelecommunicationsDevelopmentsBuilt-Up Areas: The mostpreferred locations fortelecommunications installationsis in industrial areas (includingrailway land, wastewatertreatment sites, landfill sites etc)away from any boundary withresidential properties. Businessand town centre locations(especially if mounted onbuildings) are also likely to begenerally acceptable subject totheir visual impact beingminimized particularly inconservation areas.Open Countryside: Siteselection in the countryside hasin the past been largely drivenby purely technical demands butoperators will now be expectedto give greater consideration tovisual impact alongside theirpractical requirements. It ispossible to find perfectlyacceptable rural locations bycarefully exploiting topographicalfeatures, for instance by utilizingland form to hide or partlyscreen a mast.It may be possible to utilizeconcentrations of existing rural“clutter” (e.g. existing masts orpylons, farm buildings (eg.silos)or other structures andbuildings) to accommodate newinstallations in a less visuallyintrusive mannerAny development should be sited and designed so as tominimise its visual impact, subject to technical and operationalconsiderations.Angus Local Plan Review54Finalised Plan

PART 3: Environment and ResourcesEnvironment and Resources 56PageNatural Environment 57Ecology, Habitat and Geological Conservation 57Wider Natural Heritage and Biodiversity 59Landscape Character 60Trees, Woodlands and Hedgerows 62Trees on Development Sites 63Commercial Forestry 64Advertising in the Countryside 64Light Pollution 64Built Environment 65Conservation Areas 65Development Affecting Conservation Areas 67Demolition of Buildings in Conservation Areas 67Trees in Conservation Areas 68Listed Buildings 69Ancient Monuments and Archaeological Sites 70Historic Gardens and Designed Landscapes 72Shopfronts, Advertisements and Signs in Conservation Areas, Dutch 73Canopies, Window Alterations and Security GrillesWater Resource Management 74Foul Drainage 74Surface Water Management 75Water Supply 76Flood Risk 77Coastal Management 79Resources 81Agricultural Land 81Intensive Livestock Buildings 81Minerals 82Energy 84Energy Efficiency 84Renewable Energy 85Wind Energy 87Local Community Benefit 89Waste Management 90Municipal Solid Waste 90Non-Municipal Solid Waste 92Recycling Facilities 93ContentsSequential Approach for Mineral Extraction, Landfill andLand Raise Proposals94Contaminated Land 96Angus Local Plan Review55Finalised Plan

ENVIRONMENT AND RESOURCES3.1 The environmental assets and resources of Angus have longbeen recognised as important in both local and national terms. Thearea is essentially rural in nature with an interdependent network ofseven towns and numerous villages.3.2 The diverse landscape ranges from sandy beaches and cliffsalong the 55km coastline, the attractive and productive Strathmorevalley with its market towns, to the remote splendour of the uplandareas of the Glens.3.3 Angus has a rich and varied biodiversity that is reflected in thebroad range of sites designated for their natural heritage value andwhen combined with the areas distinctive built heritage and importanthistoric environment provide a high quality environment, attractive toboth residents and visitors.3.4 Protecting and enhancing the environmental assets and built andhistoric heritage of Angus is central to the Council’s approach to thesustainable development and the use of the areas finite and nonrenewableresources which can help to enhance the health andquality of life for both present and future generations of people livingand working in Angus.3.5 The capacity of the natural and built environment of Angus toaccept development and absorb change varies from area to areadepending on local characteristics. The Local Plan complements theaims set out in the Dundee and Angus Structure Plan for thesustainable management of the areas environmental resources bygiving priority to:• protecting and enhancing wildlife habitats identified as being ofinternational, national or local importance;• protecting and enhancing the biodiversity of Angus;• conserving and enhancing important landscapes and landscapefeatures and ensuring that new development is sympathetic tolandscape character;• protecting and enhancing the quality of the built and historicenvironment and ensuring that development proposals respectlocal characteristics;• promoting the sustainable use of water resources and ensuringthat new development does not exacerbate any flood risk;• promoting the integrated management of the coastal area andminimising unnecessary coastal development;• guiding proposals for renewable energy;• safeguarding good quality agricultural land from inappropriate andirreversible development;• providing a framework for the selection of sites for mineralextraction, landfill and land raise developments to minimiseenvironmental damage to landscape, heritage and environmentalassets.The Dundee and AngusStructure Plan aims for thesustainable management of theareas environmental resourcesare to :• protect and enhance thenatural environment inAngus in ways whichrespect landscapecharacter, promotebiodiversityconservation,and enable public enjoymentand understanding;• conserve the heritage valueof the built and historicenvironment and enhanceenvironmental quality in andaround the main settlementsof the area;• encourage the sustainableuse of the area’s naturalresources and provide aframework for managing theimpact of development thatsupports the economicviability of rural areas; and• provide a framework forrenewableenergydevelopment and wastemanagement.Angus Local Plan Review56Finalised Plan

3.6 Areas of the natural environment of Angus are of international,national and local importance for their ecological, geological andgeomorphological interest. In line with Government objectives theprotection and enhancement of the area’s rich and variedenvironmental assets is central to Angus Council’s approach to thestainable use of resources.Ecology, Habitat and Geological Conservation3.7 A range of sites in Angus have been recognised for their wildlifeand geological interest. Those of international importance for wildbirds include Ramsar sites and Special Protection Areas. Those ofinternational importance for rare, vulnerable or endangered habitatsand species of plants or animals are designated as Special Areas ofConservation. Together these form a European Community widenetwork of protected areas, known as Natura 2000. In addition Angushas a number of areas covered by national designations, includingNational Nature Reserves and Sites of Special Scientific Interest. Theareas of international and national natural heritage designation arelisted in Figure 3.1 and shown on the main Proposals Map.Policy ER1 : Natura 2000 and Ramsar SitesDevelopment likely to have a significant effect on a designated,candidate or proposed Natura 2000 site (Special ProtectionAreas and Special Areas of Conservation), or Ramsar site andnot connected with or necessary to the conservationmanagement of the site must undergo an appropriateassessment as required by Regulation 48 of the Conservation(Natural Habitats etc.) Regulations 1994. Development will onlybe permitted exceptionally and where the assessment indicatesthat:(a) it will not adversely affect the integrity of the site; or(b) there are no alternative solutions; and(c) there are imperative reasons of overriding public interest,including those of a social or economic nature.THE NATURAL ENVIRONMENTNPPG 14: Natural Heritage(1999):The Government’s objectives forScotland’s natural heritage are toconserve, safeguard and, wherepossible, enhance:• the overall populations andnatural ranges of nativespecies and the quality andrange of wildlife habitatsand ecosystems;• geological andphysiographical features;• the natural beauty andamenity of the countrysideand the natural heritageinterest of urban areas; and• opportunities for enjoyingand learning about thenatural environmentNatura 2000:a network of areas designated toconserve rare, endangered orvulnerable natural habitats andspecies of wildlife comprising:-Special Protection Areas(SPAs):areas classified by the ScottishMinisters in accordance with theEC Birds Directive for thepurpose of protecting thehabitats of rare, threatened ormigratory bird species.Special Areas of Conservation(SACs):areas designated by the ScottishMinisters in accordance with theEC Habitats Directive to ensurethat rare, endangered orvulnerable habitats and speciesof Community interest are eithermaintained at or restored to afavourable conservation status.Where proposals affect a priority habitat and/or priority speciesas defined by the Habitats Directive (92/43/EEC), the onlyoverriding public interest must relate to human health, publicsafety or beneficial consequences of primary importance to theenvironment. Other allowable exceptions are subject to theviews of the European Commission.Ramsar Site:wetland of worldwide importanceparticularly those containinglarge numbers of waterfowl.Sites include marshes, fens,peatlands, estuaries, open waterand in-shore marine areas, andtheir associated plant life andanimals.Angus Local Plan Review57Finalised Plan

Figure 3.1 - Natural Heritage DesignationsArea of Angus withinthe Cairngorms National Park3128192492811Kirriemuir233517Forfar313630 29Brechin143113 20Montrose2733 3238725 34137618121516Arbroath22 5 10321Monifieth264CarnoustieREF1234AUCHTERHOUSE HILLBALLOCH MOSSBALSHANDO BOGBARRY LINKSNNRSACSPARAMSARSSSIGCROTHER567891011121314151617181920212223242526272829303132BLACKLAW HILL MIRECARROT HILL MEADOWCRAIGS OF LUNDIE AND ARDGARTH LOCHCROSSBOG PINEWOODDEN OF AIRLIE*DEN OF FOWLISDEN OF OGILDILTY MOSSDRYLEY'S BRICKPITDUN'S DISHEASTHAVENELLIOT LINKSFORESTMUIRGAGIE MARSHGANNOCHY GORGEKINNABER LINKS (part of ST. CYRUS S.S.S.I.)LITTLE BALLOLOCHINDORESLOCH OF KINNORDYLOCH OF LINTRATHENLONG LOCH OF LUNDIEMONIFIETH BAYMONTROSE BASINNORTH ESK & WEST WATER PALEOCHANNELSRESCOBIE AND BALGAVIES LOCHSRESTENNETH MOSSRIVER SOUTH ESK (linear)RICKLE CRAIG - SCURDIE NESSxLNRNNR - National Nature ReserveSAC - Special Area of ConservationSPA - Special Protection AreaSSSI - Site of Special Scientific InterestGCR - Geological Conservation Review Site(i.e. site is partly or wholly a SSSI forits geological interest.)LNR - Local Nature ReserveNSA - National Scenic Areax*DesignatedCandidateProposedSite in process of beingde-declared as an NNR33343536ROSSIE MOORROUND LOCH OF LUNDIETHE RIVER TAY & ITS TRIBUTARIES(linear)TURIN HILL (composite site)x3738WHITEHOUSE DENWHITING NESS - ETHIE HAVEN COAST(C) CROWN COPYRIGHT, ANGUS COUNCIL LA09023L, 2005.Angus Local Plan Review58Finalised Plan

Policy ER2 : National Nature Reserves and Sites of Special ScientificInterestDevelopments affecting National Nature Reserves and Sites of SpecialScientific Interest will only be permitted exceptionally where it can beadequately demonstrated that either:(a)(b)the proposed development will not compromise, destroy oradversely affect the conservation objectives and/or particularinterest for which the site was notified; orthere is an overriding and proven public interest where social oreconomic considerations outweigh the need to safeguard theecological, geological or geomorphological interest of the site andthe need for the development cannot be met in other less damaginglocations or by reasonable alternative means.3.8 Angus also contains a number of sites of regional or local natureconservation or geological interest including Regionally Important GeologicalSites, Local Nature Reserves and sites of recognised local nature conservationimportance.Policy ER3 : Regional and Local DesignationsNational NatureReserves (NNRs):areas of national orinternational importancefor nature conservationwhich include some ofthe most importantnatural and semi-naturalhabitats in Great Britain.Sites of SpecialScientific Interest(SSSIs):areas of land or waterwhich in the opinion ofScottish NaturalHeritage are of specialinterest by reason oftheir flora, fauna, orgeologicalorphysiographicalfeatures.LocalNatureReserves:areas of locallyimportant natureconservation or amenityvalue which give accessto the public.Development which would adversely affect sites containing habitats,species, and/or geological or geomorphological features of local orregional importance, whether designated or otherwise, will only bepermitted where:(a) ecological appraisals have demonstrated to the satisfaction of theCouncil that the overall integrity of the site and the features of naturalheritage value will not be compromised; or(b) the economic and social benefits arising from the proposalsignificantly outweigh the natural heritage value of the site.Wider Natural Heritage and Biodiversity3.9 The protection and enhancement of the natural heritage value of the widerenvironment beyond the confines of designated areas is necessary to promotebiodiversity. Species or habitats protected under the Wildlife and CountrysideAct 1981, EC Birds or Habitat Directives or identified as priorities in the UKBiodiversity Action Plan may be found outwith designated sites. LocalBiodiversity Action Plans have been prepared for both Tayside and theCairngorms with the aim of safeguarding the future of the area’s habitats andspecies. Implementation of these LBAP`s is progressing through the preparationand implementation of a series of habitat and species action plans. The LocalBiodiversity Action Plans for Tayside and the Cairngorms will be materialconsiderations in the determination of planning applications.Local BiodiversityAction Plan:A Local BiodiversityAction Plan focusesresources to conserveandenhancebiodiversity (at a locallevel) by means of localpartnerships takingaccount of both nationaland local priorities.Angus Local Plan Review59Finalised Plan

Policy ER4 : Wider Natural Heritage and BiodiversityThe Council will not normally grant planning permission fordevelopment that would have a significant adverse impact onspecies or habitats protected under British or European Law,identified as a priority in UK or Local Biodiversity Action Plansor on other valuable habitats or species.Development proposals that affect such species or habitats willbe required to include evidence that an assessment of natureconservation interest has been taken into account. Wheredevelopment is permitted, the retention and enhancement ofnatural heritage and biodiversity will be secured throughappropriate planning conditions or the use of Section 75Agreements as necessary.Landscape Character3.10 The landscape of Angus is one of its most important assets. Itranges in character from the rugged mountain scenery of the AngusGlens, through the soft rolling cultivated lowland landscape ofStrathmore to the sandy bays and cliffs of the coast.3.11 A small part of north-west Angus is statutorily designated aspart of a larger National Scenic Area (NSA). The character andquality of this landscape is of national significance and special careshould be taken to conserve and enhance it. Part of the upland areaof Angus, including the NSA, is contained within the CairngormsNational Park which is excluded from the Angus Local Plan Review.The guidance provided by the adopted Angus Local Plan will remainin force until it is replaced by a Cairngorms National Park Local Planprepared by the National Park Authority. The Cairngorms was made aNational Park in September 2003 because it is a unique and specialplace that needs to be cared for – both for the wildlife and countrysideit contains and for the people that live in it, manage it and visit it. It isBritain’s largest national park.3.12 In seeking to conserve the landscape character of the area it isimportant to assess the impact of development proposals on all partsof the landscape. To assist in this the “Tayside Landscape CharacterAssessment (1999)” commissioned by Scottish Natural Heritageestablishes landscape character zones and key character featureswithin the local plan area to provide a better understanding of themand thus to enable better conservation, restoration, management andenhancement. Landscape Character Zones for the Local Plan Areaare shown in Figure 3.2.National Scenic Area:Nationally important area ofoutstanding natural beauty,representing some of the bestexamples of Scotland’s grandestlandscapes particularly lochsand mountains.National Park (Scotland) Act2000 sets out four key aims forthe park:• To conserve and enhancethe natural and culturalheritage of the area;• To promote sustainableuse of the naturalresources of the area;• To promote understandingand enjoyment (includingenjoyment in the form ofrecreation) of the specialqualities of the area by thepublic;• To promote sustainableeconomic and socialdevelopment of the area’scommunities.Tayside Landscape CharacterAssessment 1999:A detailed hierarchicalassessment based on variationsin the Tayside landscape, with aseries of management andplanning guidelines designed toconserve and enhance itsdistinctive character.Angus Local Plan Review60Finalised Plan

Figure 3.2 : Landscape Character Zones31aArea of Angus withinthe Cairngorms National Park1bTarfside31a331b31a51b35Edzell10BrechinKirkton of Glenisla31b1b3Lintrathen5DykeheadKirriemuir10Forfar12151314a14aMontrose14b1012LethamFriockheim1314b8 8Newtyle131314aMonifiethArbroath14a14bCarnoustie1a Upper Highland Glens1b Mid Highland Glens3 Highland Summits & Plateaux5 Highland Foothills8 Igneous Hills10 Broad Valley Lowland12 Low Moorland Hills13 Dipslope Farmland14a Coast with sand14b Coast with cliffs15 Lowland Basin© CROWN COPYRIGHT, ANGUS COUNCIL LA09023L, 2005.Angus Local Plan Review61Finalised Plan

3.13 Where appropriate, development proposals will be considered inthe context of the guidance provided by the Tayside LandscapeCharacter Assessment. The assessment identifies differentlandscape character zones, considers their capacity to absorbchange, and indicates how various types of development might bestbe accommodated to conserve characteristic landscape features andto strengthen and enhance landscape quality. Particular attention isfocussed on the location, siting and design of development and theidentification of proposals which would be detrimental to thelandscape character of Angus.Policy ER5 : Conservation of Landscape CharacterDevelopment proposals should take account of the guidanceprovided by the Tayside Landscape Character Assessment andwhere appropriate will be considered against the followingcriteria:(a) sites selected should be capable of absorbing the proposeddevelopment to ensure that it fits into the landscape;(b) where required, landscape mitigation measures should be incharacter with, or enhance, the existing landscape setting;(c) new buildings/structures should respect the pattern, scale,siting, form, design, colour and density of existingdevelopment;(d) priority should be given to locating new development intowns, villages or building groups in preference to isolateddevelopment.Trees, Woodlands and Hedgerows3.14 Trees, woodlands, hedgerows and treelines make valuablecontributions to nature conservation and recreational activity and areintegral to the landscape and townscape of Angus. Ancient woodlandis of particular ecological value and is an irreplaceable resource. Suchwoodland requires special protection as once destroyed it cannot berecreated. Where appropriate, the Council will use Tree PreservationOrders to ensure the protection of an individual tree or group of treesconsidered important to the amenity value of the surrounding area. Inaddition and wherever possible the opportunity should be taken tostrengthen woodland cover with local native species, either as part ofa development proposal, or through the establishment of urbanforestry and community woodland initiatives. Angus Council hasestablished the Angus Millennium Forest (AMF) which covers around83 ha of Council land in the main towns. The AMF makes a significantcontribution to biodiversity, urban wildlife conservation and theprovision of green spaces in these towns and should be protectedfrom development.Treeline (lowland)As defined in The LocalBiodiversity Action Plan this is arow of standard trees growing ina hedgerow or as a separateavenue of trees.Tree Preservation Order(TPO):An order made by the PlanningAuthority to preserve trees orwoodlands in their area whichare considered to have a highamenity value.Angus Local Plan Review62Finalised Plan

Policy ER6 : Trees, Woodlands and HedgerowsTrees, woodlands and hedgerows which have a landscape,amenity and/or nature conservation value will be protected fromdevelopment. Development that would result in the loss of ordamage to ancient or semi-natural woodlands will not bepermitted. Tree Preservation Orders will be promoted to protectgroups of trees or individual significant trees of importance tothe amenity of a surrounding area where such trees andwoodland are under threat. Management Agreements will beintroduced, where appropriate, to ensure the establishment ofnew and replacement planting. Tree planting initiatives such asCommunity Woodland proposals and other amenity planting willcontinue to be supported and encouraged.Trees on Development Sites3.15 The importance of trees and treelines on development sitesshould not be under estimated. They can make a substantialcontribution towards the overall amenity and integration of newdevelopment into the environment and the layout of developmentproposals should, wherever possible, accommodate trees andtreelines worthy of retention.3.16 A full tree survey may be required to accompany planningapplications on sites with existing trees so that the impact of thedevelopment on existing trees can be fully assessed. Care shouldalso be taken to avoid damage to trees on sites adjacent to theproposed development. Additional guidelines on this matter arecontained in Angus Council Advice Note 22: The Survey of Trees onDevelopment Sites.Policy ER7 : Trees on Development SitesPlanning applications for development proposals affecting siteswhere existing trees and hedges occur and are considered byAngus Council to be of particular importance will normally berequired to:(a) provide a full tree survey in order to identify the conditionof those trees on site;(b) where possible retain, protect and incorporate existingtrees, hedges, and treelines within the design and layout;(c) include appropriate new woodland and or tree plantingwithin the development proposals to create diversity andadditional screening, including preserving existingtreelines, planting hedgerow trees or gapping up/enhancing existing treelines.In addition developers may be required to provide anArboricultural Methods Statement, a Performance Bond and/orenter into Section 75 Agreements.Gapping upPlanting up gaps in hedgerows.This ensures that the hedgerowwill retain both its ecological andhistorical value.Angus Local Plan Review63Finalised Plan

Commercial Forestry3.17 Commercial forestry is of importance to Angus and whilstafforestation is not subject to planning control, the planning processhas a role in integrating forestry with other land use interests. TheTayside Indicative Forestry Strategy (IFS) was originally introducedas part of the Approved Tayside Structure Plan 1993. That part of theIFS relating to Dundee and Angus has been endorsed by theapproved Dundee and Angus Structure Plan and continues to providea strategic framework for considering commercial forestry proposals.Policy ER8 : Commercial Forestry DevelopmentProposals for afforestation which are in accordance with theframework provided by the Tayside Indicative Forestry Strategyand the Tayside Landscape Character Assessment will besupported. Tree planting initiatives, such as communitywoodland proposals and other amenity planting will continue tobe supported and encouraged.Tayside Indicative ForestryStrategy (IFS):An assessment at a Taysidelevel of the opportunities for newwoodland planting takingaccount of the presence andcomplexity of conflicting landuse interests. The IFS identifiesthose areas where forestryplanting is preferred, thoseareas where there is potentialand those areas that aresensitive and where forestrywould not be encouraged.Advertising in the Countryside3.18 The uncontrolled erection of advertisements and signs can havea particularly detrimental effect on the appearance of the countryside.Almost all of Angus outwith the towns is designated as an Area ofSpecial Advertisement Control. This designation enables the Councilto resist the erection of advertisements that are not regarded as“reasonably necessary”. Further guidance is contained in AngusCouncil Advice Note 7: Advertising in the Countryside.Policy ER9 : Advertising in the CountrysideProposals for advertising in the countryside will only bepermitted where it is in accordance with the guidance containedin Angus Council Advice Note 7: Advertising in the Countryside.Light Pollution3.19 Light pollution has increasing implications for degrading theintegrity of the environment. Measures to reduce spillage not onlyminimise the impact of light pollution from new development but alsocontributes to greater energy efficiency. Angus Council will seek tominimise light spillage from exterior lighting.Policy ER10 : Light PollutionWhere developments incorporate exterior lighting, AngusCouncil will require designs which minimise light spillagethrough use of low pressure sodium lights, full cut-off lanternsand other measures as appropriate. Where floodlighting isneeded for sports pitches, golf driving ranges etc, it should bedirected and hooded in such a way that the light source is notseen from any neighbouring properties, roads, or paths.Angus Local Plan Review64Finalised Plan

BUILT ENVIRONMENT3.20 The built environment of Angus is rich and varied. Builtdevelopment, both historic and modern contributes to the characterof the towns, villages and countryside of the area. Angus Councilaims to protect and enhance the best of the built environment andimprove on the general standard of design. SPP1: The PlanningSystem (2002) emphasises the importance of design considerationsin reaching planning decisions.Historic Built Environment3.21 The best of the historic built environment of Angus is protectedthrough the listing of buildings, the designation of ConservationAreas, ancient monuments, archaeological sites and sensitiveareas, historic parks and gardens. National policy advice onmanagement of the built heritage is contained in the “Memorandumof Guidance on Listed Buildings and Conservation Areas, 1993”published by Historic Scotland. Reference will be made to theMemorandum in assessing development proposals which affectListed Buildings or buildings in Conservation Areas.Conservation AreasNPPG 18: Planning and theHistoric Environment(1999)The Government’s aim is topromotesustainabledevelopment by:• applying the legislativeframework to protect,maintain, conserve andpromote the continued use ofhistoric property andenvironments.• promoting economic, socialand physical change thatrespects the character of thehistoric environment.3.22 There are 19 conservation areas in Angus, shown in Figure3.3, of which nine are designated as outstanding. Most of the Angusconservation areas were designated in the 1970s and as part ofongoing work by Angus Council, they are being reviewed. It isproposed to prepare character statements for all conservation areasto inform development control decisions and enhancementproposals. These will identify particular characteristics and localqualities that should be protected.3.23 Article 4 Directions exist in five of the Angus conservationareas (Arbroath Abbey to Harbour, Lundie, Montrose, Murroes andFowlis). These provide Angus Council with greater control overdevelopment proposals by requiring planning permission to besought for minor works that would not normally require permission.Angus Council intends to review, revise and update the Article 4Directions for Lundie, Montrose, Murroes and Fowlis within the Planperiod.Conservation AreaArea of special architectural orhistoric interest, the character orappearance of which it isdesirable to preserve orenhance.Character StatementOutlines the characteristics andqualities of a Conservation Areawhich are worth protecting.Character Statements have beenprepared for Arbroath andMontrose.Article 4 DirectionsPromoted by Angus Council andconfirmed by the ScottishMinisters they require planningpermission for specific types ofdevelopment, which wouldotherwise be regarded as‘permitted development’, i.e. adevelopment that does notrequire planning permission.Angus Local Plan Review65Finalised Plan

Figure 3.3 : Heritage DesignationsArea of Angus withinthe Cairngorms National ParkBrechinMontroseKirriemuirTannadiceFerrydenGlamisForfarDunnichenSt VigeansArbirlotAuchmithieLundieMurroesPanbrideArbroathFowlisConservation Area (Outstanding)Conservation AreaArticle 4 DirectionGardens & Designed LandscapesAncient Monuments(in care of Scottish Ministers)(C) CROWN COPYRIGHT, ANGUS COUNCIL LA09023L, 2005.Angus Local Plan Review66Finalised Plan

Development Affecting Conservation Areas3.24 Development proposals in conservation areas should besympathetic to their surroundings and will be assessed on thecontribution they would make to the character or appearance ofeach area. Support will be given to proposals which are consistentwith the aims of preservation or enhancement but equally,development proposals which are poorly designed or where thesetting, scale, use of materials, colours, or finish is inappropriate,will be discouraged.3.25 In order to fully assess the impact of a proposal, applicationsshould be accompanied by sufficient information on the historical,architectural, environmental and archaeological significance of thesite along with details of the nature of the proposed development.Policy ER11 : Development Affecting Conservation AreasDevelopment proposals within conservation areas or affectingthe setting of such areas will be supported where they:(a) respect the character and appearance of the area in termsof:• density, scale, proportion and massing;• layout, grouping and setting;• design, materials and finish;(b) contribute positively to the setting of the area and maintainimportant views within, into or out of the area;(c) retain particular features which contribute to the characterand appearance of the area;• open spaces;• walls and other means of enclosure;• ground surfaces;• natural features such as trees and hedgerows;(d) accord with the Character Statement for the area.Demolition of Buildings in Conservation Areas3.26 Conservation area designation brings the demolition of mostbuildings under planning control by introducing the requirement forConservation Area Consent. This recognises the damage thatdemolition of ‘unlisted’ but important buildings can do to thecharacter and appearance of the area. There is a generalpresumption in favour of retaining buildings that make a positivecontribution to the character or appearance of conservation areas.applications for demolition of unlisted buildings in conservationareas will usually require to be accompanied by:Conservation Area ConsentConsent required to demolish anunlisted building in aconservation area.• a detailed scheme for the redevelopment of the site;• details of site layout if it is to be retained as an open area;• an indication of project timescale; and• a structural engineer’s report.Angus Local Plan Review67Finalised Plan

3.27 Where demolition is approved it may be necessary to imposea planning condition or to seek a legal agreement to ensure that theproject is only commenced when evidence of a legally bindingcontract for the redevelopment project is in place.Policy ER12 : Demolition of Buildings in Conservation AreasThere will be a presumption in favour of the retention ofbuildings which contribute to the character and appearance ofconservation areas.Development involving demolition of buildings or parts ofbuildings which make a positive contribution to the characterand appearance of conservation areas will only be supportedwhere:(a) it has been demonstrated that the condition of the buildingmakes it impractical to repair, renovate or adapt it to anyreasonably beneficial use for which planning permissionwould be granted; and(b) there is evidence that all reasonable efforts have beenmade to sustain the existing use or find a viable andacceptable new use or uses for the building includingmarketing of the building nationally for at least 6 months;and(c) planning permission for the reuse of the site, including anyreplacement building or other structure has been granted.Submission of the necessary information does not imply thatconsent for demolition will be automatically granted.In most cases demolition will only be permitted where work onthe erection of a replacement building is to start immediatelyfollowing the date of demolition or other such period as may beagreed with Angus Council.Trees in Conservation Areas3.28 Trees make a valuable contribution to the character of severalof the designated conservation areas. felling or insensitive loppingcould adversely affect this character. anyone who wishes to fell, lop,prune or top trees in conservation areas is required to give sixweeks prior written notice to the Council who may then make a TreePreservation Order if it is considered appropriate and/or ensure thatappropriate new or replacement planting is undertaken. In generalworks that sustain the future of important trees will be supported,although it is accepted that trees that are dead or unsafe will requireto be removed. Where a tree or trees can be shown to detract fromthe character of a conservation area felling may also be appropriate.Angus Local Plan Review68Finalised Plan

Policy ER13 : Trees in Conservation AreasFelling, lopping, topping or other work to trees in conservationareas will be acceptable where the applicant can demonstratesound arboricultural or safety reasons for the proposal ordemonstrate that the trees detract from the character of theconservation area. Where trees are important to the characterof the area, Angus Council will consider the use of a TreePreservation Order. Where felling is acceptable appropriatenew and/or replacement planting will be required.Listed Buildings3.29 There are over 2000 listed buildings in Angus. The Councilhas a statutory duty to protect these buildings for their specialarchitectural or historic interest. The Council will seek to ensure thatdevelopment proposals respect and sustain the character andquality of the buildings and their settings.Listed BuildingA building that is included in alist compiled by HistoricScotland as being ofarchitectural or historic interest.3.30 Listed buildings are an important part of the heritage of thearea and will be protected from alteration, extension or developmentthat will affect their character, setting or any features which have ledto their designation. The demolition of a listed building will not besupported unless a very strong case is made.3.31 Alterations to listed buildings that require to meet otherlegislative requirements, particularly The Building Standards(Scotland) Regulations 1990, as amended, must be undertakensensitively and ensure that the impact on both internal or externalfeatures is minimised.3.32 Further guidance can be found in Angus Council AdviceNote 20: Listed Buildings and Conservation Areas.Policy ER14 : Change of Use, Alterations and Extensions toListed BuildingsChange of use, or alterations and extensions to a listedbuilding will only be permitted where they are in keeping withthe fabric, character and appearance of the building or itssetting.3.33 The relationship of a listed building with the buildings,landscape and spaces around it is an essential part of its character.The setting of a listed building is, therefore, worth preserving andmay extend to encompass land or buildings some distance away.Insensitive development can erode or destroy the character and/orsetting of a listed building. Consequently planning permission willnot be granted for development which adversely affects the settingof a Listed Building. Trees and landscaping, boundary walls andimportant elevations may be particularly sensitive to the effects ofdevelopment.Angus Local Plan Review69Finalised Plan

Policy ER15 : Development Affecting the Setting of a ListedBuildingDevelopment proposals will only be permitted where they donot adversely affect the setting of a listed building. Newdevelopment should avoid building in front of importantelevations, felling mature trees and breaching boundary walls.3.34 Listed buildings represent the very best examples both locallyand nationally of particular building types and there is a strongpresumption against demolition in whole or in part. Where proposalsfor demolition are put forward considerable supporting evidence willbe required as part of any application for Listed Building Consent.Policy ER16 : Demolition of Listed BuildingsThere will be a presumption against the demolition of listedbuildings. applications for consent to demolish a listedbuilding will only be considered where:Listed Building ConsentA legal requirement whichauthorises work to listedbuildings.(a) it has been demonstrated through a detailed structural andfeasibility report that the condition of the building makes itimpractical to repair, renovate or adapt it to any reasonablybeneficial use for which planning permission would begranted; and(b) there is evidence that all reasonable efforts have beenmade to sustain the existing use or find a viable andacceptable new use or uses for the building includingmarketing of the building nationally for at least 6 months;and(c) detailed planning permission for the reuse of the site,including any replacement building or other structure hasbeen granted.Submission of the necessary information does not imply thatconsent for demolition will be automatically granted.In most cases demolition will only be permitted where work onthe erection of a replacement building is to start immediatelyfollowing the date of demolition or other such period as may beagreed with Angus Council.Ancient Monuments and Archaeological Sites3.35 Angus has a rich heritage of archaeological remains rangingfrom crop marks and field systems through to structures such asstanding stones, hill forts, castles and churches. They are evidenceof the past development of society and help us to understand andinterpret the landscape of today. They are a finite and nonrenewableresource to be protected and managed.NPPG 5: Planning andArchaeology (1994)Sets out the role of the planningsystem in protecting ancientmonuments and archaeologicalsites and landscapes. TheGovernment seeks to encouragethe preservation of our heritageof sites and landscapes ofarchaeological and historicinterest. The development plansystem provides the policyframework for meeting the needfor development along with theneed for preservingarchaeological resources.Angus Local Plan Review70Finalised Plan

3.36 Sites considered to be of national importance are scheduledby Scottish Ministers as Ancient Monuments. There are over 200such sites in Angus with additional sites regularly being incorporatedinto the List. In addition, there are other monuments of regional orlocal significance. All of these sites and monuments, whetherscheduled or not, are fragile and irreplaceable.3.37 The owner or occupier of a scheduled ancient monument isrequired to obtain consent from Historic Scotland for repairs,alterations, demolition, or any work affecting the monument. Inorder therefore to protect the scheduled monument any planningapplication that may affect it will be notified to Historic Scotland andtheir comments taken into account in determining developmentproposals.PAN 42 : Archaeology – thePlanning Process andScheduled MonumentProcedure (1994)Archaeological remains offer atangible, physical link with thepast. They are a finite and nonrenewableresource containingunique information about ourpast and the potential for anincrease in future knowledge.Such remains are part ofScotland’s identity and arevaluable both for their own sakeand for education, leisure andtourism. The remains are oftenfragile and vulnerable to damageor destruction; care musttherefore be taken to ensure thatthey are not needlesslydestroyed.Policy ER17 : Archaeological Sites of National ImportancePriority will be given to preserving Scheduled AncientMonuments in situ. Developments affecting Scheduled AncientMonuments and other nationally significant archaeologicalsites and historic landscapes and their settings will only bepermitted where it can be adequately demonstrated that either:Scheduled Ancient Monument(SAM):The site of a scheduledmonument and any othermonument which in the opinionof the Scottish Ministers is ofpublic interest by reason of itshistoric, architectural, traditional,artistic or archaeologicalinterest.a) the proposed development will not result in damage to thescheduled monument or site of national archaeologicalinterest or the integrity of its setting; orb) there is overriding and proven public interest to be gainedfrom the proposed development that outweighs thenational significance attached to the preservation of themonument or archaeological importance of the site. In thecase of Scheduled Ancient Monuments, the developmentmust be in the national interest in order to outweigh thenational importance attached to their preservation; andc) the need for the development cannot reasonably be met inother less archaeologically damaging locations or byreasonable alternative means; andd) the proposal has been sited and designed to minimisedamage to the archaeological remains.Where development is considered acceptable and preservationof the site in its original location is not possible, the excavationand recording of the site will be required in advance ofdevelopment, at the developer’s expense.3.38 While the best examples of valuable archaeological sites aredesignated of national importance there are numerous examples ofhistoric sites in both urban and rural areas that are of localsignificance. There are also other sites where finds may have beenmade in the past but no remains are known to date.Angus Local Plan Review71Finalised Plan

3.39 Within the mediaeval burghs of Arbroath, Brechin, Forfar andMontrose areas of primary and secondary archaeologicalsignificance were identified through the Scottish Burgh Surveysundertaken in the late 1970s. This provides an indicator forprospective developers that where redevelopment is being proposedan archaeological assessment may be required prior tocommencement of works or at least a watching brief duringexcavations.Policy ER18 : Archaeological Sites of Local ImportanceWhere development proposals affect unscheduled sites ofknown or suspected archaeological interest, Angus Councilwill require the prospective developer to arrange for anarchaeological evaluation to determine the importance of thesite, its sensitivity to development and the most appropriatemeans for preserving or recording any archaeologicalinformation. The evaluation will be taken into account whendetermining whether planning permission should be grantedwith or without conditions or refused.Where development is generally acceptable and preservation ofarchaeological features in situ is not feasible Angus Councilwill require through appropriate conditions attached toplanning consents or through a Section 75 Agreement, thatprovision is made at the developer’s expense for theexcavation and recording of threatened features prior todevelopment commencing.Historic Gardens and Designed Landscapes3.40 There are many fine examples of estates, parks and gardens,which help to form the landscape quality of Angus. The contributionof these historic and designed landscapes to the appearance ofTayside is recognised in the Tayside Landscape CharacterAssessment (1999).3.41 Angus Council will seek to protect and enhance historicgardens and designed landscapes currently included in theInventory of Gardens and Designed Landscapes in Scotland (1989),and any others that may be identified during the plan period as wellas non-inventory sites of local or regional importance. Although it isrecognised that non-inventory sites make an important contributionto the character of the landscape of Angus, further research isrequired to determine their number and location.Inventory of Gardens andDesigned Landscapes inScotland(1989):A detailed list compiled byHistoric Scotland and ScottishNatural Heritage as being ofarchitectural or historic interest.Inventory sites in Angus include:Airlie CastleAscreavieBrechin CastleCortachy CastleEdzell CastleGlamis CastleGuthrie CastleThe GuyndHouse of DunHouse of PitmuiesKinnaird CastleAngus Local Plan Review72Finalised Plan

Policy ER19 : Historic Gardens and Designed LandscapesSites included in the “Inventory of Gardens and DesignedLandscapes in Scotland”, and any others that may be identifiedduring the plan period, will be protected from development thatadversely affects their character, amenity value and historicimportance. Development proposals will only be permittedwhere it can be demonstrated that:(a) the proposal will not significantly damage the essentialcharacteristics of the garden and designed landscape or itssetting; or(b) there is a proven public interest, in allowing thedevelopment, which cannot be met in other less damaginglocations or by reasonable alternative means.Protection will also be given to non-inventory historic gardens,surviving features of designed landscapes, and parks ofregional or local importance, including their setting.Shopfronts, Advertisements and Signs in Conservation Areas,Dutch Canopies, Window Alterations and Security Grilles3.42 Angus Council has produced a series of Advice Notes toprovide further policy guidance on design issues with regard toalterations to existing buildings. The guidance is intended to ensurethat alterations to existing buildings are carried out in a sympatheticmanner that does not detract from the character of a building orarea. Guidance has been published for shopfronts, advertisementsand signs in conservation areas, dutch canopies, window alterationsand security grilles.Policy ER20 : Design GuidanceDevelopment proposals affecting shopfronts, advertisementsand signs in Conservation Areas, dutch canopies, securitygrilles and window alterations will be required to take accountof the guidance provided by:• Advice Note 2 – Shopfronts and Signs in ConservationAreas;• Advice Note 8 – Dutch Canopies/Sunblinds;• Advice Note 9 – Window Alterations;• Advice Note 10 – Shop Window Security.Angus Local Plan Review73Finalised Plan

3.43 The Water Environment and Water Services (Scotland) Act2003 introduced legislation to implement the EC Water FrameworkDirective. This established a requirement for river basin managementby SEPA in partnership with other agencies including Angus Council.The Water Framework Directive requires the sustainablemanagement of Scotland’s water resources on the basis of naturalriver basin districts taking account of all the impacts that cause harmto the aquatic environment, including physical development, land useactivity and effluent discharge. In the interim period until detailedcontrols are introduced through River Basin Management Plans, theLocal Plan seeks to ensure that development activity does not lead toa deterioration of the quality and status of the water resource inAngus.Foul Drainage3.44 Recent major investment by Scottish Water, including the TayWaste Water Project, to meet the requirements of the Urban WasteWater Treatment (Scotland) Regulations 1994 and Bathing Water(Classification) (Scotland) Regulations 1991 has significantlyimproved treatment standards and enhanced development prospectsat Arbroath, Carnoustie, Monifieth, Forfar and Montrose. Drainageconstraints do however continue to affect a number of locationsacross Angus and influence site selection and the timing of landrelease for development. In order to secure implementation of theLocal Plan strategy the Council will continue to press Scottish Waterto allocate appropriate resources for the Angus area in theirInvestment Plan to remove longstanding development constraints.3.45 The nature and scale of some development constraints maypresent the opportunity for developer/Scottish Water partnershipinitiatives and investment. This approach is welcomed by AngusCouncil where it supports development proposals which are inaccordance with the Local Plan strategy.3.46 Private drainage systems, including septic tanks and biodiscs,are vital in bringing forward development proposals in locationsoutwith areas served by public sewers. Such private systems havehowever been increasingly viewed by developers as providing anopportunity to overcome development constraints affecting towns andvillages served by public sewerage. Concerns remain over long-termmaintenance and the potential for pollution and environmentaldamage.3.47 Consequently, the general approach of the Local Plan will be torequire development within sewered areas to be connected to thepublic drainage system and to discourage the use of private drainagesolutions in areas served by public sewers, regardless of whether ornot capacity is available.WATER RESOURCE MANAGEMENTAngus Local Plan Review74Finalised Plan

Policy ER21 : Public Drainage SystemsWithin towns and villages served by public sewers alldevelopment proposals requiring drainage must be connected tothe public drainage system. Private drainage solutions will notbe permitted within areas served by public sewers, even wherethey are subject to constraint.Policy ER22 : Private Drainage SystemsDevelopment proposals requiring the private provision of wastewater treatment plant, biodiscs, septic tanks or similararrangements will only be acceptable where:-(a) the site is located outwith the public sewerage network;(b) the proposed development is in accord with the developmentstrategy and other relevant policies of the Local Plan;(c) there is no detrimental effect to a potable water supply, orsupply for animals or an environmentally sensitive watercourse or loch; and(d) the requirements of SEPA and/or The Building Standards(Scotland) Regulations 1990, as amended, are met in relationto installation, e.g. proximity to other buildings.Surface Water Management3.48 In the Angus towns and villages much of the existing drainagenetwork is a combined system which deals with both foul water andsurface water run-off from roads, roofs and other impermeablesurfaces. This significantly reduces the capacity of the foul drainagenetwork during storm water conditions. Scottish Water does notaccept surface water run-off from new greenfield development intothe foul drainage network and separate arrangements are requiredfor surface water disposal. Depending on local circumstances sucharrangements will also be required for brownfield redevelopmentsites.3.49 Developers are required to make appropriate provision for thecollection, treatment, decontamination and disposal of all surfacewater arising from development sites to the standards andrequirements of SEPA, Angus Council Planning & Transport andRoads Departments and Scottish Water as appropriate. Isolatingpollutants at source and providing the necessary treatment canreduce the potential for pollution. The use of permeable surfaces andother water attenuation measures designed to slow surface waterrun-off from the development site can reduce the risk of flooding inwater catchment areas. Detailed guidance on the effectivemanagement of surface water run-off through the use of SustainableUrban Drainage Systems (SUDS) is provided by PAN61: Planningand Sustainable Urban Drainage Systems (2001) and the SustainableUrban Drainage Systems - Design Manual for Scotland and NorthernIreland (2002).PAN 61: Planning andSustainable Urban DrainageSystems (2001)Sustainable Urban DrainageSystems (SUDS) aim to deal inan integrated way with surfacewater, based on the followingprinciples:• managing surface water runoffon-site as near to sourceas possible;• slowing down run-off;• treating it naturally; and• releasing good qualitysurface water towatercourses orgroundwater.Sustainable Urban DrainageSystems - Design Manual forScotland and Northern Ireland(2002):prepared by the SustainableUrban Drainage ScottishWorking Party the Manualprovides a definitive source ofadvice for SUDS design,planning and implementation inScotland.Angus Local Plan Review75Finalised Plan

Policy ER23 : Surface Water DisposalSustainable Urban Drainage Systems are preferred in dealingwith surface water drainage from all new development. Inconsidering development proposals Angus Council will consultand liase closely with SEPA, Scottish Water and developers inorder to ensure that appropriate methods of surface water runoffcollection, treatment, decontamination and disposal areimplemented to minimise the risk of flooding and the pollution ofwater courses, lochs and ground water.Proposals that adopt ecological solutions to surface watermanagement which promote local biodiversity by the formationof ponds and/or wetlands for example, and create or improvehabitats will also be encouraged.Water Supply3.50 As a result of programmed investment by Scottish Water over anumber of years the Angus water supply infrastructure (sources,treatment plant, service reservoirs and distribution network) is of avery high standard and generally capable of meeting the waterdemands of the development proposals identified in the Local Plan.3.51 Although localised water supply problems continue to affect anumber of villages in Angus including Monikie and Tannadice, thereare no schemes currently proposed by Scottish Water to resolvethese issues. Angus Council will continue to encourage ScottishWater to make timeous and appropriate investment in Angus toremove existing water supply constraints and maintain the currenthigh standard of water supply and treatment.3.52 Some more remote areas of rural Angus, where public watersupply is not available, are dependent on private water supplies. It isimportant that these supplies and water catchment areas that are thesource of potable water are protected from development which mayadversely affect water quality. Applications for planning permissionwill require to prove to the satisfaction of Angus Council that thedevelopment proposal will not detrimentally affect existing watersupplies. Use of private water sources in areas served by a publicwater supply will not be acceptable.Policy ER24 : Water Resource ProtectionDevelopment proposals which adversely affect a watercatchment area to the detriment of the potable quality of a publicor private water supply will not be permitted.Policy ER25 : Private Water SuppliesIn areas outwith the public water supply network, developmentproposals requiring connection to a private supply will require toensure that:-Angus Local Plan Review76Finalised Plan

(a) the supply is certified fit for human consumption by theEnvironmental and Consumer Protection Department ofAngus Council; and(b) abstraction rates from the source will not contaminate ordeplete the supply to the detriment of existing users.Flood Risk3.53 Parts of Angus, principally around lochs, rivers andwatercourses, are prone to localised flooding as a consequence ofperiods of heavy rainfall or rapid snow melt. In addition some lowlying areas may be at risk from flooding due to tidal influence andwave action. Climate change is likely to have an increasing impact onboth flooding and sea level rise over the life of this Local Plan. Recenttrends show increasing levels of rainfall with storms likely to becomemore frequent and unpredictable. While flood events are most likelyto occur along the North Esk, South Esk, Brothock Water, parts of theElliot Water, and catchment of the Dighty Water and its tributaries,low-lying areas adjacent to other watercourses, such as the BarryBurn, can also be prone to localised flooding.SPP7: Planning and Flooding(2004):The central purpose of theGovernments Policy is toprevent further developmentwhich would have a significantprobability of being affected byflooding or which would increasethe probability of floodingelsewhere.Planning authorities must takethe probability of flooding fromall sources and the risksinvolved into account during thepreparation of developmentplans and in determiningplanning applications.3.54 The effects of natural flood events can be compounded bysurface water run-off from developed areas and the amount ofexisting development in low-lying areas at risk from flooding. It istherefore important when assessing development proposals oroptions for future development land that the potential for floodingshould be minimised by taking full account of flood risk, both on siteand elsewhere in the local catchment area.3.55 The Angus Flood Liaison and Advice Group has considered thepotential for flooding in Angus taking into account flood frequencyinformation provided by SEPA which identified those areas mostsusceptible to flood risk. As a general principle there will be apresumption against locating ‘built’ development in areas of knownsignificant flood risk. A precautionary principle will be adopted inconsidering development options or proposals in flood plains and lowlyingareas adjacent to watercourses.Flood Liaison and AdviceGroup (FLAG):A non-statutory advisory groupof public and private sectorrepresentatives, convened byCouncils to share concerns andknowledge and provide adviceon a wide range of planning andother flooding issues.3.56 Where development is proposed, an assessment of thepotential for flooding will be required, taking account of the location ofthe site and the flow characteristics of the local watercourse. Whereappropriate, developers will be required to provide a detailed floodrisk assessment in support of a planning application. SPP7: Planningand Flooding includes a Risk Framework based on flood returnperiods for coastal, tidal and watercourse flooding that provides abasis for assisting the assessment of development proposals in areasknown or suspected to be at risk from flooding.3.57 Angus Council will consult SEPA on all development proposalsin areas known to be subject to flooding. To minimise the risk oflocalised flooding, surface water run-off from all new development willbe managed using Sustainable Urban Drainage Systems (SUDS) asspecified by Policy ER23 above.Angus Local Plan Review77Finalised Plan

Policy ER26 : Flood Risk - ConsultationAngus Council will routinely consult with SEPA on alldevelopment proposals adjacent to or potentially affected by:-(a) the North Esk, south of Edzell;(b) the South Esk;(c) the Brothock Burn, south of Leysmill;(d) the Elliot Water, south of Arbirlot;(e) the catchment of the Dighty Water and its tributaries; and(f) other watercourses and lochs of known potential flood risk.Angus Council may require developers to submit a flood riskassessment in support of a planning application.Policy ER27 : Flood Risk AssessmentProposals for development on land at risk from flooding,including any functional flood plain, will only be permitted wherethe proposal is supported by a satisfactory flood riskassessment. This must demonstrate to the satisfaction of AngusCouncil that any risk from flooding can be mitigated in anenvironmentally sensitive way without increasing flood riskelsewhere. In addition, limitations will be placed on developmentaccording to the degree of risk from coastal, tidal andwatercourse flooding. The following standards of protection,taking account of climate change, will be applied:-Flood Risk AssessmentAn assessment carried out topredict and assess theprobability of flooding for aparticular site or area andrecommended mitigationmeasuresincludingmaintenance.• In Little or No Risk Areas where the annual probability offlooding is less than 0.1% (1:1000 years) there will be nogeneral constraint to development.• Low to Medium Risk Areas where the annual probability offlooding is in the range 0.1% - 0.5% (1:1000 – 1:200 years)are suitable for most development. Subject to operationalrequirements these areas are generally not suitable foressential civil infrastructure. Where such infrastructure hasto be located in these areas, it must be capable of remainingoperational during extreme flood events.• Medium to High Risk Areas (see 2 sub areas below) wherethe probability of flooding is greater than 0.5% (1:200 years)are generally not suitable for essential civil infrastructure,schools, ground based electrical and telecommunicationsequipment.(a) Within areas already built up sites may be suitable forresidential, institutional, commercial and industrialdevelopment where an appropriate standard of floodprevention measures exist, are under construction orare planned.(b) Undeveloped or sparsely developed areas are generallynot suitable for additional development.Essential Civil Infrastructureincludes hospitals, fire stations,emergency depots, etc.Angus Local Plan Review78Finalised Plan

Coastal Management3.58 The Angus coastline is one of the area’s most important assetsextending from Montrose in the north to Monifieth in the south. Thewider coastal area is home to around 50% of the Angus populationand is a significant communications corridor for road, rail and sea aswell as containing important employment centres at Arbroath andMontrose and contributing to the area’s tourism industry. The coastalarea also contains a number of sites protected for their natural andhistoric interest. In general there is a need to minimise unnecessarydevelopment on the coast whilst providing for development thatrequires a coastal location.3.59 In line with the Dundee and Angus Structure Plan andGovernment advice outlined in National Planning Policy Guideline 13:Coastal Planning and Planning Advice Note 53: Classifying the Coastfor Planning Purposes the Angus coast has been divided into twocategories; developed and undeveloped coast. The undevelopedcoast is shown on the Proposals Map.3.60 The developed coast comprises the main towns of Monifieth,Carnoustie, Arbroath and Montrose and includes the traditional “linksareas” which are important recreation zones. New developmentrequiring a coastal location will generally be directed toward the maintowns, within established development boundaries. Opportunity forthe establishment of a coastal footpath/cycle route to link developedand undeveloped coast will also be progressed (see Proposal SC37:Walking and Cycling).3.61 There is very little physical development on the undevelopedcoast, the exceptions being at Barry Links which is used as a militarytraining area, a number of fishing villages (Easthaven, Auchmithie,Ethiehaven and Usan) and farmsteads. The undeveloped coast isalso important with regard to natural heritage and scenic views.Montrose Basin is a unique estuarine basin of rich natural heritagerecognised as being internationally important. Priority for theundeveloped coastline will be to safeguard and protect the landscapecharacter, biodiversity, natural and cultural heritage frominappropriate development.3.62 The Tay Estuary Forum provides the opportunity to develop anintegrated approach to the management and development of theAngus coastline through the preparation of a Coastal ZoneManagement Plan. In addition Angus Council has published theAngus Shoreline Management Plan that sets out the strategy forcoastal defence. All development proposals affecting the Anguscoastline will be assessed against the Shoreline Management Plan.Developed CoastIncludes towns and cities as wellas substantial freestandingindustrial and energydevelopments. It may alsocontain sites of significance fornational and international natureconservation, important culturalheritage resources as well asvaluable areas of open spaceand recreation such as golfcourses.Undeveloped CoastIncludes agricultural and forestryland, low intensity recreationaluses and smaller settlementswhich depend on the coast fortheir livelihood. Extensivesections of the undevelopedcoast are protected by nationaland international naturalheritage designations andcontain important culturalheritage resources.NPPG13 – Coastal Planning(1997)Tay Estuary ForumThe Forum, established in 1997,aims to promote the wise andsustainable use of the TayEstuary and adjacent coastline.Shoreline Management PlanThis outlines the risks, to peopleand the environment, fromcoastal erosion and flooding andidentifies preferred policies tomanage the risks. Its aim is toensure that future land use anddevelopment of the shorelinetake account of these factors.Policy ER28 : Coastal DevelopmentNew development requiring a coastal location will generally bedirected toward the developed coast.Development proposals for the undeveloped coast will generallyonly be considered acceptable where it can be demonstratedthat:• the proposal requires a coastal location; andAngus Local Plan Review79Finalised Plan

• no other suitable alternative site exists within thedeveloped coast; and• the social and economic benefits of the proposaloutweigh the potential detrimental impact on theAngus coastal environment.In addition, all development proposals affecting either thedeveloped or undeveloped coast will be assessed against theAngus Shoreline Management Plan and other relevant policies ofthis Local Plan.Angus Local Plan Review80Finalised Plan

AgricultureRESOURCESAgricultural Land3.63 Current national policy protects prime quality agricultural landfrom inappropriate and irreversible development. It is estimated thatAngus has around 9.6% of this scarce and non-renewable nationalresource, predominantly located in the lowland area along Strathmoreand the coastal strip between Carnoustie and Arbroath. As the LocalPlan strategy seeks to accommodate development in and around themain towns, it is inevitable that some prime quality land will berequired for development.Prime Quality AgriculturalLand – Grade 1, 2 and 3.1 asdefined and identified on theMacauley Land Use ResearchInstitutes Land Capability forAgriculture maps.Policy ER29 : Agricultural LandProposals for development that would result in the permanentloss of prime quality agricultural land and/or have a detrimentaleffect on the viability of farming units will only normally bepermitted where the land is allocated by this Local Plan orconsidered essential for implementation of the Local Planstrategy.Intensive Livestock Buildings3.64 Agriculture is a major business activity throughout rural Angusand has a role in both economic and environmental terms. The scaleof some farming practices has resulted in certain types ofdevelopment now being subject to planning regulations. This appliesparticularly to intensive livestock rearing and Angus Council will seekto ensure that such developments do not adversely impact onneighbouring residents, and that existing and proposed units are notcompromised by the development of housing in close proximity.Policy ER30 : Intensive Livestock BuildingsProposals for intensive livestock buildings:• should not be located within 400 metres of the curtilage of aprotected building; and• the scale, design, access, traffic implications and wastedisposal measures of the intensive livestock building mustbe appropriate and acceptable to its location.Planning permission will not normally be granted for new (nonagriculturallyrelated) houses within 400 metres of an existing orproposed intensive livestock building.Intensive Livestock Building:a building, structure orinstallation used or to be usedfor housing pigs, poultry, rabbitsor animals bred for their skin orfurProtected Building:any permanent building which isnormally occupied by people orwould be so occupied, if it werein use for purposes for which itis apt; but does not include-• a building within theagricultural unit; or• a dwelling or other buildingon another agricultural unitwhich is used for or inconnection with agriculture.Source - Town and CountryPlanning (General PermittedDevelopment)(Scotland) Order1992.Angus Local Plan Review81Finalised Plan

Minerals3.65 Mineral deposits are finite and valuable natural resources ofnational and strategic importance which can make a significantcontribution to the Angus economy. However, mineral extraction andassociated activity can affect the landscape, heritage andenvironment of the area and the residential amenity of properties andcommunities adjacent to operational sites.3.66 NPPG4: Land for Mineral Working (1994) and the UK Strategyfor Sustainable Development both promote a positive framework formineral extraction. Accordingly, the extraction of mineral resourcesshould only be considered where it is required to maintain an effectivelandbank equivalent to 10 years supply and construction materialcannot be obtained from more sustainable or less environmentallydamaging sources. The use of recycled or secondary minerals canboth prolong the life of existing quarrying operations and reduce therequirement to establish new sites. Proposals for mineral extractionshould avoid the most sensitive and vulnerable areas of Angusthrough application of a sequential approach (Policy ER38) to theselection of sites for mineral development.3.67 Development proposals for hard rock or sand and gravelextraction in Angus will be considered in the context of the guidanceprovided by the Dundee and Angus Structure Plan and the AngusMineral and Waste Landfill Audit (2001).NPPG4: Land for MineralWorking (1994)A sustainable framework formineral extraction should seek:• To conserve minerals asfar as possible, whileensuring an adequate supplyto meet the needs of societyfor minerals.• To minimise production ofwaste and to encourageefficient use of materials,including appropriate use ofmaterials and recycling ofwastes.• To encourage sensitiveworking practices duringminerals extraction and topreserve or enhance theoverall quality of theenvironment once extractionhas ceased.• To protect designated areasof critical landscape or naturequality from development,other than in exceptionalcircumstances where it hasbeen demonstrated thatdevelopment is in the publicinterest.Policy ER31 : MineralsAngus Council will seek to conserve existing mineral reserveswithin Angus taking account of market demand and promotingthe use of recycled and secondary minerals.Proposals for mineral extraction will only be permitted where itcan be demonstrated that:a) development is justified to maintain an effective 10 yearland bank for construction aggregates and that themarket requirement cannot be met from existingrenewable, recycled or secondary sources;b) the development conforms to a sequential considerationof international, national and locally important planningdesignations established by Policy ER38;c) proposals for land restoration, aftercare and after use aresatisfactory. Where considered necessary and prior to thecommencement of development Angus Council willrequire a bond to cover the cost of an agreed scheme forthe restoration, aftercare and after-use of the site;d) the roads leading to and from the site are capable ofaccommodating the type and volume of heavy trafficmovements generated by the development;Angus Local Plan Review82Finalised Plan

e) development will not have a detrimental impact on theresidential amenity or general environment;f) they do not adversely affect watercourses, lochs orgroundwater resources; andg) the proposal conforms to other relevant policies of theLocal Plan.Where appropriate, development proposals will require to beaccompanied by an Environmental Statement and/or TransportAssessment.Angus Local Plan Review83Finalised Plan

ENERGY3.68 Angus Council supports the Government policy to address thecauses of climate change, and has adopted an Environmental PolicyStatement along with a draft Local Agenda 21 Strategy for Angus.The effective conservation and management of energy resources isimportant for economic, environmental and ecological reasons. Theproduction of energy from renewable sources prevents the productionof emissions in power generation, while the reduction of energyconsumption reduces the demand for electricity from all sources andshould make homes and businesses more cost efficient. In terms ofsustainable development, energy efficiency and non-polluting powergeneration are fundamental to establishing a stable andenvironmentally acceptable energy policy.Energy Efficiency3.69 Energy efficiency, the reduction of pollution and the use ofrenewable resources are elements of the sustainable principles onwhich this plan is based. The key factors that impact on the energyefficiency of a building are site location and building design. Thegradient and orientation of a site, together with the spacing betweenbuildings and the height of possible obstructions have an impact onthe amount of exposure a building has to direct sunlight and thereforeits potential for solar energy gain. Heat loss is influenced by thenumber and/or construction of external walls and, on exposed sites,by the presence of planting and other types of windbreaks.Securing a Renewable Future,Scottish Executive 2003Energy efficiency has a crucialrole to play if we are to achievesignificant cuts in carbonemissions. …It is also vital toimproving Scotland’s economicperformance and businesscompetitiveness.3.70 The choice of materials, amount of insulation, use of renewableenergy sources and the installation of energy efficient heating/coolingsystems can contribute to the wise use of resources. Re-use ofbuilding materials and/or the local sourcing of materials alsocontributes to the conservation of resources and should beincorporated into development proposals wherever possible.Policy ER32 : Energy EfficiencyAngus Council will encourage energy efficiency through thepromotion of:• siting, form, orientation and layout of buildings to maximisethe benefits of solar energy, passive solar gain, naturalventilation and natural light;• the use of landscaping and boundary treatment to modifytemperature extremes, minimise heat loss due to exposureand create shelter on inner faces and entrances to buildings;• optimum provision of insulation and the use of energyefficient heating/cooling systems;• the re-use of building materials;• local sourcing of materials;• the use of a flexible design to facilitate possible futureadaptation for other uses.Angus Local Plan Review84Finalised Plan

Renewable Energy3.71 The government is strongly supportive of the development ofrenewable energy technologies. NPPG6: Renewable EnergyDevelopments (Revised 2000) considers a range of renewableenergy technologies and encourages the provision of a positive policyframework to guide such developments. The Scottish Executive’saspiration is for renewable sources to contribute 40% of electricityproduction by 2020 (Securing a Renewable Future: Scotland’sRenewable Energy (2003)). This will require major investment incommercial renewable energy production throughout Scotland.2.72 The Dundee and Angus Structure Plan acknowledges theadvantages of renewable energy in principle but also recognises thepotential concerns associated with development proposals in specificlocations. Angus Council supports the principle of developing sourcesof renewable energy in appropriate locations. Large-scaledevelopments will only be encouraged to locate in areas where bothtechnical and environmental capacity can be demonstrated.Renewable Energy Sources3.73 Offshore energy production, including wind and tidal methods,has the potential to make a significant contribution to the productionof renewable energy in Scotland. Other than small-scale onshoresupport buildings, such developments currently fall outwith the remitof the planning system.3.74 All renewable energy production, including from wind, water,biomass, waste incineration and sources using emissions fromwastewater treatment works and landfill sites will require someprocessing, generating or transmission plant. Such developments,that can all contribute to reducing emissions will have an impact onthe local environment and will be assessed in accordance with PolicyER33.Policy ER33 : Renewable Energy DevelopmentsNPPG6: Renewable EnergyDevelopments (Revised 2000)The Scottish Ministers wish tosee the planning system makepositive provision for renewableenergy whilst at the same time:• meeting the international andnational statutory obligationsto protect designated areas,species, and habitats ofnatural heritage interest andthe historic environment frominappropriate forms ofdevelopment; and• minimising the effects onlocal communities.Large-scale projects which mayor will require an EnvironmentalAssessment. These are definedas hydroelectric schemesdesigned to produce more than0.5MW and wind farms of morethan 2 turbines or where the hubheight of any turbine or anyother structure exceeds 15m.SNH’s EIA Handbook identifies6 types of impact which mayrequire an assessment:• Landscape and visual;• Ecological;• Earth heritage;• Soil;• Countryside access; and• Marine environment.Proposals for all forms of renewable energy developments willbe assessed against the following requirements:(a) the siting and appearance of apparatus have been chosen tominimise the impact on amenity, while respectingoperational efficiency;(b) the visual impact of the proposal can be satisfactorilyaccommodated having regard to its setting within theimmediate and wider landscape;(c) the development will have no significant detrimental effecton any sites designated for nature conservation, scientific,historic or archaeological reasons;(d) no unacceptable environmental effects of transmissionlines, within and beyond the site; and(e) access for construction and maintenance traffic can beachieved without compromising road safety or causingunacceptable permanent and significant change to theenvironment and landscape.Angus Local Plan Review85Finalised Plan

Figure 3.4 : Wind Energy Development -Geographic areas31aArea of Angus withinthe Cairngorms National Park1bTarfside31a331b31a51b35Edzell10Brechin1bKirkton of Glenisla31b3Lintrathen5DykeheadKirriemuir10Forfar12151314a14aMontrose14b1012LethamFriockheim1314bNewtyle138 81314aMonifiethArbroath14a14bCarnoustie1 Highland 2 Lowland and Hills 3 CoastTCLA Designation1a Upper Highland Glens1b Mid Highland Glens3 Highland Summits & Plateaux5 Highland FoothillsTCLA Designation8 Igneous Hills10 Broad Valley Lowland12 Low Moorland Hills13 Dipslope Farmland15 Lowland BasinTCLA Designation14a Coast with sand14b Coast with cliffs© CROWN COPYRIGHT, ANGUS COUNCIL LA09023L, 2005.Angus Local Plan Review86Finalised Plan

Wind Energy3.75 Onshore wind power is likely to provide the greatest opportunityand challenge for developing renewable energy production in Angus.Wind energy developments, because of their scale and location, raisea number of issues which require specific consideration. Technicalfactors will establish the commercial viability of any site but not itsenvironmental implications. Wind turbines/farms vary in scale but, bytheir very nature and locational requirements, they have the potentialto cause significant visual impact over long distances. NPPG6recognises that wind energy developments raise a number ofenvironmental issues and advises that planning policies should guidedevelopers to broad areas of search and to establish criteria againstwhich to assess development proposals.NPPG6: Renewable EnergyDevelopments (Revised 2000)The siting, layout and design ofwind farms will be conditionedby a number of technical,practical, and environmentalconsiderations which seek tobalance factors such as windcapture, turbulence, access andpower line linkage with theimpact on heritage resourcesand local communities3.76 Angus Council commissioned an analysis of technical factorsthat identifies average wind speeds in Angus and this data has beenused in the consideration of the potential location of turbines. A windspeed in excess of seven metres per second (m/s) is consideredsuitable for commercial wind energy generation and this occurs overmuch of Angus. Average speeds of less than 6.5m/s are restricted tothe more sheltered area such as the Angus glens and lowlandvalleys.3.77 The Tayside Landscape Character Assessment (TLCA)provides a starting point for considering visual impact on the varyinglandscape types within Angus. There are three basic geographicareas within Angus, each with its own particular landscape and hencesensitivity to the visual impact of high structures.Geographic Area TLCA Landscape Type Sensitivity1 Highland 1a, 1b, 3, 5 High2 Lowland and hills 8, 10, 12, 13, 15 Moderate3 Coast 14a, 14b High3.78 The open exposed character of the Highland and Coast (Figure3.4 – Areas 1 and 3) is highly sensitive to the landscape and visualimpact of large, man-made features such as wind turbines. Whilst it ispossible that individual turbines may be satisfactorily accommodatedin parts of these areas, locations associated with highland summitsand plateaux, along the highland boundary fault line or on coastallocations are unlikely to be suitable, primarily because of the visualsensitivity. The capacity of the landscape to absorb wind energydevelopment will also vary, and the scale and location of the turbineswill be an important factor in their impact on the landscape.Angus Local Plan Review87Finalised Plan

3.79 Hills, dip slopes and large areas of commercial forestry withinthe lowlands (Figure 3.4 – Area 2) have more potential toaccommodate wind energy development. Detailed analysis oftopography, landscape, and environmental impact will be required toassess specific development proposals. Within the geographic areaof moderate sensitivity, there are locations of high sensitivity. Thesewill include:• small scale landscapes and sites on the skyline;• locations used or visited by large numbers of people;• countryside around towns, villages and other residentialproperties;• sensitive habitats such as river and stream beds, sand anddune systems;• wayleaves.3.80 Cumulative visual impact arises where wind turbinedevelopments are visually related. This may be through one or moreturbine or wind farm being visible from a single point, or fromfrequency of visibility, such as from a road or a footpath. The impactcan be exacerbated if wind turbines come to dominate ageographically defined area or feature – which can extend acrosslocal authority boundaries. Environmental impacts can also be subjectto cumulative effect – for example where a number of turbinedevelopments adversely affect landscape character or a singlespecies or habitat type.3.81 Development proposals should take cognisance of existing windenergy developments and consented sites. The potential cumulativeimpact within any TLCA landscape type, both visually andenvironmentally, will require to be assessed in any developmentproposal.Policy ER34 : Wind Energy DevelopmentProposals for large-scale wind energy development will notnormally be permitted in the Highland and Coast GeographicAreas (Areas 1 and 3) in Angus.Proposals for small-scale wind energy development withinGeographic Areas 1 and 3 and for large-scale development inGeographic Area 2 (Lowland and hills) will require todemonstrate that a site search has been undertaken and that nosuitable less sensitive location is available within the landscapezone.NPPG6 : Renewable EnergyDevelopments (Revised 2000)Large-scale projects which mayor will require an EnvironmentalAssessment. These are definedas hydroelectric schemesdesigned to produce more than0.5MW and wind farms of morethan 2 turbines or where the hubheight of any turbine or anyother structure exceeds 15m.Wind energy proposals will also require to demonstrate:(a) compatibility with the requirements in Policy ER33;(b) there is no unacceptable detrimental effect on residentialamenity, existing land uses or road safety by reason ofshadow flicker reflected light, or electro-magnetic influences;Angus Local Plan Review88Finalised Plan

(c) the proposal must be capable of co-existing with otherexisting or permitted wind energy developments in terms ofcumulative impact particularly on visual amenity andlandscape, including impacts from development inneighbouring local authority areas;(d) no wind turbines will interfere with authorised aircraftactivity or with the known regular flight paths of birds,particularly protected migratory species;(e) no electromagnetic disturbance is likely to be caused by theproposal to any existing transmitting or receiving system, or(where such disturbances may be caused) that measures willbe taken to minimise or remedy any such interference;(f) a realistic means of achieving the removal of any apparatuswhen redundant and the restoration of the site are proposed.Local Community Benefit3.82 Where renewable energy schemes accord with policies in thislocal plan there may be opportunities to secure contributions fromdevelopers for community initiatives. Such contributions are not partof the planning process and as such will require to be managedthrough other means. Community contributions are separate fromplanning gain and will not be considered as part of any planningapplication.Angus Local Plan Review89Finalised Plan

3.83 As part of the Government’s drive for sustainable developmentand in support of the wider environment, waste management isentering a period of change aimed at stopping the continued growthof waste arisings and dealing more effectively with the wasteproduced. Driven by European Legislation and the need for improvedenvironmental protection, the current dependence on landfill is nolonger appropriate, requiring a move towards more sustainable wastemanagement.WASTE MANAGEMENTThe EU Landfill Directive(1999):requires a progressive reductionin the landfilling of biodegradablemunicipal waste andthe pre-treatment of wastesbefore landfilling, to both reducewaste volume and minimiseenvironmental impact ofdisposal.3.84 The National Waste Strategy: Scotland (1999) introduced theprinciples that require to be taken into account in establishing anintegrated approach to the sustainable management of waste. Thewaste hierarchy is key to the approach promoted by the NationalWaste Strategy. The objective of sustainable waste management isto minimise the amount of waste produced at source and increase thepercentage of waste that is reused, recycled and recovered.Ultimately this approach should reduce the amount of waste beingdisposed of to landfill.Municipal Solid Waste3.85 The Tayside Area Waste Plan (2003), was prepared in thecontext of the National Waste Strategy by a partnership of SEPA,Angus, Dundee City, and Perth and Kinross Councils and the wasteindustry. This established the Best Practicable Environmental Option(BPEO) for the collection and management of municipal solid waste.Consideration of non-municipal solid wastes will be addressed infuture development of the Tayside Area Waste Plan.3.86 The Area Waste Plan provides an integrated approach to wastemanagement in Tayside and promotes a range of measures toachieve Landfill Diversion Targets for Angus. Although the BPEOseeks to build on the existing range of waste managementinfrastructure in Tayside and significantly improve the proportion ofmunicipal waste that will be minimised, reused, recycled, compostedand recovered, it is recognised that a proportion of municipal waste inthe area will still need to go to landfill sites.3.87 The Waste Landfill Audit (June 2001) projected, on the basis ofa 25% reduction of municipal waste going to landfill in the period to2010, that Angus had sufficient capacity for non-inert waste until 2015at its existing landfill site at Lochhead, Forfar. The most recentprojections based on current rates of disposal indicate haveconfirmed that the site has capacity for a further 12 years. AsNPPG10: Planning and Waste Management (1996) places arequirement on local authorities to maintain a 10 year capacity forlandfill Angus Council will require to commence work to identify a sitefor future waste disposal.The National Waste Strategy:Scotland (1999):sets out a framework withinwhich individuals andorganisations can make acontribution by better use ofresources available to them andby making better decisionsabout how to dispose of wasteproducts.The Tayside Area Waste Plan(March 2003):aims to contribute to thesustainable development of theTayside Area by developingwaste management systemsthat will control wastegeneration, reduce theenvironmental impacts of wasteproduction, improve resourceefficiency, stimulate investmentand maximise the economicopportunities arising from waste.Best PracticableEnvironmental Option(BPEO):The outcome of a decisionmakingprocedure, whichemphasises the protection andconservation of the environmentacross land, air and water.The procedure establishes theoption that provides the mostbenefits or the least damage tothe environment as a whole, atan acceptable cost, in the longterm as well as in the short term.Landfill Diversion Targets forAngus:• bio-degradeable municipalwaste to landfill reduced to35% of 1995 levels by 2020.• 85% household participationin recycling by 2010.• 85% household participationin composting by 2010.• 85% household participationin kerbside segregatedcollection by 2010.Angus Local Plan Review90Finalised Plan

3.88 Proposals to develop or identify sites for new or extendedlandfill sites and other waste management facilities for municipal solidwaste will be considered in the context provided by the Tayside AreaWaste Plan and against Policy ER35.Policy ER35 : Municipal Solid Waste ManagementIn accordance with the Tayside Area Waste Plan, Angus Councilwill support the provision of local facilities to reduce, reuse,recycle, recover and pre-treat municipal solid waste.Proposals for new or extended landfill sites and/or thedevelopment of facilities for the management and disposal ofmunicipal solid wastes will be permitted where it can bedemonstrated that:(a) the proposal accords with the Development Strategy andBPEO set out by the Tayside Area Waste Plan;(b) the proposal would assist in the delivery of the AngusCouncil Waste Implementation Plan;(c) there is evidence of local need;(d) the capacity and location of the site accords with theprinciples of self-sufficiency and the proximity principle;(e) the development conforms to a sequential consideration ofinternational, national and locally important planningdesignations established by Policy ER38;(f) the proposal provides a proven and acceptable system forthe containment, collection, treatment and disposal ofleachate;(g) the proposal provides a proven and acceptable system forthe containment, collection and active use of landfill gas;(h) there is no detrimental impact on residential amenity or thegeneral environment through noise, dust and odours;(i) there is no adverse affect on watercourses, lochs orgroundwater resources;(j) the proposal will result in the positive regeneration ofalready degraded areas;(k) land restoration, aftercare and after use details aresatisfactory; and(l) the roads leading to and from the site are capable ofaccommodating the type and volume of heavy trafficmovements generated by the development.Municipal Solid Waste:Household waste and any otherwastes collected by a wastecollection authority or its agents,such as municipal parks andgarden waste, beach cleansingwaste, commercial or industrialwaste, and waste resulting fromthe clearance of fly-tippedmaterials.NPPG10 : Planning and WasteManagement (1996)Self-sufficiency:the principle that waste areasshould seek to provide sufficientfacilities to manage local wastearisings.Proximity Principle:establishment of adequatewaste management facilities tohandle waste arisings as closeas possible to the point ofproduction.Where appropriate, development proposals will require to beaccompanied by an Environmental Statement and TransportAssessment.Angus Local Plan Review91Finalised Plan

Non-Municipal Solid Waste3.89 The collection and disposal of non-municipal solid waste,includes inert and special wastes. Normally undertaken bycommercial waste operators the treatment and disposal of inert wasteis based around a range of landfill sites, usually former quarry sites inthe Angus countryside. Increasing the recovery and re-use of stone,slate and other construction wastes, which currently go to landfill, canconsiderably extend the lifespan of these sites.3.90 There are few facilities for the disposal of special wastes inAngus. The vast majority of special wastes are transported outwithAngus for treatment and disposal at specialist facilities.3.91 The Tayside Area Waste Plan does not currently deal with nonmunicipalsolid waste. In the absence of this guidance, proposals todevelop or identify sites for new or extended landfill sites and otherwaste management facilities for non-municipal solid waste will beconsidered against Policy ER36.Policy ER36 : Non-Municipal Solid Waste ManagementAngus Council will support the provision of local facilities toreduce, reuse, recycle, recover and pre-treat non-municipal solidwaste.Proposals for new or extended landfill sites and/or thedevelopment of facilities for the management and disposal ofnon-municipal solid waste will be permitted where it can bedemonstrated that:a) there is evidence of a strategic local or national need;b) the development conforms to a sequential considerationof international, national and locally important planningdesignations established by Policy ER38;c) sites for inert waste include provision of facilities for thetreatment of construction and demolition waste;d) sites for hazardous or special waste are required to meeta strategic national requirement;e) the proposal provides a proven and acceptable system forthe containment, collection, treatment and disposal ofleachate;f) the proposal provides a proven and acceptable system forthe containment, collection and active use of landfill gas;g) there is no detrimental impact on residential amenity orthe general environment through noise, dust and odours;h) there is no adverse affect on watercourses, lochs orgroundwater resources;i) the proposal will result in the positive regeneration ofalready degraded areas;j) land restoration, aftercare and after use details aresatisfactory; andk) the roads leading to and from the site are capable ofaccommodating the type and volume of heavy trafficmovements generated by the development.Non-Municipal Solid Waste:Non-municipal wastes fall intotwo main types defined as:Industrial waste is waste from afactory or any premises usedfor, or in connection with, theprovision of public transport; thepublic supply of gas, water,sewerage or electricity services;the provision to the public ofpostal or telecommunicationsservices.Commercial waste is waste frompremises used for a trade orbusiness or for the purposes ofsport, recreation orentertainment.In addition non-municipal wasteoften also contains difficult orhazardous materials that mayrequire specialist handling andtreatment.Inert Waste:Waste that does not undergoany significant physical,chemical or biologicaltransformations as defined bythe EU Landfill Directive(99/31/EEC).Angus Local Plan Review92Finalised Plan

Where appropriate, development proposals will require to beaccompanied by an Environmental Statement and TransportAssessment.Recycling Facilities3.92 Angus Council already promotes and supports the principles ofwaste reduction, recycling and re-use. Recycling centres are locatedin the main towns and collect a range of household wastes, paper,glass, metal and green waste as well as other bulkier householdgoods and waste that can be recycled and disposed of safely.3.93 Angus Council will, through implementation of the WasteImplementation Plan, seek to extend this area of waste managementactivity through further development of centralised facilities, minirecyclingpoints in new retail, business and residential developments,kerbside collections and other initiatives.Policy ER37: Recycling FacilitiesRecycling facilities in Angusinclude:• civic amenity sites atArbroath, Brechin, Carnoustie,Forfar, Kirriemuir, Monifiethand Montrose;• mini recycling points atFriockheim, Glamis,Inverkeilor, Letham andNewtyle;• 34 recycling points.In support of the Tayside Area Waste Plan and Angus WasteImplementation Plan, Angus Council will promote the furtherdevelopment of local recycling facilities including:• centralised in-vessel composting of green waste at theLochhead Landfill site; and• community recycling facilities to serve Carnoustie andMonifieth.Proposals for new retail, business and residential developmentmust include appropriate provision for recycling facilities for thecollection of glass, metal cans, paper and other recyclablematerial. Recycling facilities must be located in a convenientlyaccessible location within the development and should bedesigned in consultation with Angus Council Environmental andConsumer Protection Department.Angus Local Plan Review93Finalised Plan

SEQUENTIAL APPROACH FOR MINERAL EXTRACTION,LANDFILL AND LAND RAISE PROPOSALS3.94 Proposals for mineral extraction, landfill and land raise development canresult in significant issues of potential impact on the wider Angus environmentand amenity enjoyed by residents and local communities. It is consideredappropriate to establish a sequential approach to directing development, takingfull account of a hierarchy of international, national and local designations. Thehierarchy seeks to direct development to the least sensitive areas.3.95 As the impact of different types of development on designations andother identified features varies, certain factors appear in different levels on thehierarchy. For instance prime agricultural land is in a lower level for renewableenergy development than the others as the potential land take is relatively low.Policy ER38 : Sequential Approach for Mineral Extraction, Landfill andLand Raise ProposalsProposals for mineral extraction, landfill and land raise developmentmust demonstrate and satisfy a sequential consideration of theinternational, national and locally important planning designationsdetailed in Table 3.1.This broad sequentialapproach based on thehierarchy of naturalheritage designations issupported in a range ofNPPGs including NPPG14: Natural Heritage.The hierarchy alsoincludesfactorsconsidered important inAngus, includingsettlement developmentboundaries, distance froma Trunk or “A” Class road,coastal sand and dunesystems, and river andstream beds.Level 1: International Designations:Development that would have an adverse impact on the conservationinterests of international designations will only be permitted where:• there are reasons of overriding public interest; and• there is no alternative solution (including the full exploration ofalternative sites in levels 2, 3 and 4).Level 2: National Designations:Development that would have an adverse impact on a designated area ofnational importance will only be permitted where:• the designation objectives and overall integrity of the area will not becompromised; or• any significant adverse impact on the area are clearly outweighed bysocial or economic benefits of national importance; or• no suitable alternative site is available in levels 3 and 4.Level 3: Local Designations:Development that would have a significant adverse impact on localdesignations or features will only be permitted where:• the importance or value of the designation or feature to localenvironmental quality is clearly outweighed by the local economic andsocial benefits ; and• no suitable alternative site is available in level 4.Level 4: Preferred Areas:Development may be permitted subject to local circumstances andamenity considerations.Angus Local Plan Review94Finalised Plan

TABLE 3.1LEVEL 1INTERNATIONALMineral Extraction• Special Protections Areas (SPAs)• Special Areas of Conservation(SACs)• Ramsar Sites• Priority habitats, as defined inArticle 1 of the Habitats DirectiveLandfill and Land Raise• Special Protection Areas (SPAs)• Special Areas of Conservation(SACs)• Ramsar Sites• Coastal sand and dune systems• River and stream beds• Priority habitats as defined inArticle 1 of the Habitats DirectiveLEVEL 2NATIONAL• National Nature Reserves• Sites of Special Scientific Interestwhich are not SPAs or SACs• Scheduled Ancient Monuments(and their settings)• Historic Gardens and DesignedLandscapes• National Nature Reserves• Sites of Special Scientific Interestwhich are not SPAs or SACs• Scheduled Ancient Monuments(and their settings)• Historic Gardens and DesignedLandscapes• Listed Buildings (and their settings)• Listed Buildings (and their settings) • Prime Agricultural Land (Classes 1,2 and 3.1)• Prime Agricultural Land (Classes 1,2 and 3.1) • UK Biodiversity Action Plan priorityhabitats• Coastal sand and dune systems• River and stream beds• UK Biodiversity Action Plan priorityhabitatsLEVEL 3LOCAL• Other archaeological sitesappearing on the Sites andMonuments Record• Areas of Wildlife Interest• Local or non-statutory NatureReserves• Local Biodiversity Action Planpriority habitats• Recreation areas and facilities• Pipeline wayleave routes carryingwater, oil, gas and petrochemicalproducts• Buffer zones extending 400m fromsettlement boundaries• Sites safeguarded for possible futuredevelopment• Outwith 2km of ‘A’ Class orTrunk Road• Other archaeological sitesappearing on the Sites andMonuments Record• Areas of Wildlife Interest• Local or non-statutory NatureReserves• Local Biodiversity Action Planpriority habits• Recreation areas and facilities• Pipeline wayleave routes carryingwater, oil, gas and petrochemicalproducts• Buffer zones extending 400m fromsettlement boundaries• Sites safeguarded for possiblefuture development• Outwith 2km of ‘A’ Class or TrunkRoadsLEVEL 4• Areas not covered by• Areas not covered bydesignations included indesignations included intiers 1-3 tiers 1-3Angus Local Plan Review95Finalised Plan

CONTAMINATED LAND3.96 There are a number of sites across Angus, principally in thetowns and villages, which may as a consequence of previous use beunstable and/or contaminated. The planning system has a key role toplay in addressing the legacy of contaminated land through theconsideration of proposals for its future use.3.97 Part IIA of the Environmental Protection Act 1990 established aframework for Local Authorities aimed at addressing the issue of landcontamination which is considered to be at risk of causing harm tohuman health or the environment. Under this legislation AngusCouncil has prepared a Contaminated Land Strategy, which indicateshow the Council intends to identify and deal with contaminated landacross Angus.3.98 Guidance on dealing with proposals to develop or change theuse of contaminated land is provided by PAN33 : Development ofContaminated Land (Revised 2000) and Angus Council Advice Note27: Planning and Contaminated Land. In principle developmentproposals on sites suspected of being contaminated will beconsidered using a `Suitable for Use` approach.PAN33 (Revised 2000):Development of ContaminatedLandThe `Suitable for Use` approachto dealing with contaminatedland consists of three elements:• Ensuring that land is suitablefor its current use;• Ensuring that land is madesuitable for any new use, asplanning permission is givenfor that new use; and• Limiting requirements forremediation to the worknecessary to preventunacceptable risks to humanhealth or the environment inrelation to the current use orfuture use of the land forwhich planning permission isbeing sought.Policy ER39 : Contaminated LandDevelopment on land known or suspected to be unstable orcontaminated will only be permitted where it can bedemonstrated to the satisfaction of Angus Council that anyactual or potential risk to the proposed use can be overcome.Development proposals on such land will require to besupported by an appropriate site investigation (detailing theextent and nature of ground instability and/or contamination),risk assessment and details of any remediation measuresnecessary to make the site suitable for the intended use. Whereappropriate Angus Council will require necessary remedialmeasures to be undertaken prior to the commencement ofdevelopment.Angus Local Plan Review96Finalised Plan

PART 4: Town and Village DirectoryStatements and Boundary MapsAngus Local Plan Review97Finalised Plan

TOWNS & VILLAGESTarfsideArea of Angus withinthe Cairngorms National ParkBridgendof LethnotFoldaKirkton ofGlenIslaProsenKirkton of Tigerton InchbareMenmuirCraigoFern BalhallNorthTrinityDykeheadTannadiceCraigoMemusCortachyOathlawBrechinFinavonBridgeAberlemnoof DunBridgend of KingoldrumBogindolloLintrathenKirriemuirFarnell Barnhead KirktonWestmuirof CraigCraigtonMarytonLunanheadof AirlieBraeheadPadanaram Forfarof LunanKinnellAirlieEassieFriockheimGlamisGuthrie/CottonInverkeilorRuthvenDouglastown KingsmuirLeysmillof GuthrieDunnichenLetham GrangeCharlestonCollistonKinnettlesLetham RedfordBowriefauldMarywellMilton Gateside WhigstreetAuchmithieKirkinchGreystone WoodvilleBalkeerieCraichieof Ogilvie& EassieInverarityCraigtonArbirlotNewtyleof MonikieBalgrayArbroathInveraldieK of TealingMonikieWesthall TerraceK of AuchterhouseNewbiggingWellbankMuirdrumBridgefootNewbiggingAuchterhouseBucklerheadsStrathmartineKellasPanbrideLundieBurnside of MurroesEasthavenN.DronleyPiperdamBirkhillDuntruneS KingennieMuirheadStrathmartineBallumbie House CarnoustieFowlisHospitalEaster Liff& BarryMonifiethEdzellMontroseIncludingFerryden &HillsideTOWN INSET MAPS ( WITH SETTLEMENT STATEMENT )VILLAGE INSET MAPS AND STATEMENTVILLAGE BOUNDARY MAPSArbroath HMABrechin/Montrose HMAForfar,Kirriemuir & Glens HMASouth Angus HMA(C) CROWN COPYRIGHT, ANGUS COUNCIL LA09023L, 2005.Angus Local Plan Review98Finalised Plan

Town and Village DirectoryStatements and Boundary MapsA statement is provided for those settlements shown in bold where land has been allocated fordevelopment.Boundary maps have been prepared for all other settlements listed.Angus TownsPageArbroath 101Brechin 113Carnoustie and Barry 121Forfar 129Kirriemuir 139Monifieth 147Montrose including Ferryden and Hillside 153Village Directory 163Village Directory Page Page PageAberlemno 165 Edzell 201 Maryton 246Airlie 166 Farnell 203 Marywell 247Arbirlot 167 Fern 204 Memus 248Auchmithie 169 Finavon 205 Milton of Ogilvie 249Auchterhouse 171 Folda 206 Monikie 251Balgray 172 Fowlis Easter 207 Muirdrum 252Balhall 173 Friockheim 209 Murroes 253Balkeerie and Eassie 174 Gateside 211 Newbigging (by255Carnoustie)Ballumbie House 175 Glamis 213 Newbigging (by Tealing) 256Barnhead 177 Greystone 215 Newtyle 257Birkhill/Muirhead 178 Guthrie and Cotton of 216 North Craigo 258GuthrieBogindollo 179 Inchbare 217 North Dronley 259Bowriefauld 180 Inveraldie/Tealing 218 Oathlaw 260Braehead of Lunan 181 Inverarity 219 Padanaram 261Bridge of Dun 182 Inverkeilor 221 Panbride 262Bridgend of Lethnot 183 Kellas 223 Piperdam 263Bridgend of Lintrathen 184 Kingsmuir 225 Prosen Village 266Bridgefoot &185 Kinnell 227 Redford 267StrathmartineBucklerheads 186 Kirkinch 228 Ruthven 268Burnside of Duntrune 187 Kirkton of Auchterhouse 229 South Kingennie 269Charleston 188 Kirkton of Craig 230 Strathmartine Hospital 271Colliston 189 Kirkton of Glenisla 231 Tannadice 272Cortachy 190 Kirkton of Kingoldrum 232 Tarfside 273Craichie 191 Kirkton of Kinnettles 233 Tigerton 274Craigo 192 Kirkton of Menmuir 234 Trinity 275Craigton of Airlie 193 Kirkton of Tealing 235 Wellbank 276Craigton of Monikie 194 Letham 237 Westhall Terrace 277Douglastown 195 Letham Grange 239 Westmuir 278Dunnichen 196 Leysmill 241 Whigstreet 279Dykehead 197 Liff 243 Woodville 281Eassie Muir 198 Lunanhead 244Easthaven 199 Lundie 245Angus Local Plan Review99Finalised Plan

Angus Local Plan Review100Finalised Plan

ARBROATHAngus Local Plan Review101Finalised Plan

1. Arbroath is the largest town in Angus, with a range ofmanufacturing, retail and service businesses. Originally established asa market town around the Abbey, Arbroath developed a significantfishing industry with associated activities – including production ofArbroath ‘smokies’. More recently the town has developed as apopular holiday resort based on the beach, harbour, historic Abbeyand other attractions.2. Diversification of the economy and regeneration of the towncontinues to be a priority. While inward investment has introducednew businesses, Arbroath’s traditional manufacturing sector hascontinued to contract. Regeneration of the harbour, Abbey precinct,town centre and other parts of the town have enhanced the quality ofthe environment and attracted additional investment. The upgrading ofthe A92 road, between Arbroath and Dundee, will be completed duringthe early part of this Local Plan and will improve accessibility to thetown.3. Whilst the existing supply of greenfield employment land at Kirktonand Elliot industrial estates currently satisfy the provisions of theDundee and Angus Structure Plan, the Local Plan requires to identifyan additional greenfield site to ensure that a marketable supply can bemaintained throughout the plan period.PROFILEARBROATHRole:Major employment centre andholiday resort.Population:Census 2001 - 22785;1991 – 23680;% change 91/01 : - 3.8Housing Land Supply June2004:existing 150allocated first ALP 237constrained 76Employment Land Supply2004 :Kirkton 9.2 haElliot1.0 haTotal10.2 haDrainage: availableWater Supply: available4. The Kirkton area of Arbroath has provided the principal focus forgreenfield housing land over many years and development is nownearing completion. The redevelopment of a wide range of brownfieldsites throughout the town has augmented this land supply. Land atMontrose Road and Cliffburn are identified as the locations forgreenfield housing land release in the period to 2011.5. The challenge for the Local Plan will be how promote theregeneration of Arbroath and enhance the opportunities for jobs,investment and tourism by allocating appropriate sites fordevelopment.KEY ISSUES6. The key issues facing Arbroath are:• How Arbroath can best take advantage of improved accessibilityto Dundee and the trunk road network;• How to develop opportunities that continue the physical andeconomic regeneration of the town;• How to develop and promote the historic and recreational potentialof Arbroath whilst preserving the town’s historic character; and• How to improve the quality and range of convenience shoppingand retain retail expenditure within Arbroath.Angus Local Plan Review102Finalised Plan

DEVELOPMENT STRATEGY7. The Local Plan Development Strategy for Arbroath seeks to:• Give priority to regeneration of brownfield and opportunity siteswithin the built up area.• Promote a partnership approach to area regeneration through theRegenerate! North Arbroath initiative and allocating a site atCliffburn for housing in support of the project.• Identify land for housing development at Montrose Road.• Promote development opportunities within the town, where thesecan take advantage of improved accessibility provided by the A92road improvements, including identifying and safeguarding furtheremployment land in the Elliot area of the town.• Encourage new development and investment where this willstrengthen the role of the town as a retail and service centre.• Support investment and initiatives related to the development andimprovement of the town’s visitor potential based on the Abbey,High Street and Harbour.• Support the enhancement of the Historic core of Arbroath throughthe Abbey to Harbour Townscape Heritage Initiative (THI).• Retain the open, undeveloped character of the beachfront andVictoria Park as a major asset to the town.HOUSINGEXISTING SITES8. Sites with planning permission or under construction as identified inthe Housing Land Audit June 2004, are shown in Table 1.9. The regeneration initiative for North Arbroath (see A6 below)incorporates a number of small housing renewal schemes. Thesesites are not included in Table 1, as they replace existing stock and donot contribute to the Structure Plan housing requirements.SITES PREVIOUSLY IDENTIFIED BY THE FIRST ANGUS LOCALPLAN10. The sites summarised in Table 2 were previously identified in thefirst Angus Local Plan but have not yet come forward. This Plancontinues the allocation of these sites for housing development, andwhere appropriate the wording of the proposal and/or the indicativeyield from the site may have changed.11. The Montrose Road site was identified for housing in the firstAngus Local Plan and part of the area was allocated for 80 houses,with the remainder identified for longer term housing use. The wholearea is now released for development to maintain an effective housingland supply to 2011 and beyond. This is a major development at thenorth entrance to the town and this should be reflected in developmentproposals for the site. Appropriate landscaping and integration ofexisting commercial development on Montrose Road can help createan attractive gateway to Arbroath.Table 1 :Existing Sites(a) The Elms/ Cairnie Road 6(b) McGregors Walk 15(c) Lochlands Drive/CairnieStreet 10(d) East Newgate 2 13(e) Cliffburn Road 7(f) Millgate/Alma Works 8(g) Abbeybank House 9(h) Seagate 14(i) Elliot 31(j) Edradour 12Total 125Table 2 : Sites from First ALPA1: Montrose Road 200A2 : James Street Hall 17A3 : Millgate Loan/ East MaryStreet 20A4 : Benedict Road 25Total 262Angus Local Plan Review103Finalised Plan

A1 : Housing - Montrose Road15 ha of land at Montrose Road is allocated for the phaseddevelopment of around 200 dwellings up to 2011 with potentialfor further housing in the period beyond 2011. Proposals shouldbe in accordance with the development brief which will beprepared for this site and will include details of the followingrequirements:• 20% of the capacity of the site to provide LCHO affordablehousing;• the need to acknowledge the location of this site on the edgeof Arbroath and its visual impact on the approach to thetown; and• the relationship between existing commercial land uses alongthe Montrose Road frontage and new housing.A2 : Housing - James Street Hall0.04 ha of land at the James Street Hall is allocated for around 17dwellings.A3 : Housing - Millgate Loan/Chalmers Street0.15 ha of land at Millgate Loan/Chalmers Street is allocated foraround 20 dwellings.A4 : Housing – Benedict Road0.6 ha of land at Benedict Road is allocated for around 20dwellings. This site should be developed in conjunction with landat Cliffburn as part of the wider regeneration project (see A5below)NEW ALLOCATIONS12. Table 3 summarises new allocations of housing land that willcontribute towards meeting the Structure Plan allowances to 2011.13. An area of greenfield land at Cliffburn Road is available adjacentto the ongoing regeneration project in the Cliffburn area of Arbroath.The development of this site could assist in diversifying the range andtype of housing available in this part of town, and also adds to thegreenfield housing land opportunities which exist in the town.Table 3 : New AllocationsA5 : Cliffburn 125Total 125A5 : Housing - Cliffburn4.9 ha of greenfield land at Cliffburn is allocated for around 125dwellings. Development proposals should include the following:• 20% of the capacity of the site to provide LCHO affordablehousing;• the principal vehicular access to be taken from CliffburnRoad;• road widening and footpath provision on Cliffburn Road;• formalising the footpath on the eastern edge of the site;• provision of public open space to serve the wider Cliffburnarea.Angus Local Plan Review104Finalised Plan

REGENERATE! NORTH ARBROATH14. The Cliffburn, Strathairlie and Demondale areas of Arbroath arethe subject of a major regeneration initiative - Regenerate! NorthArbroath. This is a partnership project involving the local community,Angus Council, Communities Scotland, Angus Housing Association,Scottish Enterprise Scotland, Angus College, Tayside Police andAngus Healthcare with the support of monies from the EuropeanRegional Development Fund. The regeneration scheme will involvethe renewal of some existing housing and new residentialdevelopment, as well as a range of community and environmentalprojects.15. Whilst the social and economic regeneration of these threecommunities is at the core of the project, there are a number ofproposals to improve the built environment including:• demolish existing vacant/unpopular property (several small sites)and replace with new housing;• establish an integrated approach to the provision and improvementof landscaping, sports pitches and playgrounds;• improve the level of community facilities provision and services;• establish an area capable of being developed for new mixedtenure housing.Individual development proposals are not identified in this Local Plan,as housing renewal and replacement do not contribute towardsmeeting Structure Plan allowances for new housing.A6 : Regenerate! North ArbroathAngus Council in partnership with the local community,Communities Scotland, Angus Housing Association and otherservice providers will develop and implement proposals as partof a community based regeneration scheme for the Cliffburn,Strathairlie and Demondale areas of the town.OPPORTUNITY SITES16. There are a number of sites in Arbroath that provide opportunitiesfor redevelopment. Where proposals involve new housingdevelopment they will require to contribute towards meeting theprovisions of Policy SC6: Affordable Housing (see page 27).A7 : Opportunity Site - Little Cairnie0.3 ha of land to the rear of Little Cairnie Hospital provides anopportunity for redevelopment for around 6 dwellings or otheruses compatible with the surrounding area. Improvements to theexisting access from Forfar Road will be required.Opportunity Sites: Sitesavailable for redevelopment forhousing and/or other uses.Given uncertainties related tothe timing of release of suchsites for development and therange of potentially suitableuses, they are not countedtowards meeting the StructurePlan housing allowances untilplanning permission is granted.Opportunity SitesA 7 : Little CairnieA 8 : Marine BallroomA 9 : Ernest St/ Palmer StA10 : Cairnie Street/StobcrossA11 : Wardmill/ Dens RoadA8 : Opportunity Site - Marine Ballroom, Hill StreetThe site of the Marine Ballroom on Hill Street provides anopportunity for redevelopment for alternative uses, includinghousing (approximately 20 dwellings). Any developmentAngus Local Plan Review105Finalised Plan

proposals should respect the scale, mass and density ofsurrounding development.A9 : Opportunity Site - Ernest Street/Palmer Street1.5 ha of disused land and buildings provides an opportunity forredevelopment for around 50 houses and flats. Proposals shouldinclude the following:• 20% of the capacity of the site to provide LCHO affordablehousing; and• investigation of ground contamination issues and anynecessary remediation which would be required to take placein advance of development.A10 : Opportunity Site - Cairnie Street/StobcrossThe site of the former foundry (approx 1ha) provides theopportunity for redevelopment for Class 4 business use*, callcentre or residential use subject to site investigation beingundertaken to assess the potential land contamination and thesatisfactory completion of remediation works.* As defined in the Town and Country Planning (Use Classes) (Scotland) Order 199717. Wardmill/Dens Road is a mixed-use area in various ownerships,with degraded land and buildings among well-maintained and viablebusinesses. The area would benefit from investment andregeneration, particularly where all or a significant part of the area isincluded. The Baltic Mills, a Category A listed building, is an importantlandmark in the area. The use of, or impact on, the building should beconsidered in any development proposals.A11 : Opportunity Site - Wardmill/Dens RoadThe Dens Road/Wardmill Road area of Arbroath offers anopportunity for regeneration for one or more uses, includingbusiness, commercial, leisure. Residential use may also beacceptable.Development proposals will require to be accompanied by amasterplan demonstrating how regeneration proposals will bemanaged, taking account of existing activities and addressingthe following:• flood protection;• drainage• access• assessment and remediation of potential contamination;• impact on the Baltic Works; and• quality of the amenity of any proposed housing.WORKING18. An area west of the existing industrial estate at Elliot provides theopportunity to take advantage of the upgrading of the A92 road and toextend the range and quantity of the long-term employment landsupply in Arbroath. Development proposals which would prejudice theexpansion of employment land to the west of the existing ElliotIndustrial Estate will not accord with this Local Plan. Brownfield siteswithin Arbroath that are well related to the town centre and transportAngus Local Plan Review106Finalised Plan

links provide the potential for reuse for more specialised needs suchas office or business use.A12 : Working - West of Elliot Industrial Estate21 ha of land to the west of the existing Elliot Industrial Estate isallocated for Class 4* (business), Class 5* (general industry), andClass 6* (storage and distribution) uses.Development proposals which would prejudice the expansion ofemployment land to the west of the existing Elliot IndustrialEstate will not accord with this Local Plan.*As defined in the Town and Country Planning (Use Classes) (Scotland) Order 1997.19. The Council has identified opportunities to attract mobile inwardinvestment to the Angus towns through the provision of well-locatedand accessible sites for office and call centre developments. Theacquisition and preparation of such sites within the central areas of themain towns, initially in Arbroath, supports land use policies to promotethe physical and economic regeneration of urban areas. There are anumber of brownfield locations that could contribute towards thestrategy of renewal and provide opportunity for a range of office andother business uses.A13 : Domestic Scale Fish ProcessingSmoking and processing of fish on a small domestic scale willcontinue to be supported within the Fit o’ the Toon area.TOURISM20. Tourism remains an important activity and source of employmentfor Arbroath, and Angus Council will continue to promote and supportprojects and investment that improve the town’s facilities and role inthis sector.21. The completion of a number of partnership projects has enhancedthe visitor attractions and historic area of the town. Projects haveincluded the Abbey visitor centre, West Links, town centreimprovements and improved signing. Recently approved developmentproposals at the harbour will further extend the range of visitorfacilities and attractions. Marketing initiatives such as the annual‘Seafest’ complement the physical works projects and assist inattracting more visitors into the town. Improved links betweenattractions will make them more accessible to visitors, encouragingthem to stay longer and explore the town.A14 : Arbroath HarbourDevelopment opportunities in and around the harbour whichencourages tourism and leisure uses, whilst retaining andsupporting the needs of the fishing and boat building industries,will be supported.Opportunity exists to promote a gateway development at theentrance to the harbour. Further opportunities to regenerateunderused and vacant sites and to implement environmentalAngus Local Plan Review107Finalised Plan

projects, which will retain and enhance the unique character ofthe Harbour, will be sought.A15 : Improvement Of Tourist LinkagesAngus Council will continue to pursue the strengthening oflinkages between the Abbey Precinct, High Street and Harbourarea and the West Links as a means of consolidating andpromoting tourist and environment benefits to both Arbroath andAngus.TOWN CENTRES AND RETAILING22. Arbroath supports a wide range of retail provision in terms of type,form and location including a covered mall, major food stores and arange of regional and national multiple stores’ and independentretailers. The recent establishment of the Westway Retail Park atDundee Road offers opportunities for larger retail units to bedeveloped within Arbroath. There is also the potential to developleisure facilities at this gateway location.23. Evidence and findings from a recent Public Local Inquiry inconnection with major retail development proposals has confirmedthat there is expenditure capacity to support a second superstore thatwould improve the range and choice of convenience retailing forconsumers and reduce the leakage of expenditure from the catchmentarea. Angus Council has agreed that an additional superstore ofaround 5000 square metres (gross) would be appropriate. Followingfurther consideration of the locational options, the Council hasidentified the Westway Retail Park as the preferred location havingregard to various issues including accessibility and distribution, retailfunctions, development constraints, and land use and regenerationopportunities.A16 : Westway - Dundee RoadLand at Westway/Dundee Road is reserved for retail use, leisureuse and ancillary development including the provision of a foodretail store (around 5000 sqm gross) and non food retailwarehouses for sale of durable goods (limited to bulky andelectrical goods.)24. The town centre contains a mixture of land uses, which the LocalPlan seeks to maintain and strengthen, through the implementation ofa package of environmental improvements and other initiatives (suchas the Townscape Heritage Initiative). These aim to support thephysical and economic regeneration of the town and its historic core.The High Street remains a focus both for shopping and as a linkbetween two major attractions within the town, at the Abbey and theHarbour.Townscape Heritage Initiative(THI)A five-year programme of grantassistance for the social,economic and heritageregeneration of historic towncentres.25. The West Port is an important part of Arbroath, both as ashopping street and a conservation area. Whilst Angus Council willencourage new uses where they are compatible with existingactivities, retailing is important in retaining the vitality and viability ofthe area.Angus Local Plan Review108Finalised Plan

A17 : West Port Shopping FrontageProposals involving the change of use of existing ground floorretail premises (Class 1*) shops will only be acceptable where:-• it can be demonstrated that the property has been vacant forat least 12 months and actively marketed for retail use in thattime; or• at least 5% of retail units within the West Port are vacant.Where development proposals satisfy the above criteria thefollowing will also apply:-• ground floor frontage development should include a shopwindow frontage and maintain an appropriate windowdisplay; and• a condition will be applied (in accordance with Circular4/1998) to restrict the permission to the use specified.Proposals for the establishment of hot food takeaways will beconsidered in the context of Policy SC25: Public Houses and HotFood Takeaways, Restaurants and Cafes.Circular 4/1998 – The use ofconditions in PlanningPermissions*As defined in the Town and Country Planning (Use Classes) (Scotland) Order 1997.TRANSPORT AND COMMUNICATION26. The implementation of projects to improve transport links isimportant to maintaining and improving accessibility within and aroundArbroath. The former goods yard at Helen Street has been identifiedby Network Rail as a strategic site, which will be safeguarded forfuture use as a potential rail freight facility.A18 : Helen Street - Goods YardThe site of the former railway goods yard at Helen Street issafeguarded as a potential site for a rail freight facility.ENVIRONMENTTOWNSCAPE HERITAGE INITIATIVE27. The approval of the application for Townscape Heritage Initiative(THI) recognises the quality of Arbroath’s historic town centre. The THIis a partnership of the Heritage Lottery Fund, the European RegionalDevelopment Fund, Scottish Enterprise Tayside, Historic Scotland andAngus Council. The THI has funds to support projects, which furthersocial, economic and heritage regeneration within the Arbroath No1Conservation Area.Townscape Heritage Initiative(THI)A five-year programme of grantassistance for the social,economic and heritageregeneration of historic towncentres.HOSPITALFIELD28. Hospitalfield House (a Category A listed building and ScheduledAncient Monument), set in around 22 ha of managed woodland andopen agricultural land, is a prominent feature in the local landscapeand a unique private open space within Arbroath. The Local Planpolicy seeks to maintain this unique character and all developmentproposals will require to be accompanied by a conservation and/ordesign statement demonstrating how they contribute to the characterAngus Local Plan Review109Finalised Plan

and setting of the area.A19 : Hospitalfield HouseHospitalfield House and grounds will be protected fromdevelopment that would be detrimental to the historic characterand landscape setting of the property.Angus Local Plan Review110Finalised Plan

62 6364 65Arbroath (Inset Ma p 1)43This Proposals Map should be read inconjuncti on with t he FinalisedWritten StatementA142A7A4A(b)A(a)A5A11A3A9A(e)A(c)A10A(g)A(j)41A18CENTRALAREAINSETWESTPORTINSETA(d)A(h)A8A19EnvironmentArbroath settlementstatementTopicchapterArbroath settlementstatementTopicchapterRegenerate: North ArbroathConservation areaA6Policy ER 11-13, 20Development boundary40 A16Development inA12existing built-up areasInset map boundaryA(i)HousingExisting sitesAllocated sitesOpportunity sitesA(a) - (j)A1 - A5A7 - A11Policy S1Policy S1HospitalfieldTown Centres & RetailingWestway Dundee Roadretail parkTransport & communicationHelen Street,goods yardA92 road upgrade(part)A19A16A18Policy SC44Policy SC40SC40For reference purposes only. No further copies may be made.Based upon the Ordnance Survey mapping with the permissionof the controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown Copyright and maylead to prosecution or civil proceedings.Angus Council LA09023L, 20050 1kmWorkingEmployment landallocated siteDomestic scalefish smokingEmployment landsupplyA12A13Policy SC13Policy SC13Sport & RecreationArbroath harbourOpen space protectionCommunity Facilities & ServicesSchool facilities -community useA14Policy SC29Policy SC35

HousingExisting sitesAllocated sitesArbroath settlementstatementA(f)A2, A3TopicchapterA2Employment & EnterpriseDomestic scalefish smokingA13Development inexisting built-up areasEnvironmentConservation areaAncient monuments(in the care of Scottish Ministers)Town Centres & RetailingTown centreCore retail areaPolicy S1Policy ER11-13 & 20Policy ER17Policy SC 20, 22 & 23Policy SC21West port shoppingfrontage (map2)A17Sport & RecreationOpen space protectionPolicy SC29For reference purposes only. No further copies may be made.Based upon the Ordnance Survey mapping with the permissionof the controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown Copyright and maylead to prosecution or civil proceedings.Angus Council LA09023L, 2005A(f)West PortInset Map 20 40MetresA3Central AreaInset Map0 60Metres

BRECHINAngus Local Plan Review113Finalised Plan

BRECHIN1. The ‘Cathedral City’ of Brechin functions as an employment,commercial and service centre for north Angus. The town contains anumber of attractive and distinctive areas including its characterfultown centre, the Cathedral precinct with its round tower and lanes, StNinians Square and the Caledonian Railway Station.2. The first Angus Local Plan encouraged economic regeneration andinward investment by providing opportunities for business, leisure,tourism and housing together with environmental improvement of thetown centre. This Local Plan maintains this approach and continues tosupport and build upon measures aimed at improving theattractiveness of the town for inward investment. This includes theprovision of attractive and well located sites for housing to the west ofthe town, developing the potential for recreation and tourism andpromoting the regeneration and improvement of vacant andunderused sites. Further improvement of the town centre environmentremains a key focus of the strategy. Angus Council will seek toestablish a Townscape Heritage Initiative for Brechin to facilitate therestoration, repair and reuse of historic buildings within the centralarea of the town.PROFILERole:North-east Angus market townproviding a range of servicesand facilities to thesurrounding area.Population:Census 2001 – 7199;1991 – 7655;% Change 91/01 : - 5.96.Housing Land Supply June2004 :existing - 119constrained - 80Employment Land Supply2004:Brechin Business Park-7.85haMontrose Road – 0.14haDrainage:Capacity with localisedconstraints affecting parts ofthe town.KEY ISSUES3. The main issues affecting Brechin include:-• how to encourage and improve the vitality and viability of the towncentre;• how to encourage the regeneration of vacant and underusedbuildings and land;• how to fully build upon measures already in place aimed atimproving the attractiveness of Brechin for inward investment.DEVELOPMENT STRATEGY4. The Development Strategy for Brechin seeks to:-• provide for a range of housing development by releasinggreenfield land on the west side of the town and promoting theuse of available brownfield land;• support measures which will regenerate the town centre andenhance its historic character and general environment;• improve the environment by encouraging urban renewal of vacantand underused sites;• support the potential for recreation and tourism development byreserving a site in the west of Brechin for improved visitoraccommodation as part of the existing gateway facility.• integrate recreational open space in association with the releaseof new land for housing development in the west of the town.Angus Local Plan Review114Finalised Plan

HOUSINGEXISTING SITES5. The existing housing land supply, comprising sites with planningpermission or under construction as identified in the Housing LandAudit June 2004, is shown in Table 1.NEW ALLOCATIONS6. Table 2 summarises new allocations of housing land which willcontribute towards meeting the Structure Plan allowances to 2011.B1 : Housing - Dubton FarmApproximately 29 ha of greenfield land in the west of Brechin atDubton is allocated for residential development together withsignificant areas of landscaping and public open space.Table 1 : Existing Sites(a) River Street 8(b) Bearehill /Rosehill 93(c) Witchden Road 8(d) Guthrie Park 10Total 119Table 2 : New AllocationsB1 : Dubton Farm 100B2 : Andover School 20Total 120An initial phase of 100 units will be released within the planperiod. The scale of further land release in the period beyond2011 will be determined by a future Local Plan. Proposals shouldbe in accordance with the development brief which will beprepared for this site which will include details of the followingrequirements:• structural landscaping within and around the periphery of thesite, including the provision of community woodlandadjacent to the A90(T) to provide effective noise mitigation,define development areas and help to integrate newdevelopment into the existing landscape framework andadjacent built up area;• access to be taken directly from the A935 and PittendriechRoad;• provision for public transport and linkages for pedestriansand cyclists throughout the whole site and to key publicplaces such as schools, the town centre, communitywoodland areas, Brechin Business Park and visitor attractionto the west;• developer investment to upgrade off site sewers;• noise impact assessment focusing on the A90(T) and BrechinBusiness Park to the west;• provision of associated community facilities;• 25% of the capacity of the site should provide LCHOaffordable housing.B2 : Housing - Andover School, Nursery Lane0.83 ha of land at the former Andover School comprising theexisting stone building and adjacent ground is allocated foraround 20 dwellings. The school building is Category B listedand will require to be retained. Proposals to convert the schoolbuilding to housing must comply with Policy ER14 of the LocalPlan (page 69). Whilst there is potential for housing to be builtwithin adjacent ground to the south and north of the school,proposals must comply with Policy ER15 (page 70). The site issurrounded by a stone boundary wall which will require to beretained as part of any development proposals. (Full planningAngus Local Plan Review115Finalised Plan

permission granted July 2004 to convert the school building to 10flats/1 house, and outline planning permission granted July 2004 for10 houses in adjacent ground).REGENERATION PROJECT7. The Queens Park Housing Estate has been identified asappropriate for regeneration to provide a wider choice of mixed tenurehousing through demolition of the existing flats and the construction ofnew dwellings. Opportunities for environmental improvement includinglandscaping and boundary treatment will also be promoted toenhance the entrance to the town.B3 : Regeneration - Queens Park2.0 ha of land at Queens Park, provides an opportunity forredevelopment to provide around 35 dwellings including privateand social rented accommodation and children’s nursery.Development proposals should seek to address the north eastand north west corners of the site which are highly visible on theapproach to and from Brechin. (Outline planning permissiongranted September 2004).OPPORTUNITY SITES8. There are a number of sites in Brechin that provide opportunitiesfor redevelopment. Where proposals involve new housingdevelopment they will require to contribute towards meeting theprovisions of Policy SC6: Affordable Housing (see page 27).B4 : Opportunity Site - Albert Place0.22 ha of land at Albert Place provides an opportunity for reuse/redevelopmentto provide around 10 dwellings. The site ispartly vacant and partly in industrial use, and its redevelopmentis dependent upon the whole site becoming available. Proposalsfor the comprehensive redevelopment of the whole site will berequired taking account of the guidance in Angus Council AdviceNote 6: Backland Housing Development.Opportunity Sites: Sitesavailable for redevelopment forhousing and/or other uses. Givenuncertainties related to the timingof release of such sites fordevelopment and the range ofpotentially suitable uses, theyare not counted towards meetingthe Structure Plan housingallowances until planningpermission is granted.Opportunity SitesB4: Albert PlaceB5: Scott StreetB6: Witchden Road - formergas worksB7: Southesk Street /Commerce StreetB5 : Opportunity Site - Scott Street, Goods Yard2.4 ha of land at Scott Street provides an opportunity forredevelopment for around 70 dwellings. A comprehensivelandscaping scheme will be required to enhance the amenity ofthe area and provide a buffer to the railway line.Angus Local Plan Review116Finalised Plan

B6 : Opportunity Site - Witchden Road, Former Gas Works0.6 ha of land at the former gas works site provides anopportunity for redevelopment for a variety of uses includingresidential or business use (Class 4*) subject to a siteinvestigation being undertaken to assess potential landcontamination and the satisfactory completion of anyremediation works.*As defined in the Town and Country Planning (Use Classes) (Scotland) Order 1997.B7 : Opportunity Site - Southesk Street/Commerce StreetThe vacant site fronting onto the east side of Southesk Streetprovides opportunity for redevelopment for alternative usescompatible with the surrounding area including office/businessuse (Class 4*). The wall forming the boundary with SoutheskStreet is Category B listed and will require to be incorporatedinto development proposals.*As defined in the Town and Country Planning (Use Classes) (Scotland) Order 1997.TOWN CENTRES AND RETAILING9. Building upon previous environmental improvement schemes andin support of a wider regeneration strategy for the town, AngusCouncil will seek to establish a Townscape Heritage Initiative withinthe historic centre of Brechin.B8 : Town Centre ImprovementsAngus Council will support appropriate initiatives including theestablishment of a Townscape Heritage Initiative for theimprovement and/or redevelopment of buildings and sites withinBrechin Town Centre where they support and enhance the area’sretail and service function.SPORT AND RECREATIONB9 : Community Woodland - CookstonApproximately 7.3 ha of land adjacent to the A90(T) at Cookstonis allocated for community woodland and recreational openspace. All woodland areas should principally comprise nativespecies.B10 : Open Space Area - Cookston4.9 ha of land on the west side of Cookston Road, adjacent to theA90(T), is allocated for recreational open space to complementthe use of the existing community woodland for recreationalactivity.TOURISMB11 : Hotel/Travel Lodge Development - Dubton Farm1.5 ha of land in the west of Brechin, north of the A935, isallocated for a hotel/travel lodge (Class7*) use. The site isAngus Local Plan Review117Finalised Plan

located on the main approach to Brechin and is set in anattractive landscape adjacent to the Brechin Business Park.Development proposals including boundary treatment shouldseek to reflect the traditional design and established landscapecharacteristics of the area.*As defined in the Town and Country Planning (Use Classes) (Scotland) Order 1997.COMMUNITY FACILITIES AND SERVICESB12 : Brechin Cemetery Extension0.6 ha of land adjacent to the existing Brechin Cemetery isreserved to provide future cemetery facilities.ENVIRONMENT AND RESOURCES9. Following an appraisal of a range of potential options for a FloodPrevention Scheme in Brechin, Angus Council will promote theconstruction of defences along the north bank of the River South Eskas the preferred option. Public consultation on the nature and designof the scheme will be undertaken as it progresses towards theplanning application stage and as part of the planning applicationprocess.B13 : Brechin Flood Prevention SchemeAngus Council will promote the construction of defences alongthe north bank of the River South Esk as the preferred FloodPrevention Scheme for Brechin.Angus Local Plan Review118Finalised Plan

585960Brechin (Inset Map 2)This Proposals Map should be readin conjunction with the FinalisedWritten StatementB10B961B12B1CENTRALAREAINSETB(b)B11B7B560B4B6B(c)B(d)B2B3B(a)Development boundaryDevelopment inexisting built-up areasInset map boundaryHousingExisting sitesAllocated sitesUrban regenerationOpportunity sitesBrechin settlementstatementB(a) - (d)B1 & 2B3B4 - B7TopicchapterPolicy S1Policy S1Sport & RecreationCommunity woodlandOpen space provisionHotel/Travel lodgeOpen space protectionBrechin settlementstatementB9B10B11TopicchapterPolicy SC2959WorkingEmployment land supplyEnvironmentConservation areaPolicy SC13Policies ER11-13,20Community Facilities & ServicesSchool facilities -community useCemetery extensionB12Policy SC35For reference purposes only. No further copies may be made.Based upon the Ordnance Survey mapping with the permissionof the controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown Copyright and maylead to prosecution or civil proceedings.Angus Council LA09023L, 20050 500m

For reference purposes only. No further copies may be made.Based upon the Ordnance Survey mapping with the permissionof the controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown Copyright and maylead to prosecution or civil proceedings.Angus Council LA09023L, 2005Brechin settlementTopicstatement chapterDevelopment inexisting built-up areasEnvironmentConservation areaPolicy S1Policies ER11-13,20Ancient monumentsPolicy ER17(in care of Scottish Ministers)Town Centres & RetailingTown centre B8Policies SC20, 22 & 23Core retail areaPolicy SC21Sport & RecreationOpen space protectionCommunity Facilities & ServicesSchool facilitiescommunity usePolicy SC29Policy SC35Central AreaInset Map0 25 50Metres

CARNOUSTIE and BARRYAngus Local Plan Review121Finalised Plan

CARNOUSTIE and BARRY1. Carnoustie is an attractive seaside town, which was originally afishing village. In recent years it has developed as a popularcommuter town, principally satisfying housing demand from theDundee Housing Market Area. Although opportunity for developmentwas constrained during much of the 1990s, the position has beenpartly eased by the construction of the wastewater treatment plant atHatton.2. Barry village extends from the western edge of Carnoustie alongthe A930. The provision of the Barry bypass as part of the A92project will remove through traffic from the village, significantlyimproving the amenity of residents. Drainage and flooding issues,however, continue to restrict opportunities for development in Barry.3. The first Angus Local Plan allocated greenfield housing land northof Newton Road, Carnoustie. This, together with a contribution froma range of brownfield sites, will meet housing land requirements forthis plan period.4. The lack of a site for industrial/business use requires to beaddressed taking account of the improved road access afforded bythe upgrading the A92 road and associated linkages to the town.PROFILERole:A popular seaside holiday,golfing and service centre withstrong links to the wider SouthAngus and Dundee housingmarket.Population:Census 2001 - 10561;1991 - 10488;% change 91/01 : +0.78Housing Land SupplyJune 2004 :existing 144allocated first ALP 74Employment Land Supply2004 :Panmure 0.75haDrainage: availableWater Supply: available5. The beach and golf links provide Carnoustie and Barry with anexcellent base for the holiday and tourism market and theChampionship golf course enjoys an international reputation with thereturn of the British Open in 2007.KEY ISSUES6. The key issues facing Carnoustie and Barry are:-• How Carnoustie and Barry can best take advantage of theupgrading of the A92 road and associated link roads, includingthe location of accessible employment land;• The provision of affordable housing for sale and rent;• How to strengthen and improve shopping and facilities in thetown centre;• How to develop opportunities that sustain and promoteCarnoustie as a holiday location, including its international golfingreputation; and• How to stimulate the regeneration of vacant sites within the town.DEVELOPMENT STRATEGY7. The Local Plan development strategy for Carnoustie and Barryseeks to:-• 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 strengthen this internationally recognised asset; and• Encourage the redevelopment of underused brownfield siteswithin the built up area.Angus Local Plan Review122Finalised Plan

HOUSINGEXISTING SITES8. Sites with planning permission or under construction as identifiedin the Housing Land Audit June 2004, are shown in Table 1.SITES PREVIOUSLY IDENTIFIED BY THE FIRST ANGUS LOCALPLAN9. This Local Plan continues to reserve part of the site at NewtonRoad for housing development. However the yield has beenamended to reflect the recent planning permission.C1 : Housing - Newton Road 2Table 1 : Existing Sites(a) Westhaven Farm 12(b) Lochend Road 10(c) Newton Road 1 31(d) Ravensby Road 10(e) Taymouth Terrace 81Total 144Table 2 : Sites from First ALPC1 : Newton Road 2 158Total 1588.5 ha of land at Newton Road is reserved for 158 houses.(Planning permission for the development was granted in August2004)OPPORTUNITY SITES10. There are a number of sites in Carnoustie that provideopportunities for redevelopment. Where proposals involve newhousing development they will require to contribute towards meetingthe provisions of Policy SC6: Affordable Housing (see page 27).C2 : Opportunity Site - Woodside/Pitskelly4.5 ha of land at Woodside/Pitskelly provides an opportunity fora number of uses including residential, Class 11* (assembly andleisure), recreation or Class 4* (business) where they arecompatible with surrounding activities.Opportunity Sites: Sitesavailable for redevelopment forhousing and/or other uses.Given uncertainties related tothe timing of release of suchsites for development and therange of potentially suitableuses, they are not countedtowards meeting the StructurePlan housing allowances untilplanning permission is granted.Opportunity SitesC2 : Woodside/PitskellyC3 : Barry RoadC4 : Greenlaw HillC5 : Former DalhousieGolf ClubVehicular access will be from the new Upper Victoria Link Road.Ground condition surveys establishing the suitability of theground for housing or other built uses will be required.A landscaping scheme incorporating new tree planting will berequired as an integral part of proposals for this site, andshould have regard to the valuable tree belt on the raised beachadjacent to this site.*As defined in the Town and Country Planning (Use Classes) (Scotland) Order1997.C3 : Opportunity Site - Barry RoadApproximately 1 ha of land at Barry Road provides anopportunity for a number of uses including residential, Class 4*(business) and Class 11* (assembly and leisure) where they arecompatible with surrounding activities. The site comprises adisused social club building and part of the former juniorfootball ground.Angus Local Plan Review123Finalised Plan

Access should be taken from Barry Road. Ground conditionsurveys establishing the suitability of the ground for housing orother built uses will be required.*As defined in the Town and Country Planning (Use Classes) (Scotland) Order 1997.C4 : Opportunity Site - Greenlaw Hill1.7 ha of land at Greenlaw Hill provides an opportunity forresidential development which should reflect the rural settingand open nature of this site, and its prominence at the entranceto Carnoustie on the Upper Victoria Link.Access will be from the Upper Victoria Link road anddevelopment will not be permitted until the new road iscompleted.C5 : Opportunity Site – Links Parade,Former Dalhousie Golf ClubApproximately 0.7ha of land at Links Parade provides anopportunity for redevelopment for leisure uses, holidayaccommodation, offices, housing or mix of these uses.WORKING11. There is a lack of employment land to serve the needs of newand expanding businesses within the Carnoustie/Barry/Monifietharea. The rationalisation of Heather Pre-Packs to a single, servicedsite at Clayholes Farm provides a basis for establishing an area foremployment use on the west side of Balmachie Road.C6 : Working - Clayholes FarmApproximately 5ha of land is allocated at Clayholes Farm forClass 4* (business), Class 5* (general industry), and Class 6*(storage and distribution) uses.Proposals should include details of requirements for significantlandscaping and planting to create a buffer around the wholesite to protect the amenity of surrounding land uses, and toscreen the site from the north.*As defined in the Town and Country Planning (Use Classes) (Scotland) Order 1997.TOWN CENTRES AND RETAILING12. As with many small towns, Carnoustie town centre provides for arange of uses including retail, business, office, other service activitiesand housing. The mix of uses and layout which contribute to thetown’s unique character, also limit the opportunity for majorredevelopment. Angus Council will support private sector initiativesfor the appropriate improvement and/or redevelopment in Carnoustietown centre. This could include proposals to strengthen andenhance the area’s retail and service function, including mixed-useredevelopment and housing in upper floors.Angus Local Plan Review124Finalised Plan

COMMUNITY FACILITIES AND SERVICES13. The Health Authority has determined that the present healthcentre on Dundee Street is inadequate to meet the futurerequirements of Carnoustie and Barry residents. Following extensiveinvestigation a site for a replacement facility has been identified atPitskelly Park.C7: Replacement Health Centre, Barry Road0.4 ha of land at Pitskelly Park, Barry Road, is reserved for anew health centre. (Planning permission for the development wasgranted in November 2004)14. School facilities in Carnoustie are to be upgraded as part of theCarnoustie and Forfar Schools Public Private Partnership (PPP)project, programmed for completion by July 2008. For Carnoustie theproject comprises:-• a new two stream primary school at Thomas Street;• a new build single stream primary school for central Carnoustieat Queen Street/Newton Road;• upgrading of the existing Carlogie Primary School; and• replacement of Carnoustie High School teaching blocks.15. Completion of the project in Carnoustie will result in the primaryschools at Kinloch, Dundee Street; Barry and Panbride becomingsurplus to the Education Department’s requirements. Proposals forthe redevelopment or reuse of these sites will be required to takeaccount of the amenity of surrounding areas and relevant policies ofthis Local Plan.C8 : Primary School Site - Thomas Street2.4 ha of land at Thomas Street is allocated for a new twostream primary school.C9 : Primary School Site - Queen Street1.2 ha of land at Queen Street is allocated for a new singlestream primary school.16. An extension to Shanwell Cemetery was allocated in the firstAngus Local Plan. This Local Plan reaffirms the allocation of land fora cemetery extension.C10 : Shanwell Cemetery Extension0.4 ha of land adjoining the existing Shanwell Cemetery isreserved as an extension. Upgrading of the access road fromthe Upper Victoria Link along the line of the existing track willbe required.SPORT AND RECREATION17. This Local Plan continues the land allocation from the firstAngus Local Plan for a new sports ground and associated facilities atShanwell Road, adjacent to Carnoustie High School.Angus Local Plan Review125Finalised Plan

C11 : Sports Ground, Shanwell Road2.25 ha of land north of Shanwell Road and west of BalmachieRoad is allocated for the development of a recreational sportsground and associated facilities, including new access road andcar parking.18. Carnoustie is firmly re-established on the Golf OpenChampionship circuit with the return of The Open in 2007 followingthe successful staging of The Championship in 1999. TheConsultative Draft Local Plan Review suggested investigating thefeasibility of establishing a new 18 hole golf course with ancillaryfacilities in order to consolidate Carnoustie as an internationallyrenowned golf centre. This also had regard to the development offurther courses which have reinforced the competitive attraction ofother major international golf tourism locations elsewhere in Scotlandand beyond.19. The tentative suggestions advanced in the Draft Plan haveresulted in significant interest being expressed by landowner anddeveloper interests, including some preparatory studies beingundertaken. Such a major development requires clear evidence thatit will fully meet the qualitative demands which underpin theinternational golf tourism market which itself has been subject ofsome downturns. At this stage, however, there remain significantuncertainties as to how or whether a course of the exceptionalquality sought can be developed in the optimum location.20. In these circumstances, and recognising the potential risks toexisting golf and related facilities in Carnoustie of falling below thehigh standard required, it is proposed that further work andconsultation is required before an informed view can be taken on thismatter. In the event that proposals are subsequently advanced whichmeet the high expectations and requirements for a new golf courseat Carnoustie these would most appropriately be considered andprogressed as part of a future alteration or review of the Local Plan.This would also have regard to the scale, location and type ofhousing and other development which may be required to financiallysupport the development of the golf course.C12 : Golf Course DevelopmentThe scope and opportunities for creating a new high qualitychampionship standard 18 hole golf course with ancillaryfacilities on a suitable site on the periphery of Carnoustie will bekept under review for potential further consideration in a futurealteration or review of this Local Plan.Angus Local Plan Review126Finalised Plan

Development boundary53Development in existingbuilt up areasHousingExisting sitesAllocated sitesCarnoustie settlementstatementC(a)-(e)C1TopicchapterPolicy S1Policy S154 55 56Carnoustie & Barry(Inset Map 3)This Proposals Map should beread in conjunction with theFinalisedWritten StatementOpportunity sitesC2 - C5WorkingEmployment land / LandscapingC6Policy SC13Employment landsupplyTown Centres & RetailingTown centrePolicy SC13Policy SC20, 22, 2335Sport & RecreationSports groundC11SC40Open space protectionPolicy SC29Community Facilities & ServicesSchool facilities -community usePrimary schoolC8 & C9Policy SC35C6Health centreC7C(c)Cemetery ExtensionC10C11C1Transport & CommunicationUpgrade of A92 / A930Improved Linkages to Carnoustie (part)Policy SC40C9C(a)34SC40C10C4C2C(b)C3C7C(d)SC40C8C5C(e)33For reference purposes only. No further copies may be made.Based upon the Ordnance Survey mapping with the permissionof the controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown Copyright and maylead to prosecution or civil proceedings.Angus Council LA09023L, 20050 1km32

Angus Local Plan Review128Finalised Plan

FORFARAngus Local Plan Review129Finalised Plan

FORFAR1. Forfar is a traditional market town providing a wide range ofservices and facilities to a large rural hinterland. It is one of the maintowns in Angus, located centrally in Strathmore. The town is wellconnected to the strategic road network. The Glamis Road andKirriemuir Road junctions on the A90(T) have been reconfigured tograde separated status, which provides improved accessibility to thetown.2. The Dundee and Angus Structure Plan (approved 2002) identifiesForfar as a focus for growth in Angus. In addition to a number ofbrownfield sites previously identified in the first Angus Local Planwhich have still to come forward, there are further areas of land withinthe town which have now become available to accommodateresidential development.3. The Local Plan allocates a range of sites for housing developmentincluding the establishment of a new neighbourhood in the west of thetown within which a range of related developments can beaccommodated in the period to 2011 and beyond. This approachhelps to create certainty for developers and maximise the potential forfuture investment in the Forfar area.PROFILERole:Important market town incentral Angus providing awide range of services andfacilities to the surroundingarea.Population:Census 2001 – 13206;1991 – 12832;% Change 91/01: +2.91Housing Land Supply June2004:existing - 118,allocated first ALP - 115constrained - 115Employment Land Supply2004:Orchardbank 30 haDrainage:Capacity with localisedconstraints affecting parts of thesouth and east of the town.Requires completion of Phase 3of the Forfar Sewers RenewalScheme, programmed forcompletion in 2005.Water Supply:availableKEY ISSUES4. The key issues for Forfar are:• The need to identify appropriate sites to accommodate newhousing development, in support of the Structure Plan strategy,whilst safeguarding the form and setting of the town;• The promotion of the brownfield redevelopment sites for housingwhere appropriate;• The resolution of the long standing drainage constraint affectingareas in the south and east of the town;• The protection of the Strathmore Mineral Water Company groundwater resource in West High Street from contamination;• The protection of the landscape quality and recreationalresources of open spaces and the associated path networkaround the town including Balmashanner and Forfar Loch CountyPark;• The opportunity to maximise the advantages of grade separationof the junctions on the A90(T) providing safe and easy access tothe transport network;• The continued protection of the character and function of the towncentre as an attractive place to visit and as a service centre;• The provision of marketable employment land and safeguardingother business and industrial sites in the town to provide forcontinued growth in the local economy.Angus Local Plan Review130Finalised Plan

DEVELOPMENT STRATEGY5. The Local Plan development strategy for Forfar seeks to:-• Continue to allow for redevelopment of brownfield sites, which willcontribute to the regeneration of vacant and/or underused areasof the town.• Identify a range of effective housing land allocations, including along-term strategy for development in the west of the town.• Safeguard important landscape features from inappropriatedevelopment, including Balmashanner to the south and ForfarLoch Country Park to the north-west.• Encourage a strong and lively town centre with shopping facilitiesto meet the area’s requirements.• Support the development of land west of Orchardbank, towardsthe A90(T) for high quality business and employment uses, andprovide for an extension to an existing employment site in theeast of the town.• Continue with the creation and maintenance of a recreationalnetwork, connecting open spaces and new development aroundthe town.GROUND WATER PROTECTION ZONES6. Surface water disposal in Forfar requires special consideration inorder to protect the ground water resource used by the StrathmoreMineral Water Company. Disposal of sewage effluent will be to thepublic drainage system and is therefore not covered here. Large scaleproposals where disposal of surface water via soakaways to theground, including the use of Sustainable Urban Drainage Systems(SUDS) schemes, could potentially have an impact on the groundwater resource. These may include developments with large car parksor other impenetrable areas, garage forecourts, major roads, industrialareas, or development on land which is known to have beenpreviously landfilled. Developers are encouraged to make earlycontact with Angus Council and/or SEPA in order to establish theneed for further assessment of potential risk.Hydro – EnvironmentalAppraisal and ProtectionZoneDetermination,Hydrogeological ServicesInternational Ltd, June 1999establishes three protectionzones to guide activities whichmay impact on the ground waterresource.F1 : Protection of Ground Water ResourcesLarge scale development proposals which involve the use ofsurface water soakaways must consider the potential impact onthe ground water resource. In appropriate circumstances AngusCouncil will require developers to undertake an assessment ofpotential risk to ground water.HOUSINGEXISTING SITES7. Sites with planning permission or under construction as identifiedin the Housing Land Audit June 2004, are shown in Table 1.Table 1 : Existing Sites(a) Montrose Road 25(b) Slatefield Farm 12(c) Dundee Road 6(d) Turfbeg Farm 21(e) Victoria Street 6(f) Roberts Street/Prior Road 25(g) Service Road 2(h) Prior Road 1 5(i) Prior Road 2 3(j) North Street 6(k) Manor Rise 7Total 118Angus Local Plan Review131Finalised Plan

SITES PREVIOUSLY IDENTIFIED BY THE FIRST ANGUS LOCALPLAN8. The sites summarised in Table 2 were previously identified in thefirst Angus Local Plan but have not yet come forward. This Plancontinues the allocation of these sites for housing development, andwhere appropriate the wording of the proposal and/ or the indicativeyield from the site may have changed. Development may bedependant on the completion of Phase 3 of the Forfar SewersRenewal Scheme which is indicated by Scottish Water for completionduring 2005.Table 2 : Sites from First ALPF2 : Beechill Nursery 5F3 : Green Street 20Total 25F2 : Housing - Beechill Nursery1.4 ha of land is allocated for residential development of around5 dwellings. The site must be accessed directly from Lour Roadand development must safeguard trees within the site.F3 : Housing - Green Street1 ha of land at Green Street is allocated for residentialdevelopment of around 20 dwellings. (Planning permission for 18flats granted 30 September 2004)NEW ALLOCATIONS9. Table 3 summarises new allocations of housing land which willcontribute towards meeting the Structure Plan allowances to 2011.The sites allocated are considered to have the potential to deliverattractive places to live in a range of locations across Forfar, meetinga variety of different housing needs. Taking account of the scale of thesites identified, the likely timescales within which development mightbegin and the issues that each of the sites must address,development of some sites is planned to come forward on a phasedbasis, with development expected to continue beyond 2011.Table 3 : New AllocationsF4 : Wester Restenneth 70F5 : Whitehills Nursery 15F6 : Dundee Road 100F7 : Westfield 300Total 485F4 : Housing - Wester Restenneth20 ha of land at Wester Restenneth, between the Montrose Roadand the Old Brechin Road, is allocated for around 140 dwellingsand major areas of open space. A first phase of up to 70dwellings will be permitted in the period to 2011.A comprehensive development scheme will be required for thewhole site which should address the following requirements:• A full remediation statement will be required for the site,indicating the areas of made ground and how these will beremediated.• 15% of the capacity of the site to provide LCHO affordablehousing.• Foul drainage arrangements for this site will be via theMontrose Road sewer on completion of Phase 3 of the ForfarSewers Renewal Scheme which is indicated by ScottishWater for completion during 2005. Foul drainage connectionsinto another part of the sewerage system wouldunacceptably limit drainage available in other parts of thetown.Angus Local Plan Review132Finalised Plan

F5 : Housing - Whitehills Nursery0.7 ha of land at Whitehills Nursery between Prior Road andStation Road is allocated for around 15 dwellings with arequirement for 15% of the capacity of the site to provide LCHOaffordable housing. Vehicular access will be taken from FyfeStreet.A further 6ha of land may have potential for housingdevelopment, subject to satisfactory access arrangements, andwill require to be confirmed by a future local plan.F6 : Housing - Dundee Road5.4 ha of land at Dundee Road is allocated for around 100dwellings. Proposals should include 15% of the capacity of thesite to provide LCHO affordable housing.F7 : New Neighbourhood - WestfieldApproximately 107 ha of land on the western edge of Forfarbetween the Glamis Road and the Dundee Road is identified forthe development of a new neighbourhood, including major areasof open space. Proposals should be in accordance with thedevelopment brief which will be prepared for this site which willinclude details for the following phases of development.Land is allocated for an initial phase of development in theperiod to 2011 comprising:-(a) approximately 28 ha of land for up to 300 dwellings, with 15%of the capacity of the site to provide LCHO affordablehousing; a new distributor road linking Dundee Road /Westfield Loan and the Glamis Road; open space/parkfacilities; and an area of land for possible communityfacilities;(b) the provision of approximately 37 hectares of land for openspace/recreational use which is required to ensure the longterm maintenance of a green buffer between developmentand the A90(T). Within this area only built development thatis ancillary to the use of the land for open space/recreationalpurposes will be acceptable.An area of land is safeguarded for further development in theperiod beyond 2011. Development proposals will require to beconfirmed by a future local plan and may comprise:(c) land for residential development, including affordablehousing;(d) a site for a new primary school;(e) an area on the south side of the Glamis Road forbusiness/employment development.Angus Local Plan Review133Finalised Plan

OPPORTUNITY SITES10. There are a number of sites in Forfar that provide opportunitiesfor redevelopment. Where proposals involve new housingdevelopment they will require to contribute towards meeting theprovisions of Policy SC6: Affordable Housing (see page 27). Somesites are within an area affected by a drainage constraint, although itis anticipated foul drainage may be accommodated on a ‘like for like’basis. A separate system for disposal of surface water will berequired.F8 : Opportunity Site - South Street0.8 ha of land at South Street provides an opportunity for a highdensity development of town houses and flats. Proposalsshould provide for improved sightlines at the StrangStreet/South Street corner through realignment of the buildingline and/or reduction in the height of the walls.Opportunity Sites: Sitesavailable for redevelopment forhousing and/or other uses.Given uncertainties related tothe timing of release of suchsites for development and therange of potentially suitableuses, they are not countedtowards meeting the StructurePlan housing allowances untilplanning permission is granted.Opportunity SitesF8 : South StreetF9 : Forfar InfirmaryF10 : New RoadF11 : St James RoadF9 : Opportunity Site - Forfar Infirmary1.2 ha of land at Forfar Infirmary provides an opportunity foraround 30 dwellings, business or community uses. The mainvehicular access should be from Montrose Road. Pedestrian andcycle routes linking Montrose Road and Arbroath Road shouldbe provided through the site. The existing boundary wall alongthe Arbroath Road frontage will require to be retained andincorporated into development proposals.F10 : Opportunity Site - New Road2.4 ha of land at New Road provides an opportunity foralternative uses including housing, business, community uses orretailing which is complementary to the town centre; or anappropriate mix of these uses. Vehicular access will not bepermitted from The Vennel.F11 : Opportunity Site - St James Road1.1 ha of land to the south of St James Road will provide anopportunity for alternative uses including housing, business orcommunity uses; or an appropriate mix of these uses. Proposalsshould address the street frontage along St James Road, whichis one of the main routes through the southern part of the town.WORKINGSITES PREVIOUSLY IDENTIFIED BY THE FIRST ANGUS LOCALPLAN11. The first Angus Local Plan allocated land at Orchardbank foremployment purposes. The construction of roads and infrastructurehas commenced on site.F12 : Working - Orchardbank29.6 ha of land to the west of Orchardbank adjacent the A90(T) isreserved for a ‘Gateway’ development comprising businessdevelopment (Class 4*), general industry (Class 5*), storage andAngus Local Plan Review134Finalised Plan

distribution (Class 6*), a landscaped spine incorporating a publicpath, appropriate boundary treatment including landscaping,screening and mounding for noise attenuation, and roadsidefacilities including a travel lodge. Development should be inaccordance with the approved Development Brief for the site.(Outline planning permission for a business park, roadside facilitiesand a travel lodge style hotel was granted 16 July 2004, detailedplanning permission for infrastructure and landscaping was granted 8June 2004).*As defined in the Town and Country Planning (Use Classes) (Scotland) Order 1997.F13 : Working – Carseview Road4 ha of land at Carseview Road is allocated principally forgeneral industrial development (Class 5*). There may also bescope for limited areas of business (Class 4*) development in thewestern part of the site. Access will be from Carseview Road anda landscaped buffer will be required along the northern andwestern boundaries.TOWN CENTRES AND RETAILING12. Forfar is a market town serving a large rural area, and the towncentre provides for a range of uses including retail, business, office,other service activities and housing. Angus Council will supportprivate sector initiatives for appropriate improvement and/orredevelopment in the town centre. This could include proposals tostrengthen and enhance the area’s retail and service function,including mixed-use redevelopment and housing in upper floors.COMMUNITY FACILITIES AND SERVICES13. School facilities in Forfar are to be upgraded as part of theCarnoustie and Forfar Schools Public Private Partnership (PPP)Project, programmed for completion by July 2008. The proposals forForfar are :• a replacement two-stream primary school at Langlands within theexisting site,• upgrading of Kirkriggs to a two-stream primary school, and• a new-build two-stream primary school at Whitehills Nursery, FyfeStreet.14. Completion of the PPP proposals for Forfar will result in existingprimary schools at Wellbrae and Chapelpark, a listed building,becoming surplus to the Education Department’s requirements.Proposals for redevelopment or reuse of these sites will be required totake account of the amenity of surrounding areas and relevant policiesof this Local Plan. The site at Lilybank which was formerly reservedfor education purposes is surplus to requirements and is no longerreserved for development in this Plan.15. Separate to the PPP project, a site for a new primary school isreserved within Policy F7 : New Neighbourhood – Westfield to meetfuture educational needs arising from that development.Angus Local Plan Review135Finalised Plan

F14 : Primary School – Whitehills Nursery2 ha of land at Whitehills Nursery, Fyfe Street is allocated for thedevelopment of a primary school.F15 : Newmonthill Cemetery Extension1.7 ha of land to the south of Newmonthill Cemetery is reservedfor long term cemetery provision. Access will be though theexisting cemetery and no direct vehicular access will bepermitted from Lour Road.ENVIRONMENT16. Two locally important landscape features make a valuablecontribution to the setting of Forfar. The town sits in a shelteredlocation at the foot of Balmashanner Hill to the south, and Forfar LochCountry Park lies on the western side of the town. These features areprotected from development which would erode their character andlocal recreational value.F16 : BalmashannerIn order to protect the open character and landscape value ofBalmashanner Hill development within the area defined on theproposals map will not be permitted.F17 : Forfar LochDevelopment which would adversely affect the landscape ornature conservation value of Forfar Loch, the Country Park or itssetting will not be permitted. In particular no further builtdevelopment will be permitted on land along the northern shoreof the Loch.Forfar Image Enhancement Proposals17. Proposals for image enhancement are being developed by AngusCouncil for a variety of locations in Forfar. Projects includeenvironmental improvements around the town centre and The Myre,and enhancements of the main approach routes into the town. Theseprojects are expected to come forward during the life of the LocalPlan.Angus Local Plan Review136Finalised Plan

5243 4445 46 47F13Forfar (Inset Map 4)This Proposals Mapshould be read in conjunction with theFinalised Written StatementF5F(j)F(g)F14F5F(h)F4F(d)51F(f)F(i)F(a)CENTRALAREAINSETF9F8F17F10F11Forfar settlementstatementTopicchapterF2Development boundaryDevelopment inexisting built-up areasInset Map boundaryPolicy S1Policy S150F15Housing & Associated UsesExisting sitesAllocated sitesF(a) - (k)F2 - F7aPossible longer term housingF5, F7cF12Distributor road (draft alignment)F7aAncient monuments(in care of Scottish Ministers)Policy ER17F7aMajor open areaF7bF6F16Opportunity sitesWorkingF8 - F11F7cEmployment landallocated siteF12, F13F7eF7dF7aEmployment landsupplyPossible business usepost 2011F7ePolicy SC1349F7bF7cF(b)Town Centres & RetailingTown centre Policies SC20, 22, 23Sport & RecreationOpen space protectionPolicy SC29Community Facilities & ServicesF(c)School facilities -community usePrimaryschool siteF14, (possible site F7d)Policy SC35Cemetery extensionF15BalmashannerF16Forfar LochF170 1kmFor reference purposes only. No further copies may be made.Based upon the Ordnance Survey mapping with the permissionof the controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown Copyright and maylead to prosecution or civil proceedings.Angus Council LA09023L, 2005

32725293731334113156895731741022481488610 6843923127524404244343638482950521113973311568885to8814042Development inexisting built-up areasHousingExisting sitesAllocated sitesOpportunity sitesForfar settlementstatementF(e) & F(k)F3F10TopicchapterPolicy S1Town Centres & RetailingTown centre Policies SC20, 22, 23Core retail areaSport & RecreationOpen space protectionCommunity Facilities & ServicesSchool facilitiescommunity useEnvironmentConservation areaPolicy SC21Policy SC29Policy SC35Policies ER 11-13,20For reference purposes only. No further copies may be made.Based upon the Ordnance Survey mapping with the permissionof the controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown Copyright and maylead to prosecution or civil proceedings.Angus Council LA09023L, 200554.0m56.1mtaen41LOCH ROAD53.6mCRAIGO192139155LOCHROAD56.7mGarageBM 56.10mFORFAR57.1m24GarageManorParkMountainRescuePostCentral AreaInset Map585963621863.7mPCDepotDepotEl Sub Sta59.1mMYRE ROADSTARK'S CLOSEWorksManorRiseMANORSTREET80(Football Ground)2Common Myre(Recreation Ground)WorksGarageCouncil DepotTankGarage64.0m0 60MetresAllotment GardensF(k)82Police HQRadioMast64.6mWorksQUEENSWELL ROADDepot33353631aEl Sub Sta989768566.2mManor Court9to 4329 311 to 827BankCar ParkSpringfield 63.6m1 to 322530722311Works4523660St Margaret'sParish ChurchWorksBowling Green76466681824MyreView10LibraryWEST HIGH STREET55 5991311125753204951WorksPH62.6mPostWorksWorksPavilion454718961.4mAnnfieldHouse5814PO37212d12b12c750to3335394315556312012a2914124648El Sub StaMYRE ROAD44273257542PostsDn FPosts140 3819 212312154310BM60.22m60.8m34114aWorks283230CR454968524Ward Bdy1724 25Museum59.4mLITTLECAUSEWAY109Reid Hall157262211 135142926 27517977Hall109111113115107105 103101999593898791818327375203 465CASTLELBBankHotel1471671658.8m4357.6mSTREETHotel1279695785129121123119536615913112772455A92690112114MunicipalBuildings58.9mKILLACKY'SCORNER356.6m13513312592 8884969482807064661392358565248 4657.9mTCBsHotelBM61.68m19 21STREET787476602A 9261398610610210014147104110Club4244129820a38408 9 103436140 to1441241261201161083032 281481281118PCPBM59.94mPCsTownHallBM60.41mCrossB 912813071223115Castle Hill26OfficesChurch59.3mEl Sub StaGarage10 62451Hotel77114to10OSNABURG ST392018CarnegieBathsWorksCARSEBURN ROAD158.5m22 24142615GarageStoresHotel 61.4mF10JobCentre13a22PC20 18161312611272513151921PH3 5 7PCBank BM 68.39mBM 61.21mVICTORIACar ParkEl Sub StaClub64.5m Works3THE VENNELSTREET60.8mPlaygroundSinksEast Green2521CANMORE STREET171921BM 59.34m14249111618281315123222617192053032252927252321311227363335293742153915aTel ExBM68.30mParish Churchof Forfar1141 43HallBM 63.15m3137464547284941CHAPEL STREETSPARROW CROFT54FarrLodge43PH51 53567.4mALBION PLACE4547 494542 to9 7 5 3 15557Hall68.4mPond5159CARSEBURNB 9128Issues556155.6m1521BankBM 69.31m54 to 681 423163.7m57.5m6561BM 56.98m561EAST HIGH958 to9ROAD70132Hall67.9m694158.4mSTREETCarParkWELLBRAEHEAD1860.8mGREEN STREETSt John's Church72F(e)27123239 3830HallCOUTTIE'SWYNDStoreHallSurgeryQUEEN STREET71Car Park1276741365.4m4a3533 347844109 11Windmill BraeB 9128 VICTORI STREET4 28082North School(Primary)OfficesGovtSurgery67.0m68486 88BM 66.57m8475 77 791369062.6m70.7m8BM 62.58m80F3859310819411259211128991Hall9698301314GOOSE8195972310410210021CR13BELL PL77293099101PH1215 14CROFT10567.5m1719106111109113103118108192011411618 10BELLPLACE11BM 6ChapelparSchool(Primary)7NEWMONTHILL14ACo tage212526Bell Place207065toto761151177129 to 34122232412711912512124ACADE7Sto2714123151335

KIRRIEMUIRAngus Local Plan Review139Finalised Plan

KIRRIEMUIR1. Kirriemuir is a gateway community at the foot of the Angus Glens,providing a range of services and facilities to the wider area. The townhas experienced significant housebuilding in the past, but since 1999further development has been restricted due to issues at the WasteWater Treatment Plant. The Local Plan identifies sites for housingdevelopment largely to meet local needs which will be able to comeforward when work is completed at the WWTP which creates capacityfor further development.2. Land previously identified to contribute towards meeting localemployment needs has not come forward. In order to provide amarketable supply of employment land in the area the Local Planallocates land at Forfar Road to accommodate local businessdevelopment, well located for access to the A90(T).KEY ISSUES3. The key issues relating to the future development of Kirriemuir are:PROFILERole:Gateway to the Glens.Kirriemuir is a small local centreproviding services to a largerural area.Population:Census 2001 – 5963;1991 – 5467;% Change 91/01 : +9.07Housing Land Supply June2004:existing - 47allocated first ALP - 10Employment Land Supply2004 :3 hectaresDrainage:Formal drainage constraintaffecting waste water catchmentarea including Kirriemuir,Maryton and Westmuir.• The need to resolve problems at the Waste Water TreatmentPlant which constrain development in Kirriemuir and othersettlements within the sewerage catchment area;• The need to identify sites within and well related to the town toaccommodate an appropriate level of new housing development;• The protection and enhancement of the character and heritage ofthe town as a visitor attraction and “Gateway to the Glens”;• Protection of the role of Kirriemuir as an important service centreto the surrounding rural area including the maintenance ofshopping and other facilities;• The need to ensure the continued provision of marketable land foremployment uses.DEVELOPMENT STRATEGY4. The Local Plan Development Strategy for Kirriemuir aims to:-• Identify appropriate land to continue to accommodate a range ofhousing developments to meet local needs;• Give priority to the redevelopment of brownfield sites within thebuilt-up area where possible;• Provide well located employment land;• Sustain a strong and lively town centre with shopping and servicefacilities to serve the wider area and visitors;• Encourage the development of visitor attractions in the Kirriemuirarea.Angus Local Plan Review140Finalised Plan

DRAINAGE ISSUES5. The ongoing drainage constraint affecting the Kirriemuir WWTP,which also serves Maryton and Westmuir, continues to have an effecton the level of development that can take place. It is expected thatimprovement works will take place at the WWTP which will becompleted by January 2006, although available drainage for newdevelopment would only be confirmed following a review of theoperation of the drainage system on completion of the improvementproject. The drainage situation will be kept under close review duringthe life of this Local Plan, and Angus Council will continue to pressScottish Water to make the necessary investment to allow timeousresolution of this issue to allow Kirriemuir to accommodate newdevelopment.HOUSINGEXISTING SITES6. Sites with planning permission or under construction as identifiedin the Housing Land Audit June 2004, are shown in Table 1. Theplanning permission for development at Westfield/Lindsay Street issubject to a condition requiring confirmation of availability of aconnection to the public foul drainage system from Scottish Waterbefore development can take place.Table 1 : Existing Sites(a) Glengate 8(b) Westfield/Lindsay Street 39Total 47SITES PREVIOUSLY IDENTIFIED BY THE FIRST ANGUS LOCALPLAN7. The site summarised in Table 2 was previously identified in the firstAngus Local Plan but has not yet come forward. This Plan continuesthe allocation of this site for housing development, and whereappropriate the wording of the proposal and/ or the indicative yieldfrom the site may have changed. New housing development inKirriemuir will require to be connected to the public foul drainagesystem.Table 2 : Sites from First ALPK1: Shielhill Road 10Total 10K1 : Housing - Shielhill Road0.5 ha of land at Shielhill Road is allocated for around 10dwellings, perhaps town houses or low-rise flats. Appropriatesecure boundary treatment between the development and theprimary school grounds will be required.NEW ALLOCATIONS8. Table 3 summarises new allocations of housing land which willcontribute towards meeting the Structure Plan allowances to 2011.New housing development in Kirriemuir will require to be connected tothe public foul drainage system.Table 3 : New AllocationsK2 : Hillhead 60K3 : Beechwood Place 50Total 110K2 : Housing - Hillhead7.6 ha of land between Kinnordy Road and Shielhill Road isallocated for around 120 dwellings and a major area of publicopen space. A first phase of around 60 dwellings will bepermitted for development in the period to 2011.Angus Local Plan Review141Finalised Plan

Proposals should be in accordance with the development briefwhich will be prepared for this site which will include details ofthe following requirements:• vehicular access, which will not be permitted from ShielhillRoad.• a minimum area of 2 ha within the site to be laid out as publicopen space.• 15% of the capacity of the site to provide LCHO affordablehousing;K3 : Housing - South of Beechwood Place6 ha of land south of Beechwood Place is allocated for around100 dwellings. A first phase of around 50 dwellings will bepermitted for development in the period to 2011.Proposals should be in accordance with the development briefwhich will be prepared for this site (incorporating the adjacentemployment land allocation K4) which will include details of thefollowing requirements:• the demolition of the farm buildings at East Muirhead ofLogie;• vehicular access from a new distributor road to be providedbetween Forfar Road and Glamis Road;• 15% of the capacity of the site to provide LCHO affordablehousing;• landscaping and other boundary treatments will be requiredto provide a suitable buffer along the boundary withemployment land allocated under K4 : Working - EastMuirhead of Logie, Forfar Road, take account of the locationof this site on the edge of the town and provide anappropriate high quality visual entrance to the town inkeeping with the character of Kirriemuir.WORKING9. An area of land at North Mains of Logie was allocated in the firstAngus Local Plan to provide opportunities for local businessdevelopment. This site has not come forward for development and inorder to provide a marketable supply of employment land in Kirriemuirto meet Structure Plan requirements, a new site for a business parkhas been identified at Forfar Road. The site at North Mains of Logie isnot continued in this Local Plan. New employment land developmentin Kirriemuir will require to be connected to the public foul drainagesystem.K4 : Working – East Muirhead of Logie, Forfar Road4 ha of land west of Maryton and south of Forfar Road isallocated for Class 4* (business), Class 5* (general industry), andClass 6* (storage and distribution) uses.Proposals should be in accordance with the development briefwhich will be prepared for this site (incorporating the adjacenthousing land allocation K3) which will include details of thefollowing requirements :Angus Local Plan Review142Finalised Plan

• vehicular access from the Forfar Road in the short term. Inthe longer term access should be from the new distributorroad which is to be provided between Forfar Road andGlamis Road;• landscaping and other boundary treatments will be requiredto provide a suitable buffer along the eastern boundary withhousing land allocated under K3 : Housing – South ofBeechwood Place, take account of the location of this site onthe edge of the town and provide an appropriate high qualityvisual entrance to the town in keeping with the character ofKirriemuir.*As defined in the Town and Country Planning (Use Classes) (Scotland) Order 1997.COMMUNITY FACILITIES AND SERVICESK5 : Kirriemuir Cemetery Extension0.8 ha of land to the southeast of the existing cemetery isreserved for future cemetery purposes.Angus Local Plan Review143Finalised Plan

Angus Local Plan Review144Finalised Plan

55Kirriemuir settlementstatementDevelopment boundary Policy S1Development inexisting built-up areasInset Map boundaryHousingExisting sitesAllocated sitesDistributor Road (draft alignment)WorkingEmployment landallocated siteK(a) - (c)K1 - K3K4Topicchapter Kirriemuir settlementstatementPolicy S1Employment land supply Policy SC13EnvironmentConservation area Policies ER11-13,20Town Centres & RetailingTown centre Policies SC20, 22, 2338 39Sport & RecreationTopicchapterOpen space protection Policy SC29Community Facilities & ServicesSchool facilities -community useCemetery extensionK5Policy SC35K1K2K5K(b)K(a)54CENTRALAREAINSETK(c)53For reference purposes only. No further copies may be made.Based upon the Ordnance Survey mapping with the permissionof the controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown Copyright and maylead to prosecution or civil proceedings.Angus Council LA09023L, 2005K3K4K irriemuir (I n set Map 5)This Proposals Map sh o uld b e read inconju n ction with the Fin a lisedWritt e n Statement0 500m

Kirriemuir settlementstatementTopicchapterDevelopment inexisting built-up areasPolicy S1Town Centres & RetailingTown centre Policies SC20, 22, 23Core retail areaPolicy SC21EnvironmentConservation area Policies ER 11-13,20For reference purposes only. No further copies may be made.Based upon the Ordnance Survey mapping with the permissionof the controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown Copyright and maylead to prosecution or civil proceedings.Angus Council LA09023L, 20050 20MetresCentral AreaInset Map

MONIFIETHAngus Local Plan Review147Finalised Plan

MONIFIETH1. Monifieth is situated east of Dundee on the northern shore of theTay Estuary. Originally a small fishing village, Monifieth has grownsubstantially as a residential centre mainly catering for the needs ofthe wider Housing Market Area. There is a range of local retail,commercial and community facilities available and the town has easyaccess to recent commercial and recreational facilities on the A92 tothe north.2. The coastal setting provides Monifieth with much of its character.The important beachfront area has recently been the subject of amajor environmental improvement scheme to provide upgraded playfacilities, parking and sports pitches which along with its renown forlinks golf has added to the town’s attractions for residents and visitors.3. The Dundee and Angus Structure Plan specifies that Monifiethshould contribute to meeting the housing allowances for the widerHousing Market Area. As the town has had a substantial amount ofnew housing development in recent years, the strategy for Monifieth isto retain those sites promoted in the first Angus Local Plan but yetcome forward and not to allocate further new greenfield sites at thisstage.KEY ISSUESPROFILERole:Residential centre providingservices and facilities for thetown and wider catchment area.Population:Census 2001 - 8164;1991 - 7871;% change 91/01: +3.72Housing Land Supply June2004:existing – 29allocated first ALP- 25Drainage:Although connected to HattonWWTP the town drainagenetwork is at capacity. Fouldrainage from any greenfielddevelopment must go west toPanmurefield via trunk sewersalong A92. Brownfielddevelopment may be possibleon a like for like basis. Allsurface water to groundsoakaway, SUDS or west toDighty Water.4. The main issues affecting Monifieth are:-• The contribution which can be made to meeting the housingallowances for the South Angus Housing Market Area whilstsafeguarding the general form and landscape setting of the town;• The need to maintain and improve the environment and localshopping provision in Monifieth Town Centre;• The lack of usable open space to serve the local community;• The need to improve coastal footpath and cycleway linksDEVELOPMENT STRATEGY5. The Local Plan Strategy for Monifieth aims to:• Promote the reuse of suitable brownfield sites for housing andemployment uses;• Encourage a strong and lively town centre and shopping facilitiesto meet local requirements;• Encourage opportunities to enhance the environment andphysical fabric of the town by supporting private sector initiativesto regenerate Monifieth Town Centre• Support the extension of the coastal footpath and cycleway fromMonifieth seafront to Carnoustie as part of an Angus coastal pathnetwork.Angus Local Plan Review148Finalised Plan

HOUSINGEXISTING SITES6. Sites with planning permission or under construction as identifiedin the Housing Land Audit June 2004, are shown in Table 1.Table 1 : Existing Sites(a) South Grange 25(b) Ashludie Terrace 1(c) West GrangeRoad 3Total 29SITES PREVIOUSLY IDENTIFIED BY THE FIRST ANGUS LOCALPLAN7. The site summarised in Table 2 was previously identified in the firstAngus Local Plan. Land at Ashludie Hospital was allocated fordevelopment in the first Angus Local plan and Phase 1 has beencompleted. Phase 2 has not yet been released. This local plancontinues the allocation of the site for housing.Mf 1 : Housing - Ashludie Hospital Phase 2Table 2 : Site from first ALPMf1: AshludieHospital Phase 2 25Total 252.2 ha of land at Ashludie Hospital is allocated for around 25dwellings with a requirement for 40% of the capacity of the siteto provide social rented and/or LCHO affordable housing.Proposals should be in accordance with the approvedDevelopment Brief.OPPORTUNITY SITES8. The following site in Monifieth provides opportunity forredevelopment. Where proposals involve new housing developmentthey will require to contribute towards meeting the provisions of PolicySC6: Affordable Housing (see page 27).9. The previous local plan allocated land at Milton Mill for residentialuse. There is a strong desire from the local community for furtheremployment land to be identified in Monifieth and that Milton Millwould be suitable. As more of the site at Milton Mill has now becomeavailable for development it is considered that this presents anopportunity to develop the site for one or more uses. The site containsan important listed building, which should, where feasible, be retainedin any proposals. It is however accepted that the majority of the sitemay be more suitable for redevelopment.Opportunity Sites: Sitesavailable for redevelopment forhousing and/or other uses.Given uncertainties related tothe timing of release of suchsites for development and therange of potentially suitableuses, they are not countedtowards meeting the StructurePlan housing allowances untilplanning permission is granted.Opportunity SitesMf2 : Milton MillMf 2 : Opportunity Site - Milton Mill1.2 ha of land at Milton Mill provides an opportunity for theconversion and redevelopment of existing buildings for one ormore uses. Proposals for the reuse of this site should, wherefeasible, include the retention of the listed buildings.TOWN CENTRES AND RETAILING10. Monifieth town centre provides for local commercial and retailneeds. The High Street is the focus of shopping provision in the townand includes a large foodstore, shopping parade and local shops.Angus Local Plan Review149Finalised Plan

The town centre is in need of upgrading and the Council is keen towork with landowners and developers to regenerate the area andconsolidate its retail and service centre function. Developmentproposals could include mixed-use redevelopment and housing inupper floors.Mf 3 : Town Centre ImprovementsAngus Council will only support private sector initiatives leadingto the regeneration and environmental improvement of Monifiethtown centre where they strengthen and enhance the area’s retailand service function. Piecemeal development that wouldprejudice the overall objective for regeneration of the towncentre would not be supportedCOMMUNITY FACILITIES AND SERVICESMf 4 : Buddon Drive Cemetery Site2.8 ha of land to the east of residential properties on BuddonDrive is reserved for use as a cemetery. Details of accessarrangements, parking, landscaping and boundary treatment willbe dealt with as part of any future planning application.Angus Local Plan Review150Finalised Plan

48 49 50Mf1Mf4Monifieth(Inset Map 6)This Proposals Map should beread in conjunctionwith the FinalisedWritten Statement33Mf(a)Mf(b)Mf(c)DUNDEEMf332Mf2Monifieth settlementstatementTopicchapterMonifieth settlementstatementTopicchapterTown Centres & RetailingTown centre Mf3 Policies SC20,22,23Sport & RecreationOpen space protectionPolicy SC29Development boundaryPolicy S1Community Facilities & ServicesFor reference purposes only. No further copies may be made.Based upon the Ordnance Survey mapping with the permissionof the controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown Copyright and maylead to prosecution or civil proceedings.Angus Council LA09023L, 20050 250mDevelopment inexisting built-up areasHousingExisting sitesAllocated sitesMf (a) - (c)Mf 1Opportunity sites Mf 2Policy S1School facilities -community useCemetery provisionTransport & CommunicationUpgrade of A92/A930Mf4Policy SC35Policy SC40

Angus Local Plan Review152Finalised Plan

MONTROSEincluding Ferryden and HillsideAngus Local Plan Review153Finalised Plan

MONTROSE including Ferryden & Hillside1. Montrose is an important service and employment centre for thenorth east of Angus with a number of distinctive features includingattractive townscape, harbour and Basin, the Mid Links, extensiveseafront and open links areas. Its significance is enhanced by itslocation on the A92 coastal tourist route and the rail network making itan attractive place to live as well as a popular destination for visitors,tourists and business. Hillside, located approximately 2 km north ofMontrose is one of the larger villages in Angus. Although there are anumber of local services in Hillside it is largely dependent uponMontrose for employment, shopping and community facilities.Ferryden located on the southern shore of the river South Esk ischaracterised by the traditional fishing village to the east and moremodern residential expansion to the west. The village is supported bya limited number of basic facilities and the community relies onMontrose for a wider range of services. Whilst the Local Plan seeks toretain the separate character and identity of Ferryden and Hillside itaims to maximise their close geographical and functional relationshipwith Montrose.2. Given the physical form of Montrose, its important environmentalfeatures and land use constraints, the location of future developmentparticularly for housing and employment remains a key issue. Thelong standing housing allocation at Brechin Road has outline planningpermission and there is developer interest in bringing the site forwardfor housing within the plan period in accordance with the approvedDevelopment Brief. Whilst land at Brechin Road will continue to havea key role in providing a long-term housing land supply for Montrosethe need to allow for the reuse and regeneration of SunnysideHospital Estate is also recognised. The Local Plan seeks to supportdevelopment proposals, which will maintain the integrity and securethe future of the listed buildings and allow these to come forward in aphased and coordinated manner in accordance with an approvedmaster plan for the site.PROFILERole:Important north-east Angusseaside and market townproviding wide range ofservices and facilities to thesurrounding villages andarea.Population:Census 2001 – 13126;1991 – 13647;% Change 91/01 : -3.82Housing Land Supply June2004:existing - 121allocated first ALP- 258constrained - 100Employment Land Supply2004Forties Road – 7.63 haBroomfield – 4.87 haDrainage:No constraints withinMontrose; Sewerage Systemserving Hillside requiresupgrading.3. In terms of employment land, existing sites at Forties Road andBroomfield satisfy the minimum requirement of the Dundee andAngus Structure Plan. However in a positive attempt to facilitatefurther industrial development in the area it is considered appropriateto provide additional employment land at the former Montrose Airfield.4. Due to the location of a fertiliser store in the harbour area thesouthern part of Montrose is covered by a Health and SafetyConsultation Zone that will impact on development within this part ofthe town. Consultation procedures in respect of developmentproposals within this consultation zone are set out in Policy S5 :Safeguard Areas contained within the Strategy section (Page 12).KEY ISSUES5. The main issues affecting Montrose are:-• the need to provide an effective housing land supply;Angus Local Plan Review154Finalised Plan

• the release of Sunnyside Hospital Estate and the need toestablish new uses for the existing buildings and grounds;• the need to allocate additional employment land to satisfypotential future demand;• the continued protection and enhancement of the towns importantenvironmental assets;• resolution of the drainage constraint affecting Hillside to enabledevelopment to come forward.DEVELOPMENT STRATEGY6. The Development Strategy for Montrose seeks to:• safeguard and enhance the natural and built features which are akey part of the character and identity of the town;• promote as a priority the reuse of available brownfield land forresidential and other appropriate uses;• provide for future housing growth by releasing land at BrechinRoad and opportunities presented at Sunnyside Hospital Estate;• provide for economic growth by allocating additional employmentland on part of the airfield;• encourage a strong and lively town centre including opportunitiesfor additional shopping facilities to meet local requirements;• pursue a network of paths within and around Montrose andfurther develop the cycle route north of the town;• establish measures to mitigate the effects of coastal erosion anddune instability in the context of the Shoreline Management Plan.HOUSINGEXISTING SITES7. Sites with planning permission or under construction as identifiedin the Housing Land Audit June 2004, are shown in Table 1.Table 1 : Existing Sites(a) Waldron Road 8(b) Charleton Road 2(c) Chapel Works 8(d) Western Road/High Street 10(e) Brechin Road/Tayock 9(f) Hill Place 12(g) New Wynd 15(h) Provost JohnstoneRoad 20(i) Bridge Street 22(j) Rosemount Road 7(k) Lower BalmainStreet 8Total 121SITES PREVIOUSLY IDENTIFIED BY THE FIRST ANGUS LOCALPLAN8. The sites summarised in Table 2 were previously identified in thefirst Angus Local Plan but have not yet come forward. This Plancontinues the allocation of these sites for housing development, andwhere appropriate the wording of the proposal and/or the indicativeyield from the site may have changed.Table 2 : Sites from first ALPM1 : Brechin Road 200M2 : Dungmans Tack 18M3 : Lochside DistilleryTower 40Total 258Angus Local Plan Review155Finalised Plan

9. The site at Brechin Road is identified in the 2004 Housing LandAudit as having a potential capacity of 400 units. However, only 200units are required to come forward in the period to 2011 to meet theallowances of the Dundee and Angus Structure Plan. This position isreflected in Table 2.M1 : Housing – Brechin RoadApproximately 30 ha of land at Brechin Road is allocated forresidential development together with significant areas oflandscaping, open space and associated community facilities.An initial phase of 200 dwellings will be released within the planperiod. The scale of further land release in the period beyond2011 will be determined by a future Local Plan and take accountof development progress at Sunnyside Hospital. Developmentproposals should accord with the approved Development Brieffor the site. 25% of the capacity of the site should provide LCHOaffordable housing.M2 : Housing - Dungmans Tack1.2 ha of land at Dungmans Tack is allocated for around 18dwellings. This backland site is surrounded by residentialproperties and a nursing home. Development proposals willrequire to take account of guidance in Angus Council AdviceNote 6: Backland Housing Development. 25% of the capacity ofthe site should provide LCHO affordable housing.M3 : Housing - Lochside Distillery Tower0.7 ha of land on the site of Lochside Distillery Tower is allocatedfor around 40 dwellings. Located on a prominent corner site andvisible from the main approaches to the town from the north andwest, the site and the existing buildings form a landmark and agateway to the historic part of the town. Development proposalswill require to be of a high design standard, be of a similar massand scale to the existing buildings on the site and address thestreet frontage. (Outline planning permission was granted in August2004)OPPORTUNITY SITES10. There are a number of sites in Montrose that provideopportunities for redevelopment. Where proposals involve newhousing development they will require to contribute towards meetingthe provisions of Policy SC6: Affordable Housing (see page 27).11 Sunnyside Hospital Estate has been subject of a programme ofrationalisation which has resulted in the majority of the buildingsbecoming surplus to healthcare requirements. Although a portion ofthe site is still in use it is expected that the Estate will become vacantand marketed for development within the plan period. While someinitial work has been undertaken including the preparation of adevelopment brief, further work is required by the landowner and/orprospective developers to bring the site forward for development. Thisincludes the preparation of a master plan to coordinate the effectivedelivery of the regeneration project. The master plan should accordwith the development principles outlined in the development brief, beOpportunity Sites: Sitesavailable for redevelopment forhousing and/or other uses.Given uncertainties related tothe timing of release of suchsites for development and therange of potentially suitableuses, they are not countedtowards meeting the StructurePlan housing allowances untilplanning permission is granted.Opportunity SitesM4 Sunnyside HospitalEstateM5(a) America StreetM5(b) Meridian Street/Caledonian Street/FerryStreetM5(c) Hill Place/SoutheskStreet/Lower BalmainStreet/Hill StreetAngus Local Plan Review156Finalised Plan

ased on a feasibility appraisal of what uses are achievable andviable and should set out detailed matters including the location andlayout of proposed uses, implementation, phasing, timing and viabilityof development.12. The approved development brief indicates an estimated sitecapacity of around 320 dwellings comprising 130 from the reuse ofbuildings and 190 on potential development areas. However given thescale of the site and the number and size of the buildings involved,the Brief also indicates that the site could be developed for a mix ofuses. Therefore whilst the maximum number of dwellings capable ofcoming forward on this site is estimated as 320, this number may besubject to change depending on specific development proposals andthe mix of uses that are advanced.M4 : Opportunity Site - Sunnyside Hospital EstateLand and buildings at Sunnyside Hospital Estate provide anopportunity for regeneration and redevelopment for a range ofuses as outlined in the approved Development Brief. Thepreparation of a Master Plan by prospective developer(s) will berequired to provide a framework for the coordination anddelivery of development. Development proposals for the reuse ofhospital buildings and associated parcels of greenfield areas forhousing or any other uses will only be considered in the contextof an approved Master Plan and will be assessed against thestrategy and relevant policies of the Local Plan. Development ongreenfield areas of land will only be permitted where it isnecessary to facilitate the reuse of the listed buildings.13. The following opportunity sites are located within a Health andSafety Consultation Zone which affects the development potential ofthe sites. The suitability of development proposals will be dependantupon advice from the Health and Safety Executive.M5 : Opportunity Sites - Various Sites (South Montrose)The following sites provide opportunities for redevelopment foralternative uses subject to advice from the Health and SafetyExecutive:(a) America Street – Category ‘C’ listed building which providesopportunity for conversion to flatted residentialdevelopment or Business Use (Class 4*).(b) Former Custom House and Dock Buildings at MeridianStreet/Caledonia Street/Ferry Street - Category ‘B’ listedbuilding which provides opportunity for conversion toflatted residential development and/or Business Use (Class4*).(c) Hill Place/South Esk Street/Lower Balmain Street/Hill Street -provides opportunity for redevelopment for terraced orflatted residential development or Business Use (Class 4*).*As defined in the Town & Country Planning (Use Classes)(Scotland) Order 1997.WORKING14. The first Angus Local Plan allocated an area of 3.6 ha, in thesouth west corner of Montrose airfield, as an extension to theAngus Local Plan Review157Finalised Plan

employment land at Broomfield Industrial Estate. It is considered thata further part of the airfield, forming a gap between the A92, theWaste Water Treatment Plant and the existing Broomfield IndustrialEstate, provides an opportunity for supplementing the employmentland supply for the town. Given that this area is generally flat, of openaspect and highly visible (particularly from the A92, the links areasand golf courses to the south and the dune system to the east) thepotential impact of development in this location needs to be fullyaddressed. Consideration of building heights, use of materials andlandscaping will therefore be particularly important. Guidance onthese matters will be established through the preparation of adevelopment brief. In addition as the previously allocated arearemains undeveloped, opportunity will be taken to incorporate thisarea into the development brief to provide development guidelines forboth sites. The allocation of the site takes account of the requirementfor landscaping around the site boundaries to provide effectivescreening and integration of development in this area.M6 : Working - Montrose Airfield10 ha of land forming part of the former Montrose Airfieldadjacent to the A92 is allocated for employment uses comprisingbusiness (Class 4*), general industry (Class 5*) and storage anddistribution (Class 6*). Proposals should be in accordance withthe development brief which will be prepared for this site (andwill incorporate the previous allocation from the first AngusLocal Plan) which will include details of the followingrequirements :• provision of structural landscaping prior to any developmentto include a 40 metre landscape belt (including mounding)along the eastern boundary and 10 metre landscape stripalong the northern and western boundaries of the site;• transport assessment addressing:-(a) accessibility by a range of transport modes includinglinkages for pedestrians and cyclists to the site and to thelinks areas to the south and east;(b) provision of a new access from the A92 and associatedjunction improvements;• formation of a link road between the site and BroomfieldIndustrial Estate to the south;• provision of a new section of cycletrack forming part of theMontrose to St Cyrus cycle route;• aspects of design including heights of buildings, colour ofmaterials and appropriate landscaping.* As defined in the Town & Country Planning (Use Classes)(Scotland) Order 1997.TOWN CENTRES AND RETAILING15 Montrose supports a good range of retail provision in terms oftype and location comprising a strong and lively town centre whichincludes a number of multiple retailers and two edge of centrefoodstores. Existing planning permissions for new retail developmentat New Wynd/Baltic Street and a new DIY/garden centre andfoodstore to the north of the town at Brechin Road will further improvethe range of retail provision and distribution of food shopping withinthe town.Angus Local Plan Review158Finalised Plan

COMMUNITY FACILITIES AND SERVICESM7 : Sleepyhillock Cemetery Extension0.8 ha of land situated between the existing cemetery andMontrose Basin is reserved for future cemetery purposes.TRANSPORT AND COMMUNICATION16. The commercial Port of Montrose has an important role in theAngus economy and forms an important link in the wider transportnetwork. The Port provides modern facilities for the handling andstorage of commercial and oil related cargoes and imports/exportssignificant volumes of freight per year. Angus Council supports themaintenance and further development of Montrose Port as an integralpart of the health of the Angus economy and as an environmentallyfriendly means of moving heavy freight. This includes improvedtransport linkages and opportunities that will enhance its use for seabased transport.M8 : Montrose PortAngus Council will safeguard Montrose Port for the developmentof operations associated with the Port and support proposalsthat enhance its role as a commercial port where these arecompatible with adjacent land uses.17. The railway siding and goods yard at Montrose Rail Station is aprime location for a rail related use that would benefit from theproximity of the rail station. The site is currently occupied by a timberbuilding and storage area, which is unsightly, in a poor condition andhighly visible from the A92 and railway line and as such, would benefitfrom environmental improvement.M9 : Railway Sidings - Montrose Rail StationThe railway siding and goods yard at Montrose Rail Station isreserved for rail related use. Proposals for the removal of theexisting timber building and improvement of the storage area willbe supported.Angus Local Plan Review159Finalised Plan

Angus Local Plan Review160Finalised Plan

6261M(j)M4Development boundaryDevelopment inexisting built-up areasInset Map boundaryHousingExisting sitesAllocated sitesOpportunity sitesWorkingEmployment landallocated siteEmployment landsupplyTown Centres & RetailingTown centreEnvironmentConservation areaSport & RecreationOpen space protectionMontrose settlementstatementM(a) - (k)M1 - M3M4,M5(a) - (c)M6TopicchapterPolicy S1Policy S1Policy SC13Policy SC20,22 & 23Policies ER11-13,20Policy SC29Montrose settlementstatementCommunity Facilities & ServicesCemetery extensionSchool facilities -community useTransport & CommunicationCycling facilitiesMontrose PortRailway Sidings -Montrose Rail StationThis P r opo sa ls Map s houl d b e r e ad inconjuncti on with t he Finalis edW rit t en Statem en tM7M8M9For reference purposes only. No further copies may be made.Based upon the Ordnance Survey mapping with the permissionof the controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown Copyright and maylead to prosecution or civil proceedings.Angus Council LA09023L, 2005TopicchapterPolicy SC35Policy SC37M660M(b)M1M(a)M759M(e)M3 M258CENTRALAREAINSETM9M(c)57M(f)M(h)M(i)M(k) M5(c)M5(b)M5(a)0 1km70 71 72 73Mo n t r o s e inclu dn i g F erryden& Hill s ide ( In s et Map 7 )

der'sDevelopment inexisting built-up areasHousingExisting sitesTown Centres & RetailingTown centreCore retail areaEnvironmentConservation areaSport & RecreationOpen space protectionMontrose settlementstatementM(d) & (g)TopicchapterPolicy S1Policy SC20, 22 & 23Policy SC21Policies ER11-13,20Policy SC29GarageCar ParkPost45a312933254541373521393435 33 37323129352627468101214ST JOHN'S COTTSGarage1324202359113272123130Depot18LOWERHALLSTREETST JOHN'S PL3733353124 1826 28 22 2029 27252321191215171310VICTORIA STREETard91174 to 121168541523YMCA462102104108110112116114198PH487.3mBM8.42m105103 109107 113111119121 125101to 11593951UPPERH ALL ST4a4b10a123C3Club10814121686 4114El SubSta1215 to 193211432355ORANGELANEWks71191310 to 20ch2Elderslie22 to 3242311o 4442PTransport & CommunicationRailway Sidings & Goods YardM9M(g)M9M(d)For reference purposes only. No further copies may be made.Based upon the Ordnance Survey mapping with the permissionof the controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown Copyright and maylead to prosecution or civil proceedings.Angus Council LA09023L, 20050 20Metres40Central AreaInset Map

Village DirectoryStatements and Boundary MapsA statement is provided for those settlements shown in bold where land has been allocated fordevelopment.Boundary maps have been prepared for all other settlements listed.Village Directory Page Page PageAberlemno 165 Edzell 201 Maryton 246Airlie 166 Farnell 203 Marywell 247Arbirlot 167 Fern 204 Memus 248Auchmithie 169 Finavon 205 Milton of Ogilvie 249Auchterhouse 171 Folda 206 Monikie 251Balgray 172 Fowlis Easter 207 Muirdrum 252Balhall 173 Friockheim 209 Murroes 253Balkeerie and Eassie 174 Gateside 211 Newbigging (by255Carnoustie)Ballumbie House 175 Glamis 213 Newbigging (by Tealing) 256Barnhead 177 Greystone 215 Newtyle 257Birkhill/Muirhead 178 Guthrie and Cotton of 216 North Craigo 258GuthrieBogindollo 179 Inchbare 217 North Dronley 259Bowriefauld 180 Inveraldie/Tealing 218 Oathlaw 260Braehead of Lunan 181 Inverarity 219 Padanaram 261Bridge of Dun 182 Inverkeilor 221 Panbride 262Bridgend of Lethnot 183 Kellas 223 Piperdam 263Bridgend of Lintrathen 184 Kingsmuir 225 Prosen Village 266Bridgefoot &185 Kinnell 227 Redford 267StrathmartineBucklerheads 186 Kirkinch 228 Ruthven 268Burnside of Duntrune 187 Kirkton of Auchterhouse 229 South Kingennie 269Charleston 188 Kirkton of Craig 230 Strathmartine Hospital 271Colliston 189 Kirkton of Glenisla 231 Tannadice 272Cortachy 190 Kirkton of Kingoldrum 232 Tarfside 273Craichie 191 Kirkton of Kinnettles 233 Tigerton 274Craigo 192 Kirkton of Menmuir 234 Trinity 275Craigton of Airlie 193 Kirkton of Tealing 235 Wellbank 276Craigton of Monikie 194 Letham 237 Westhall Terrace 277Douglastown 195 Letham Grange 239 Westmuir 278Dunnichen 196 Leysmill 241 Whigstreet 279Dykehead 197 Liff 243 Woodville 281Eassie Muir 198 Lunanhead 244Easthaven 199 Lundie 245Angus Local Plan Review163Finalised Plan

TOWNS & VILLAGESTarfsideArea of Angus withinthe Cairngorms National ParkBridgendof LethnotFoldaKirkton ofGlenIslaProsenKirkton of Tigerton InchbareMenmuirCraigoFern BalhallNorthTrinityDykeheadTannadiceCraigoMemusCortachyOathlawBrechinFinavonBridgeAberlemnoof DunBridgend of KingoldrumBogindolloLintrathenKirriemuirFarnell Barnhead KirktonWestmuirof CraigCraigtonMarytonLunanheadof AirlieBraeheadPadanaram Forfarof LunanKinnellAirlieEassieFriockheimGlamisGuthrie/CottonInverkeilorRuthvenDouglastown KingsmuirLeysmillof GuthrieDunnichenLetham GrangeCharlestonCollistonKinnettlesLetham RedfordBowriefauldMarywellMilton Gateside WhigstreetAuchmithieKirkinchGreystone WoodvilleBalkeerieCraichieof Ogilvie& EassieInverarityCraigtonArbirlotNewtyleof MonikieBalgrayArbroathInveraldieK of TealingMonikieWesthall TerraceK of AuchterhouseNewbiggingWellbankMuirdrumBridgefootNewbiggingAuchterhouseBucklerheadsStrathmartineKellasPanbrideLundieBurnside of MurroesEasthavenN.DronleyPiperdamBirkhillDuntruneS KingennieMuirheadStrathmartineBallumbie House CarnoustieFowlisHospitalEaster Liff& BarryMonifiethEdzellMontroseIncludingFerryden &HillsideTOWN INSET MAPS ( WITH SETTLEMENT STATEMENT )VILLAGE INSET MAPS AND STATEMENTVILLAGE BOUNDARY MAPSArbroath HMABrechin/Montrose HMAForfar,Kirriemuir & Glens HMASouth Angus HMA(C) CROWN COPYRIGHT, ANGUS COUNCIL LA09023L, 2005.Angus Local Plan Review164Finalised Plan

643756100756000755900755800755700755600755500755400352000352100352200352300352400352500756100756000000100010001 2100 128.0m3900 5000TrackTrack2100Sheep WashB 9134B 9134Old Toll HouseCrosstonCrosston3706Crosston CottagesPumpCrosston3900LB3400BM123.02mPO3900Ayin Shalom5000ETLSymbol Stone7559002100Standing StoneTankHallCross SlabTCBAberlemnoPrimary School3385SCHOOL LANE1684755800200730073755700138.4mGP2369Aberlemno2065755600B 9134B 91341953SC36BM131.17mÊÚCross Slab2758AberlemnoParish ChurchKirk House33584856PondSluice7555000050Sheep WashKirktonHenwell Burn4545755400352000AberlemnoFinalised Angus Local Plan Review352100 352200 352300Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005352400N1:3000352500Angus Local Plan Review165Finalised Plan

750400750300750200750100750000331700331800331900Path6922IssuesWest LodgeHallBruich DeargAirlie78.2mSinks8100Based upon Based the upon Ordnance upon the the Ordnance Survey mapping Survey Survey mapping with the permission with with the the permission ofof ofthe controller the the controller of HMSO of (c) HMSO of Crown HMSO (c) Copyright. Crown (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes infringes Crown copyright Crown Crown copyrightand may and lead and may to may prosecution lead lead to prosecution to or civil proceedings. or civil or civil proceedings.Angus Council Angus Angus LA09023L, Council Council LA09023L, 2003 2005 20031:2500331700331800331900N331500331600KIRKTON ROAD43215318BaitlandCottagesAirlie Primary School78.5mIssuesBM 81.07mSinksLismore78.8mBaitlandAirlieBasedFinalised Angus Local Plan Review33150033160078.4m4024331400GP331400750000750100750200750300750400Angus Local Plan Review166Finalised Plan

740800740700740600740500740400740300360000360100360200360300ch00810081740800Path(um)FBWeirPath (um)7407000070DensideHousePath (um)Treetops740600740500Millhill0050MillhillBM48.30mFB46.2m42.1mDovecotGreenDenShadyBrookRoseCottageHallScotstonCottageGraveYardBruach2Kelly'sCottageBridgeviewWaterfallKirk-LeaSmithyCottage35.8m TCB LBGlenmoreBM 37.02mArbirlotParish Church3Glebe24Cottage535.3mRedhills30TrackGlendoickArbirlot36.2mWalkerbankSewage WorksManse74040045.8mBM 46.05mSculpturedStone0035GlebeHouse740300Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.NFinalised Angus Local Plan Review Angus Council LA09023L, 2005 1:2500360000Arbirlot360100360200Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.360300Angus Local Plan Review167Finalised Plan

42247166521744600744500744400744300744200744100744000368100 368200 368300 368400Mean Low Water SpringsMean High Water SpringsAuchmithie52.4mCave3055RockRock44.8mShingleSeaton ofAuchmithieRocksBM 43.44mMaiden StaneCoastal Slope2426Shingle20ETHIE STREETElSub3529Sta39.9mPO31TCB39 401538Hotel565040.2m LBWellPath (um)4845Coastal Slope61 56PCWaterfall1538SpreadsRocksCoastalSlopeRock2821ShingleShingleHarbourMudCoastal SlopeRockBouldersPath (um)ShingleCastle RockFortShingle2808RockShingleCoastalCoastal SlopeSlopeupon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005Based upon Based the Ordnance upon the Survey Ordnance mapping Survey with mapping the permission with the of permission ofthe controller the of controller HMSO (c) of Crown HMSO Copyright. (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes Crown infringes copyright Crown copyrightand may lead and to may prosecution lead to prosecution or civil proceedings. or civil proceedings.Angus Council Angus LA09023L, Council 2003 LA09023L, 20031:3500Coastguard StationCottages368100 368200 368300RockNRocks1a3684000014367700 367800 367900 3680000053Reservoir(covered)7239Am1 Parkland Area7ETHIE STREET3944 48El Sub StaHall40.2m2312927KIRKBANK262316 2230 34 3870496869Am1 HousingChurchBM 41.99mOld Manse6111SinksIssues39.6m0014Old SchoolhouseDrain6200 77007809AuchmithieBasedFinalised Angus Local Plan Review367700 367800 367900 368000367600367600744000744100744200744300744400744500744600Angus Local Plan Review168Finalised Plan

AUCHMITHIE1. The small fishing village of Auchmithie, perched above the cliffswas designated a conservation area in 1972. It is a populardestination for local visitors with its old harbour and cliffs.KEY ISSUE/DEVELOPMENT STRATEGY2. A drainage embargo at Auchmithie has constrained the possibilityof new development in recent years and consequently the levels ofpopulation and available facilities have reduced. Of particular localconcern is the lack of any significant area of outdoor recreationfacilities.3. The village is served by a communal septic tank which hasrecently been replaced by Scottish Water (SW) to improve outflow, tomeet environmental standards. SW are monitoring the outflow andthere may be capacity in the new tank to accommodate some limiteddevelopment. SEPA will require to be assured that the future outflowof the tank will not breach mandatory Bathing Waters Standards. Ifsome residential development can be accommodated within thecapacity of the existing tank or a privately funded upgrade could beagreed, potential for increasing traffic problems limits options for itslocation.PROFILERole:Originally a small fishingvillage, about 4km north ofArbroath.Population:Census: 2001 - 1831991 - 221% change 91/01 - 17%Drainage:Formal drainage constraintWater Supply:Available4. The development strategy for Auchmithie seeks to provideopportunity for new housing and address the issue of play space. Inaddition Angus Council will also seek to establish a programme forsmall scale environmental improvements within the villageHOUSINGNEW ALLOCATIONS5. 3. Table 1 summarises new allocations for housing land which willcontribute towards meeting the Structure Plan allowances to 2011.Table 1: New AllocationsAm1 : North of Kirkbank 10Total 106. In conjunction with and as part of the proposed new housingdevelopment, opportunity will also be sought to establish new villagepark that will provide for outdoor play needs.Am1 : Housing - KirkbankApprox 0.8ha of land immediately north of the existing houses atKirkbank is allocated for residential development of around 10dwellings, subject to available drainage capacity. Developmentof this site should:-• allocate 20% of the capacity of the site to provide LCHOaffordable housing;• have regard to its edge of village location; and• incorporate appropriate landscaping and boundarytreatment.Angus Local Plan Review169Finalised Plan

In addition and as part of community planning gain, provision ofapprox 0.6ha of land will be required (to accommodate a sevenaside football pitch, play park and car parking) and locatedadjacent to the Auchmithie Village Hall. This matter may be dealtwith by a legal agreement.ENVIRONMENTAm2 : Village Environmental ImprovementsAngus Council in conjunction with partners will seek toestablish a phased programme for small-scale environmentalimprovements within the village.Angus Local Plan Review170Finalised Plan

7377007376007375007374007373007372007371003329003330003331003332003333001681Sunnyblink7377003876Burnhead737600150.6mB 954B 9540467Burnhead151.3mAshgrove02592557737500East Mains CottagesFBBrooksideCottagesDonislaAlder Cottage148.9mBM 148.18m1748WoodsideBurnheadCottageGP145.8mBM 146.70mRowan Cottage737400SheepfoldBridge CottageSluiceWell143.9m737300East MainsDovecotAuchterhouse BurnEast MainsAuchterhouse(restored)IssuesSDDW737200BM 145.39mWallace Tower(remains of)1625144.5mDalseaCottageAlexfieldAlexfield3220737100332900Auchterhouse333000Earth-house(site of)FBWeirthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightNFinalised Angus Local Plan Review and may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005 1:3000333100Based upon the Ordnance Survey mapping with the permission of333200333300Angus Local Plan Review171Finalised Plan

32738600738550738500738450738400738350738300738250738200738150738100738600Strawberrybank34075034080034085034090034095034100034105017738550Path (um)Tealing18738500CruachanETL738450Shalla-ReeBalgray PrendicleMoorfield738400The Old Schoolhouse738350ssuesShell Gables151.8mLB8635BalgrayCottageBalgray House3031Rose Cottage738300W738250oralDenTrack7382007381507015Coralden Quarry(disused)738100340750340800BalgrayFinalised Angus Local Plan Review340850340900Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005340950 341000N1:2000341050Angus Local Plan Review172Finalised Plan

514763950763900763850763800763750763700763650351950351950135.9m91671:2000N351800 351850 351900BridgendBalconnel CottagesBM 138.12m141.1m8473TrackDonie Burnupon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005351800 351850 351900LB351750351750Balhall Cottage351550 351600 351650 35170067001CRESCENTBALHALL10TCBBM 152.70m7068BalhallBasedFinalised Angus Local Plan Review351550 351600 351650 351700Balhall LodgeCottageSinks351500351500763650763700763750763800763850763900763950Angus Local Plan Review173Finalised Plan

745300745200745100745000744900744800744700744600333300 333400 333500 333600 333700Church3894KirkgateTrackBased upon Based the upon Ordnance upon the the Ordnance Survey mapping Survey Survey mapping with the permission with with the the permission ofof ofthe controller the the controller of HMSO of (c) HMSO of Crown HMSO (c) Copyright. Crown (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes infringes Crown copyright Crown Crown copyrightand may and lead and may to may prosecution lead lead to prosecution to or civil proceedings. or civil or civil proceedings.Angus Council Angus Angus LA09023L, Council Council LA09023L, 2003 2005 20031:4000333300 333400 3335005658333600N333700333000 333100 33320014Balkeerie Burn719382Rowan CottageTCB6BM 67.88mDumbledykesBalkeerie Farm6Issues67.4mNorth Nevay CottagesFinalised Angus Local Plan ReviewBalkeerie & EassieBased333000 333100 333200332900Caliscotia569.4m33290034The Cottage261.6m8500332800Track59.7mBalkeerie33280075621744600744700744800744900745000745100745200745300Angus Local Plan Review174Finalised Plan

BALLUMBIE HOUSE1. The Ballumbie House area is located on the edge of Angus andlies partly within Dundee City Council`s area. This statement appliesonly to that part within Angus. Planning permission was granted byAngus Council for a mixed residential and golf course developmentset in around 95 ha of land. The site includes the former BallumbieHouse, a Category ‘B’ listed building. A Section 75 Agreement is inplace to secure the phased development of housing and therestoration of Ballumbie House.KEY ISSUE/DEVELOPMENT STRATEGY2. The development approach for Ballumbie House will limitresidential development to the existing approved number anddistribution of housing sites and maintain or enhance the recreationalpotential of the golf course and associated facilities.PROFILERole:Mixed golf course and housingdevelopment located on theedge of Angus, falling partlywithin Dundee City.Housing Land Supply June2004:existing – 184Drainage:Capacity available.HOUSINGEXISTING SITES3. The existing housing land supply, comprising sites with planningpermission or under construction as identified in the Housing LandAudit June 2004, is shown in Table 1.Table 1:Existing Sites(a) Ballumbie House 184Total 184Ba1 : Ballumbie HousePrivate housing at Ballumbie House and grounds will be limitedto the approved development layout of dispersed groups ofhouses to a maximum of 238 units and the conversion ofBallumbie House to provide 14 units.SPORT AND RECREATION4. The golf course and associated facilities contribute to therecreation and tourism resource of Angus. Proposals that support orenhance the recreational potential of the Ballumbie House area willbe supported where they are compatible with existing land uses anddo not adversely impact on the amenity of the area.Ba2 : Recreation DevelopmentProposals which extend the recreational potential of the golfrelated development at Ballumbie House will be supportedwhere they are compatible with the existing land uses/activitiesand are not detrimental to the area`s unique environment.Angus Local Plan Review175Finalised Plan

TrackLB91487566784910111218122149243323627263743394404645CW257601566158595154Mu roes5531203Track63.4m19TrackChy3TankCW151421191241131152935806Und1676C Tk4247068218BA LUMBIE DRIVE41C Tk6161464819Track31232529172921740151 934387115232256557CR103685758876345494735535112141618BA LUMBIE ROAD171849232516192012272120142282420181687111527171571419Ward Bdy18211281037 517231683119829241El Sub Sta214241El Sub Sta38221201191071952.2m 50.4m64 3263P EBLES3022204449.1m721BA LUMBIE8112314345600734800BM 72 473460069.8m734400734200Cistern734000CWMildavie Co tage733800345600344000000400043442003444000004 6000 83000004 080045008300DuntruneHouse344600344800345000Westhall House00063452000006 2500345400Duntrune House6000Track0087Mil DamMil Dam0092Mil DamSluiceStone79.0mTCBSluiceBM 79.84mTankLodge099279.5m1288Burnsideof DuntruneSaw Mi lBurnside HousePumpMi l Lade188483.1mBM 78.63m82.1mBraesideCo tagesBridge Co tageTrack2281Path (um)84.7m00690069 7269Hi l Co tagePath73.1mWeirPondSluicePondPath (um)85547249Ba1 includingBa(a)1961Fithie Burn5045Ba lumbie Castle(remains of)57410047 0047844731480546584374454242Ba lumbie House(remains of)894360.7m68.9m823500349133BM 61.08m00346331CW59.4m0727Fithie Burn41295929Burgh Const Bdy3426BM 64.37m49236117Co Const, P Const & UA BdyHAWTHORN GROVECR35000159.2mGolf CourseGolf Driving RangeClub HouseGolf Driving RangeClub HouseLodgeGolf CourseGolf CourseBurgh Const BdyBALLUMBIE ROAD4000 53004000B 978El Sub Sta290049.6m38UA BdyIssuesHAWTHORN GROVECRHAWTHORN GROVEPOPLAR DRIVEB 978POPLAR DRIVEOLD QUARRY ROADQua ryQua ry(disused)4 3Ba lumbie Co tagesTHIRLESTANE PLACEDRIVEBM 48.98m(disused)BA LUMBIE GARDENSBa lumbie Court(Nursing Home)El Sub StaBM 50.72m15 13 5BA LUMBIE BRAES8 10BA LUMBIE PLACE24 26MEADOWS10 28 10TrackBurgh Const BdyCo Const, P Const & UA BdyKNAPDALE PLACE2 1Balumbie Co tages7 5CARRADALE DRIVEGARDENSTRAQUAIRPlay AreaGolf CourseUA BdyCHESTNUT GREENCo Const & UA BdyBurgh Const BdyStoneBM 43.05m41.0m43.0mKNAPDALE PLACEARDMINISH PLACEWeir14 15SluiceARDMINISH PLACEMACHRIE PLACEPitkerro HouseSUNADALE COURT1 15El Sub StaPEEBLES DRIVE5 3344000Ballumbie House BasedFinalised Angus Local Plan Review344200344400344600344800Based upon Based the Ordnance upon the Survey Ordnance mapping Survey with mapping the permission with the of permission ofthe controller the of upon controller HMSO the (c) Ordnance of Crown HMSO Copyright. Survey (c) Crown mapping Copyright. with the permission ofUnauthorised the Unauthorised controller reproduction of HMSO reproduction infringes (c) Crown infringes Copyright. copyright Crown copyrightand may Unauthorised lead and to may prosecution lead reproduction to prosecution or civil infringes proceedings. or civil Crown proceedings. copyrightAngus Council and Angus may LA09023L, lead Council to prosecution 2003 LA09023L, or 2003 civil proceedings.Angus Council LA09023L, 20051:7500345000345200345400NBurnside of Duntrune84.5mAqueduct9000343800Path (um)DrainFithie Burn80898161Burgh Const BdyTrackBraeviewAcademy343800733800734000734200734400734600734800Angus Local Plan Review176Finalised Plan

757700757600757500757400757300366600366700366800Little Pow5762WellTrackBarnheadEskview CottageSouthfieldCaledonia18.3mBryshamThe HerbsStronmilchan685216.8mRoadmans CottageBarnhead6135upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005Based upon Based the Ordnance upon the Survey Ordnance mapping Survey with mapping the permission with the of permission ofthe controller the of controller HMSO (c) of Crown HMSO Copyright. (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes Crown infringes copyright Crown copyrightand may lead and to may prosecution lead to prosecution or civil proceedings. or civil proceedings.Angus Council Angus LA09023L, Council 2003 LA09023L, 20031:2500366600366700N36680036640036650040643953MunrossHouse4649The SmithyBM21.42m17.0mLBThe Hollies3529BarnheadBasedFinalised Angus Local Plan Review366400366500366300SlateCottage366300757300757400757500757600757700Angus Local Plan Review177Finalised Plan

NorthviewPathPath (um)43 2157 6012285215121997BACKMUIR1522143520492922438184016a11023529273723161228423175139151219314183443373921231235105845110223262264112128216258250253422523836120172 4103055571152021221The236240145PW384846155142723829783501351 3El12112743912631251912 1421013352468210242b24a11PO125141820231a101261121752b2a134201115531112231a310911291241021412Birkhi l15Primary School171051012171TrackEl11 137Sub Sta2252415Path(um)103 26TelExPolSta151392019Ha l79571542320881723154949a11SIDLAW TERRACE304615171613284847372 072Posts15181420to101982061265372to61412161a1120219261b2732toTHE LANE1964143to271941194641a15a2743151341452186Drain5142Sta26283438131781192127WOOD ROAD164BM2170141619GP166TrackHa l16216017211723HILL TERRACE1582a215010148142171 4LBDrainBLAIRFIELD TERRACE1408130132126122121 0734800734600734400Templeto734200PicnicSites734000733800733600Track335000 335200 335400 335600ET118.3mLodge Malne122.5mWel5980TrackTrackDrain3574Caravan StorageSiteBlairfield FarmCo tage127.5mBlairfield Steadings131.8mBlairfieldThe Granary131.1mBM 130.45mQua ryHouse6260131.2m133.2m1 1525 20DRIVE1 3HILLPARK PLACEPALMER PLACE HILLPARK DRIVETEMPLETON ROADPath (um)UA BdyCWPostPath (um)KEITHALLPLACEWARRENGARDENSROSEMOUNT CRESCENTCB1 5POST BOX ROADBLAIRFIELD ROADROSEMOUNT ROADLITTLETON GARDENS3819TCBBirkhill7 5HIGHFIELD PLACEElSub7 3Birkhi l Place1 to 7A 923CHCOUPAR ANGUS ROAD0005 3800 8100A 92381003800A 9230005CH142.2mCFBLAIRFIELD ROADBirkhi l InnFW(PH)CFBM 142.28mCWGarageUnd5389CemeteryCH141.9mUndTheHaininPathSR2785CRTEMPLETON ROADCH145.5mBM 145.03m1778COUPAR ANGUS ROADPi larBM 159.04m1574The RoundieWard Bdy1769149.0m150.4mBM 150.44m1:8463NBased upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005148.1m1750335600335000 335200 3354009869135.0mHILLPARK DRIVEPALMERPLACE141.4mGas GovernorDRONLEY ROADSIDLAW TERRACE146.5mHIGHFIELD PLACE143.90m176 172143.1mA 923TrackTrack143.4m334200 334400 334600 334800PyotdykesClushmi l0082Backmuir of Li fTrackCrabruComarCoimbraTyghleaFlordonGylmarCotageStablesTrackSidloNorthmarchLamond Ne s6666Path131.7m0056134.2m213DALGETTY COURT131.1mBM 140.36m139.1mManseSch olHouseCo tageKlondykeQUARRY ROAD3 3a139.4mParkwe lLodgeGarageCOUPAR ANGUS ROADMaywood3839142.9m194a0016MuirheadB 954DRONLEY TERRACEDRONLEY AVENUENEWTYLE ROADThe HelmA 923EDWARD PLACEHa lBM 137.78mEl Sub StaETLGarageHilviewB 954TURNIEHILL GARDENSTCBINVER TERRACE19a 193 57SCHOOLWYNDBackmuir Wood140.5m19 19CLAYHILLS GDNSDRIVEBLACKLAWDRIVECLINKERHEEL140.4mSIDLAW GARDENS144.9mTel ExGas GovSubStaSurgerySA(e)29 30LIFF ROADPostJungle Kids144.4mBowling GreenTennis0007Court139.6m0002 0083 7000Recreation Ground139.9m52008797Recreation Ground4986137.8mBackmuir WoodBM 139.67m47668666Woodside of Stoneygroves129.2mETL2854Tennis CourtPath (um)Path (um)00441750Birkhill & MuirheadFinalised Angus Local Plan Review3353334200 334400 334600 334800B 954A 92300160007Drain00020044Logie HouseBackmuir of Li fWilmarBackmuir WoodPath (um)Stonewe l128.9m334000Kinpurney HouseTaybank Co tageSt AnnsNorlynn128.1mNorth We ls8700334000733600733800734000734200734400734600734800Angus Local Plan Review178Finalised Plan

1398755550755500755450755400755350755300755250347300 347350 347400 347450 3475001843431210117BogindolloTrack347300Based upon Based the upon Ordnance upon the the Ordnance Survey mapping Survey Survey mapping with the permission with with the the permission ofof ofthe controller the the controller of HMSO of (c) HMSO of Crown HMSO (c) Copyright. Crown (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes infringes Crown copyright Crown Crown copyrightand may and lead and may to may prosecution lead lead to prosecution to or civil proceedings. or civil or civil proceedings.Angus Council Angus Angus LA09023L, Council Council LA09023L, 2003 2005 20031:2000347350347400 347450N3475002937SewageWorksBM 54.20m1347100 347150 347200 347250Well2452BM 65.79m2DrainDrain61.0m2IssuesIssues1532BogindolloBogindolloBasedFinalised Angus Local Plan Review347100 347150 347200 347250134347050347050gndolloCottages755250755300755350755400755450755500755550Angus Local Plan Review179Finalised Plan

7482007481007480007479007478003516006524351700351800351900352000Ingleneuk114.0m113.4mNeilstonArdfernHomeCottageTigh naCoillePath (um)115.8mTCBGPLindenCottageBowriefauldDrainTheSheiling6400 6400 0001109.4mGarrick116.7m6400 0001Bowriefauld107.0mDrainStrathview Cottage8895Ardthir EskholmeBowriefauldGarden CentreRowan CottageBrigton CottageWellBowriefauldNDrum of DunnichenFinalised Angus Local Plan ReviewBased upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005351600351700351800351900Brigton House1:250097.5mLB352000351500351500117.7mKildonan Cottage119.8m4326747800747900748000748100748200Angus Local Plan Review180Finalised Plan

752800752750752700752650752600752550368850368900368950369000369050752800SeahazeElbon752750CalcedonyArdoch75.0mArdochBraehead Cottage75270077526503IMRIE CRESCENTMonument75260012TCB73.2mTrack752550368850Braehead of LunanFinalised Angus Local Plan Review368900368950Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005369000N1:1250369050Angus Local Plan Review181Finalised Plan

758800758750758700758650758600758550758500758450366250 366300 366350 366400 366450 366500 366550 366600TheBungalow5.8mPathLCIssuesBM 4.57mBridge of Dun Station3.7mTCB5068GreenacresSinksDrainTrackTrackRailwayLB AlbainnCottagesChamar16Bridge of DunTrackCollectsBridge of DunNPath (um)Finalised Angus Local Plan ReviewBased upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005366250 366300 366350 366400 366450 366500 3665503666001:2000Brechin Caledonian Railway366200Drain366200758450758500758550758600758650758700758750758800Angus Local Plan Review182Finalised Plan

768550768500768450768400768350768300353600 353650 353700 353750 353800 353850LethnotPrimary SchoolBridgend6745Mo DhachaidhShingleHall5936TCBBridgend of Lethnot Based353600Bridgend Cottage353650ofBridgeLethnotFinalised Angus Local Plan Review353700Based upon Based the Ordnance upon the Survey Ordnance mapping Survey with mapping the permission with the of permission ofthe controller the of upon controller HMSO the (c) Ordnance of Crown HMSO Copyright. Survey (c) Crown mapping Copyright. with the permission ofUnauthorised the Unauthorised controller reproduction of HMSO reproduction infringes (c) Crown infringes Copyright. copyright Crown copyrightand may Unauthorised lead and to may prosecution lead reproduction to prosecution or civil infringes proceedings. or civil Crown proceedings. copyrightAngus Council and Angus may LA09023L, lead Council to prosecution 2003 LA09023L, or 2003 civil proceedings.Angus Council LA09023L, 20051:1500353750353800N353850353550353550353500353500768300768350768400768450768500768550Angus Local Plan Review183Finalised Plan

7548007547007546007545007544003285003286003287007082497560735471Sheep Wash208.2mBM 216.53m209.5mDrain6260Lintrathen ChurchMelgam Water795257466944Based upon Based the upon Ordnance upon the the Ordnance Survey mapping Survey Survey mapping with the permission with with the the permission ofof ofthe controller the the controller of HMSO of (c) HMSO of Crown HMSO (c) Copyright. (c) Crown Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes infringes Crown copyright Crown Crown copyrightand may and lead and may to may prosecution lead lead to prosecution to or civil proceedings. or civil or civil proceedings.Angus Council Angus Angus LA09023L, Council Council LA09023L, 2003 2005 20031:2500328500328600N328700328300328400WeirSloping masonry4673Loch CottageOverflow3869208.3mPath (um)SluiceWeirPrimroseCottage4663Bridgend of LintrathenSloping masonryWarMemorial2856GPLB203.1mTCBBridgendCraigie LinnCornmillBM202.20mFallFarm CottageMelgam House5056Burnbrae2951206.0mBoatmans House2447BM 214.39mBridgend of LintrathenBasedFinalised Angus Local Plan Review3283003284004740328200208.3m328200Loch of Lintrathen(Reservoir)Telephone Exchange754400754500754600754700754800Angus Local Plan Review184Finalised Plan

1673550073540073530073520073510000735000338000Track00391a24 221:2750N33800033790020 18337900337500337600337700337800ETLTrackIssuesSA(a)BridgefootFarm90.3mStrathmartinePrimary SchoolDighty WaterBack Row71BridgefootCraigmillCottage92.0mCraigmillFront Row88.4mROSEMILL ROAD7GPSchoolHouse92.9mBM 88.94mSchiehallionCRAIGMILL ROAD482642Bridgefoot CottagesTCB89.0mWeirSt Martin'sChurch(site of)GraveyardDragonWychLBRowan Place138Woodside61410SanmorStrathmartineWar Memorial578TERRACEHILLVIEWMarion Vale1991.6m11 15975STRATHMARTINE ROADPath (um)Dismantled RailwayBridgefoot & StrathmartineFinalised Angus Local Plan Review337500337600337700337800Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2004337400BM 92.26m18Evergreen337400Loch Millm735000735100735200735300735400735500Angus Local Plan Review185Finalised Plan

65736400736300736200736100736000346300346400346500106.6mBuckler Heads Wood4831DrainTrack20Based upon Based the upon Ordnance upon the the Ordnance Survey mapping Survey Survey mapping with the permission with with the the permission ofof ofthe controller the the controller of HMSO of (c) HMSO of Crown HMSO (c) Copyright. Crown (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes infringes Crown copyright Crown Crown copyrightand may and lead and may to may prosecution lead lead to prosecution to or civil proceedings. or civil or civil proceedings.Angus Council Angus Angus LA09023L, Council Council LA09023L, 2003 2005 20031:2750346300346400N346500Ashyana346200106.4mElkalta346200346000346100CoachbuildingWorks106.9m Alma Place0026BucklerheadsElSub StaMSThe Cottage65BUCKLERS WYND1B 978CHAPEL ROAD (Track)1B 978103.1m0002The HolliesBUCKLERSCROFTBucklerheadsBasedFinalised Angus Local Plan ReviewB 978346000346100BM103.32m345900345900736000736100736200736300736400Angus Local Plan Review186Finalised Plan

Track1735000734950734900734850734800734750734700344050 344100 344150 344200Sluice79.5mBased upon Based the upon Ordnance upon the the Ordnance Survey mapping Survey Survey mapping with the permission with with the the permission ofof ofthe controller the the controller of HMSO of (c) HMSO of Crown HMSO (c) Copyright. Crown (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes infringes Crown copyright Crown Crown copyrightand may and lead and may to may prosecution lead lead to prosecution to or civil proceedings. or civil or civil proceedings.Angus Council Angus Angus LA09023L, Council Council LA09023L, 2003 2005 20031:1750344050 344100 344150344200N3439003439503440000004TrackAqueductMill DamMill DamMill DamSluice4756Burnside of Duntrune008768BraesideCottages91410111284.5mBurnside of DuntruneBasedFinalised Angus Local Plan Review0069343900 343950 344000Path (um)7343850Drain343850Fithie Burn9734700734750734800734850734900734950735000Angus Local Plan Review187Finalised Plan

5550745900745800745700745600745500745400338000338100338200338300338400BM 142.44mTrackLera Cottage745900Lea-Rig3885BM 158.08mLB745800164.0m0077Old School HouseHall0077Woodbank74570000680068545126BowlingGreenPavilion745600Rose CottagePHPath (um)BM 138.29m00537455000053HillviewBurnsideCottageIssues7454000039 0038CharlestonFinalised Angus Local Plan Review3380003381003382002135338300146.2mBased upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005GPN1:2500338400Angus Local Plan Review188Finalised Plan

Hall745400745300745200745100745000744900744800744700744600360300360400360500360600360700360800745400745300Playing FieldCollistonPrimary SchoolWillanyardsCotton ofCollistonColliston ParishChurchTheBeeches745200BM 60.92m69.7m745100CollistonWoodsideFarmWoodside FarmCottageDrainSinksSherwoodTheCottageJowna7450002900GowanbankLarachbegLubnaigPretoria CottHolly CottageBM 71.86mLaburnumCottsPO1 2RoseleaGreenlea69.4mA 933POA 933Gowanbank Cottage69.3mShelterGowanbank744900PinegroveRosevilleDunclachanCottageFairviewGlencoeRowan CottageSelmaCollistonCollistonInn69.8mDrainCononLeaDonislaSt Marks CottageGowan Lea744800TrackScotscraigTel ExDenviewTCB744700Denside BurnGowanbankCottageBM 68.59m67.1mDenside Burn744600360300Swirl BurnCollistonFinalised Angus Local Plan Review360400Inverlochy360500360600Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005360700360800N1:3500Angus Local Plan Review189Finalised Plan

136759850759800759750759700759650759600339350 339400 339450 339500 339550 339600Path (um)5579CortachyBridgeWestmillCottage HallGrayLodgeSchoolHouse4573The Nest LacketCottage129.5mBM 131.94mChurch136.2mSchoolCortachyTennis CourtCortachyBasedFinalised Angus Local Plan Review339350339400CortachyHouse339450Based upon Based the upon Ordnance upon the the Ordnance Survey mapping Survey Survey mapping with the permission with with the the permission ofof ofthe controller the the controller of HMSO of (c) HMSO of Crown HMSO (c) Copyright. Crown (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes infringes Crown copyright Crown Crown copyrightand may and lead and may to may prosecution lead lead to prosecution to or civil proceedings. or civil or civil proceedings.Angus Council Angus Angus LA09023L, Council Council LA09023L, 2003 2005 20031:15004562339500339550N3396003393003393002686Path (um)2769759600759650759700759750759800759850Angus Local Plan Review190Finalised Plan

747450747400747350747300747250747200747150747100350350 350400 350450 350500124.4mMains of CraichieSheepfoldSilosCraichieInnTankTankBased upon Based the upon Ordnance upon the the Ordnance Survey mapping Survey Survey mapping with the permission with with the the permission ofof ofthe controller the the controller of HMSO of (c) HMSO of Crown HMSO (c) Copyright. Crown (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes infringes Crown copyright Crown Crown copyrightand may and lead and may to may prosecution lead lead to prosecution to or civil proceedings. or civil or civil proceedings.Angus Council Angus Angus LA09023L, Council Council LA09023L, 2003 2005 20031:2000350350 350400 350450350500NLBCraichie121.3mGP350300Harrington HouseElrian1HillviewEurekaElsinoreCottageAn taighDonn350300350150 350200 3502502136CraichiePrimary SchoolRijswijkThistle DhuBM 119.05m118.0mPaterloch14TCB4HIGH RIGG5Play AreaMarlainaCottageCraichieBasedFinalised Angus Local Plan Review350150 350200 350250350100350100111.6m747100747150747200747250747300747350747400747450Angus Local Plan Review191Finalised Plan

242764800764700764600764500764400764300a n3688003689003690003691001780764800BoatrowCottage7379TrackTrack96511Waterside Cottages764700Sewage Works764600SlCraigo MillMill FarmHouseLB17.3m7645007147SPCraigoHallMill FarmCottages12623.4m11IvyCottages3Tip17.5mGoods Station11MILL PLACE26RoseCottages2112 3DuncansCroftIssuesDuncansCroft1621PlumCottage764400TheBungalowAr-TamhSPSB32.0m1 4Ryehill Cottages543PlayAreaCentreCottages12Plum CottageCentreCottages12South RowCottageCastle Cottages764300SPBM 38.08mCraigoSL8622Finalised 37.2m Angus Local Plan Review368800368900SPBased upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005369000369100N1:2500Angus Local Plan Review192Finalised Plan

75075075070075065075060075055075050075045017333000 333050 333100 333150TankThe CottageRockleeA 926LBA 9260361CraigtonSmithyBased upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 20051:4000333000 333050 333100N33315021332950332950332750 332800 332850 332900Craigton HouseQuarry(disused)Tel ExWarMemlTCBOld Post OfficeWester CraigsCraigton of Airlie House79.8mForesters CottageCraigton7845Craigton of AirlieCarlingwellFinalised Angus Local Plan Review332750 332800 332850 33290033270033270069546945750450750500750550750600750650750700750750Angus Local Plan Review193Finalised Plan

738400738350738300738250738200738150738100738050738000737950351000351050351100351150351200351250351300738400The Point138.9mGP138.6m738350TCBBM 140.93m738300FairlandsMonikiePrimarySchoolBrawnookie7382501Brochie2Craigton143.0mRowan BankThe Beeches738200Craigton1420Craigie Cottage738150738100CAMUS PLACESA(j)456The WoodlandsCraigton FarmLilac Cottage738050PathCraigtonCoach InnFerndaleNo1 Cottage738000ReservoirB 961Bonnie ViewFelcanty13001300737950351000MonikieReservoirsSouth351050B 961143.4mCraigton of MonikieFinalised Angus Local Plan Review351100351150Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.NAngus Council LA09023L, 2005 1:2000351200 351250351300Angus Local Plan Review194Finalised Plan

74760074750074740074730074720034150034160034170034180034190060.6m8053B 9127InglsideScroggerfieldFarm HouseStrathvaleRosedeneDouglastownKerbet WaterStrathmoreBM 59.99m10 15Deneside1 5KillaryKERBET PLACEThe CottageOld PostOfficeTCBLBLeenane8Old Bridge HouseGarden CottageBrightonCottagesScroggerfield 61.0m7224BrigtonFarmHouseDouglastownNFinalised Angus Local Plan Review6219Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005341500341600341700341800Brigton1:2500341900341400341400747200747300747400747500747600Angus Local Plan Review195Finalised Plan

Tank351300749000748900748800748700748600748500351300350600 350700 350800 350900 351000 351100 351200Tank7700140.9m7700 0006140.2m9395DunnichenHome Farm115.2mBM138.55mDunnichen House134.7mDunnichen Gardens7179DunnichenGardensCottageDunnichenCamperdown Well121.3m138.1m135.0mShelterBraefoot CottageKirkton House127.7mStoneMemlDunnichen ChurchBM 124.57m9577MPKirksideCastle Hill CottageLinn GaranCastle Hill7264Overmere120.1mDunnichenNFinalised Angus Local Plan Review350600 350700 350800 350900 351000 351100 3512009653Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 20051:3500350500350500748500748600748700748800748900749000Angus Local Plan Review196Finalised Plan

760300760200760100760000338400338500338600338700338800343760323922Dykehead Cottages194.8mTCB41Clash HousesRoyalJubileeArms HotelCar ParkPOIssuesTrackForest Lodge188.1mB 955DykeheadN3800 5900 8100B 955Finalised Angus Local Plan ReviewBased upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 20053384003385003386003387003388001:2500338300338300760000760100760200760300Angus Local Plan Review197Finalised Plan

31DWTrack3124335000 335100 335200 335300 335400 335500747600DunkennySD4161DunkennyCottages747500Canouan3549ChurchLangdale(remains of)PostDrainCross SlabÊÚ2243747400Old ManseGraveyard57.7mBM 56.69m55.0mOld Kirk CottageSilosSheep WashCrossing54.9m55.1m Eassie FarmThe Ling193512Camelaig747300LintmillCottages4330Eassie BurnFnFilling Stationand Smithy2726TCBPost747200Eassie MuirEassie BridgeBalnagowanBack HousesA 94 A 944517Eassie MuirN16151:3000Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005Finalised Angus Local Plan Review335500335100 335200 335300 335400Drain335000LB53.0m3349008314334900Drain747200747300747400747500747600Angus Local Plan Review198Finalised Plan

1173650073640073630073620073610073600073590073580073570073650035870035880035890035900035910035920035930058m736400Longhope17.4m6Long Row613Shore Row7363001TankervilleCottagesTorrie Park814.2mTrack51 3TorriePark7362005.4mGPStation1TCBLBMP .25Car ParkSandRow25 4StationRowLBBM 4.68mIssuesPC736100BM 7.71mStationHouseMacambiraEastHavenSandSandEll CraigHarbourLong Craig7.8mHazyviewLiscannorBayHouse736000700008800CraigallenBayHouseRockThe BentsCraigallenMP 12CRAIG ROADInvermaySandSandMean High Water Springs7359008.4m9287LearigEstrellaRockvilleCraigknoweThe ButtRathmoyle735800SPMeadowridgeSeascapeBEACH ROAD (Track)RockFour WindsRock735700358700Sand358800East HavenFinalised Angus Local Plan Review358900359000Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings. RocksAngus Council LA09023L, 2005Mean Low Water Springs359100 359200N1:3500359300Angus Local Plan Review199Finalised Plan

3135a735c83127332523819363421b21a1171311242031891210829791938978379695057594651474249454043344129233283213122724222520181411118a42725151331211726769600769400769200769000768800768600768400768200359600359800360000360200360400360600769600Stone61.9mCo Const, P Const, PER & UA BdyCRWhishop BurnPath (um)769400Track61.0m4250River North Esk43505632Curling PondFootball GroundShingleThe MuirWarMemorial769200PlaygroundBM60.79mEdzell Parish ChurchFlagstaffsEast MainsFarmDW50.9m5916DrinkingFountainPath7690007688005200BlackbanksCottagesAuction MartBM 59.52mWater Board YardEdzellPrimary SchoolWhishop BurnPCLETHNOT ROADHawthorn CottagesStoneLochsideCottageEdzellPrimary SchoolE(a)TankTrondraTrack529a35bBakery59.7mSLATEFORD ROAD33743Posts29864CHURCH STREETE13E232 28CHURCH STREET12GarageEl Sub StaLethnot House111CentralHotelADAM PLACE1BM 60.09m910UNION STREET7DungannonLITTLE WYND129KyleRheaBalcairn1Works10MANSE ROADManar3B 9662Tricearan1HIGH STREETTukdahDALHOUSIE STREET8101167718aPanmure Arms HotelB 966 B 966HIGH STREET61 65LITTLE WYNDThe Ho lies553PANMURE PLACE1B 96649b49a6MANSE ROADVi laAlvertonKemnay10 86 4258.8m59.1m35 37 39425bInchcolmThe Co tageDuncraig0307LB58.5mIssues34a 34bAdalaide CottagesPO25aSurgery1612 817 19 210800Garage13 157 912aHIGH PEN LANEElSubStaYelvertonHa lBM 52.84mSuspension Bridge1500FBLittleBallochSinksStrathviewPicnicAreaVernondaleNORTH ESK ROAD200020 12DunlagleyDenendDrainPath (um)1500 3100 3900E(b)EdzellPath (um)ShingleCo Const,2Track4400P Const,FBRiverInglis Ct14FordPERPath (um)DrainNorth Esk& UA BdyEl Sub Sta28DURIEHILL ROADLINDSAY PLACECR5 1Path3049.7m42DrainShingle27BM 49.04mPlayAreaMill HouseMill CottageThe MilIssues6014DALHOUSIE STREETStoneTHEGLEBEPathBalshagrayBracondaleDalveyApnaGharSt AlbansHIGH STREETBM 57.44mBankBungalowFirwoodBonnyrigg56.7mElmgroveLynnmartinINVERISCANDYE ROADEskvaleDryden1335BroomleaClovaGPBM 56.08m7686008357Path (um)WestmountGolf ViewComescomKelvingroveGwynbrookGlen EskAscot Co tages56.4mBracken2 4BurnsideLundieViewFairwaysWhishop BurnRedroofCo tSt AndrewsCo tageGlenalmondStrathairlyVeyMon NaTorlumTHE DRIVESinksBolany56.4mCo tVictoriaStationHouse1 to 4LBWinchcroftDUNLAPPIE ROADIssuesPol StaBurnsideFBBirken BurnTel ExWarMemorialGlenesk Hotel& Country ClubFBElSubSta56.1mTCBInchcapeLaurelbankInglisMemorialHa lParklandsScotscraigPavGlen HouseThe ArchWoodvaleBowling GreenRAMSAY STREETPinehurstUgiebankHeathcoteKinnaberWhinfieldCulzeanTheOrchardGlensheeLittleGrangeKin-a-CoilleHeather LeaAngusHouseWoodlandsInchmoan55.5m134a 4 2aDURIE PLACEThe GorseWoodstock92312CarlogieBM 55.67mRosemountArdmore768400WellStoneWoodlandsTrackArdgourCraigardKintyre58.8mDUNLAPPIE ROADSt CovansSt RegulusSt RuleEl Sub StaGolfHouseTheTHE DRIVEShielingSt Gilgen ArklestonJesmondJesmondGreenacresEdzell Golf CourseClubHouseThe BirchesDalhousieMemorial Arch52.7mWhishop BurnHopewood54.6mThe Rowans00290029768200359600Edzell Golf CourseEdzellFinalised Angus Local Plan Review359800Dismantled Railway360000TrackEdzell WoodBased upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005360200 360400Drain4826N1:6000360600Angus Local Plan Review200Finalised Plan

EDZELL1. Edzell is an attractive village situated in the north east of Angusapproximately 9.5 km north of Brechin and close to theAberdeenshire boundary. The village supports a wide range ofcommunity services and facilities and acts as a social, service andcommercial centre for a considerable rural area, including, GlenLethnot and Glen Esk.2. The character of Edzell derives from its wide High Street, the gridiron street pattern, the continuity of design in many of the olderbuildings and large open areas which include the Muir and woodlandto the north, the wooded banks of the river North Esk to the east andEdzell woods and Golf Course to the south. These natural andmanmade features have influenced the urban form of the village andcontinue to contribute to its character. The basic form ofdevelopment, particularly the grid iron pattern has generally beenmaintained as the village has grown with no residential developmentnorth of Lethnot Road.PROFILERole:Attractive residential villageapproximately 9.5 km north ofBrechin supporting a range ofservices.Population:Census: 2001 - 783;1991 – 747% Change 91/01 : +4.82Housing Land Supply June2004:existing - 32Drainage:No constraints3. Planning permission has been granted for housing at LethnotRoad/Slateford Road and Lindsay Place, which will meet localhousing needs within the plan period. A new primary school has beenbuilt in the north of the village to replace the school at Church Street.This provides an opportunity for the existing school building andassociated land to be reused and redeveloped for alternative uses.Planning permission has also been granted for the construction of anew health centre which will improve the existing facilities within thevillage.4. The former mart site located north of Lethnot Road has not comeforward for employment use despite being allocated for a number ofyears but has been subject to pressure for residential development.Lethnot Road provides a marked division between the built up area ofEdzell and its landscape setting, which is one of the most striking andattractive features of the village. Whilst it is considered that residentialdevelopment north of Lethnot Road would not be appropriate theLocal Plan provides opportunities for the redevelopment of the formermart for employment uses of an appropriate scale and nature throughPolicy SC16 : Rural Employment set out in the chapter on Working.KEY ISSUES/DEVELOPMENT STRATEGY5. Given the physical boundaries to the village, careful considerationof the scale, future direction, design and layout of new developmentwill be required to ensure that it respects the form and setting of thevillage and integrates with the surrounding rural landscape. In thelight of recent permissions for residential development outlined abovethe strategy for Edzell is to allow for a period of consolidation and tolimit additional residential development within the plan period to theredevelopment of brownfield and infill sites within the villageboundary.Angus Local Plan Review201Finalised Plan

HOUSINGEXISTING SITES6. The existing housing land supply, comprising sites with planningpermission or under construction as identified in the Housing LandAudit June 2004, is shown in Table 1.Table 1 : Existing Sites(a) Lethnot Rd/ Slateford Rd 18(b) Lindsay Place 14Total 32NEW ALLOCATIONS7. Table 2 summarises new allocations of housing land which willcontribute towards meeting the Structure Plan allowances to 2011.E1 : Housing - Edzell School AnnexeTable 2 : New AllocationsE1: Edzell School Annexe 6Total 60.4 ha of land comprising temporary school buildings and landto the rear of the school building is allocated for six houses.Vehicular access is available by way of an extension of theinternal road layout serving the housing development to thewest.OPPORTUNITY SITESE2 : Opportunity Site - Edzell School, Church Street0.2 ha of land at Edzell Primary School comprising the originalschool building, playground, gym hall and toilet block provide anopportunity for alternative uses including residential, BusinessUse (Class 4*) or community facilities. Whilst the gym hall andtoilet block to the rear of the site can be removed andredeveloped the original school building fronting onto ChurchStreet is an attractive property of local architectural interest andis enclosed by a stone boundary wall. Angus Council wouldprefer to see the school building and surrounding wall retainedas part of any development proposals.Opportunity Sites: Sitesavailable for redevelopment forhousing and/or other uses.Given uncertainties related tothe timing of release of suchsites for development and therange of potentially suitableuses, they are not countedtowards meeting the StructurePlan housing allowances untilplanning permission is granted.Opportunity Sites:E2 : Edzell School, ChurchStreet* As defined in the Town and Country Planning (Use Classes) (Scotland) Order 1997COMMUNITY FACILITIES AND SERVICESE3 : New Health CentreApproximately 0.3 ha of land adjacent to the B966 north of thevillage is reserved for a new health centre. (Full planningpermission granted September 2003).Angus Local Plan Review202Finalised Plan

755700755600755500755400755300755200755100755000755700362600362700362800362900363000755600Red CottageNew Cottage17.7mChestnutViewTheSchool HouseWar Memorial755500Mill HouseDrainPOManseCottage11.9mBM 12.84mGPSherwood CottageDrainTrackMill(disused)BM12.68mRecreation Ground755400FarnellTrackFarnell Parish ChurchSC369642DovecotGlebe House13.7m755300Dismantled RailwayBM 14.99mCSPowBurnWard BdyPpSinksThe Hollies755200LineCottage18.3mBurnbankTCBHallFarnellPostsThe White House75510021.6mDrainWest ViewIssuesDrain23.2m755000362600FarnellFinalised Angus Local Plan Review362700362800Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005362900 363000N1:3000Angus Local Plan Review203Finalised Plan

s761800677761700761600761500348200348300348400348500348600SmithyBM 147.22mTelephone ExchangeTCB143.6mGPPOLBSinksHall134.4mDenhead CottageLibrary Cottage3168Fern DenBM 133.57mKinlocharMackintosh HallOld School HouseFernFernParishChurchPathIssues4161128.0m5663PondOld ManseBM 125.91mPondIssuesSinksSinksPathFernNFinalised Angus Local Plan ReviewBased upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 20053482003483003484003485003486001:2500Sinks348100Track348100761500761600761700761800Angus Local Plan Review204Finalised Plan

43216171412B 957Track757600757400757200757000756800756600349000237734920034940034960034980027766275DrainPump(disused)KennelsB 957B 957BM60.53mTheKennelsCadgerPath12693069Ward BdyTrack60.7m12364Botany Cottage7576004360CFBM 54.53mToll House61.3mSmithy CottageDrainTrack5152Drain54.9mCRFinavonLodge52.7mTel ExPumpFillingStationBM 57.12mHotel7574009329ShelterCR9926FinavonBridgeSubways757200River South EskBraehead CottageKennel CottageMilton ofFinavonIssuesTrack757000000600060700SinksDovecot(restored)A 90LANEMILTON33008200A 90TrackMILTON LANELanes End113592Milton of FinavonSgeir Mhaol18BurnsideSubway19756800Drain2030675Drain1Milton Cottages2963FB4566756600West Mains of FinavonFinavon57.3mFinalised Angus Local Plan ReviewCairney CottageThe Coach House349000349200349400Lemno BurnBased upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005349600N1:5000349800Angus Local Plan Review205Finalised Plan

Track764600764500764400764300764200764100764000763900763800763700318600318700318800318900319000319100319200319300Weir7646007064296.0m7645007759Folda Cottage764400River IslaTCBLBBM 296.09mSchool HouseGuards HouseOgilvie Cottage84450043Sheepfold76430067378036FoldaKennels293.5mAltnabeinn76420081289123TrackFolda House0022BM 289.79m7641007117West InverharityKennelsTrack764000Glenisla HouseTk5600 7400 87007639000 7400 8700 0005292.6mIssues15000490TrackSawmillLB7638008886BM292.12mEast Inverharity287.1mTrackTrack76370057763186006172TrackFolda9371Finalised Angus Local Plan Review318700 318800 318900 3190000376Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyright BM 293.61mand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005Track319100West Hillockhead319200N1:4000319300Angus Local Plan Review206Finalised Plan

7338007337007336007335007334007333007332007331007330003319003320003321003322003323003324003325007338007337007336007335007334009036Balloch733300733200733100733000331900332000Fowlis Easterthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyright1800 4300Finalised Angus Local Plan Review332100332200Based upon the Ordnance Survey mapping with the permission ofand may lead to prosecution or civil proceedings.Angus Council LA09023L, 200533230095.0m332400N1:3500332500Angus Local Plan Review207Finalised Plan

Drain61061820159248LB8311971415975115319153321191217 7a341 to3314039a101549a 49b145852537a23a74844481Track3682829217aPH765LB5321VinnybankShangriLaB 965Firview2750200750000749800749600749400Sewage Works43.0m359000 359200 359400 359600 359800 360000TrackDrain0028IssuesPathLunan5822DrainWaterDrainPipe LineFB SewageFarm112GUTHRIE CRESCENTDismantled RailwayInnerleith21427171LUNAN STTrackTrackWeirSluiceWestendCo tagesGarage45.7m1 2Isla ValeWorksIssues1 24633 37 3943GUTHRIE STREETKINNELL STREETUNION CRESSidlaw Co tageANDSON STREETJessiemineCo tageEdina4 6Be riedale31HawthornCo tageLawviewEvelynCo tageAviemoreUNION STREETHazelCo tageSluice46.0mAronSt MirrenCo tBM44.37mBalgownieLocheeCo tageLILYBANK STREETFriockheimLunan Water46.3mLilybankHouseWorksEl Sub StaCASTLE CRESVICTORIA ROADMCLELLANCTBM 46.33mDamCASTLE STREETEASTGATEDrummondCo tage45.7m MILLGATEVinny WaterWESTGATESluiceCruachanWestendCo tagesPineHouseMIDDLEGATEArthurlieHealthCentreCo tageHotelResource CentreKINNAIRD CRESCENT45.7m Eastgate CresKINNAIRD STREETPol StaHalStirlingCo tageAngus Co tagesTCBPC43.9mPrimarySchoolBM 45.17mB 96544.8mEl Sub Sta44.8mHotelGARDYNE STREETChurchHalGarageTCB45.1mCemeteryBowling GreenLunanbankTennisCourtCarParkCarParkBM 47.76m47.2mGORDON PLACEB 965 STATION ROADTel ExWestfieldRecreation GroundPoggles WoodThe OldCairndeneTheArchesRampTank2180797919 21 25 2931 35 37 41 4555 619b637020 2266 642811626056 54 502515 2389 9a3 539191 11a1523 25112430 26 2056296422 20 1459103814 2261628 241235 37 39 42 432572530 404816KINNELL PLACE49441216KINNELL GARDENS10 1634 32a 3215El Sub Sta28 26231528Havendale1CruachanElangeni101868aVictoria68Cottage1519 1715216169MIDDLEGATE4718 18a7CRESCENT40a20a89 10 11 13 141619 21 22 23 2431 32 33 346 819aEastgate House41565BakersWynd2259 61 6254 56 571 5NapierPlaceBarrie'sCloseBank HouseThe OldSmiddyPOElfinCo tageCastle(site of)29 to 59FriockheimGUTHRIE STREETLunan Park(Old People's Home)111410Track842LUNAN STREET3KIRKDEN STREET41006106Jubilee11 12Co tage20aFk(a)Fk(b)Fk1Fk(c) Fk21842.7mB 965BakehouseGowanleaRecreation Ground30566557PaddlingPoolDepotCemetery42.4mDismantled RailwayFriock Wood4134TrackFriockheimBasedFinalised Angus Local Plan ReviewBased upon Based the Ordnance upon the Survey Ordnance mapping Survey with mapping the permission with the of permission ofthe controller the of controller HMSO (c) of Crown HMSO Copyright. (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes Crown infringes copyright Crown copyrightand may lead and to may prosecution lead to prosecution or civil proceedings. or civil proceedings.Angus Council Angus LA09023L, Council 2003 LA09023L, 20031:6000upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 200543.0mDismantled Railway359000 359200 359400 359600 359800 360000NMSPath (um)FBFB48.2mBM 46.22mFir Co tageFBThe LadesVinny WaterBM 44.75mSTATION ROADThe OldSlainte- ManseMhathSub StaEl35880046.9mA 933A 93346.9mMiltonof GuthrieMil Co tagePitmuies Mi l FarmDrain45.7mTo l HouseFerlyn Bank CraigmonieHouseTo l ViewJeneveStationHouseWorks35880045.7mB 96546.3m46.3m46.3mDismtd Rly749400749600749800750000750200Angus Local Plan Review208Finalised Plan

FRIOCKHEIM1. As one of the larger villages within Angus, Friockheim is animportant service centre providing a range of local services andemployment. Being geographically central in Angus the village alsohas a commuter role with many residents living in the village andworking in other larger employment centres. Although small-scaleinfill and renewal projects have come forward within the village, recentnew housing development has focused mostly at the eastern end ofFriockheim.KEY ISSUES/DEVELOPMENT STRATEGY2. The housing land allocations in the first Angus Local Plan havebeen largely developed. Only the site at Guthrie Street remains, andplanning permission for nine houses was granted in September 2003.There is a limit on the level of new development which can comeforward due to capacity constraints at the Friockheim wastewatertreatment plant (WWTP). This Local Plan allows for further housingdevelopment of a scale that can be serviced and in a location inkeeping with the character of the village, which will assist in meetinghousing requirements to 2011 and supporting local services inFriockheim.PROFILERole:A large village with a goodrange of facilities serving awide rural area.Population:Census 2001 – 820;1991 - 896% change 91/01 : -8.5.Housing Land Supply June2004:existing - 13Drainage:constrainedWater Supply:availableHOUSING3. While there has been a slow but steady development of housing inFriockheim in recent years, there is currently an increasing interest inhouse building in the village. Recent development has focused ongreenfield land to the east/north-east of the village but the existingroad network serving this part of the village has now reachedcapacity.EXISTING SITES4. Sites with planning permission or under construction as identifiedin the Housing Land Audit June 2004, are shown in Table 1.NEW ALLOCATIONS5. Table 2 summarises new allocations of housing land which willcontribute towards meeting the Structure Plan allowances to 2011.6. The site at Millgate is subject to three separate but relatedplanning applications. An outline planning application for most of thesite was approved in January 2004, subject to a Section 75Agreement and the resolution of outstanding layout/housing numberdetails in any subsequent planning application for reserved matters.Full planning applications for two individual houses within site Fk1 :Millgate 3 were approved in December 2004.Table 1 : Existing Sites(a) Millgate 1 3(b) Millgate 2 1(c) Kinnell Gardens 9Total 13Table 2 : New AllocationsFk1 : Millgate 3 16Fk2 :East of KinnellGardens 40Total 56Angus Local Plan Review209Finalised Plan

Fk1 : Housing – Millgate 3Approximately 1.4 ha at the former mill site is allocated for up to16 houses.The housing layout should reflect the distinctive character ofthis riverside site. An urban street design would not beappropriate for this backland area, which is enclosed by thenatural features of the wooded riverbank and the river cliff.Development proposals will require to address the followingrequirements:-• ground contamination and remediation;• any issues arising from a flood risk assessment;• a comprehensive landscape plan considering the existingtrees and hedgerows and providing for enhancement of thebelt of trees along the river bank;• a footpath connection to the millpond;• vehicular access for statutory agencies to allow inspectionand maintenance; and• clarification of the future use and maintenance of themillpond area.Fk2 : Housing - East of Kinnell GardensApproximately 2 ha of land east and north of Friockheim PrimarySchool is allocated for around 40 houses.Proposals should be in accordance with the development briefwhich will be prepared for this site which will include details ofthe following requirements:-• 20% of the capacity of the site to provide LCHO affordablehousing;• access will be from the B965, to the east of the primaryschool;• a bus pull in and pedestrian crossing to the play park;• provision of a children’s play area and/or developercontributions towards the upgrading of the existing playpark.ENVIRONMENT7. The area of the former millpond and the Vinny/Lunan Water areattractive features within the village. The redevelopment site forhousing at Millgate provides an opportunity to reinstate the millpondand could enhance public access along the Lunan.Fk3 : Lunan WaterAngus Council in conjunction with local organisations,developers and landowners will continue to promote theenvironmental enhancement of, and access to, the Lunan Waterfor recreational use.Angus Local Plan Review210Finalised Plan

744500744450744400744350744300744250744200744150343750343800343850343900343950344000744500744450Sinks744400744350744300Kincreich Cottages1 2Granite DykeGateside CottageDavelaClearways101.7mJoineryKincreichCottageLBGatesideBM 104.35m744250Fairways104.2mTCB744200744150343750Path (um)GatesideFinalised Angus Local Plan Review343800 343850343900Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005343950N1:1500344000Angus Local Plan Review211Finalised Plan

2171279Playground235412A 928177469007468007467007466007465007464007463003382003383003384003385003386003387006600FB746900IssuesFBBM 72.43mSt Fergus's WellPath (um)se Lodge82.7mPlaying FieldAngles ParkManse74680083.8mCross SlabKIRKWYNDWr TBM 84.66mSDSt Fergus's ChurchSt Fergus's Church(remains of)Path (um)3980Path (um)PumpAngus Folk CollectionSewageWorksStrathmoreArmsHotel6Wr TPOEl Sub Sta746700South Lodge2186.0mSTREET19 17 15 9 to 13 7MAIN16 18145Kendal121036 8TCB1BM 85.64m2PCThe Square6 7 8 93 4SD84.0mHall6Path (um)21Ivy Cottage89.3mCottageDaisyBREAHEAD ROAD202282630BM 83.02m746600MemorialPolice Station90.2mTel ExWestview CottageAllotmentGardensHallBM 88.19mMonSchoolHouseGlamisPrimary SchoolShelterDUNDEE ROADWestendCottage2 12Rose CottageG1GlamisCar ParkGarage3Glamis BurnBuilder's Yard772561746500136STRATHMORE ROAD2011DistrictNurse'sHouse2087.0mSIWeirCHARLESTON ROAD6 20Braidwood2135 7STRATHMORE TERRACE920G(a)19The Mill52BM 90.21mSaw Mill746400Cemetery122192.5mTankSinksBM 96.17m97.6m746300100.1mA 928Path (um)338200GlamisFinalised Angus Local Plan Review338300 338400338500338600WeirSluiceBased upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005DrainTanksN1:3000FishHatche338700Angus Local Plan Review212Finalised Plan

GLAMIS1. Glamis is valuable to the tourism economy of Angus. The village sitsat the gates of Glamis Castle, home of the Earl of Strathmore. Anyfuture development should be of a high quality which respects thehistorical character and setting of the village and does not detract fromits role as a focus for tourism. There is scope for limited areas of newdevelopment within the village which if sensitively designed willcomplement the existing village. Modest new housing development andthe potential to accommodate local business or tourism uses areprovided for.KEY ISSUES2. The issues for Glamis are:• To allow for limited new development which does not compromisethe role of the village as a significant tourist location;• To promote high quality development which complements theconservation area and wider heritage value of the village.• The limited capacity of the Waste Water Treatment Plant that is aconstraint to further development in GlamisPROFILERole:Glamis is the focus of theGlamis Estate, located 8kmto the west of Forfar. Thevillage has a smallpopulation but is a populartourist destination andtherefore supports a range ofvaluable services for localpeople and visitors.Population:Census: 2001 – 233;1991 - 259;% Change 91/01 : -10.04.Housing Land Supply June2004:existing - 24.Drainage:Capacity for additionaldevelopment may be limited.DEVELOPMENT STRATEGY3. The strategy for Glamis seeks to:-• Support the development of new housing at Dundee Road;• Safeguard an area suitable to accommodate new local businessand/or tourism uses;• Encourage ongoing environmental improvements within the villagehaving regard to its status as an outstanding conservation area;• Continue to support the valuable tourism role of the village bymaking provision for additional facilities or services in support ofthat function.GENERAL4. The Waste Water Treatment Plant (WWTP) serving Glamis hascapacity issues. The site at Dundee Road West was allocated in thefirst Angus Local Plan as a housing allocation, but limited to 24 houses.Planning permission has now been granted for this project, andconsequently the drainage threshold for Glamis has now beenreached. Further development will depend on investment in the WWTPalthough there is no project in Scottish Water’s Investment Plan toresolve this issue. Angus Council will press Scottish Water forresolution of this drainage problem to enable appropriate futuredevelopment and the attraction of new investment to Glamis.Angus Local Plan Review213Finalised Plan

HOUSINGEXISTING SITES5. Sites with planning permission or under construction as identified inthe Housing Land Audit June 2004, are shown in Table 1.Table 1 : Existing Sites(a) : Dundee RoadWest 24Total 24WORKING/TOURISM6. An area of land in the heart of Glamis may be appropriate for localemployment/tourism related development in support of the village.Notwithstanding the potential benefits to the village, this proposal willbe dependant on the availability of a connection to the drainagesystem.G1 : Dundee Road East1.8 ha of land in the core of the village provides the opportunityfor local business or tourist related development. There may alsobe scope to achieve a mixed development incorporating a limitednumber of houses as part of the overall scheme. Given thelocation within the conservation area, development proposalsshould incorporate the use of high quality design and materials,and have regard to the amenity of surrounding properties.Angus Local Plan Review214Finalised Plan

743600743500743400743300743200743100353500353600353700353800353900Issues743600168.6mTrackHillside CottageTrack6255743500Upper Greystone5045Burnside Cottage743400DrumethieRowan Cottage160.9mIvy CottageGillian ottageWester GreystoneGreystone743300FBSchool CottageBM 155.06mThe Whitehouse151.6mTCBBM 154.30m743200IssuesGreystone Farm Cottage153.6m743100353500Path (um)GreystoneFinalised Angus Local Plan Review353600353700Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005353800353900N1:2500Angus Local Plan Review215Finalised Plan

127509007508007507007506007505007504007503007502007501003564003565003566003567003568003569003570006800Rockhead75090081.7m80.8mBM 85.05mWest CottageEast CottageWindyedge475080077.4mHassendeanKeepers CottageTrackLadybrowTCB6785177.1mLangland's TerraceCotton of GuthrieDrainRamshorn Cottage76.8m6680750700Drain5567Drain75060064.6m7563750500PathGuthrieLodgeKirktonGuthrieParish Church750400sues56.7mManseBM59.34m73477643Kirkton HouseFoinavenKirk Mill HouseFoot BridgeLunan Water5738750300Bridgend663552.1mHallDrainDrain7502007501003564004323592253.9mGuthrie, Cotton of GuthrieBasedFinalised Angus Local Plan Reviewupon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005356500 356600 356700 356800 356900N1:3500357000Angus Local Plan Review216Finalised Plan

1766000765900765800765700765600765500765400360400360500360600360700360800B 966766000B 966Westwater Bridge45.4mCo Const, PConst & PER Bdy765900Engineering WorksCRBridgend HouseThe Old CornmillSmiddy HouseThe CottageLadeside House765800Timor CottageDrainCairnviewInchbareShelter765700Drain6LBRose CottageSluiceBM 48.62mGPCounty Houses4663CottageStracathroFraochCottageDamside76560048.2mMerrydownGPTCBStracathro HallGlenesk5456 8356Millfield765500765400360400InchbareFinalised Angus Local Plan Review360500360600Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005360700N1:2500360800Angus Local Plan Review217Finalised Plan

2191203Track123630211437381 to 81018111281462910681INVERALDIE TERRACE421SouthviewThe Beeches16135272034513a212738400738200738000737800737600737400737200737000736800341000Ward BdyUnd341200341400Tealing Smallholdings341600341800Dra342000342200ETLFBBM 148.92m738400SiloMill ofTealing2aWeirMiltonbankTCB149.8mElmwoodBM 148.84mRosconelleIssuesDrain2631Works33aTealing BurnMillburnSunnyviewViewfieldWoodsideGlade Cottage738200Earth-houseÊÚ ÊÚTealing2719Doo'cot2922149.0mHomeFarm35MorvenCalicoThe FurrowsTeaghlachWestray5110Balmuir WoodTravellingPeoples SiteDrainBalmuir WoodOrchid145.0mDinarrochIvy LodgeCorner Cottage144.3mBM 145.10m146.0m12Pine Trees1308SDTheLodgeTel ExTravellingPeoples Site738000000500050005Earth-house(site of)Tealing HouseTealing HouseBalnagarA 90A 90Balmuir WoodTravellingPeoples SiteElSub StaGP145.4mBalmuir WoodETLUndWard Bdy139.1mTrackWoodside142.9mBalmuirTrack1185LealandsA 90Tealing GarageSinksBM 144.30m7378006276IssuesBalmuir Cottages141.2m0067A 90HeathcrestLorbri737600TrackBalvicarJasmine CottagSmiddy CroftMillcroftTealing BurnSinks0042Issues73740022373837ArnwoodThe Sheiling00330033Filling StationPoultry HousesAirfield(disused)737200InveraldieDALZIELCOURTSmithyPOCouncil DepotInveraldieInnPlaying FieldEl Sub StaPlaygroundTCB9 to 16DALZIEL PLACEDALZIEL ROAD2 1HALL ROAD737000323844 46HALL PLACEHALLPLACEA 90A 90TealingHallINVERALDIECRESCENTETL736800341000Inveraldie & TealingFinalised Angus Local Plan Review341200341400341600Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyright125.6mand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005341800 342000DrainDrainShielhill CottagesN1:7000342200Angus Local Plan Review218Finalised Plan

1345050 345100 345150 34520074425074420091.1mMill of Invera90.0m91.8m744150BM 92.30mInverarity BridgeSchoolHouse744100BM 90.81mGATESIDE ROADLB2Mill ofInverarityCottages744050CS590.6m1074400014001400743950Based upon Based the upon Ordnance upon the the Ordnance Survey mapping Survey Survey mapping with the permission with with the the permission ofof ofthe controller the the controller of HMSO of (c) HMSO of Crown HMSO (c) Copyright. Crown (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes infringes Crown copyright Crown Crown copyrightand may and lead and may to may prosecution lead lead to prosecution to or civil proceedings. or civil or civil proceedings.Angus Council Angus Angus LA09023L, Council Council LA09023L, 2003 2005 20031:2000N345200345050 345100 345150345000345000344850344900344950InverarityGATESIDE ROAD92.8m14Inverarity Primary SchoolInverarityBasedFinalised Angus Local Plan Review344850 344900 344950344800344800344750344750743950744000744050744100744150744200744250Angus Local Plan Review219Finalised Plan

22216A 92A 92433925BM 30.03m274970074960074950074940074930074920074910074900074890074880074870074970036620036630036640036650036660036670036680036690029.3mPath (um)InverkeilorParish Church749600VaultBM29.96m29.3mSewage FarmManseBM 28.12mMP749500749400B 965Ik/H2 Ik(a)Inverbank 25.6mTeapot LaneChance Inn3HomewoodBM30.74mRoseCott1TelEx30 30aPO46 5048ShelterTCB29.9mMAIN ROAD131147454911a211b26.5mKIRKTON ROAD111c1 573 7 9 111315LUNAN AVENUE4 24 1026.5mIk261412Kirkton20Ik(b)/Ik125282227PlaygroundInverkeilorRecreation Ground123Kirkton Cottages94749300Hall24TheBurn11dHall15RowanCottage30.8mSTATION ROADTennisCourtPath (um)Dunira16142018Garage749200Tel ExHall29.6m24InverkeilorPrimary SchoolMP .2532.0m749100Ik/H3 Ik(c)SPSignal BoxSPPriestfield Cottages749000750075003125.0mPriestfieldPriestfield FarmCMyresideTrackBM 28.53mPriestfieldPond748900MP 23SP24.1m23.2m7488002680BM 22.92m748700366200SPInverkeilorFinalised Angus Local Plan Review22.3m366300366400366500366600Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005366700 366800N1:4000366900Angus Local Plan Review220Finalised Plan

INVERKEILOR1. The village of Inverkeilor lies immediately to the east of the A92almost midway between Arbroath and Montrose. While there is littleemployment locally other than agriculture, the village provides localservices.2. Development has been constrained in recent years by lack ofdrainage capacity. However the first Angus Local Plan securedinfrastructure improvements that allowed new housing to comeforward. Development of the Village Field has commenced andplanning approval has been granted for the construction of 45 houses(including ten general needs housing association houses) at RailwayField. Although no new greenfield housing land allocations are beingpromoted, there may be opportunity for small sites within the village tobe developed where drainage capacity is available.KEY ISSUE / DEVELOPMENT STRATEGY3. The key issue for Inverkeilor is the maintenance of existing villageservices. The Local Plan seeks to provide for a level of developmentthat will sustain support for local services and enhance the village.PROFILERole:Inverkeilor acts as a localcentre for a large rural area.Its proximity to the A92 givesthe village easy access toArbroathPopulation:Census: 2001 - 409;1991 - 357;% change 91/01 : +15.Housing Land Supply June2004 :existing - 51Drainage:constraint being removed bydeveloper contributionsWater Supply: availableHOUSING4. The first Angus Local Plan, in support of community opinion,allocated two sites for housing development that would enable thedrainage constraint affecting the village to be removed and supportexisting village services. Work has now commenced at Village Field(15 houses), the smaller of the two sites allocated. The reservation ofland at Railway Field is continued and Kirkton Farm steading and theadjacent paddock are allocated for development.EXISTING SITES5. Sites with planning permission or under construction as identified inthe Housing Land Audit June 2004, are shown in Table 1.Table 1 : Existing Sites(a) Village Field 4(b) Lunan Avenue/Kirkton Farm 2*(*see Ik1 below)(c) Railway Field 45Total 51NEW ALLOCATIONS6. Table 2 summarises new allocations of housing land which willcontribute towards meeting the Structure Plan allowances to 2011.Table 2 : New AllocationsIk1 :Lunan Avenue 4*Ik2: Kirkton FarmSteading 3Total 7(*see Existing Sites above)Angus Local Plan Review221Finalised Plan

Ik1 : Housing - Land to rear of Lunan AvenueApproximately 0.5ha of land to the rear of Lunan Avenue isallocated for around 4 houses in addition to the existing planningpermission for 2 houses indicated above under Existing Sites(Lunan Avenue/Kirkton Farm*), subject to available drainage andimproved road access. This site could be developed together withthe conversion of the adjacent disused farm steading (Ik2) to forman attractive housing group.Ik2 : Housing - Kirkton Farm SteadingOpportunity exists to convert the Kirkton Farm steading toprovide up to 3 houses, subject to available drainage andimproved road access. No individual access will be allowed toKirkton Road and the pavement on the east side of the road willrequire to be made up. This site could be developed together withthe adjacent paddock (Ik1) to form an attractive housing group.Angus Local Plan Review222Finalised Plan

21735900735800735700735600735500735400735300735200735100735000345400345500345600345700345800345900346000103.32mB 9780002346100Old SchoolhouseKellas WoodFB735900West Mains0f GagieAr DachaidhWoodsideGagieSmallholdingsTrack97.9mGlenisla735800Drain97.1mBramble Cottage8381KellasHallWest Mains Cottage39745675BM 95.65mSpringbank73570092.6mWinnebaHillcrest89.2mBM 89.78mIssuesMurroes Burn735600LBGlebe HouseMurroes CottageKelas SmithyAbbotsfordGS95.1mShelterKellas8358WellSancathDino's Den7355004951Braes o' KerrystonPath (um)FBMill CottageTel ExKerryston MountTCBWellgrove101.8mEarth House(site of)Weir735400BreaheadFrohlich004100410045KerrystoneBank99.5m735300Tigh na Torr6628KerrystonHouse48237352006722782100210021Pump88.4m6813Pumps735100PumpWesthallEastmost Cottage81.9m73500034540085.3m345500KellasFinalised Angus Local Plan Review345600345700B 978B 9783458008000Based upon the Ordnance Survey mapping with the permission ofthe controller 8000 of HMSO (c) Crown Copyright.0003Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005345900 34600077.5mN06001:40000600346100Angus Local Plan Review223Finalised Plan

11282495637135827646749600749400749200749000B 9128B 912834740034760034780034800034820091.7mBridgend99.2m98.1mIssuesSinks49Connemara106.6mSouth Cottage47564662ACRESCENTEl414aKi1Sub Sta62BUNKERHILL5660A4107.8m58603Knowehead102.8mBM 104.61m00460046Nursery54Drain110.5m29DUNNICHEN ROAD4850464442Nursery112.2m2135Drain232136TCB12191BM 112.31m3113.2mKingsmuirBuilders Yard Nursery0032 3532Dismantled RailwayKi2111.9m16CarnegyTerrace2LB114.1mKingstonCarnegyTerrace342aDrain32Kingsmuir116.7m1 3B 91281173BM 117.63m114.8m4B 9128KINGSTON PLACE120022149a 7a117.4m13TrackTrack4a115.0m918Track6DUNNICHEN ROAD14Garage0014HallDukeswoodLOWNIE ROAD71612a241115.3m12RoeldenBM 115.73mIssues2TrackTrack800015004000 5500 72004000 5500 7200 8300 0004KingsmuirN1:4500Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005Finalised Angus Local Plan ReviewTrack348200Track347400347600347800348000118.2m749000749200749400749600Angus Local Plan Review224Finalised Plan

1. Kingsmuir is a small dormitory settlement only 2.5km from Forfar.It has no basic services or facilities other than a village hall, andrelies on the full range of services found in Forfar. There are smallscaleemployment uses in and around the village and there areregular daily bus services.KEY ISSUES/DEVELOPMENT STRATEGY2. There has been limited development in Kingsmuir in recent years.The village is connected to the public drainage system in Forfar andis affected by the drainage constraint which is in place in the southeast of the town. Kingsmuir is a popular place to live and there hasbeen some interest in sites for housing development. The strategy forKingsmuir is to allow for limited new housing in the village,recognising there are no local services or facilities.PROFILEKINGSMUIRRole:Kingsmuir is a popularresidential village very close toForfar.Housing Land Supply June2004:allocated first ALP – 25.Drainage:Drainage constraint affectingvillage requires the completionof Phase 3 of the Forfar SewersRenewal Scheme, programmedfor completion in 2005.3. Given the location of Kingsmuir very close to Forfar, it is desirableto limit the amount of new housing development in support of thestrategy of the Plan which directs the majority of new development tolarger settlements. Following the Public Local Inquiry, the first AngusLocal Plan allocated land at Bunkerhill for 25 houses. This Local Plancontinues the allocation of this land, and includes a further housingsite at Kingston Place, but shares the housing numbers for Kingsmuirbetween the two sites recognising the type of development which islikely to come forward.4. Development of all sites in Kingsmuir is dependant on thesatisfactory completion of Phase 3 of the Forfar Sewers RenewalScheme which is indicated by Scottish Water for completion in 2005.HOUSINGSITES PREVIOUSLY IDENTIFIED BY THE FIRST ANGUS LOCALPLAN5. The site in Table 1 was previously identified in the first AngusLocal Plan but has not yet come forward. This Plan continues theallocation of this site for housing development, and where appropriatethe wording of the proposal and/or the indicative yield from the sitemay have changed.Ki1 : Housing - BunkerhillTable 1 : Sites from first ALPKi1: Bunkerhill 12Total 121.5 ha of land at Bunkerhill is allocated for around 12 dwellingswith a requirement for 15% of the capacity of the site to provideLCHO affordable housing. Development of this site should haveregard to its location on the edge of the village and incorporateappropriate landscaping and boundary treatment. Vehicularaccess will be taken directly from the B9128 – Forfar/CarnoustieRoad, and not from Bunkerhill Crescent.Angus Local Plan Review225Finalised Plan

NEW ALLOCATIONS6. Table 2 summarises new allocations of housing land which willcontribute towards meeting the Structure Plan allowances to 2011.Table 2 : New AllocationsKi2: Kingston Place 12Total 12Ki2 : Housing – Kingston Place1.3 ha of land at Kingston Place is allocated for around 12dwellings with a requirement for 15% of the capacity of the siteto provide LCHO affordable housing. Kingston Place will requireto be upgraded to Roads Authority standards to provide asuitable access to the site and the overhead electricity linesrunning along the Kingston Place boundary of the site willrequire to be rerouted.Angus Local Plan Review226Finalised Plan

750600750550750500750450750400750350750300750250360900360950361000361050361100361150750600750550CR39.9m75050036.9m01488SchoolTerrace32750450BM 40.57m1School Terrace37.2mAuld School750400750350Kinnell750300KinnellParish Church42.78m750250360900KinnellFinalised Angus Local Plan Review360950361000Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005361050 361100N1:1500361150Angus Local Plan Review227Finalised Plan

744300744200744100744000743900743800331100331200331300331400744300FFKirkinchLevel CrossingTrack744200Kirklands0415KirkinchFarmUndMagdaleneGlebe of NevayLilac CottageWhitehouseFBNeilstonCottageFB744100DefCSUndCFPondHawthornCottageKirkinch CottageLBDWNevay Church(remains of)DunroaminSinksBeachleeCottage56.1mThe GablesKirkinchKildonnanIssuesRoseleaNewlandsSinks0005AshdonThe WellTrack47007440000005Riomhach56.3mRiomhachNeilston FarmBM 56.74mKirkinchPinetreesDrainTrack743900Woodside56.7mKirkinch Wood743800KirkinchFinalised Angus Local Plan Review331100331200331300DrainBased upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005331400N1:2500Angus Local Plan Review228Finalised Plan

Telephone Exchange42BRAESIDE739200739000738800738600738400738200738000737800334200334400334600334800335000739200203.2mGreenfordWhite TopIssuesLodgeLongwallBM 205.41m17127313WaterstonSheepWash233.4mFBSinksHodge BurnDamFB739000Pond1800 3600 5400 7800 05001800 7800CollectsHodge Burn231.3m237.1m239.9m226.3mTrack146SA(l)738800227.9mJandaThe Whins3974BM 224.24mViewCottageCraiglarachMoorcroftRowanbankRowanbankCarn-BhanStoneygateBirchmountFour WindsSmithy CroftThe GhyllOLD WHISKY ROADBroomhillPinehillSinksAultmoreLisheen213.9mWoodcroftThe EndriggErrochtyOLD WHISKEY ROAD7386004253BM 212.22m206.4mTheHolliesTalmyneMoorlandsTheBirchesPARKSIDEBraesideRivendellTamariskPalmSpringsMayerlingOntrocsParkheadFair HeightLairigCas TayStrathtaySliochParksideIssuesPIPER'S WAYDrummuirTHE BRAE738400InshriachJocksLodge196.5mBM 195.40m5537Parkside Quarries(disused)MoredunElmiraWarMemlParkside Quarries(disused)Tank1129738200202.8mBONNYTON ROADSC361715BM 199.91m195.2m2326Kirkton ofAuchterhouseParish Churchof St MaryManseSmithy CottageEastwoodChurchCottageSheilinTireeBirse190.8mLBTCBWishing WellCottageClovaSinksAirlieCottageArranCo tageLintrathenWellGPAshintullyFern Co tage187.5mBM 185.08mTEALING ROAD185.2m9125Quarry HouseKinnordy CottageNewtown of PitpointieLongcroft210.1mRose CottageKirktonCottageMandalayPC187.9m190.7mKing George V Playing Field738000Auchterhouse SchoolWest ViewIrisWoodsideKilryTheGablesTheLacket3TolmoundKIRKTON BANK2TheBungalow650008404700088005000 7000 880000050005Kirkton of Auchterhouse737800Kirkton of Auchterhouse178.4mFinalised Angus Local Plan Review334200334400BM 174.12m334600Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2003 2005334800 335000N1:6000Angus Local Plan Review229Finalised Plan

75595075590075585075580075575075570075565037030037035037040037045037050075595055.2m755900PumpKirkton House438757.3m755850Kirkton of Craig755800BM60.50m377860.4mLB755750Old SchoolhouseKirksideCottageGlebeCottageMonymusk4275CraigwellFernleaCraiglea755700755650370300Kirkton of CraigFinalised Angus Local Plan Review370350370400Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005370450N1:1250370500Angus Local Plan Review230Finalised Plan

7607507607007606507606007605507605007604507604007603507603003213503214003214503215003215503216003216503779760750337642746475760700Kirkton Burn407076065045664966760600Landalla Cottage76055059574756Glenisla HotelTelephoneExchange7605003452244.6m760450Kirkton of Glenisla4449BM 246.41m246.1m5347POKirksideBM 246.49m760400GlenislaParish ChurchFord760350760300321350246.7mHallPCGlen IslaPlaygroundKirkton of GlenislaFinalised Angus Local Plan Review321400 321450 321500River Isla5733Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005321550 321600321650TrackN1:2000MonumeAngus Local Plan Review231Finalised Plan

333800333700333600755200Reservoir(covered)7551008Reservoir(covered)84066103Kirkton of King755000173.0mB 9518400B 951169.9mMillburn83967296BM 172.11m6597Cromie Burn754900Balfour Mains Cottages173.9mBM 175.41mBased upon Based the upon Ordnance upon the the Ordnance Survey mapping Survey Survey mapping with the permission with with the the permission ofof ofthe controller the the controller of HMSO of (c) HMSO of Crown HMSO (c) Copyright. Crown (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes infringes Crown copyright Crown Crown copyrightand may and lead and may to may prosecution lead lead to prosecution to or civil proceedings. or civil or civil proceedings.Angus Council Angus Angus LA09023L, Council Council LA09023L, 2003 2005 20031:2500N333800333600333700333400333500176.2m3616Kirkton Place563309The OldManseLB175.0m5701TCBB 9513300 173.0mKirkton of KingoldrumBasedFinalised Angus Local Plan Review333400333500333300333300B 951754900755000755100755200Angus Local Plan Review232Finalised Plan

746800746750746700BM 74746650746600746550746500746450342250 342300 342350 34240069.6mWarMemlMansefieldKirkton32642952TrackDrainBased upon Based the upon Ordnance upon the the Ordnance Survey Ordnance mapping Survey Survey mapping with mapping the permission with with the the permission of permission of ofthe controller the the controller of controller HMSO of (c) HMSO of Crown HMSO (c) Copyright. Crown (c) Crown Copyright. Copyright.Unauthorised Unauthorised reproduction reproduction reproduction infringes infringes Crown infringes copyright Crown Crown copyright copyrightand may and lead and may to may prosecution lead lead to prosecution to prosecution or civil proceedings. or civil or civil proceedings. proceedings.Angus Council Angus Angus LA09023L, Council Council LA09023L, 2003 LA09023L, 2005 20031:2000342250 342300 342350N342400342050 342100 342150 34220068.4mLBBM 65.18m1Hall50967BM864.06m62.2mKinnettlesParish ChurchKerbetHouseKirkton of KinnettlesBasedFinalised Angus Local Plan Review342050 342100 342150 34220000760069FB342000007600690066342000341950341950746450746500746550746600746650746700746750746800Angus Local Plan Review233Finalised Plan

of764550764500764450764400764350764300764250764200764150764100353250353300353350353400353450353500353550764550Ledmore Cottage764500EastBurnBalfour764450Helter's LoupSchoolHouse119.8mGP7644007643502635BM121.24mDamHallMenmuirParish ChurchBM 118.97mCrossSlabs4335Kirkton of MenmuirTennis764300EasterburnBalfour7642502828TrackTennisCourt5021764200764150PondTrack764100353250St Aidan's Well(site of)Kirkton of MenmuirFinalised Angus Local Plan Review353300353350353400Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005353450353500N1:2000353550Angus Local Plan Review234Finalised Plan

738200738150738100738050738000737950737900737850737800737750737700340200340250340300340350340400340450340500738200738150738100Kirkton Cottage738050Appin CottageKirkton of Tealing145.8mWoodville738000142.0mThe Bungalow737950KirksideSD4495BM142.55mKirkton of Tealing737900Tigh-na-glagTealing Church359241912Strathview57378507378004777737750737700340200Kirkton of Tealing3371Finalised Angus Local Plan Review340250340300340350TrackBased upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005340400 340450N1:2000340500Angus Local Plan Review235Finalised Plan

Track162131261031111429227318Pav19182175 13 17318a14211015MS10167217a611Ha l275173515Ha lPav492472aGa rzen135Ha lFB33293ElFB151795Sta1224108b8a21514a8c20116PC141112216107513a33129a1291a26 8711410 c119411182a10b6134251771610aGP423Works710PH18221311a10dPO172113234151920GP819192a8110213a1833542516161711a1SD35a18GP9520727326428392a614303a28a121a3272591103825a13 1109840467b1b6a924415DrainDrainCONIL PLACE11424a3417122342115145a167FB713a2a45b17113Sta19 19a492322525c332725a2931a25b82h45164713122084FBIss1482g418a2f1a b1d242cd31072e3028a261211e281261426a1f3162FB494941229ato9610213512a6181g61547188194a8GP9283624234112d253831033a323143b129256GP35161862267101412BM1899a69107a87138a51012315114FB18FBStrathview Co tage95FBFBPath (um)749200749000748800748600748400748200748000352000 352200 352400 352600 352800 353000 353200 353400 353600 353800Ward BdyTrackDrummietermontSpringCRDrainDrainDrainDrainDrainDrainTrack25 23115.8mGarden Centre00040004007400550001000100040004 45000055Issues105.1m0001 2300 7100PathThe ParkBM 105.26mDaisybank BraeheadPathVinny WaterThe Ranch70937395Cur Den7997Ashmount1000PondMill LadeGarden CentreDunnichen Moss3343Drummietermont Feus0001 71005986WelDUNCAN ROADAbriachanBowlingGreenBURNSIDE ROADBack BurnPath (um)AULDBAR ROADDrain5 199.8mChurchPlaceEl Sub Sta2 4HotelEAST HEMMING STTHE SQUARETCBGarageBM 98.68m103.3mBM 105.02mGUTHRIE STREETWEST HEMMING STREET109.2m107.6m106.6m105.8m810DunveganSinksChurchTel ExGARDYNE STREETPLACEMu rayfield110.2mRoughmountNECHTANLi tle AcrePumpClive HouseAuchnacreeIssuesDrainKarinyaSherwoodEAST BLAIRS ROADTHE HOWE115.6mPath (um)97.0m1 9BLAIRS ROADDUNDEE ROADVinneyPlaceOldLetham1 to 24Jubilee CourtIssuesANVIL BANKIssuesBRAEHEAD ROADLethamPrimary School24 1798.1mVINNY DEN102.0mDUNDEE STREETPathPath (um)DrainWorksPoultry Packing StationEl Sub Sta105.8mWOODSIDE ROADWorks4500Dalriech106.75mPath (um)Path (um)DunbraeHouse108.7mBRAEHEAD ROADNectansmere106.5mSmithyIssuesMOSSBURN PLACE1a 1b6 8 9MaryfieldSTREETPARK ROADGUTHRIEDunnichen Moss3 1El Sub StaEasgadhAlpine GroveCarnachThe KnoweBe lhavenBMBM 108.87mBraeheadAddendaSinks99.95m14 122b 2cBRACTULLO PLACEPondSinksCairnhurstHouseVinny DenHouseDrainVinny WaterDrainPath (um)TrackFB Cur DenDempster Park(Recreation Ground)PARK GRHEATHER CROFTROSE HEMMING PLACEKIRKGAIT2a 2bElSub20 2020 20SinksBLAIRS CROFTMCFARLANE CROFT87 852826BRACTULLO GARDENSEl Sub StaClyne BankHi l ViewHouseConifersJUBILEE PARK27 26LethamDrummie LodgeSUTTIEWYNDShrubhillMansePath (um)AshmountElSubStaTennisCourtsAULDBAR ROADDRIMMIE ROADMansefieldLethamDempster Park(Recreation Ground)PARK GROVEPump(dis)WarMemorial112DRIMMIE PLACERecreation GroundDUNCAN ROADDrainCraigrowan100092.4mBack BurnBM102.45mPathPath (um)105.6mOne AshSt Ann'sNORTH WATSON STREET1800 8000EastLodgeDrain2290GlencoeEast Den ViewDuncan HouseBM93.25m41904800AkronPol Sta93.0m93.0mHogg's We l88.4m82.2m79.6mSewage Works8188EAST HEMMING STREET95.7mTrackNoremac48SandoonWATSON STREETFairleaGreenhi lsFairies KnoweBronze AgeBurial GroundBM 75.79m76.6m75.4mDeil'sDenTrack10a4263GarageLetham DenEAST BLAIRS ROADTHE DENDrain75.4m87.8mBM 76.66mVinny WaterVinny Edge Co tageKirkdenHouse1550Grave Yard79.9m2648Arbri HilBridgend89.4m95.7mBM 95.98m88.8m7749PathVINNY DENFootBridgeCragMonichree2238ETLBRAEHEAD ROADNorthLodge100.2m4626Drain1521DrainVinny DenHouseFoot Bridge101.3mDrain2210DrainPath (um)2206Path (um)Cur DenTrackPath1000SubPath (um)Dunba rowViewGleni ferCRDENHOLM GDNSEAST DEN BRAESleigh WhiteGVCGreenhils Co tageTrackCar ParkBraeheadLethamFeuars GreensPath (um)RosinishSonamarVinny DenCo tageThe HedgesPineGroveQuerry DePath (um)Path (um)Ash Co tageKirkden Co tageTroscons32154800Flo Steel89.0mBM 87.11m89.7mPARK ROADDrainWar MemorialDrainDempster Park(Recreation Ground)ElhananHeather BankDrumkinnanThurmotBoulder Co tageNorthwoodLethamThe MilgingHouseMair ViewNORTH WATSON STREETDEMPSTER PLACEDUNCAN ROADDuncan HouseEast TrumpertonMoorlandsCSWard BdyBroome Co tage352000352200352400L4L4LethamBased352600L2Finalised Angus Local Plan Review352800353000L3Based upon Based the upon Ordnance upon the the Ordnance Survey mapping Survey Survey mapping with the permission with with the the permission ofof ofthe controller the the controller of HMSO of (c) HMSO of Crown HMSO (c) Copyright. Crown (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes infringes Crown copyright Crown Crown copyrightand may and lead and may to may prosecution lead lead to prosecution to or civil proceedings. or civil or civil proceedings.Angus Council Angus Angus LA09023L, Council Council LA09023L, 2003 2005 20031:8000353200353400L4353600N353800BowriefauldWelDrainPondPath (um)Ardthir EskholmeCo tage748000748200748400748600748800749000749200Angus Local Plan Review236Finalised Plan

LETHAM1. Letham is the largest village in the Forfar/Kirriemuir landward area.The settlement experienced significant growth since the early 1970’swith various sites being developed for housing, but few additionalfacilities for existing and new residents. More recently planning policyin the first Angus Local Plan sought a period of consolidation. Recentimprovements to the Waste Water Treatment facility and the primaryschool allow scope for modest additional housing development, whichwill assist in providing a range of housing sites throughout the marketarea. Additional housing development may assist the provision of newor augmented services and facilities. Suitable land for developmentrequires to have regard to the unadopted roads policy which appliesin Letham due to the rural character of many roads within the village.The policy seeks to guide development to suitable areas which areable to be served by the road network.PROFILERole:Large village in rural Angus,8km south-east of Forfar, apopular place to live with localemployment and services.Population:Census: 2001 – 1498;1991 - 1247;% Change 91/01: +20.13.Drainage:Capacity.KEY ISSUES2. The key issues facing Letham are:• The significant restrictions on development in areas of the villagewhere satisfactory road access is not available;• The opportunity to allow for some new housing development insupport of the range of services and facilities in the village;• The need to continue to secure local employment opportunities.DEVELOPMENT STRATEGY3. The strategy for Letham seeks to:-• Identify appropriate land to accommodate limited housingdevelopment in the village;• Provide open space/playing fields for public and school use;• Maintain the existing employment sites to provide jobs locally;• Continue to have regard to the unadopted roads policy inconsidering new proposals for developmentGENERALL1 : Unadopted Roads PolicyAll proposals for new development in Letham will be consideredagainst the Council’s Unadopted Roads Policy set out inAppendix 3 which gives an assessment of the capacity of thelocal road network and seeks to direct development to areaswhere satisfactory road access can be achieved.Angus Local Plan Review237Finalised Plan

HOUSINGNEW ALLOCATIONS4. Table 1 summarises new allocations of housing land which willcontribute towards meeting the Structure Plan allowances to 2011.L2 : Housing - Jubilee ParkTable 1 : New AllocationsL2 : Jubilee Park 30L3 : East HemmingStreet 30Total 602.3 ha of land between Bractullo Gardens and Letham PrimarySchool is allocated for around 30 houses. Proposals should bein accordance with the development brief which will be preparedfor this site which will include details of the followingrequirements :• provision of 0.7 ha of open space/playing fields adjacent tothe primary school which could incorporate a small carparking area accessed from Braehead Road;• a footpath/cycleway along the southern boundary of the sitelinking Woodside Road with the primary school includingpossible connections to Dundee Road via Bractullo Gardens,Jubilee Park and Old Letham;• vehicular access to serve the new housing from the existingdevelopment at Bractullo Gardens and/or Jubilee Park.Vehicular access to the new housing will not be permittedfrom Old Letham, Woodside Road or Braehead Road;• 15% of the capacity of the site to provide LCHO affordablehousing.Opportunity to provide vehicular access for residents atWoodside Road through this area should also be investigated aspart of this development.L3 : Housing - East Hemming Street2.9 ha of land at East Hemming Street/Gardyne Road is allocatedfor around 30 houses. Proposals should address the followingrequirements :• vehicular access from East Hemming Street;• footpath connections should be provided through the site, inparticular to give access to the primary school;• an appropriate scheme to secure the retention and reuse ofthe listed building within the site;• 15% of the capacity of the site to provide LCHO affordablehousing.WORKINGL4 : Safeguard of Employment LandExisting employment areas at East Den Brae and Dundee Roadwill be safeguarded for employment uses in support of theeconomic base of the village.Angus Local Plan Review238Finalised Plan

LETHAM GRANGE1. Letham Grange is a large country estate north of Arbroath whichhas developed over a number of years as a major recreational andresidential area comprising an hotel, two golf courses and sites for140 houses located in dispersed groups throughout the estate.KEY ISSUE/DEVELOPMENT STRATEGY2. The strategy for Letham Grange seeks to limit residentialdevelopment to the existing approved number and distribution ofhouse sites and to encourage proposals which enhance or expand theestate’s tourism and recreational potential.PROFILERole:Major recreational andresidential area incorporating anhotel and two golf courses.Housing Land Supply June2004:Existing - 3Drainage:Constrained by capacity ofexisting networkHOUSINGEXISTING SITES3. The existing housing land supply, comprising sites with planningpermission or under construction as identified in the Housing LandAudit June 2004, is shown in Table 1.Table1:Existing Sites(a) Letham Grange 3Total 3LG1 : Housing – Letham GrangeHousing development at Letham Grange will be limited to theapproved development layout of dispersed groups of sites to amaximum of 140 units.SPORT AND RECREATION4. The existing recreational facilities at Letham Grange are regardedas a major contribution to the attractiveness of the area. Futureproposals which consolidate and where appropriate expand thetourism potential of Letham Grange will be supported where these arecompatible with the existing land uses and amenity. Developmentdirectly affecting Letham Grange Hotel (Category A listed building) orits setting must respect the architectural quality and character of thebuilding.LG2 : Tourism and Recreation DevelopmentProposals which enhance or expand the tourism and recreationpotential of the Letham Grange complex will be supported wherethey are compatible with the existing land uses/activities and arenot detrimental to the area’s unique environment.LG3 : Letham Grange HotelDevelopment within the immediate vicinity of Letham GrangeHotel (Category ‘A’ Listed Building) must respect thearchitecture and character of the building.Angus Local Plan Review239Finalised Plan

9.3mIssuesAll Weather PitchSiloEast Mains of Colliston37.8mMid PeeblesWard BdyFarm CottageIssuesTrack37.5mCS730032.9mStation CottageFord29.3mWestLodgeFB37.2mDrainBM 27.96mIssuesPondCollectsEl Sub StaGolf Course142.4m40.5mPondDenside20003PondPond34002300545Drain1643.6mFB24.1m2(disused)8CarradaleCarradale15943.0mIssuesIssues160012Wind Sock612 14FBs22.9mIssuesBM44.53mSinks7FBsPeeblesFBs10IssuesFB945.7mPondSinks27.4m46.9m8DovecotFBSinksThe CottageFB4385FBDairyCottageTrack84755HotelIssues12St NiniansPondFBFBLB1121016191715211718143Brothock Bank4BennachieHillside4Leopard RockBurnside606045.1m7312564612a142Glenmore17DrainDrainsCotton's Corner4El Sub Sta121Walled Garden3515RockhavenBrenlyn19161Stables CottageThe CottagePondWard BdyFarm Cottages61Foxfield36.6m7D Fn108CRSinks2Farm Park9Villa Vercana21FB37.2mHomeFarm52IssuesSinks316The Cottage3Chy142Sinks3FB4PondDrain3WoodlandsGardenCottage4227FBPond6SpringTrack1845.7m55FBSluicesGreenBeechesMagungie Park138.1mGreenBeeches4PondSinks7IssuesDrain3162Golf Course438.1mDrainGolf CourseIssues2Letham GrangeHoweyardsCottagePondIssues53The BarracksMagungie ParkBrothock Water1SinksGreenBeechesPine GladeFirhillsDrain2KyleakinVilla37.5mMP .5FB121DrainsQuarry CottageFBsIssues38.1m514MP .2541247.5mMP .752El Sub Sta19Lodge11020East Lodge21721116Firhills Farm Cottages1333.8m745636.2mMagungieBridgeLBI14Pond38.7mTankStationCottages38.4mSinksCRIssuesStoreEl Sub StaDrainDrainThistle ViewMagungieHouse41.1mFairviewWest Newbigging FarmCottageSDWestNewbiggingDrain5700DrainTrackDrain42.7mDrainDrainIssuesMagungieCottageETL45.7mDrainCR710746500746000745500745000744500744000362000362500363000363500ock WaterDrain746500TrackDrainDrainDrainCo listonBurnLG2DrainTrackLetham GrangeGolf CourseMagungie WoodBrothock WaterDrainsDrainDrainDrainTrack746000Dismantled RailwayDrainDrainDrainGolf CourseGolf CourseGolf CourseDrainGolf CourseBrothock MeadowsDrainPathLetham GrangeDensideDenside BurnBM24.99mLG3TanksBM 30.71mGolf CourseDrainDrainGolf CourseFairway ViewDrainDrainDraTree DenGolf CourseLethamGrangeFletcher'sDrainDrainDrain745500St Ninian'sHillBrothock WaterMagungie BurnGolf CourseAitken DenLetham GrangeWaulkmillTree DenDenside BurnPathDrainDrainKaims HillsKaim'sHillMagungie DenFirhillsFir HillsTrackDrainMagungie WoodMagungie BurnWard BdyDrainTrackLG1includingLG(a)TrackMagungie WoodDrainMP 20DrainDrainCADGERS ROADPeebles745000Golf CourseFirhillsTrackMagungie WoodDrainLetham GrangeTrackPeeblesTrackThe HebridesBrothock WaterGolf Course744500PathWaulkmillsWaulkmillsDrain744000DrainLetham GrangeAirfield(disused)FinalisedAirfieldAngus Local Plan Review362000Drain362500Path363000PathBased upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005DrainBuilder'sYardN1:11500363500Angus Local Plan Review240Finalised Plan

747800747750747700747650747600747550747500360600 360650 360700 36075043.3mCWCottageAppleBellevue42.7m38.7mSpynie HouseIssues7468CFWard BdyDunveganHallSinksIssues19TrackBased upon Based the Ordnance upon the Survey Ordnance mapping Survey with mapping the permission with the of permission ofthe controller the of controller HMSO (c) of Crown HMSO Copyright. (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes Crown infringes copyright Crown copyrightand may lead and to may prosecution lead to prosecution or civil proceedings. or civil proceedings.Angus Council Angus LA09023L, Council 2003 LA09023L, 20031:2000upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005360600 360650 360700360750N7Path9360400 360450 360500CWLeysmill360550CF31245Issues6Issues161820142135 742.1mBM 39.85mTCBPump(dis)39.0mLB1210LeysmillBasedFinalised Angus Local Plan Review360400 360450 360500 360550360350Leysmill36035049.4m3250747500747550747600747650747700747750747800Angus Local Plan Review241Finalised Plan

312319151771317121211618241512621301642171921232720182062921LB121127911122143312927733600733400733200733000732800732600334200334000333800129.2mPath (um)Woodside of StoneygrovesPath (um)1750Path (um)734300440044BM 117.38m112.2m112.8m0029GPPath (um)Lossie Ha l00150015BM 96.41mLiff Primary SchoolCRUA Bdy321500 2UA Bdy CRNEDDERTOUN VIEW15000003 000316BM 90.54m94.6mBM 94.00m26NEDDERTOUN VIEW630281214810248094BM 88.48mDrain81.7mBowling Green76.5mRoyalLiff HospitalDundeeBased upon Based the upon Ordnance upon the the Ordnance Survey mapping Survey Survey mapping with the permission with with the the permission ofof ofthe controller the the controller of HMSO of (c) HMSO of Crown HMSO (c) Copyright. Crown (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes infringes Crown copyright Crown Crown copyrightand may and lead and may to may prosecution lead lead to prosecution to or civil proceedings. or civil or civil proceedings.Angus Council Angus Angus LA09023L, Council Council LA09023L, 2003 2005 20031:6000N65.8m334200333800 33400010KIRKCROFT BRAE1115531184.9m2IssuesPlaying Field292721Pilgrim Co tage38252645DrumtairlieFour Winds21Fontstane4739Liff1726THE LOGANBurnside30FloralCo tage16911LOCH OF LIFF ROAD20Liff Burn81235Carse View62ElSub Sta1Marbo Co tage84Graystones12FOWLIS ROADRoseCo tageLB TCBNew Bigg'n2104 6CHURCH ROADLIFF15PARK14LIFF PARK33 320006 220031ManseLi f BurnWESTGREEN WYNDEl Sub Sta32893UA Bdy CRWOODSIDE ROAD33360012333600333400333200DunskeyGrieves Co tageNorth Co tageSouth Co tageLi(a)KIRKCROFT BRAELi1Li fCo tage83.2mKirkton Co tPlaygroundTHE GLEBEGRAY DEN84.5m1612810KIRKTON OF LIFFDenCo t51875CHURCH ROADThe FirsIssues79.5mDrain81.0mHurly HawkinVaultsCFWar MemlLiffPondWoodendCo tagesLearmonthHouseBM 80.88mCa tle GridLiff Church24DefHurly HawkinBroch23GrayCo tageDunlarachCD1979TrackCater-Mi lyUndWater MetersWildacres0469CFFinalised Angus Local Plan ReviewLiffBasedIssuesGray Den333200 33340033300079.2mCF333000BM 74.08m69.0mWaulkmil8465BM 60.65m732600732800733000733200733400733600Angus Local Plan Review242Finalised Plan

LIFF1. Liff is a popular village located around 1.5 km to the west ofDundee. Recent housing development to the south and west of thevillage has brought forward the majority of sites identified in the firstAngus Local Plan and has resulted in a significant increase inpopulation.KEY ISSUE/DEVELOPMENT STRATEGY2. The strategy of the Dundee and Angus Structure Plan seeks todirect additional housing in the South Angus Housing Market Areatowards Monifieth and Carnoustie. Consequently the developmentapproach for Liff will limit housing development in the Local Planperiod to a small, previously identified site to the north of the village.PROFILERole:Liff is a small village located tothe west of Dundee with alimited range of local facilities.Housing Land Supply June2004:existing – 8Drainage:Limited capacity available.HOUSINGEXISTING SITES3. Sites with planning permission or under construction as identifiedin the Housing Land Audit, June 2004, are shown in Table 1.COMMUNITY FACILITIES AND SERVICESLi1 : Liff Cemetery ExtensionTable 1 : Existing sitesLi(a) Henderson Park 8Total 81.5 ha of land on the west side of Church Road is reserved for afuture cemetery extension. Details of access and off-streetparking arrangements, landscaping and boundary treatment willbe dealt with as part of any future planning application.Angus Local Plan Review243Finalised Plan

417116Drain175250075240075230000307522000015752100752000000751900347700347800347900GPChy75.0m562 3HoppersPITSCANDLY PARK1Works15141271.9mTrackPriory View23255319RoseCottage1716Pond10Drain9MID ROW945111012Track8 6 57Drain43MP 185Dismantled Railway68007300Lunan WellPond6995DrainWellSluiceBased upon Based the upon Ordnance upon the the Ordnance Survey mapping Survey Survey mapping with the permission with with the the permission ofof ofthe controller the the controller of HMSO of (c) HMSO of Crown HMSO (c) Copyright. Crown (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes infringes Crown copyright Crown Crown copyrightand may and lead and may to may prosecution lead lead to prosecution to or civil proceedings. or civil or civil proceedings.Angus Council Angus Angus LA09023L, Council Council LA09023L, 2003 2005 20031:3500Track347700 347800347900N1347600404625StMargaret'sChapel92WELL ROAD302517347600347500347400347300Path (um)75Playing FieldLunanhead14PARK PLACE1812 1422ElSub Sta2CARSEBURN TERRACE473214131PrioryCottagesCARSEVIEW TERRACE1212151633351124 2120 1710a151017108a723OLD BRECHIN ROADTCB4Hall19318101MUIRLANDS COURTPO27LB82172.5m14a 14b6 1422aRESTENNETH PLACE1422b15B 913474.4m1aB 91341bRestenneth CottageFinalised Angus Local Plan ReviewLunanheadBased347300 347400 347500Path (um)2200347200347200Muirlands2200Dismantled Railway751900752000752100752200752300752400752500Angus Local Plan Review244Finalised Plan

3294007368007367007366007365007364003294003289003290003291003292003293002679Saw MillCottageSmithy Cottage97680369HallPumpBraeheadCottageChurchPumpWell0359Mill HouseIssuesLundieWoodleaSinksTCBIssuesLBSinksBurnsideHuntly HousePath1658IssuesDrainSinks05521151IssuesRowanholmeLundie MillWell BM 169.40mOaksydix167.0mIssuesPump2145SinksManse09451142LundieBasedFinalised Angus Local Plan Review0935Based upon Based the upon Ordnance upon the the Ordnance Survey mapping Survey Survey mapping with the permission with with the the permission ofof ofthe controller the the controller of HMSO of (c) HMSO of Crown HMSO (c) Copyright. Crown (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes infringes Crown copyright Crown Crown copyrightand may and lead and may to may prosecution lead lead to prosecution to or civil proceedings. or civil or civil proceedings.Angus Council Angus Angus LA09023L, Council Council LA09023L, 2003 2005 20031:2500328900329000329100329200329300166.2mN8852328800328800736400736500736600736700736800Angus Local Plan Review245Finalised Plan

71753400753300753200753100753000339200339300339400339500339600Issues29102.1mIssues21 1984231FORFAR ROADCaravan Site15102 4751Garage113166246 12 14 1620101.3mBM 101.06m222426Sinks28ROSEWELL ROAD1810103.7mBM 103.32mTelephone15b6THIRD ROWPCFifestone BungalowCall BoxLetter BoxEl Sub Sta15a1212MID ROWSunriseMaryton8 10 18 205173119El Sub StaPathNewbigging of LogieNewbigging ofLogie2300 2700340068002300IssuesMarytonBasedFinalised Angus Local Plan Review3400 6800Based upon Based the upon Ordnance upon the the Ordnance Survey mapping Survey Survey mapping with the permission with with the the permission ofof ofthe controller the the controller of HMSO of (c) HMSO of Crown HMSO (c) Copyright. Crown (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes infringes Crown copyright Crown Crown copyrightand may and lead and may to may prosecution lead lead to prosecution to or civil proceedings. or civil or civil proceedings.Angus Council Angus Angus LA09023L, Council Council LA09023L, 2003 2005 20031:2500339200339300339400339500339600N3391003391001215753000753100753200753300753400Angus Local Plan Review246Finalised Plan

2914744250744200744150744100744050744000743950743900743850743800364900364950365000365050365100365150365200744250Castleton50.3m7442001218744150TCB744100744050744000PathDrain17LBA 9215 7 1188 2a 20800MarywellA 92Path743950MarywellDrain27 27a 2546.0m22MarywellDrain26Track743900IssuesTk743850743800364900364950A 92A 92MarywellFinalised Angus Local Plan Review365000365050Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005365100 365150N1:2000365200Angus Local Plan Review247Finalised Plan

75930075920075910075900075890075880034250034260034270034280034290075930064307126Sheiron House759200New BungalowPumpBM 117.79mGlenburnThe CottagePumpParkviewGarage759100Caravan Park6415MemusHall114.0mChurch Terrace52007000 7400759000123Church Terrace4Church115.5m BM 116.49m Memus758900LBTCB758800MemusFinalised Angus Local Plan Review342500342600342700Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005342800N1:2500342900Angus Local Plan Review248Finalised Plan

743950743900743850743800743750743700743650743600743550338100338150338200338250338300A338350338400743950743900Norwood165.2mGPTCBMilton Studio743850BM 164.16mStrathvaleShengor743800Milton MillHouse743750165.4mBM 166.13mNetherburnSmithy CroftGlen Ogilvie BurnMilton of OgilvieFB162.7m743700DenviewTorwoodSluiceWeir743650Ashbourne743600743550338100Milton of OgilvieFinalised Angus Local Plan Review338150 338200 338250Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005338300 3383503855N1:1750338400Angus Local Plan Review249Finalised Plan

2928573271136AFFLECK GDNS27390007388007386007384007382007380003496003498003500003502001914Monikie Burn00091500739000Pond7100Pond1600 26001600 2600BM 166.71mRefuseTipPondPond23Broomwell164.6m18AFFLECK GARDENS26Pond252731629 251917287101BROOMWELL GARDENS59738800eckPump59743749344238PlayArea22607012Pump12CottageBeech8Pump2115HILLHEAD ROAD156.4mPlaceAirlieBroomwellHouseRoseCottageVICTORIA PLACEAlma CottagePOThe CottageLB155.2m132 4HILLHEAD ROAD571WEST HILLHEAD ROAD150.3mSinks57a52BM 156.41mBM 151.02m57bLodge65596363aMS156.1mBM150.86m149.2m61a6159a59bSluicesIssuesTCB738600PondDismantled RailwayTrackStraun CottageScrap YardAchnasheenMonikieCounty CottageWoodside CottagePANMURE ROADIvy CottTigh-na-monadh9454Mk(a)Fiddlers(PH)GranaryWBEl Sub StaHopperGranaryMk1TankTankSilosHopper149.0mHallBirklea738400BelmontKingraigieInnervar0035Innervar00350636Car ParkEl Sub StaDaisybankPCsLodgeBM148.29mRoseneathLilybank116257ELMGROVE PARK102PANMURE ROADELMSGROVE PARK7382008The VeldtEaster VeldtEasterVeldtThe FirsWellSluices141.3mStone738000MonikieFinalised Angus 7400Local Plan Review4900 7400349600349800Track0008Denfind Pond3500000606Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005N0002 25001:4500Denford PlantationOverflowIssues2500350200Angus Local Plan Review250Finalised Plan

MONIKIE1. The village of Monikie is surrounded by agricultural land and isclose to the towns of Carnoustie and Monifieth. The village expandedconsiderably during the 1970s but development opportunity has beenaffected in recent years by infrastructure constraints.KEY ISSUE/DEVELOPMENT STRATEGY2. A key issue in the village, before further development can takeplace, is the resolution of drainage and water supply constraints. Thestrategy for Monikie seeks to promote the redevelopment of abrownfield site that would resolve these constraints, provide for arange of local housing needs and significantly improve the villageenvironment.HOUSINGEXISTING SITES3. Sites with planning permission or under construction as identifiedin the Housing Land Audit, June 2004, are shown in Table 1.SITE PREVIOUSLY IDENTIFIED BY THE FIRST ANGUS LOCALPLAN4. The site at Monikie Granary was previously allocated in the firstAngus Local Plan but has not yet come forward due to water supplyand drainage infrastructure constraints. Planning permission hasbeen recently granted for housing and the reservation of the site iscontinued in this Local Plan.Mk1 : Housing – Monikie Granary4 ha of land and buildings comprising the former granary isallocated for redevelopment for around 60 mixed tenure houses.Development is dependent on necessary investment in watersupply and foul and surface water drainage infrastructure.Proposals will require to provide details of vehicular accessfrom Panmure Road, landscaping and open space provision, andpedestrian and cyclist linkages. Developers will also be requiredto contribute to the extension of Monikie Primary School and theerection of a new Scout Hut.PROFILERole:Large rural village with a limitedrange of services.Population:Census 2001 - 416;1991 - 479;% Change 91/01: -13.15.Housing Land Supply June2004:existing - 7constrained - 60Drainage:Development currentlyconstrained by lack of availablelocal foul drainage capacity.Private sector investmentrequired to resolve constraint.Water Supply:Development of the Granary sitecan be accommodated. Furtherdevelopment will be constrainedby water supply issues that willrequire augmentation andincreased service reservoircapacity.Table 1 : Existing Sites(a) Panmure Road 7Total 7Table 2 : Site from first ALPMk1 : Granary Site 60Total 60(Outline planning permission for 22 social rented and 37 privatehouses was granted on 11 March 2004).Angus Local Plan Review251Finalised Plan

227374005873730073720073710046.1m1:2500N356500Ward Bdy35650050.3m35630035640053.0m24 30SA(k)31BM52.84m52.0mLBShelter13Muirdrumupon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 200535630035640035610035620057.3mMuirdrum Dairy Farm2034Woodlands51.7mGarageTCB11978 8a 1053B 91281119131750.8m61A 93042MuirdrumBasedFinalised Angus Local Plan Review356100356200Old Schoolhouse004650.5m356000B 9128 B 9128004600270027A 92A 9235600062.2m737100737200737300737400Angus Local Plan Review252Finalised Plan

735500735400735300735200735100735000734900345900346000346100346200346300346400WellSancath735500FBMill Cottage21Mill of Murroes22Charhan HouseRannoch FarmGaSmal hCHAPEL ROADWeirTrack7354000041004100454235Murroes Burn735300Path1330Weir73520000210021PumpCraigrannochMurroes73510026114413BM 78.49mMurroesChurchDovecot292473500077.5m0003MurroesCastle0600 1200FB1800Ardfern26BM 79.66m76.4m79.0m060075.2mCruachanWeir734900345900346000MurroesFinalised Angus Local Plan Review346100346200Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005346300N1:3000346400Angus Local Plan Review253Finalised Plan

155599612673640073630073620073610073600073590034960034970034980034990035000073640071.3mPitairieGarage317363007632NewbiggingNb1El Sub Sta819SANDERSON PLACE3573620015SCHOOL ROAD16 2Tel Ex111915TCBPITAIRLIE ROAD142916Recreation Ground22Recreation Ground2916736100NewbiggingPrimary School37BM 72.04mPW71.4m1820Manse22 2439415149474543POLB532828a7360007000B 9613090000002000200020002B 961809534NewbiggingPITAIRLIE ROAD3673590066.9m38349600Newbigging (by Carnoustie)Finalised Angus Local Plan Review3497003498003499000085Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.NAngus Council LA09023L, 2005Sewage3500001:2000Angus Local Plan Review254Finalised Plan

1. Newbigging is a small agricultural village close to the towns ofCarnoustie and Monifieth which experienced a period of growth in theearly and mid 1980’s. The drainage network, which is now atcapacity, will require significant investment to accommodate any newdevelopment.2. The village has a limited range of facilities (shop/post office,primary school and petrol station/garage) serving both Newbiggingand a wider local catchment area.KEY ISSUE/DEVELOPMENT STRATEGY3. Previous development in the village has resulted in the currentdrainage constraint which will require resolution before any furthernew building can take place. In addition, there is also the question ofwhat level of development would be appropriate for the village overthe next 10 years. The Local Plan strategy for Newbigging makesallowance for limited greenfield land release which will provide forlocal housing needs, contribute to the distribution of housingopportunities across the wider Dundee and South Angus HousingMarket Area and assist in supporting local services and facilities(including the local primary school).NEWBIGGINGby CarnoustiePROFILERole:Small rural village with a limitedrange of local facilities serving awide local catchment area.Housing Land Supply June2004:Constrained - 20Drainage: Developmentconstrained by lack of capacityat WWTP and in local seweragenetwork. Condition of receivingwatercourse not certain.HOUSINGSITE PREVIOUSLY IDENTIFIED BY THE FIRST ANGUS LOCALPLAN4. The site at Pitairlie Road was previously allocated in the firstAngus Local Plan but has not yet come forward. Development of thesite is dependent on private sector investment at the wastewatertreatment plant and in the local sewerage network.5. A requirement for the provision of LCHO and Social Rentedaffordable housing has been established for the South AngusHousing Market Area. In accordance with Policy SC6 : AffordableHousing, proposals to develop the site at Pitairlie Road, Newbiggingwill require to make a contribution towards the need for affordablehousing.Table 1 : Sites from FirstALPNb1 : Pitairlie Road 20Total 20Nb1 : Housing - Pitairlie Road/Newbigging North1.1ha of land to the north-west of the village is identified for thedevelopment of around 20 houses subject to the followingrequirements:• 40% of the capacity of the site to provide for LCHO and/orSocial Rented affordable housing;• a single vehicular access should be taken from PitairlieRoad (B961);• improvements to the existing wastewater treatment plantand trunk sewerage within the village to be wholly fundedby the developer.Angus Local Plan Review255Finalised Plan

737800737700737600737500737400342400342500342600siloSilosDunellaWest ParkNewbiggingOld SmithyMurveenBased upon Based Based the upon Ordnance upon the the Ordnance Survey mapping Survey Survey mapping with the permission with with the the permission ofof ofthe controller the the controller of HMSO of (c) HMSO of Crown HMSO (c) Copyright. Crown (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes infringes Crown copyright Crown Crown copyrightand may and lead and may to may prosecution lead lead to prosecution to or civil proceedings. or civil or civil proceedings.Angus Council Angus Angus LA09023L, Council Council LA09023L, 2003 2005 20031:2500342400342500N342600342100342200342300HeathcrestColinianLorbriHeathbankEnd RiggJasmine CottageSmiddy CroftElizabethCottageMillcroftCraigleeDunveganNewbigging (by Tealing)Finalised Angus Local Plan Review342100342200342300The SheilingBalvicarnwood737400737500737600737700737800Angus Local Plan Review256Finalised Plan

19710225194282754439 37315312181271715231142022312Kebandale64431A 9273171574180074160074140074120074100074080068.8m32940032960032980033000074180072.2mBM 73.03mDismantled RailwayDismantled RailwayTanksRecreation Ground74160077.3mSewage WorksBULB PARK10PlaygroundBULB PARK62451TanksBowling GreenFSPavilionCar Park11011Bungalow9GarthwayClubPCValleyfield81478.2mLinden3281.9m47 412449AshleaKINPURNIE GARDENSBULB FARM ROAD35Garage741400Dismantled RailwayBM 78.83mMundamalla8a2810PoliceTelExStation1 to 810b 10cPol HoLB19 21POSurgeryNORTH STREET122323a23b2983.0m31Ha l20BM 85.05mCHURCH STREET22 243028 26 32 341Ha l414339GilmourCo tages364247 45BM 82.68m505212COMMERCIAL STREET53555748 5654 585159DepotBM 87.54m87.9mStrathmoreHouseAlvestonRhu ElkaTheMooringsSMIDDY ROADNewtyleParish Church1WarMemorial84.2mOldKirkton HouseGPShelterBM 89.85m88.9m187.1m1MONTEITH PLACE2 81GrampianView19 9Shelter212121 to 2937 3526332884.3m2014 22 2416 1830CASTLE STREET1740422325BM 84.76m44829 27316163346SOUTH STREET273541453918494729DunarnBank 2685.0m1282.3mDenviewMilburnKNOX CLOSE2KNOX CLOSE611 to 51710El Sub Sta741200PendleCottage18COUPAR ANGUS ROAD1211The OaksMeadowside CottageWest Co t1242GarageChattan514DUNDEE ROAD85.1m9252119Sub StaEl4BELMONT STREET10BM 86.75mDUNARN STREET22SurgeryCommercialHotel3128 30BM 83.47mBurnbankCottageFBMiltonCottageSinks333590620589.7m3KIRKTON ROADNewtyleManseThe Man's GardensTCB89.2mGarage12511DUNARN TERRACE1293Newtyle BurnFBDalnaglackBM 91.07mGlebeCottageMeadowcroft24 2622 28104El Sub StaFBBoat HousePondOverflowPath (um)TrackHatton CastleTrack91.9mKirktonCemeteryNewtyle Secondary SchoolPath (um)Path (um)Newtyle BurnTennis Court74100027002700 7400Bannatyne House(restored)Track4298BannatyneHouse(restored)SinksFarm Cottage5700 7400 8300Cemetery96.8mB 954B 954 DUNDEE ROADPath (um)Playing Field9395Playing FieldTkSpringIssuesTrackHattonBM 102.30m102.0mPumpSheep Wash4188B 9542384TrackDismantled RailwayTrack4104.9mHatton Farm Cottages740800SheepfoldSinksNewtyleFinalised Angus Local Plan Review6271Track329400329600TrackBased upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 200532980033000000770077TrackN1:5000Angus Local Plan Review257Finalised Plan

764100764000763900763800763700763600368700368800368900369000GPMP 20536.2m764100Drain7640007300 Crossroads CottageTCBShelterLB44.8m73008200LoanheadCottageA 937A 937NorthCraigoDrainWar MemorialNormuirAnnaharMuirwoodHouseCraigoPrimarySchoolBM44.86mGP43.2mNorthCraigo7639005 6EllonbyEast View4763800CraiglynnTheBungalowDrain21End Rig48.3m763700DrainA 937A 937763600368700North CraigoFinalised Angus Local Plan Review368800Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005368900369000DrainPath (um)N1:2500Angus Local Plan Review258Finalised Plan

7370007369007368007367007366007365003335003336003337003338003339007370004700 67004700134.1m6700B 954B 954Sinks6101Eastfield Cottages736900133.8mPolice Station85897286736800ShopinsayThe Old SmiddyNorth Dronley736700ArkaigGrayDykesBM 129.73m129.0m129.0mNORTH DRONLEY ROADGlencraig736600DrawnerDownsOne AcreDismantled Railway7365007048Dronley Burn3335007445North DronleyRefuse TipFinalised Angus Local Plan 127.1m Review333600333700Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005333800N1:2500333900Angus Local Plan Review259Finalised Plan

7565007564007563007562007561003475003476003477004944Corner CottageOathlawCottageLBGPD FnHallEastlynViewfield5331Grasmere5927KirkstileOathlaw House5217Oathlaw Parish Church6718Based upon Based the upon Ordnance upon the the Ordnance Survey mapping Survey Survey mapping with the permission with with the the permission ofof ofthe controller the the controller of HMSO of (c) HMSO of Crown HMSO (c) Copyright. Crown (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes infringes Crown copyright Crown Crown copyrightand may and lead and may to may prosecution lead lead to prosecution to or civil proceedings. or civil or civil proceedings.Angus Council Angus Angus LA09023L, Council Council LA09023L, 2003 2005 20031:2500347500347600N3477003473003474003742Benshie Cottage4443Nursery Cottage80.5mOathlawSchoolhouseWester OathlawLeariggDrainTerraOathlawBasedFinalised Angus Local Plan Review347300347400Oathlaw Wood2225347200Northwood34720014491337756100756200756300756400756500Angus Local Plan Review260Finalised Plan

513A 9262261412202822241426341614a441461350525811256041751700751600GPada751500751400751300342900343000ETL006465.1mBM 64.67m64.3mA 926Dunvegan12ST NINIANSROADEl Sub StaST NINIANS ROADPadanaramPlaying FieldPumphouseMP .75Based upon Based the upon Ordnance upon the the Ordnance Survey mapping Survey Survey mapping with the permission with with the the permission ofof ofthe controller the the controller of HMSO of (c) HMSO of Crown HMSO (c) Copyright. (c) Crown Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes infringes Crown copyright Crown Crown copyrightand may and lead and may to may prosecution lead lead to prosecution to or civil proceedings. or civil or civil proceedings.Angus Council Angus Angus LA09023L, Council LA09023L, 2003 2005 20031:2500SPDrain342900343000N34280045 47 49 51342800342600342700LB TCB REDFORD ROAD66.7mVillage Hall18265482 72 706634PadanaramBasedTrackFinalised Angus Local Plan Review342600342700446260565533BM 67.57m342500342500751300751400751500751600751700Angus Local Plan Review261Finalised Plan

736050736000735950735900735850735800735750735700735650735600357000357050357100357150357200357250357300Path (um)736050736000735950Path (um)735900SC367358501382PanbrideParishChurchManse CottagePanbride Glebe30.2m735800PanbridePrimary SchoolBM 35.57m34.2m2178The Old Manor735750School House735700735650735600357000PanbrideFinalised Angus Local Plan Review357050 357100 357150Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.NAngus Council LA09023L, 2005 1:2000357200 357250357300Angus Local Plan Review262Finalised Plan

1. Located to the west of Muirhead on the south side of the A923,Piperdam comprises a golf course, designed around a loch andwoodland setting, associated driving range and other facilitiesincluding restaurant/centre, swimming pool/spa, loch fishings and aseparate area for the development of up to 40 chalets and 30timeshare properties. Planning permission, subject to a Section 75Agreement, has been granted for the development of a maximum of123 houses in three phases.KEY ISSUE/DEVELOPMENT STRATEGY2. In line with the strategy of the Dundee and Angus Structure Planthat seeks to direct additional housing in the South Angus areatowards Monifieth and Carnoustie, the development approach forPiperdam seeks to limit residential development to the existingapproved number and distribution of house sites and supportappropriate proposals which extend the area’s recreation and tourismpotential. To comply with the Structure Plan and Local Plan strategiesfurther housing development would not be appropriate.PROFILEPIPERDAMRole:Mixed recreational and housingdevelopment incorporating golfcourse, restaurant, fishery andrecreational facilities.Housing Land Supply June2004:existing - 45Drainage:Capacity available.HOUSINGEXISTING SITES3. The existing housing land supply, comprising sites with planningpermission or under construction as identified in the Housing LandAudit June 2004, are shown in Table 1.4. The sites at Piperdam include a third and final phase of housingdevelopment which was approved to support the provision ofadditional recreational facilities. The three phases of residentialdevelopment will allow for a total of 123 dwellings to be constructedon the site. Further residential development beyond this number willbe resisted.Table 1: Existing Site(a) Piperdam 45Total 45Pd1 : Residential DevelopmentPrivate residential development at Piperdam will be limited to amaximum of 123 dwellings in accordance with approved plans.SPORT AND RECREATION5. The existing facilities at Piperdam and the proposed developmentof chalets, timeshare properties and other facilities including nine holegolf course, woodland walk, tennis courts and children’s play area willcontribute to the tourism and recreation resource of Angus. Futureproposals which consolidate and where appropriate expand thetourism potential of Piperdam will be supported where these arecompatible with the Local Plan Strategy for the South Angus HousingMarket Area. This strategy does not support further residentialdevelopment at Piperdam.Angus Local Plan Review263Finalised Plan

8064112412FBs111822531562627489257995102412Rainbow Lodges1015522414213153416212118201719Driving RangeFBClub HouseFBSD3312007356007354002234735200735000Ga low734800734600Sheep WashWel1949SluiceDamMuirloch734400Tennis CourtSwimming Pool734200331200330400 330600 330800 331000158.8mBurnside Co tagesCastle Farm9371TrackWelTrackTrack165.9m354901457140Drain172.9mBM 174.05m179.4m175.4mPiperdam PlantationLundiemuir Plantation177.2mA 923 A 923177.5mTrackWoodlandsRoadOSPREY AVENUEWoodlands RoadPIPERDAM DRIVETrackOsprey LodgesPiperdam Plantation187.5mBM 187.56m183.8mDrainPIPERDAM DRIVEDrainPondEl Sub StaPd2Osprey Lodges0189TowerCaput Law0006ETLTrackETLPondPondRestaurantDrainDrainPiperdam BurnBM 172.24mSinksPump House9658WaterTower8051West Co tage182.3mTrack5338TrackETL184.1m78345118Based upon Based the upon Ordnance upon the the Ordnance Survey mapping Survey Survey mapping with the permission with with the the permission ofof ofthe controller the the controller of HMSO of (c) HMSO of Crown HMSO (c) Copyright. Crown (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes infringes Crown copyright Crown Crown copyrightand may and lead and may to may prosecution lead lead to prosecution to or civil proceedings. or civil or civil proceedings.Angus Council Angus Angus LA09023L, Council Council LA09023L, 2003 2005 20031:9000330400 330600 330800331000NPondI sues330200BM 182.19mOSPREY VIEWGolf CourseTrackGolf CoursePondPiperdam LochGolf Course2036Track330200Visitors Centre329400 329600 329800 330000184.8m00620062Ledya tLedya t Co tages189.5m194.0mBM 191.12m189.0mLay-byA 9234143185.4mA 923Lundiemuir PlantationStonePiperdam Plantation63003918PondGolf CourseTrackPd1 includingPd(a)PondTrackETLTrackDrainPiperdam LochDrainDrainDrainNorth Binn329400329600179mPiperdamBased329800BM180.07mFinalised Angus Local Plan Review3300003400199.0m329200Track1526ETLPiperdam BurnBinnPlantationsBM 231.97m329200240.09m734200734400734600734800735000735200735400735600Angus Local Plan Review264Finalised Plan

Pd2 : Recreation DevelopmentProposals which extend the tourism and recreational potential ofPiperdam, will be supported where they are compatible withexisting land uses/activities, are not detrimental to the area’ssetting and environment and comply with the Structure Plan andLocal Plan strategy.Angus Local Plan Review265Finalised Plan

766000765950765900765850765800765750765700765650765600332700332750332800332850332900332950766000680077007700Lodge7659506495TrackGlen ProsenPrimary SchoolTrackBurn of Inchmill8692765900Glen Tairie765850GlentairieLodgeTCBLBInchmillOld Mill LadeThe Old WatermillGlenprosenVillage765800PitcarityBurnmouth765750Issues7657007370ChurchThe Manse796776565088647656006860Prosen VillageFinalised Angus Local Plan Review332700 332750 332800 332850Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005332900332950N1:1750Angus Local Plan Review266Finalised Plan

744300744200744100744000Bonnyche356300356400356500CroftamieLynavoreGranvilleSaw MillLaverockhallWillow DeneThreeTrees149.8mHomewoodInverbuteDallasDalvene4315The SmithyBM 149.65mRedfordCottageThe Cottage149.8mTheBungalow149.1mRosshallLBGordeanBlack BurnTel ExBased upon Based the Ordnance upon the Survey Ordnance mapping Survey with mapping the permission with the of permission ofthe controller the of controller HMSO (c) of Crown HMSO Copyright. (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes Crown infringes copyright Crown copyrightand may lead and to may prosecution lead to prosecution or civil proceedings. or civil proceedings.Angus Council Angus LA09023L, Council 2003 LA09023L, 20031:2500upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005356300356400N356500TCB3561003562001155.8m08178Burnhead Terrace9111214Redford15Old Post OfficeB 961B 961RedfordRedfordBasedFinalised Angus Local Plan ReviewGlentyrieTrack356100356200Path (um)3560000021002100010001000100950095356000TrackBM 154.49mPath (um)GlentyrieCottage744000744100744200744300Angus Local Plan Review267Finalised Plan

74905074900074895074890074885074880074875074870074865032880032885032890032895032900032905074905000067490000006Track74895081959893Hamald8390Isla CottageTCB63.8m7489007488507682Quarry(disused)64.1mNorth CottageMiddle Cottage868759.5mBM60.26mBridgeofRuthven0677A 926LBBridge CottHallA 926Path0482748800Bridgend of RuthvenCottage748750Path748700748650Ruthven 64.1mFinalised Angus Local Plan Review328800 328850 328900 328950Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005329000329050N1:1750Angus Local Plan Review268Finalised Plan

735200735100735000734900347300347400347500The GardensNorth Cotton401287.2mSouth KingennieHouse2900South Kingennie CottageBased upon Based the upon Ordnance upon the the Ordnance Survey mapping Survey Survey mapping with mapping the permission with with the the permission ofof ofthe controller the the controller of HMSO of (c) HMSO of Crown HMSO (c) Copyright. (c) Crown Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes infringes Crown infringes copyright Crown Crown copyrightand may and lead and may to may prosecution lead lead to prosecution to or civil proceedings. or civil or civil proceedings.Angus Council Angus Angus LA09023L, Council Council LA09023L, 2003 2005 20031:2500347300347400Amersfort347500NSouth Kingennie Steadings347100347200St. Brides87546Refuse TipChapel3(site of)20807183.7m89.5mBM 89.96m0006CraighoweDancing CairnHillock(site of)South KingennieBasedFinalised Angus Local Plan Review347100347200347000347000Dismantled Railway734900735000735100735200Angus Local Plan Review269Finalised Plan

111a124ROADLB15SMPostBaldragon4371410176821339000735400735200Spring735000Re(co7348003390005055338600338800Farm CottagesBalmydown9335St1Strathmartine HospitalTCBChyLodgeLodgeStrathmartine HospitalPITEMPTONShelterPlayground16 1ASHTON TERRACE10Pitempton FarmBased upon Based the upon Ordnance upon the the Ordnance Survey mapping Survey Survey mapping with the permission with with the the permission ofof ofthe controller the the controller of HMSO of (c) HMSO of Crown HMSO (c) Copyright. Crown (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes infringes Crown copyright Crown Crown copyrightand may and lead and may to may prosecution lead lead to prosecution to or civil proceedings. or civil or civil proceedings.Angus Council Angus Angus LA09023L, Council Council LA09023L, 2003 2005 20031:5000Dighty Water338600338800NROADPITEMPTONDightyWaterPITEMPTON ROAD338000338200338400005400390623Craigmil HousePlaying FieldsPavilionBridgefoot House43Craigmi lsCraig MillsTennis CourtDighty WaterSMWaterfa l0003FBOld BaldragonStrathmartine HospitalOld BaldragonI sues98.3mUndCRCo tagesBaldragonCo tagesSTRATHMARTINE ROADDismantled RailwayCFFAIRLIE TERRACEFAIRLIE TERRACE11UA Bdy338000Strathmartine HospitalBasedFinalised Angus Local Plan Review338200338400ST MARTIN AVENUEST MARTIN DRIVETrack24 22STRATHMARTINE ROAD90.8m20 18THOMS CLOSEBack RowCraigmillFront RowCRAIGMILL ROADSt Martin'sChurch(site of)GraveyardDimantled RailwayPath (um)El Sub Sta73378007734800735000735200735400337800Angus Local Plan Review270Finalised Plan

STRATHMARTINE HOSPITAL1. The Strathmartine Hospital Estate lies to the northwest of Dundee.Although a small part of the estate has been retained in health careuse the remainder of the site (17.5 ha) has been declared surplus tothe requirements of the NHS Trust. The surplus buildings andlandscaped grounds offer an opportunity for reuse and redevelopmentfor a range of uses, in the context of the strategy for the South AngusHousing Market Area.KEY ISSUE/DEVELOPMENT STRATEGY2. The development approach for the Strathmartine Hospital Estateduring the life of this Local Plan will be to support proposals for theappropriate reuse and redevelopment of the site for a mix of uses inthe context of the strategy for the South Angus Housing Market Area.Housing development will be limited to a maximum of 40 residentialunits from the conversion of the important category B listed buildingand any additional new housing.PROFILERole:Surplus former hospital siteon the northern fringe ofDundee.Drainage:Existing hospital drainagesystem.Surface water disposal tothe Dighty Water.3. The feasibility of other compatible land uses and activities such asbusiness uses, non-mainstream housing (nursing home, shelteredhousing, etc), leisure and recreational uses should be investigated. Acomprehensive strategy or master plan to guide the development ofthis important urban fringe site will be required and should addressissues such primary and secondary school capacity, timing andphasing of development, landscape setting and existing tree cover,and public safety and security related to existing redundant structures.OPPORTUNITY SITES4. The following site provides an opportunity for redevelopment.Where proposals involve new housing development they will require tocontribute towards meeting the provisions of Policy SC6: AffordableHousing (see page 27).St1: Opportunity Site - Strathmartine Hospital EstateThe Strathmartine Hospital Estate provides an opportunity forreuse and redevelopment for a range of uses. Proposals for reuseof the site must be in accordance with a comprehensive strategyor master plan which will be prepared for this site and includedetails of the following requirements:• retention of the existing listed building;• the timing, phasing and location of development;• public safety and security related to existing structures;• the retention of existing tree cover, enhancement of thelandscape setting and biodiversity of the site;• provision for public access to the landscaped grounds forinformal recreational purposes.Opportunity Sites: Sitesavailable for redevelopmentfor housing and/or otheruses. Given uncertaintiesrelated to the timing ofrelease of such sites fordevelopment and the rangeof potentially suitable uses,they are not countedtowards meeting theStructure Plan housingallowances until planningpermission is granted.Opportunity SiteSt1: StrathmartineHospital EstateHousing development will be limited to a maximum of 40residential units comprising the conversion of the existing listedbuilding and any limited new housing development.Angus Local Plan Review271Finalised Plan

20181437585007584007583007582007581007580007579003473003474003475003476003477007585002751Bog Burn4745Sylban1758400Illangi75830010IvybankBenholmBROOMHILL ROADTannadicePrimary School75820070.7m2718Mill of Tannadice23SOUTH ESK ROAD196GP1TCB64.6m15FK(c)6629105717SOUTH ESK ROAD4ManseMANSE LANE58007Path6758100PumpHouseKirksideTannadiceParish ChurchBM 62.36mHall410045007580004500 5800CemeteryB 957B 957757900347300TannadiceFinalised Angus Local Plan Review347400347500Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 20056588347600347700N1:2500Angus Local Plan Review272Finalised Plan

779900779800779700779600779500349100349200349300349400349500TrackDrain1894 4794Sheepfold11873486Pond4484Parsonage50822081Path (um)PondSt Drostan5477BM 197.78m3375St Drostane'sChurchHeatherbankHut CircleTCBElm CottageHall14642567Tel ExCar ParkBM 202.04mFSPlaygroundPrimaryWar Memorial3866BlueCairn5667Dalhousie CottagesSchoolDruid'sKnowe2112 3200.3mRowan CottagesWater of TarfTarfsideBasedFinalised Angus Local Plan ReviewBased upon Based the Ordnance upon the Survey Ordnance mapping Survey with mapping the permission with the of permission ofthe controller the of controller HMSO (c) of Crown HMSO Copyright. (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes Crown infringes copyright Crown copyrightand may lead and to may prosecution lead to prosecution or civil proceedings. or civil proceedings.Angus Council Angus LA09023L, Council 2003 LA09023L, 20031:2500upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005349100349200349300349400349500Tarfside5056N5553PondTrack039303813490000152349000nd779500779600779700779800779900Angus Local Plan Review273Finalised Plan

764600764500764400764300764200354100354200Crooked RigsSarah's CottageTigertonTel ExTCBTigerton HouseEast Cottageupon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005Based upon Based the Ordnance upon the Survey Ordnance mapping Survey with mapping the permission with the of permission ofthe controller the of controller HMSO (c) of Crown HMSO Copyright. (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes Crown infringes copyright Crown copyrightand may lead and to may prosecution lead to prosecution or civil proceedings. or civil proceedings.Angus Council Angus LA09023L, Council 2003 LA09023L, 20031:2500354100354200107.3mN354000125.3m00393540003538003539007863TrackCisternThe BothyOld SmiddyGPBM 119.27m123.1mWestCottageWarMemorialTigertonCroftTrackTigertonTigertonBasedFinalised Angus Local Plan Review3538003539003537007029353700764200764300764400764500764600Angus Local Plan Review274Finalised Plan

762400762300762200762100762000761900761800360400360500360600360700762400762300762200762100762000ClubhouseReservoirThe Tryst7000B 966BalgaviesThe RowansIvybankBM 89.06mTrinitySt Helen'sMerlinCottageMS761900TCBMeadowbank87.2m761800360400TrinityFinalised Angus Local Plan Review360500360600Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005360700N1:2500Angus Local Plan Review275Finalised Plan

44a1394a41335332491109238484642405650979737200737000736800736600347600347400347200We lDrainNorth KingennieDrainMATTOCKS ROAD17OMACHIE PLACE23MattocksBM 117.06m2822020116.4m1 11 17 23SCHOOL ROAD23MattocksPrimary School1618School HouseAPPLEHILL DRIVE6 52 122119APPLEHILL PLACE14APPLEHILL WALK17781112.6mEl Sub Sta1012APPLEHILL VIEW1416 15APPLEHILL DRIVE32 3128Wellbank4962FernieknoweWe l4548116.8m23TCB16101155aAPPLEHILL GARDENS202127Based upon Based the upon Ordnance upon the the Ordnance Survey Ordnance mapping Survey Survey mapping with mapping the permission with with the the permission ofof ofthe controller the the controller of controller HMSO of (c) HMSO of Crown HMSO (c) Copyright. Crown (c) Crown Copyright. Copyright.Unauthorised Unauthorised reproduction reproduction infringes infringes Crown infringes copyright Crown Crown copyright copyrightand may and lead and may to may prosecution lead lead to prosecution to or civil proceedings. or civil or civil proceedings.Angus Council Angus Angus LA09023L, Council Council LA09023L, 2003 2005 20031:4500N347600347200347400Pump119.6mThe Co tagePHMATTOCKS ROAD7116.9m16The Croft116.3mTrackPlaying FieldPondSinks4StMargaret'sKELLAS ROAD5a5116.2m14B 978Smiddy HaughRoseCottageKINGENNIE ROAD73468003470001123Ha lWarMeml1Works0300LBShelter2KELLAS ROADB 978971628El Sub StaB 978381313POPp13a40BM 114.21m17Gagie Quarry15(disused)5251304445112.3m192949 47GAGIE BURN146GAGIE BANK35ROAD2126a14726KELLAS15MEADOWBANK DRIVE10238GAGIE BANK23108.1m34182025212782243662VIEWMEADOWBANK100.8mLBBM 103.13m1011284 6MEADOWBANK VIEW7 5MEADOWBANK GARDENSWoodburn35Appledore14MEADOWBANK GARDENS1620 18Drain346800WellbankBasedFinalised Angus Local Plan Review3470007472PondDrain6619Drain346600Dismantled Railway7MP .5 103.7m102.2m346600736600736800737000737200Angus Local Plan Review276Finalised Plan

1642737100737000736900736800736700736600344300344400344500344600344700Murroes Burn737100113.8mBM 114.35m113.7mNorth MarchDepotLB7370003000A Chomraich2625Craigowl GablesCraigowl Gables2728Gagie Smallholdings117.0mTCB1314WesthallTerrace7369003 5 78Tigh a chnuicSidlaw ViewThe Meadows736800Craigowl ViewThe CottageEast March736700127.8mSA(h)Meadow ViewWestfield HouseHall736600344300Westhall TerraceFinalised Angus Local Plan Review344400344500Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005344600N1:2500344700Angus Local Plan Review277Finalised Plan

3134CR13CR4123162155176432187753000752800752600752400Drain336800337000TrackA 926Track128.6mA 9266600000666000006A 926127.5mDrainHaylesSkaithDownfieldCo tageSunningdaleIssuesEast CarraigGairnMAIN ROADApril Co tageWestCarraigChristiesNurseryAngusdaleAngusdaleSti lroamingWestfield257WestmuirPath (um)BradonfieldBonaleaBona Vista12Drove Co tageStrathyre14LOW ROADLisdon BankLisdonSouthfieldTheBirksSanna House5 6NETHERTON GARDENS17LOW ROADGlenburnieHouse19UndRed LynnCFBased upon Based the upon Ordnance upon the the Ordnance Survey mapping Survey Survey mapping with the permission with with the the permission ofof ofthe controller the the controller of HMSO of (c) HMSO of Crown HMSO (c) Copyright. Crown (c) Crown Copyright.Unauthorised Unauthorised reproduction reproduction infringes infringes Crown copyright Crown Crown copyrightand may and lead and may to may prosecution lead lead to prosecution to or civil proceedings. or civil or civil proceedings.Angus Council Angus Angus LA09023L, Council Council LA09023L, 2003 2005 20031:500033680087293370000332NDra n36336600127.7mDAVID LAWSON GARDENSNooin HouseMaryknollDunedinNethertonCo tageNorwoodNETHERTON PLACE2119ROMAN ROAD18132634336600336200336400TrackEAST BANK3302WestmuirSidlaw HouseWELLKNOWE2Lamond HouseStrathlawRossiebankWESTBANK GARDENSScrap YardSchoolhouse2SentosaWESTBANK TERRWoodsideSouth ViewWEST BANKHood HouseEAST BANKViewbankCorriemhorDrainOAK WYNDPath (um)Broad WoodMastLangfieldUndHouse1ROSSIEBANK CRESGlenmoreWYNDMacbain House6BEECHWilson House3Shaw HouseTheBeeches2LBTCBMossgielPO15 19OLD SCHOOL ROADOsgiliathMatlawMaresfield128.8m10Auldearn14Ha lEl Sub StaWest BankDean4Hil ViewFergusonHouseWel Co tageUndCR5 71462BM 129.35m245814Ward Bdy130.2mCF1449GP129.7mBM 130.02mGP336200WestmuirBasedFinalised Angus Local Plan Review3364005426Den of Reed eWi lowcroft0949Mossbank132.4mGPThe GeansIssues33600000089797ForebankBroad Wood00850085BM 147.62m006800680059005900440044A 926A 926336000159.1mWard Bdy752400752600752800753000Angus Local Plan Review278Finalised Plan

744350744300744250744200744150744100744050744000743950743900348050348100348150348200348250348300348350348400744350744300744250145.6mAultbea744200744150140.8mGP TCBLB PO744100The RowansBM 141.27mSaw MillWhigstreet744050The FruahSmithyCottage744000136.9m7439501900 2600743900348050WhigstreetFinalised Angus Local Plan Review348100 348150 348200 348250Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005348300 348350N1:1500348400Angus Local Plan Review279Finalised Plan

64.3mSmiddy FarmhouseTrack8734 GP82.2mBrax CottageIssuesDenside Burn67.1mTrackCuthlie Road Cottage97290004400680043002400010001004400190004B 912733B 912700660059Track00312TankBerryhill0001 1600 38001Newton Hill66.1mBM65.85mTrackDrain0001 1600 2800 3800Firth Muir of BoysackSouthfield Cottage1969FirthmuirFarm67.4m64.3mBrax BungalowTrackBellevueSinks76.7mTrackDunroaminIssuesLanntairHawthorne Cottage2756DrainBM62.54mDrainDrainCovered ReservoirNewton of ArbirlotFraserfieldGadaraDrain56.7mDrainBellviewCottageLaurelbank70.9mSinksBellevueCottageDrainJennyswellsThe CottageCairnleaBM71.47mRefuse Tip(Public)Issues62.1m55.3mTrackInverlochyDrainNi ckiesWellJennyswellsWellI suesNineveh BankWard BdyCaravan Park66.2m53.0mMaryfieldCR59.2mLochaberBM65.00mCononLeaEast JennieswellsCottageHawthorn Bank63.1mTrack64.0mDonislaTrackSelmaIssuesBrook-LeaCollistonInnScotscraigTel ExPillarBM 80.60mDrainThistle Cottage56.8m69.8mDenviewGowanbankCottageSinksTCBBM 68.59mRosebraeBell Rock View77.2m61.2m67.1mMuirheads Reservoir6732663068.5mDrainLoranto52.9mSluiceCRSluice7535Roslinn55.0m7234SluiceWell71.4mThe ArkPump House57.5mDrain73.8mBM73.47mWoodvilleSmithyIssuesCR62.8mMuirheads67.9mBankheadDrainA 9 3A 9 366.5mSinks12Muirheads Farm CottageA 9 3Drain63.6mBM 63.84mParadise HouseAllwyn House65.9mParadise CottageCR5The BothyThe Lilacs14211Woodville CourtRowanCottageRoseCottage41 to 6LindenLea65.0m2200WoodvilleHouseDrainRosebankWoodlands CottageCRDrainIssuesTankWaterTowerTennisCourts59.3m62.4mIssuesIssuesSluicePond3074CRSiloSiloSinksDrainPostsPostsPAKENHAM RO ADLodgeDensidePostsSinksBM61.18m3824Woodlands60.7mSinksDrainBishoplochBlairbankTankETLTrackLBTCBsMeml57.7mC Tk4800St ChristophersChurch59.9mGeorgevilleHouseL Twrs5200All Weather PitchCSAll Weather PitchL TwrWard BdyTennisCourtsL TwrsDWStoneIssuesMid PeeblesFS2L TwrDrainL TwrDrainWARNEFORD DRIVECatherinebankA 9 3Millfield FeusA 9 353.3m65L TwrDrainTrackTrackCrudie AcresESMONDE ROADDenfieldDrainRose Co tage1Rosew odDenfieldTyndrumCSWoodfieldPumpParkend7907FS1TrackDrainAirfield(disused)51.5mCaravan ParkWoodleyPump(disused)Airfield(disused)BM 51.27mMaryfieldTrackHi ghTreesIssues0084 00020002UndPondSinksCRBurnRoselyHotelPond0026A 9 300840054ElSubEl Sub StaStaRoselyLod geMillfield Co ta geRosel y Stable s2A 9 313Airfield(disused)49.4 mRosel yCo tag eHydrantMillfieldHouseSDLBWe stwoo dLod geTh e S ta bl esWo od si de Ho useTh e To wersSDEl Sub StaNorthw odShelterCamaHydrant2 6DrainWind Sock23 2Fe rnlee141412DrainDrai n1 7GPLEACHCLOSE1 581 32BM44.53m1Te nn is Co urt2130SinksLEACH CLPlayArea46.4 m75FSETL2HUNTE RD361Botlend CottagesPeebles218Mas t114TCB12HydrantA 9332ShelterIssues43.7 mBM 4.31 m45.7mDrain744500744000743500743000742500742000741500360000360500Rowan Co tageColliston361000Denside Bu361500362000St Marks Co tageGowan LeaDenside BurnDenside BurnSwirl Burn744500Sloping masonrySloping masonryFirth Muir ofBoysack744000OLD KIRK LANEJe nyswe ls Co tageSTURD E ROADDry Ski Slope743500HENDERSON ROADKE LY ROADAirfield(disused)3 2W ODVI LE GARDENSThe StablesBA TENBERG ROADWoodville FeusW odvile FarmThe Courtyard743000War d Bdy742500Ward BdySOUTHERN CLOSEHUNTER ROAD4 3 2742000Ward Bdy741500360000East LatchWoodvilleFinalised Angus Local Plan Review360500361000Based upon the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005361500Ward BdyHercules Den362000N1:13500Hercules Den BurnAngus Local Plan Review280Finalised Plan

WOODVILLE1. Woodville, located north of Arbroath to the west of the A933, is anarea where urban uses are encroaching into the countryside on thefringe of the town and incrementally changing its character fromcountryside to suburban. The area is characterised by loosegroupings of individual houses, smallholdings, a hotel, two caravansites and scattered commercial and industrial premises (some ofwhich are agriculturally based).KEY ISSUE/DEVELOPMENT STRATEGY2. The Woodville area continues to experience pressure for thedevelopment of housing and other urban uses to the detriment of itscountryside character. The Local Plan approach is to restrict urbansprawl and resist the increasing urbanisation of Woodville.Development will generally only be considered acceptable foressential worker housing or where the use is directly associated withagriculture or horticulture.PROFILERole:The Woodville area is a loosegrouping of houses,smallholdings, an hotel, caravansite and scattered commercialand industrial premises situatedon the outskirts of ArbroathHousing Land Supply June2003:existing - 0Drainage:The area is not served by publicsewers. Development isdependent on private drainagearrangements with discharge toground soakaway or localwatercourse.Wv1: Woodville Development ApproachWithin the development boundary identified for the widerWoodville area, only proposals directly associated withagriculture or horticulture will be permitted. New housing willonly be supported where it provides essential worker housingfor established businesses.Angus Local Plan Review281Finalised Plan

Development boundarySafeguard areasSETTLEMENTSTOPICCHAPTERSPolicy S1Policy S5VILLAGEHousing & Associated UsesExisting sitesAllocated sitesWorkingSee Part 4of WrittenStatementandAppendix 2INSETSafeguard of employment landSport & RecreationG1, L4Policy SC13MAPOpen space protectionCommunity Facilities & ServicesPolicy SC29KEYSchool facilities - community usePolicy SC35Safeguard of land for cemetery usePolicy SC36Redevelopment opportunityE2EnvironmentConservation AreaPolicies ER 11 - 13, 20Ancient Monument (in care of the Scottish Ministers)Policy ER17

Angus Local Plan Review282Finalised Plan

PART 5: Implementation, Monitoring and ReviewContentsPageImplementation 285Introduction 285Partnerships and Related Strategies 285Proposals 285Resources and Developer Contributions 285Enforcement of Planning Control 286Monitoring & Review 288Introduction 288Monitoring Requirements and Data Tracking 288Review 289Angus Local Plan Review283Finalised Plan

Angus Local Plan Review284Finalised Plan

Introduction5.1 This local plan provides a framework for managing land-use changeand development, and as such must be capable of implementation. Thestatus of the Development Plan in the decision making process providesfor a greater degree of consistency and certainty in how the Plan will beimplemented and underpins the overall approach of putting the Plan intoaction.Partnerships and Related Strategies5.2 Developing partnerships is one of the key themes guiding the workand priorities of Angus Council. This includes partnerships with thecommunity; with statutory bodies and other public, private and voluntaryagencies and organisations; and with private interests. In helping totranslate these partnerships into action the local plan forms part of animportant two-way process which is informed by and in turn seeks toinform various other plans, strategies and initiatives developed both bythe Council and its partners. The Local Plan therefore has an importantrole in providing a land use framework and land management overview.A broad indication of some of the links to other strategies, plans andinitiatives is summarised in Appendix 4 which identifies a matrix ofassociated documents.IMPLEMENTATIONSection 25 states:-Where, in making anydetermination under thePlanning Acts, regard is to behad to the development plan,the determination shall bemade in accordance with theplan unless materialconsiderations indicateotherwise.Town and Country Planning(Scotland) Act 1997Proposals5.3 Proposals are intended actions of significance to the Plan area to beundertaken by Angus Council, or by other public or private bodies orindividuals that will be implemented within about five years of theadoption of the Plan. The specific proposals applying to individualsettlements identified in Part 4 of this Written Statement concern theallocation of land for development together with various actions insupport of the Development Strategy for each settlement. Theseproposals and actions will be implemented by various measuresincluding via the development control process in respect of applicationsto develop specific sites.5.4 Further guidance on the development of various sites allocated inthe local plan will be published in the form of more detailed developmentbriefs. These briefs will set out the development phasing, mix of uses,infrastructure requirements and guidance on site layout and designmatters. They will also indicate requirements for vehicular, pedestrianand cyclist access; landscape and open space provision; and the needfor related community facilities and developer contributions.Resources and Developer ContributionsDevelopment Briefs havebeen prepared for:• Sunnyside Royal Hospital,Hillside• Orchardbank , Forfar• Bearehill/Rosehill, Brechin• Brechin Business Park• Inverkeilor• Ashludie Hospital, Monifieth• Newton Road, Carnoustie• Brechin Road, MontroseDevelopment Briefs will beprepared for:• Montrose Road, Arbroath• West of Elliot, Arbroath• Dubton Farm, Brechin• Westfield, Forfar• Hillhead, Kirriemuir• South of BeechwoodPlace/East Muirhead,Kirriemuir• Montrose Airfield• East of Kinnell Gardens,Friockheim• Jubilee Park, Letham• Strathmartine Hospital5.5 While Angus Council has published this Finalised Local Plan otheragencies and developers will fund many of the development proposalsand opportunities. This includes various aspects of infrastructurenecessary to implement the Development Strategy.Angus Local Plan Review285Finalised Plan

5.6 A key consideration will be to secure sufficient resources from boththe public and private sectors to ensure service and infrastructureprovision. This includes encouraging the private sector to contributetowards the removal of infrastructure constraints in accordance with theDevelopment Strategy through appropriate planning agreements takingaccount of opportunities for delivering planning gain.5.7 New development has an important role in funding measures tomitigate any adverse impacts in a way that is consistent with the deliveryof wider planning and environmental objectives. Indeed, in Angus, aselsewhere in Scotland, the bulk of the funding for infrastructure andfacilities arising from major new greenfield housing developments willprobably have to come from contributions by developers.5.8 Circular 12/1996 advises that development plans should giveguidance on the particular circumstances in which planning authoritieswill seek to use Section 75 Planning Agreements. Developercontributions will be sought where the impacts of a scheme warrantthem. Such contributions should be designed to avoid a significantnegative impact as a result of the development, and to ensure a highquality and properly serviced development. Contributions may beappropriate both on-site and off-site, depending on the nature of theprospective impact. In appropriate cases, Angus Council may take thejoint impact of several related schemes into account. The provision ofcontributions will not make a fundamentally inappropriate schemeacceptable in planning terms. They are designed to apply to caseswhere there is a significant impact that is capable of mitigation toproduce an acceptable scheme.Circular 12/1996: The Townand Country Planning(Scotland) Act 1972Policy Imp1 : Developer ContributionsDeveloper contributions will be required in appropriatecircumstances towards the cost of public services, communityfacilities and infrastructure and the mitigation of adverseenvironmental impacts that would not have been necessary but forthe development. Such contributions will be consistent with thescale and effect of the development and may relate to both on-siteand off-site items that are required to produce an acceptabledevelopment in the public interest.Enforcement of Planning Control5.9 In order to assist a structured and proactive approach and providethe general public, developers and applicants for planning permissionwith further information, advice and guidance Angus Council haveprepared a Code of Practice for Enforcement of Planning Control.Effective enforcement is an essential element underpinning the planningsystem, complementing and supporting the development planningprocess. Under the Town and Country Planning (Scotland) legislation arange of planning enforcement powers are available to ensure thatdevelopment is not carried out in breach of planning control or againstthe public interest. In assessing the need for planning enforcementaction, one of the key issues to be determined by Angus Council iswhether the breach of control would unacceptably affect public amenityor any existing use of land and/or buildings. The policies and proposalsof the Local Plan provide broad guidance on what may or may not beAngus Local Plan Review286Finalised Plan

acceptable and will form one of the main considerations taken intoaccount by the Council.5.10 The level and nature of enforcement action will be in scale with thebreach of planning control to which it relates. As outlined in theEnforcement Charter the initial approach of Angus Council will generallybe to seek a voluntary solution to the situation through negotiation withthe owner or occupier of the site or through the submission of a planningapplication. However, where negotiation fails and the circumstanceswarrant, a more proactive enforcement response may be needed. Theweight of enforcement action will be dependent on the severity of thebreach and whether public safety and/or health are endangered. Areas ofparticular sensitivity include town centres, heritage designationsparticularly conservation areas and listed buildings, residential propertyand areas of landscape importance.5.11 Where enforcement action is instigated, a right of appeal may existto Scottish Ministers, which would be determined by an independentassessor from the Scottish Office Inquiry Reporters’ Unit. It shouldhowever be noted there is no right of appeal for third parties and in thisrespect Angus Council are charged with looking after their interests andthose of the wider community.Policy Imp2 : Enforcement of Planning ControlWhere there has been a breach of planning control, Angus Councilwill take enforcement action where it is considered necessary toremedy the breach including where it will secure compliance withthe policies of this Local Plan.Angus Local Plan Review287Finalised Plan

IntroductionMONITORING AND REVIEW5.12 Monitoring of the local plan is a statutory responsibility placed onAngus Council to assess the continuing relevance of the plan and identifythe need for and timing of alterations or a full review. By regularlyundertaking systematic monitoring of the plan, the Council can ensure thepolicies and proposals contained in the plan continue to be relevant andprovide a firm basis for investment guidance and development control overthe plan period.Monitoring requirements and data trackingPlanning Advice Note 49“Local Planning” para 14Planning authorities shouldensure that statutory plansmaintain their relevance byaddressing current andemerging land use andenvironmental issues and thatthey contain robust policies forthe promotion and control ofdevelopment.5.13 Effective monitoring involves an assessment of a variety of factorsincluding the following:-• the implications arising from monitoring the approved Dundee andAngus Structure Plan;• changes in national planning legislation or guidance;• changes in local priorities;• emergence of new issues or development pressures the local plan hasnot catered for;• changes in spending programmes of the local authority or otheragencies;• performance of local plan policies and proposals in dealing with issuesand proposals for development;• the extent to which local plan policies and proposals have been fullyimplemented or overtaken;5.14 Existing informal/formal data sources and mechanisms which will beused and further developed to gather information include:• annual housing land audit;• annual employment land assessment;• annual survey of derelict and vacant land and premises;• audit of community facilities;• analysis of development control decisions to ensure consistency;• assessment of appeal decisions;• monitoring of proposals granted which are departures from theStructure or Local Plan;• research into emerging policy issues.Angus Local Plan Review288Finalised Plan

Review5.15 The Finalised Angus Local Plan Review has been prepared with anelement of flexibility (e.g. in relation to housing land allocations) in order tobe sufficiently robust to accommodate some changes arising from theinevitable uncertainty associated with longer term forecasting andplanning. The need to adjust, amend and update parts of the plan as partof the monitoring and review process is, however, also recognised. ThePlan has been prepared in a form and following a format that will allow forselective updating of specific parts of the Plan without compromising itsoverall integrity. Clearly major shifts in overall strategy would require acomprehensive review and full replacement of the Plan. However it isexpected that this will not be needed on a frequent basis.Angus Local Plan Review289Finalised Plan

Angus Local Plan Review290Finalised Plan

PART 6: AppendicesPage1. Developments Requiring A TransportAssessment And Travel Plan2932. Housing Land Supply 2953. Letham Unadopted Roads Policy 2994. Matrix of Associated Documents 3025. Profile of Angus 305Angus Local Plan Review291Finalised Plan

Angus Local Plan Review292Finalised Plan

APPENDIX 1 – DEVELOPMENTS REQUIRING A TRANSPORT ASSESSMENTA Transport Assessment will require to be submitted for all development proposals which fall at orabove the size thresholds set out below.USERetailCinemas and Conference FacilitiesLeisure FacilitiesBusiness/OfficeIndustryDistribution and WarehousingHospitals/Health Care FacilitiesEducation FacilitiesStadiaHousingSCALE1,000 sq.m Gross Floor Area1,000 sq.m Gross Floor Area1,000 sq.m Gross Floor Area2,500 sq.m Gross Floor Area5,000 sq.m Gross Floor Area10,000 sq.m Gross Floor Area2,500 sq.m Gross Floor Area2,500 sq.m Gross Floor Area1,500 seats100 dwellingsAngus Local Plan Review293Finalised Plan

Angus Local Plan Review294Finalised Plan

Appendix 2 : Housing Land Supply in each Housing Market Area by SiteSites with Planning Permission atJune 2004No. ofUnitsSites Previously Identified by firstAngus Local PlanNo. ofUnits Allocated SitesARBROATH HMAArbroath A(a) The Elms/ Cairnie Road 6 A1 : Montrose Road 200 A5 : Cliffburn 125No. ofUnitsA(b) McGregors Walk 15 A2 : James Street Hall 17A(c) Lochlands Drive/ Cairnie Street 10 A3 : Millgate Loan/ East Mary Street 20A(d) East Newgate 2 13 A4 : Benedict Road 25A(e) Cliffburn Road 7A(f) Millgate/ Alma Works 8A(g) Abbeybank House 9A(h) Seagate 14A(i) Elliot 31A(j) Edradour Gardens 12Sub total 125 262 125LandwardAuchmithie Am1 : North of Kirkbank 15Friockheim Fk(a) Millgate 1 3 Fk1 : Millgate 3 16Fk(b) Millgate 2 1 Fk2 : East of Kinnell Gardens 40Fk(c) Kinnell Gardens 9Inverkeilor Ik(a) Village Field 4 Ik1 : Lunan Avenue 4Ik(b) Lunan Avenue/ Kirkton Farm 2 Ik2 : Kirkton Farm Steading 3Ik(c) Railway Field 45Letham Grange LG(a) Letham Grange 3Other ARB(a) Tarriebank House, Marywell 5ARB(b) Legaston Farm, Friockheim 3ARB(c) Rosecroft Court, Mosston,1CarmyllieARB(d) Cotton of Colliston 6Sub total 82 0 78Arbroath Area Total 207 262 203Angus Local Plan Review 295 Finalised Plan

BRECHIN/MONTROSE HMASites with Planning Permission at June2004No. ofUnitsSites Previously Identified by firstAngus Local PlanNo. ofUnits Allocated SitesNo. ofUnitsBrechin B(a) River Street 8 B1 : Dubton Farm 100B(b) Bearhill/ Rosehill 93 B2 : Andover School 20B(c) Witchden Road 8B(d) Guthrie Park 10Sub total 119 0 120Montrose M(a) Waldron Road 8 M1 : Brechin Road 200M(b) Charleton Road 2 M2 : Dungmans Tack 18M(c) Chapel Works 8 M3 : Lochside Distillery Tower 40M(d) Western Road/ High Street 10M(e) Brechin Road/ Tayock 9M(f) Hill Place 12M(g) New Wynd 15M(h) Provost Johnstone Avenue 20M(i) Bridge Street 22M(j) Rosemount Road 7M(k) Lower Balmain Street 8Sub total 121 258 0LandwardEdzell E(a) Lethnot Road/ Slateford Road 18 E1 : Edzell School Annex 6E(b) Lindsay Place 14Other BM(a) North Craigo 5BM(b) Mains of Farnell 5BM(c) Barns of Craig Farm 9Sub total 51 0 6Brechin/Montrose Total 291 258 126Angus Local Plan Review 296 Finalised Plan

Sites with Planning Permission at June2004No. ofUnitsSites Previously Identified by firstAngus Local PlanNo. ofUnits Allocated SitesFORFAR, KIRRIEMUIR ANDTHE GLENS HMAForfar F(a) Montrose Road 25 F2 : Beechill Nursery 5 F4 : Wester Restenneth 70No. ofUnitsF(b) Slatefield Farm 12 F3 : Green Street 10 F5 : Whitehills Nursery 20F(c) Dundee Road 6 F6 : Dundee Road 100F(d) Turfbeg Farm 21 F7 : Westfield 300F(e) Victoria Street 6 F8 : Gowan Rigg 40F(f) Roberts Street/ Prior Road 25F(g) Service Road 2F(h) Prior Road 1 5F(i) Prior Road 2 3F(j) North Street 6F(k) Manor Rise 7Sub total 118 15 530Kirriemuir K(a) Glengate 8 K1 : Shielhill Road 10 K2 : Hillhead 60K(b) Westfield/Lindsay St 39 K3 : Beechwood Place 50Sub total 47 10 110LandwardGlamis G(a) Dundee Road West 24Kingsmuir Ki1 : Bunkerhill 12 Ki2 : Kingston Place 12Letham L2 : Jubillee Park 30Other FK(a) Damside, Netherton 6L3 : East Hemming Street 30FK(b) South Leckaway 6FK(c) Tannadice Glebe 10Forfar, Kirriemuir and theAngus Glens TotalFK(d) Blackhall Farm, Menmuir 2Sub total 48 12 72213 37 712Angus Local Plan Review 297 Finalised Plan

Sites with Planning Permission at June2004No. ofUnitsSites Previously Identified by firstAngus Local PlanNo. ofUnits Allocated SitesSOUTH ANGUS HMACarnoustie C(a) Westhaven Farm 12 C1 : Newton Road 2 158C(b) Lochend Road 10C(c) Newton Road 1 31C(d) Ravensby Road 10C(e) Taymouth Terrace 81Sub total 144 158 0Monifieth Mf(a) South Grange 25 Mf1 : Ashludie Hospital Phase 2 25No. ofUnitsMf(b) Ashludie Terrace 1Mf(c) West Grange Road 3Sub total 29 25 0LandwardBallumbie House Ba(a) Ballumbie House 184Liff Li(a) Henderson Park 8Monkie Mk(a) Panmure Road 7 Mk1 : Granary Site 60Newbigging Nb1 : Pitairlie Road 20Piperdam Pd(a) Piperdam 45Wellbank W1 : Wellbank South 40Other SA(a) Bridgefoot Farm Steading, Bridgefoot 4SA(b) Balruddery 2SA(c) Flocklones Farm, Invergowrie 7SA(d) Berryhill Farm, Invergowrie 9SA(e) Dronley Road, Muirhead 69SA(f) Balmuir Farm 2SA(g) Templeton Farm, Dronley 5SA(h) Quarry Site, Westhall Terrace 1SA(i) Kingennie Fishings 14SA(j) Craigton Poultry Farm, Monikie 1SA(k) Old Dairy Farm, Muirdrum 5SA(l) Hospital Road, Auchterhouse 16Sub total 363 80 40South Angus HMA Total 536 263 40Angus Total 1247 820 1081Angus Local Plan Review 298 Finalised Plan

Appendix 3L1 : Letham Unadopted Roads policyLetham has a unique problem which serves to constrain development, that is the number ofunmade and unadopted roads. The roads in Letham have been inspected by the RoadsDepartment and the following comments set out the position regarding the possibility ofdevelopment being accessed from these roads. In general, roads would be required to bebrought up to full adoptable standard before development of adjacent land would bepossible.Road (Referenced on Plan)CommentsA) Burnside Road Generally fair to good condition. 3 metres wide with system ofstreet lighting. Potential for single plot development onlyotherwise no further new development permitted.B) Guthrie Street (west) Deteriorating, poor to fair condition. 3.5 metres wide and lit.Significant development potential in field on west side. No newdevelopment permitted in current condition. Limiteddevelopment may be permitted if road brought up to adoptablestandardsC) Guthrie Street (north) Fair condition but deteriorating. 3.5 – 4.0 metres wide and unlit.Significant development potential in field to north. No newdevelopment permitted unless road brought up to adoptablestandards.D) Drimmie Road Fair to good condition. 2.5 – 3.0 metres wide and unlit.Potential for single plot development otherwise no further newdevelopment.E) Park Road (west) Fair condition. Width varies but lit. No further developmentpermitted.F) Park Road (east) Very narrow, 2.5 metres wide but in good condition with wideverges and is lit. Possibility of single plot development andsome potential in field to south side via access track. No newdevelopment permitted.G) Auldbar Road track Unlit, unmade track with poor visibility at junction with AuldbarRoad. Possible backland development. No new developmentpermitted.H) North Watson Street (north) Unmade, unlit track in poor condition leading to two houses.Potential backland development beyond. No new developmentpermitted.I) North Watson Street(central/mid)Fair condition but very narrow (2.0 – 2.5 metres wide). Lit. Nofurther development permitted.J) Duncan Road (extension) Generally poor to fair condition. 4.5 metres wide. Potentialdevelopment on north side and in stables. No developmentpermitted unless road brought up to adoptable standards.Angus Local Plan Review299Finalised Plan

Road (Referenced on Plan)CommentsK) Watson Street Wide carriageway in good condition with street lighting. Roadnarrows at south end. No footways but generous flat vergeswith kerblines. Limited potential for permitted infilldevelopment.Recently approved two house proposal if developed will blockoff possible access for major development from Watson Street.L) Greenhills Good bitumen surface from East Den Brae westwards to lastcottage but then deteriorates to unmade farm track. Wellformed junction with East Den Brae but unlit. Potential fordevelopment on both sides. No new development permittedunless road brought up to adoptable standards.M) East Blairs Road East leg – narrow, but good surfaced condition. Poor junctionwith The Den. Limited development potential in adjacent fields.No new development permitted.West leg – 3.5 metres wide, good condition, part lit at westend. Extensive potential for development on both sides. Poorjunction with Gardyne Street. No new development permittedunless road brought up to adoptable standards.N) Lane off Gardyne Street Very narrow track in poor condition. Extensive areas forpotential development on both sides. No new developmentpermitted unless road brought up to adoptable standards.O) Braehead Road (east) Good condition and width over the majority of its length. Lit.Area for potential development on west side. Limiteddevelopment permitted if road brought up to adoptablestandards.P) Vinney Den Unmade and unlit track in poor condition. Limited developmentpotential due to ground levels. No development permitted.Q) Braehead Road (west) Good surfaced condition. 4 metres wide along east sectionnarrows to 3 metres wide at west. East section is lit. Extensivepotential for development on both sides. No new developmentpermitted unless road brought up to adoptable standards.R) Woodside Road Fair surfaced condition adjacent to poultry factory with wellformed junction with Dundee Street. Becomes green lanebeyond factory. Potential development of field on north sidealthough this should be accessed from existing residentialdevelopment at Jubilee Park/Bractullo Gardens. Otherwise nonew development permitted.S) Lane from The Square Very narrow unmade track in poor condition. Serves fourexisting houses and joinery workshop. Potential backlanddevelopment. No new development permitted.Angus Local Plan Review300Finalised Plan

Poilcy L1 LETHAM - UNADOPTED ROADS POLICYKEY :Extent of Affected RoadLetters refer to Statements in PolicyB #C#D##DA#G #E##H#HI #F#J##SK#L #N##NM #R#QO#P#P##1:10000Reproduced from the Ordnance Survey mapping with the permission ofthe controller of HMSO (c) Crown Copyright.Unauthorised reproduction infringes Crown copyrightand may lead to prosecution or civil proceedings.Angus Council LA09023L, 2005Angus Local Plan Review301Finalised Plan

APPENDIX 4 - MATRIX OF ASSOCIATED DOCUMENTSFinalised AngusLocal Plan ReviewSection(1) (2) (3)(1) NATIONAL GUIDANCE AND ADVICESPP 1 The Planning System (2002)2 Economic Development (2002)3 Planning for Housing (2003)7 Planning and Flooding (2004)17 Transport and Planning Maximum Parking Standards (2003)INTRODUCTION ANDSTRATEGYBUILDINGSUSTAINABLECOMMUNITIESENVIRONMENT ANDRESOURCESNPPG 4 Land for Mineral W orking (1994)5 Archaeology and Planning (1994)6 Renewable Energy Developments (Revised 2000)8 Town Centres and Retailing (Revised 1998)9 The Provision of Roadside Facilities on Motorways and OtherTrunk Roads in Scotland (1996)10 Planning and Waste Management (1996)11 Sport, Physical Recreation and Open Space (1996)12 Skiing Developments (1997)13 Coastal Planning (1997)14 Natural Heritage (1999)15 Rural Development (1999)17 Transport and Planning (1999)18 Planning and the Historic Environment (1999)19 Radio Telecommunications (2001)1PAN 33 Development of Contaminated Land (Revised 2000)36 Siting and Design of New Housing in the Countryside (1991)38 Housing Land (Revised 2003)39 Farm and Forestry Buildings (1993)42 Archaeology (1994)43 Golf Courses and Associated Developments (1994)44 Fitting New Housing Development into the Landscape (1994)45 Renewable Energy Technologies (Revised 2002)46 Planning for Crime Prevention (1994)47 Community Councils and Planning (1996)49 Local Planning (1996)50 Controlling the Environmental Effects of Surface MineralWorkings (1996)51 Planning and Environmental Protection (1997)52 Planning and Small Towns (1997)53 Classifying the Coast for Planning Purposes (1998)57 Transport and Planning (1999)59 Improving Town Centres (1999)60 Planning for Natural Heritage (2000)61 Planning and Sustainable Urban Drainage Systems (2001)62 Radio Telecommunications (2001)63 Waste Management Planning (2002)64 Reclamation of Surface Mineral Workings (2002)65 Planning and Open Space (2003)67 Housing Quality (2003)68 Design Statements (2003)69 Planning and Building Standards Advice on Flooding (2004)Angus Local Plan Review302Finalised Plan

Finalised AngusLocal Plan ReviewSection(1) (2) (3)(2) STRATEGIC, CORPORATE AND GENERAL GUIDANCEApproved Dundee and Angus Structure Plan (October 2002)Angus Council Strategic StatementAngus Council Corporate PlanAngus Council Economic Development StrategyAngus Countryside Access Strategy (2004)Angus Local Housing Needs Assessment (2003)Angus Local Housing Strategy (2004)Angus Local Transport StrategyAngus Council Public Transport Policy StatementRural Shops and Community Post Office Grant SchemeAngus Rural StrategyAngus Environmental StrategyAngus Shoreline Management Plan (2004)Sustainable Angus - LA21 Strategy for AngusTayside Local Biodiversity Action PlanCairngorms Local Biodiversity Action Plan (CairngormsPartnership)Angus Council Contaminated Land StrategyDundee and Angus Tourism Strategy (Dundee and AngusTourist Board)Angus Tourism Signing PolicyTayside Indicative Forestry StrategyNational Waste Strategy (SEPA)Tayside Area Waste PlanAngus Waste Implementation PlanManaging the Cairngorms - The Cairngorms PartnershipManagement Strategy (SNH)Tayside Landscape Character Assessment (SNH)An Inventory of Gardens and Designed Landscapes inScotland (SNH)Memorandum of Guidance on Listed Buildings andConservation Areas (1998)Scottish Water Indicative Needs Profile 2001 - 2010Ground Water Protection Strategy for ScotlandA Guide to Surface Water Best Management PracticesThe Six Acre Standard, Minimum Standards for OutdoorPlaying Space (NPFA) (2001)Guide to Transport Assessment in Scotland - ConsultationPaper from Scottish Executive January 2003INTRODUCTION ANDSTRATEGYBUILDING SUSTAINABLECOMMUNITIESENVIRONMENT ANDRESOURCESAngus Local Plan Review303Finalised Plan

(3) ANGUS COUNCIL PLANNING ADVICE NOTES1 Farm Buildings2 Shopfronts and Signs in Conservation Areas3 Roof Space Extensions4 Car Parking in Front Gardens5 Houses in the Open Countryside6 Backland Housing Development7 Advertising in the Countryside8 Dutch Canopies/Sun blinds9 Window Alterations10 Shop Window Security11 Residential Homes12 Satellite Antennae13 Residential Caravan Sites14 Small House Sites15 Front Extensions16 Garages Off/Within Communal Parking Areas17 Miscellaneous Planning Policies18 Hot Food Takeaways19 House Extensions20 Listed Buildings and Conservation Areas21 The Siting and Landscaping of Built Development in theCountryside22 The Survey of Trees on Development Sites23 The Specification of Landscaping Proposals for DevelopmentSites24 Residential Boundary Treatment25 Agricultural Land to Garden Ground26 Telecommunications Developments27 Planning and Contaminated Land28 Public Rights of WayFinalised AngusLocal Plan ReviewSection(1) (2) (3)INTRODUCTION ANDSTRATEGYBUILDING SUSTAINABLECOMMUNITIESENVIRONMENT ANDRESOURCESAngus Local Plan Review304Finalised Plan

APPENDIX 5Profile of AngusAREA (ha)POPULATION218,248 2001 108400190,878 a (87%) 1991 1086704,150 (2%) - built up % change 1991-2001 -0.3%Population Statistics (2001 Census)Population - Total 108,400Landward29692Montrose10889Monifieth8165Kirriemuir5963Forfar13234Carnoustie10406Brechin7199Arbroath22853Population Distributionby AreaLandward26%Arbroath21%Montrose10%Monifieth8%Kirriemuir6%Forfar12%Brechin7%Carnoustie10%Scotland - Population StructureAngus - Population StructureAge 6 0- 7514%Age 45- 5919%Age75+7%Age 0-1519%Age 16 - 2411%Age 25 - 4430%Age 60- 7515%Age 45- 5921%Age 75+8%Age 0-1519%Age 16 - 2410%Age 25 - 4427%Angus Local Plan Review305Finalised Plan

Social Characteristics (2001 Census)Housing Tenure9080706050403020100Arbroath Brechin Carnoustie Forfar Kirriemuir Monifieth Montrose Angus ScotlandOwner Occupied Council OtherCar Ownership (by Household)6050403020100Arbroath Brechin Carnoustie Forfar Kirriemuir Monifieth Montrose Angus Scotlandnone one two three or moreEconomic CharacteristicsEmployees in Employment(Annual Employers Survey)9000800070006000500040003000200010000Arbroath Brechin Carnoustie Forfar Kirriemuir Monifieth Montrose Landward2001 1991Angus Local Plan Review306Finalised Plan

Gross Earnings 2003(New Earnings Survey)Employment Stucture 2001(Annual Employers Survey)£475.80Services74.668.7£442.30£436.90Construction7.58.2Angus Scotland G.B.ManufacturingProduction4.7813.215ScotlandAngusUnemployment Rate(%) - June 2004(Office of National Statistics)543210G.B. Scotland Angus Arbroath Brechin andMontroseForfarRetail Floorspace Angus Council Survey 2003Retail Floorspace (m2) 2003MontroseMonifiethKirriemuirForfarCarnoustieBrechinArbroath0% 20% 40% 60% 80% 100%Convenience Durable VacantConvenience Retail Floorspace- % by townDurable Retail Floorspace- % by townMonifieth7%Kirriemuir7%Montrose15%Forfar24%Arbroath32%Brechin8%Carnoustie7%Montrose26%Monifieth1%Kirriemuir5%Forfar21%Arbroath33%Brechin11%Carnoustie3%Angus Local Plan Review307Finalised Plan