A developer has recently submitted an application for planning permission in principal to build 49 homes on a greenfield site located near the WeatherMac site, opposite the New Farm Vales development.
Developers JS Builders (Scotland) Ltd are seeking permission for 49 homes to be located in land at New Farm, Lochgelly which diverges from the Mid-Fife Local Plan. The development is being proposed in a consultation zone for the Shell Expo and Westfield to Mossmorran gas pipelines.
Greenfield sites is land in a city or rural area that is currently undeveloped and is either used for agriculture, landscape design, or has been left to evolve naturally.
Planning permission in principle differs from planning permission in that
- PPP does not require plans and drawings other than a location plan.
- PPP does not require a Design or Design and Access Statement to be prepared.
- PPP does have a requirement to describe the location of the access points to the development, where this is not detailed in the application and accompanying documents.
Fife Council can request further information from the developer if required, however it is left for the developer to decide on how much detail and information is provided to the local authority as part of the planning process.
The developer refers to the area as a windfall site and attempts to justify the proposal claiming support from the FIFEplan and SESplan on the basis that Fife Council cannot meet the housing targets that have been set in these plans:
- -7,438 (2009-2019)
- +1,401 (2019-2024)
- +293 (2024-2026)
6.14 This evidence is derived from Figure 7.1 of Fife Council’s submission titled; ‘Supporting Housing Paper Issue 2b’. The information takes account of statistics presented in the previous Housing Land Audit 2015. At para 7.24 of the same document, Fife Council advises that in the four years from 2016-2019 completions must average 3,346 per annum to meet the requirement up to 2019. This is not achievable given that completions between 2009-2015 (as evidenced in the HLA 2015) totalled only 4,405 for those 6 years. That is in fact an average of only 734 completions per annum.
6.15 More recently, Fife Council has published an updated Housing Land Audit, November 2016. This document is published following the recent FIFEplan Examination and is the most up to date statement of effective land supply from Fife Council.
6.16 Lochgelly lies within the Dunfermline and West Fife Housing Market Area. On page 18, it identifies a shortfall in the land supply totalling some 5,466 units in the period up to 2019. It does show a surplus of sites in the period from 2019-2024 of some 768 units, which leaves a shortfall of 4,698 units between 2014 and 2024. More importantly, the identified shortfall in the 5 year effective supply between 2016 and 2021 is some 5,012 units.
6.17 In reality, the surplus of housing land identified for the period 2019-2024 will be a significant shortfall on the basis that the Council simply cannot meet the requirement up to 2019. Therefore, the deficit position will carry through into the period 2019-2024. Moreover, the Council currently does not have an effective 5 year supply and is some considerable way from meeting the targets.
The developers have engaged with Fife Council previously between 2006 – 2012 during the consultation processes of the adopted Mid Fife Local Plan, and during the Charrette of 2010. Representations was submitted for mixed-use and residential-led development at the New Farm site. The Scottish Reporter rejected the proposals with the developer claiming that that the site “was not supported solely due to perceived conflict with the aforementioned pipelines”.
An email to the developers in 2012 states:
“The land at New Farm was not allocated for housing as part of the Lochgelly Strategic Land Allocation in Mid-Fife Local Plan due to the presence of two pipelines. This position was supported by the Examination Reporter for the Mid Fife Local Plan.”
Residents can support or object to the planning application (17/00199/PPP) by emailing firstname.lastname@example.org or online at: http://planning.fife.gov.uk/online/applicationDetails.do?activeTab=documents&keyVal=OKCCEOHFLDG00.
If submitting a comment by email, you must include the following:
Planning Application Number: 17/00199/PPP
Name and Address
Support or Objection comment