Design Workshop for Ballater: Report

Transcription

contents
Introduction
Background 4
Purpose of this Workshop 6
Public Input
Introduction 10
Ballater Today 12
The 2006 EbD Plan 16
The Future of Ballater 18
Analysis
Overview 22
Urban Patterns 24
Growth Patterns 26
Key Issues
Alternative Planning
Concepts
Public Response
Key Issues 30
A Menu of Opportunities 38
Public Response 64
Recommendations 68
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i n trod uc ti on
background
The Prince’s Foundation for the Built Environment held an Enquiry by Design
(EbD) in 2006. The goal of that effort was to find the most appropriate form for
physical growth should it occur. It took no position on whether, where, or when
growth should take place.
Prior to the EbD, a Consultative Draft Local Plan was prepared in 2005 with
suggested development sites including part of parcel H-1. Since then, the Cairngorms National Park Authority (CNPA) has moved the local plan from the stage of
consultation draft to deposit draft. A Local Plan Inquiry was held in May/June of
2009. The reporters’ report of the inquiry is expected at the end of 2009. Through
this Local Plan process there have been objections by members of the community
to the scale of development proposed in the Local Plan. Also in this period, the
Ballater One Voice Our Future (BOVOF) Community Consultation has succeeded
in drawing up an action plan based on priorities set by the community itself.
This workshop was a continuation of the 2006 EbD Process. The first step was
to evaluate the 2006 plan in terms of recent events and the current views of the
community. Over the course of four days, the team held a series of meetings with
structured discussions of the issues and then developed alternative design ideas for
various areas in Ballater, as requested in the discussions and including aspects of
the BOVOF Action Plan.
A93
A93
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Craigendarroch
93
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Craigs of Pannanich
Br
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The Knock
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Golf Course
Craig Coillich
A956
Portrait of existing conditions
4
a de sign workshop for ballater
Previous Planning Studies for the Growth of Ballater
Cairngorms National Park Authority Consultative Local Plan 2005
Prince’s Foundation for the Built Environment 2006 EbD
introduction
5
purpose of this workshop
The purpose of this workshop was to provide a collection of alternative concepts
that would be useful to the community in developing a planning framework that
would guide decisions about future development.
The plan and perspective drawings produced during the workshop were prepared as a means of visualising the various proposals that have been debated in
the community. For example, the BOVOF Action Plan priorities include recommendations for improving Monaltrie Park and renovating the Old School. It also
has program goals such as providing affordable housing and promoting economic
development. The design concepts attempt to illustrate ways in which these goals
could be accomplished.
This is not intended to be a master plan, but rather a “menu” of opportunities
from which to choose those that are most appropriate for the goals of the community.
Decisions on whether growth will take place, how much growth is appropriate, and when it will take place will be made by the CNPA after additional public
inquiry. The concepts developed in the workshop can provide a means of responding to those policy decisions in a way that best serves the interest of the Ballater
community.
Among the priorities of the BOVOF Action Plan are the renovation of the Old School building, the preservation of views, and improvements to Monaltrie Park.
6
BOVOF Action Plan
THEMES
P R I N C I PA L I S S U E S
HOUSING
» Housing to rent and buy for locals.
» Permanent supplies (housing burdens, pressured area status).
» Possible Ballater Housing Trust or Association
» Extra points for locals in allocations policy.
» Gauge an interest for a probable 2nd round of Rural Homes for Rent from landlords.
» Use of empty buildings for housing provision (site identification).
» To see the Old School converted into use for either housing or education..
» Want to see Ballater on the Strategic Housing Investment Programme.
» Increase in 2nd homes tax to combat problem of empty 2nd homes and change
planning law to stop 2nd home development.
» Increase in sheltered housing and allocating funding of wardens for care of individuals.
LOCAL ECONOMY
» Improvements to tourism industry
» Cheaper tourist facilities and services
» Improvements to caravan park and supermarket shopping
» Increased number of B&B’s
» Improvements to existing hotels
» Apprenticeships for school leavers
» Increase number of business/ shop units
» Office accommodation – cottage industry space
» Regular cultural promotions on green
» Enlarged service from Heather Hopper with better promotion
» Small jobs for youth – e.g. gardening for elderly
» Small business centre with IT facilities
E D U C AT I O N A N D T R A I N I N G
» Adult evening classes
» Larger library and longer opening hours
» Use of Old School for community learning facilities
» Computing classes for elderly
» Distance learning opportunities – e.g. facilities for video lectures from Aberdeen
University or RGU
H E A LT H
» Strong demand for a village-based dental service
SERVICES
» Larger police presence
» Consistent and longer manning of police station at widely-published times
» Police foot patrols from 6pm to midnight
» Publicised action against offenders to help solve some issues of anti-social behaviour
and traffic violations such as “boy racers”
» Consider employing youth workers to encourage positive involvement in community
introduction
7
8
publi c i n put
introduction
Ballater residents actively participated at the
public meeting at the start of the workshop.
The four-day workshop began on the evening of Monday, September 28th, with a
public meeting that included a structured discussion of the strengths, weaknesses,
and aspirations of both Ballater today and of the 2006 EbD Plan. On Tuesday,
Wednesday, and Thursday, the design team developed a series of alternative design
ideas in response to the discussions. Throughout the course of the week there were
focus group meetings on specific topics, general briefings on progress, and a public
open house in which community members interacted with the design team as they
worked. Additionally, community members from the Ballater and Crathie Community Council, Ballater Royal Deeside, BOVOF, and other individuals formed a Core
Team, which met every morning with the design team to review progress. Finally, a
public meeting was held at the end of the workshop to present the ideas developed
during the workshop and to enable participants to evaluate them.
Schedule for the Design Workshop for Ballater
K I C KO F F
Sponsored by Scotia Homes
Ballater
Enquiry by Design
Workshop
Ballater and Crathie Community
Council has invited The Prince’s
Foundation and Urban Design
Associates to return to Ballater to
continue the process of drawing up
a vision for Ballater’s future that
began with an Enquiry by Design
workshop in 2006. In that process
ideas were developed for controlling
growth in order to protect and enhance
Ballater’s unique village character.
Consultations and issues that
have since come to the fore will be
taken into account and a number
of priorities from the forthcoming
“Ballater One Voice Our Future”
(BOVOF) Action Plan will be
addressed in considering the
village as a whole.
You are invited to participate in a
collaborative design workshop that
will begin on the evening of Monday
28th September and conclude on
Thursday 1st October. During the
course of the week, the design team
will develop alternatives in response
to the issues and ideas brought forth
by residents.
The Prince’s Foundation for the Built Environment is an
educational charity which exists to improve the quality
of people’s lives by teaching and practising timeless and
ecological ways of planning, designing and building.
AU G U S T 18 , 2 0 0 9
Focus group meetings:
BOVOF Working Group
Ballater Business Association
Ballater and Crathie Community Council
Monday, 28th September 2009, 7—9pm
public meeting In a structured session, you are
Albert Hall invited to describe Ballater’s
strengths, identify current
issues, evaluate the 2006 EbD
and other plans, and develop
ideas for the future.
D E S I G N W O R KS H O P
Wednesday, 30th September 2009, 6—8pm
public open house You are invited to come into
Albert Hall the studio workshop while
the designers are developing
alternative concepts to discuss
these ideas and provide
critiques
Thursday, 1st October 2009, 7—9pm
public meeting The design team will present
SEPTEMBER 28, 2009
17.30 at Albert Hall
Community Council meeting
Public Meeting
Albert Hall a number of alternatives for
dealing with the issues stated
during the workshop. You
are invited to evaluate both
the strengths and weaknesses
of these ideas. This process
will help to form a longterm framework for the
sustainability of Ballater and
the preservation of its unique
character long into the future.
President: HRH The Prince of Wales. A Company Limited by Guarantee,
Number 3579567 Registered in England and Wales at 22 Charlotte Road,
London EC2A 3SG. Registered Charity Number 1069969
VAT Number 839 8984 44
Flyers for the Enquiry by Design Workshop
were distributed throughout the community,
and the workshop was open each day for residents to come in, observe, and contribute ideas.
S E P T E M B E R 2 9, 2 0 0 9
Core Team meeting
Housing
Parks, Open Space, and Environment
Local Economy
S E P T E M B E R 3 0, 2 0 0 9
Core Team meeting
Roads, Transport, and Signage
Community Facilities
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Public Open House
O C T O B E R 1, 2 0 0 9
Core Team meeting
Public Meeting
After opening presentations, the first public meeting divided into eleven small
groups, with each group responding to three questions:
» What do you like best about Ballater?
» What do you like least about Ballater?
» What are your visions for the future of Ballater?
Each person was asked to place three green dots on the three best places in Ballater, three red dots on the worst places, and three blue dots on the most important
places to improve. The same questions were then asked about the 2006 EbD plan.
At the conclusion of the meeting, each table reported to the larger group.
Participants in the focus group and public meetings were asked to identify the strengths and weaknesses
of the village (green and red dots, respectively), and locate their visions for the future (blue dots).
Preceding the workshop, and during a site tour on
the first day, the design team visited Ballater to
understand village character and document
existing conditions.
public input
11
public input: ballater today
Strengths and Best Places
There is great affection for the historic core of the village. It was referred to as the
“Jewel in the Crown” of the Deeside. It is a “real” village, not only in the way in
which it functions, but also with its unique architectural character. The retail uses
on Bridge Street are small, locally owned shops with a variety of goods that relate
to the region. There are no standard chain stores or big box retailers. Ballater also
possesses services within the village, including a great school and health centre.
The mixed-use, small-scale character is an essential part of the village’s appeal as
a tourist destination.
Throughout the week, certain strengths were listed consistently by the workshop participants:
» The atmosphere of the village centre is congenial and civil: it is a social environment and fosters a strong sense of community. The traditional gridded street
pattern ties all parts of the village together, brings people together daily. It is
walkable and pedestrian-friendly. It feels “whole” and the “right size”.
» The delicate scale and character of the buildings with their traditional architecture, pitched roofs, stone walls, and slate roofs also contribute.
» The natural setting is spectacular. Located in a valley with steep, wooded hillsides, the town plan provides framed views of the natural landscape. There is a
close relationship between the town and its natural setting and there is a balance
between nature and community.
» There are superb recreational amenities, especially the Golf Course and MonPhotos of some of the most treasured places in
Ballater
altrie Park. The Park is close to the centre and provides a “lung” for the village.
Church Square is the heart of the community and much used.
» The best places included Bridge Street, Church Square, Monaltrie Park, and
Image courtesy of Insch Airstrip
the Golf Course.
Ballater is spectacularly located in a valley amidst the Cairngorms hills and along the River Dee.
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Summar y of Strengths
A
93
» Village character and scale
» Sense of community
» Spectacular location with views to
A9
the hills and fields
3
» Craigendarroch and the Bridge
» Balance of nature and community
dg
» Church Square and Bridge Street
ve
ri
Ri
B
rD
ee
is respected
e
S
tr
ee
» Golf Course
» Monaltrie Park
t
Participants placed green dots on the strengths of Ballater.
View along Bridge Street, looking north
Diagram illustrating the best places and characteristics of the area
public input
13
public input: ballater today
Weaknesses and Worst Places
Photos of problem areas in Ballater
There is little or no affordable housing, which discourages the younger population.
This, paired with a lack of employment options, drives the young people and families out of Ballater. This results in an aging population without the next generations
around to take over. The local economy is dominated by retail and tourism. It is
also seasonal, which makes it difficult to find staff. There is little space available
for economic uses, nor adequate office support services.
There is great concern that pressures for growth, change, and traffic will ruin
this precious place. Patterns of growth in the past 30 years have not been encouraging. Many commented on the way in which the approach to Ballater from the east
has been compromised by the suburban-style development at the edge of town.
Along the A-93, which is lined with the back gardens of houses, there is no sense
that you are about to enter such a beautiful village.
Furthermore, the architectural character of recent development is not consistent with the character of the village. It is not well connected to the centre by the
street network, and does not have the mix of uses of the village centre. Many of the
new houses are second homes and create problems when their owners are absent.
This market has also raised the property values beyond the means of long-term
residents.
Within the town, there are some deteriorated and abandoned properties. The Old
School, a beautiful building, has long been vacant, and plans to re-use it have not
succeeded so far. Some properties have been subdivided to build inappropriate infill
development.
There is a need for additional facilities: Monaltrie park lacks an all-weather
pitch and permanent toilets, and there are limited facilities for sports and other
opportunities for youth. Also missing are special needs facilities. There is no dentist, no cinema, or wine bistro, and the early café closing times discourage tourism.
There is some anti-social behaviour, such as “boy racers”, vandalism, and rowdy
evening behaviour on Bridge Street.
The eastern entrance to Ballater from A-93 is unsightly, with views towards the rear of houses.
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Summar y of Weaknesses
93
» Little to no affordable housing
A
» Threat of growth pressures impacting character of the place
A9
» Approach from the east
3
» Character of recent development
is not consistent with the village
character.
rD
ee
» Deteriorated and abandoned prop-
dg
ve
ri
erties
Ri
B
e
S
tr
ee
» Need for additional facilities
t
A
93
Participants placed red dots on weaknesses within Ballater.
V IE W S O N AP P ROACH F RO M
A9
E AST
3
S U BU RBAN -ST Y L E
D E V E L O P M E N T S D IS C O N N E C T E D
F RO M S U RROU N D IN G
id
Ri
Br
ve
rD
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e
N E IG H BOU RHOO D S
ge
St
re
et
F L OO D P L AIN
Diagram illustrating the problems of the area
public input
15
public input: the 2006 ebd plan
Each group was asked to state the strengths and weaknesses of the EbD
Plan and then identify those elements which were still relevant and should
be carried forward. The following summarizes the comments received from participants.
Strengths of Ballater 2006 EbD Plan :
The 2006 EbD Plan explored future growth patterns for Ballater (shown in yellow).
The historic core would remain the centre of the village and there is a balance
between new development and open space. Some were in favour of the plans proposal to expand the town to the east, others felt it was too much development.
Some were in favour of the proposed use of some golf course property for development others were not.
Most were in favour of the plan’s proposed expansion and improvement to
Monaltrie Park, of the restoration of the Old School, the redesign of the bus park,
and the re-designation of the undeveloped industrial park site on Craigview Drive
as a mixed-use development to include offices.
The architectural character of the proposals was compatible with Ballater’s traditional buildings. The street pattern proposed would make the new development
similar to the historic core of the village and tie the whole village together. There
was agreement with the proposed additional connection to A-93 and the extension
of the 30 mph zone.
Summar y of Strengths
93
» Expansion of Monaltrie Park
A
» Reuse of the Old School
» Bus Park redesign
A9
3
» Development on Craigview industrial site
» Mixed opinions on development
Br
id
Ri
ve
rD
e
e
proposed on the golf course and
towards the east
ge
St
re
et
Participants placed green dots on the strengths of the 2006 EbD plan.
16
Weaknesses of Ballater 2006 EbD Plan :
Many fear that the area designated for new housing development is too large and
extends too far to the east. It was intended to be a 30-50 year projection but is
perceived to be a shorter term plan. Though not part of the EbD plan, the proposed
allocation of 250 houses which followed is felt by many to be unacceptable. There
were objections to building houses on farmland and to the hard edge on the east
end of the village.
The redevelopment of the caravan park would remove a major asset. The caravan park is important to the success of the shops. It could, however, be improved.
The proposal to develop on golf course land was also rejected.
There is not enough emphasis on infill development and improvements in the
village and too much on the new expansion areas. It did not provide sufficient
amenities and Monaltrie Park was not sufficiently expanded.
There was fear that the street pattern would allow cut-throughs and speeding,
and provide rat runs to A-93.
Ballater, Royal Deeside – Terrace of two bedroom houses
t The ‘first impression’ of the village from
the east can be significantly improved.
As with the original plan of Ballater, the
urban block sizes in the proposal increase
towards the edge of the development and
the smallest, most compact, are by the
Games Field. Similarly, as illustrated in the
quick ‘cameo’ sketch to the right, proposed
building density is highest towards the
centre where buildings would be terraced,
whereas towards the edge buildings are
more set back from the street and more
widely spaced. The open vista through the
middle of the proposed development is
aligned on Tullich Lodge to the east from
the Games Field.
Cameo study showing urban block structure and notional subdivision of plots
Ballater, Royal Deeside, proposed development overlooking the games field
Imagery from the 2006 EbD study
Summar y of Weaknesses
A
93
» Significant opposition to expansion on the golf course and to the
east
A9
» Expansion beyond current village
3
limits
» Edge condition of Monaltrie Park
and existing residential units
rD
ee
» Open space is not sufficient
B
ve
» Development on caravan park site
dg
Ri
ri
e
removes tourist amenity
S
tr
ee
t
» Rat run road creates speeding
problems
Participants placed red dots on the weaknesses of the 2006 EbD plan.
public input
17
public input: the future of ballater
Visions and Goals
Photo of the vacant Old School
Photo of the fields at the eastern edge of Ballater
In evaluating both existing conditions and the 2006 EbD plan, participants identified their visions for the future and goals for the most important places to improve.
The primary goal is to maintain the village character and its natural assets. This
would include enhancing the beauty of the village by restoring some of the buildings, re-using the empty ones, such as the restoration and adaptive re-use of the Old
School as a community facility with affordable housing on the site. St. Andrew’s
should be restored and eyesores such as the Council Depot across the bridge should
be improved. Any new buildings should be designed with traditional architectural
character compatible with Ballater.
It would also include preserving views out from the town to the natural setting;
preserving fields, history, and wildlife; managing and protecting the oak forest; and
improving the river access and walks. Tulloch crossing should be improved.
Priority should be given to both providing affordable housing and creating
job opportunities. It has been difficult to provide affordable housing through the
Shire’s social housing system because the criteria for obtaining a dwelling do not
necessarily reflect Ballater’s conditions and needs. New solutions are needed and
a committee of BOVOF is working on alternatives. These include the establishment of a local housing trust, the use of the local letting policy, and a creative way
of using market rate development to subsidise affordable housing alongside public
money.
There is a need to provide training and facilities for youth employment and
business development programs, as well as providing office space and work space
for those interested in starting a business. A committee of BOVOF is also working
on this to find funding and organizations who can help.
Priorities to Carr y For ward from the 2006 EbD Plan
The recommendations that were suggested to carry forward include additional
sports facilities, improvements to the caravan park in its existing configuration, the
restoration and re-use of the Old School, the re-designation of the industrial estate
to mixed-use, and the extension of the 30 mph speed limit along A-93.
18
Summar y of Visions
A
93
» Maintain village character and
natural assets
» Enhance beauty of village and
build in traditional character
A9
3
» Improve river access and walk
» Preserve fields, forests, history, and
wildlife
rD
ee
» Provide affordable housing
dg
» Reuse derelict buildings such as
ve
ri
e
Ri
B
S
tr
ee
the Old School and St. Andrews
t
» Improve Council Depot by the
river
» Improve Tulloch crossing
» Provide youth training facilities
» Establish employment and business development programs
Participants placed blue dots on opportunity areas within Ballater.
» Provide business and small office
facilities
Residents of Ballater see opportunities to improve connections within the village, to encourage infill development, and to accommodate new growth with development that fits the character of old Ballater.
public input
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20
an aly sis
overview
The design team studied area-wide patterns of open space, transport, and land use
patterns in order to better understand the existing conditions, issues, and opportunities of Ballater. This analyses is illustrated on the next few pages.
Por trait
The portrait illustrates all of the elements of the village in colour. The form of the
valley and its relationship to the village at the bend in the River Dee is very clear.
The portrait illustrates a compilation of existing conditions, including building
uses, land uses, and natural features.
®
UDA X-Rays
Urban analysis drawings, called X-Rays, were developed to explore various issues.
Each drawing illustrates one aspect of the village’s structure, such as the road
framework or building pattern, and highlights patterns within Ballater, revealing
both strengths and weaknesses in the existing fabric and the connections within
the village.
View from the Dee River towards the entry of
Ballater
PORT R AIT K E Y
RESIDENTIAL L AND
PUBLIC PARK
PASTURE
GOLF COURSE
HOUSING
RETAIL USES
HOSPITALIT Y
INSTITUTIONAL
INDUSTRIAL BUILDINGS
Portrait of Existing Conditions
22
NATUR AL FEATURES AND OPEN
SPACE:
The natural setting is drawn with
vivid shades of green to differentiate
the various types of features. Steep
wooded slopes are depicted in dark
green, agricultural fields in light
green, and recreation areas such as the
Golf Course and Monaltrie Park in a
brighter green. The close relationship
between the village and its setting is
clear. The framework of natural features and open space frame the settlement patterns revealed in white.
PUBLIC PARK
GOLF COURSE
PASTURE
PRESERVE
WOO D L AN D
F L OO D PL AIN
TOPOGR APHY:
The colours range from dark green,
indicating lower topographical levels,
to the highest elevations in yelloworange. This X-ray reveals the shape
of the river valley and the flat area at
the river bend on which the village
sits.
analysis
23
urban patterns
BUILDING PAT TERN :
A closer view reveals the compact pattern of buildings in the historic core
of the village. A variety of small-scale
buildings are placed in a rectilinear
pattern of blocks that respond to
topography and views. The newer
parts of the village to the north west
and east have a less varied, less compact pattern, and more mechanical
pattern.
RESIDENTIAL SET TLEMENT PAT TERN :
The major land use is residential. The
original village is the most compact
and regular, with a few gaps indicating
mixed-use fabric in the centre. The
fabric to the west is more linear and
continuous, indicating fewer connections to the core. Recent development
to the east exhibits a much different
block pattern than the traditional
blocks in the core. This X-Ray clearly
highlights the differences of residential patterns between several eras of
development.
NEWER
DEVELOPMENT
V IL L AG E CO RE
24
COMMERCIAL AND HOSPITALIT Y
PAT TERN :
The commercial and hospitality uses
run through the middle of the village along a spine that runs from
south-east to north-west. The shops
on Bridge Street are clearly visible
and represent a critical mass. The
Craigendarroch complex is visible at
the north end of this spine. This pattern embeds the retail and hospitality
uses in the traditional village which
is an important part of their appeal.
They are part of a real place, not just a
tourist destination.
HOSPITALIT Y USE
RETAIL USE
ROAD AND STREET PAT TERN :
B-972
A-
93
A- 9
m
ra e
3B
ar
Ro
ad
Br
id
ge
St
re
et
analysis
The main routes, A-93 and Bridge
Street/Braemar Road, create the basic
framework of the village. The smallscale grid of streets in the historic core
provide an interconnected network of
short blocks that provides the connectivity so important to a sense of community. The Victorian-era development is similar, but with much longer
blocks, which are less effective.
The modern extensions to the
East do not have an interconnected
network. There are few roads that link
each of the three development areas.
The connection between these and
the historic core is tenuous.
25
growth patterns
Historic Evolution of Ballater
The diagram below illustrates the extent of Ballater’s development at key stages
in its history. The core village was expanded along a gridded pattern of streets.
This grid was filled over the course of many years. An expansion area was added
to the Northwest early in the 20th Century. All of these developments adhered
to the same basic principles that had guided the town’s growth up to that point:
an interconnected network of streets and public open space creates blocks within
which individual plots of varying size accommodate a diverse range of types and
uses of building.
There has been a dramatic period of growth over the last few decades when
the footprint of the village more than doubled in size. Not only was the scale of
this growth unprecedented, but it also followed a form that departed from the
fundamental principles that had guided previous growth. It does not create an
interconnected grid of streets, and the plots are more uniform in size and suited to
only one type of use. As a result these expansions are not organically linked to the
historic core. In several places the rear facades of buildings face public streets, most
notably along the A-93, which has negatively altered the character of the village.
D I AG R A M KEY
PR E-WA R
POST WA R
Diagram depicting the village extents at various periods throughout the history of Ballater
26
Evolution of Block Pat terns :
The regular grid of streets in the historic core creates a series of blocks. Within any
given block there are different plot sizes, uses, and building types, which include
individual houses (from grand villas to tiny cottages), mixed-use buildings with
flats or offices over shops, workshops, and civic buildings. All buildings are placed
on plots with their front facades facing streets and the their rear facades facing into
the centre of the block. As a result the more finished facades line public spaces
while service and work areas are shielded from public view.
This block pattern is an essential element of traditional villages. They make it
possible to have workshops and private spaces in the middle of the block, while the
street frontage is part of the public realm. It is an ideal structure for the creation of
small cottage businesses.
Traditional Ballater blocks in were planned to
allow efficient access, maximize street frontage
on all sides, and accommodate a mix of uses which
define streets of varying scale and character.
Contemporary planning, both in Scotland and
elsewhere, over recent decades has focused on the
individual plot, segregated uses, and severed
street grids in an attempt to calm traffic while
actually creating more.
analysis
New models of sustainable urbanism, as advocated by the Scottish Government, use time-tested
urban techniques to create blocks that are comfortably-sized, walkable, mixed-use and beautiful.
27
28
ke y i s s ue s
key issues
The issues raised in the meetings, together with the analyses, suggest that the
following key issues need to be addressed in developing alternative concepts for
Ballater.
The BOVOF implementation groups, comprised of concerned citizens with
experience and skills, are a great asset for Ballater. It is the hope of this workshop
to provide images and concepts that can serve BOVOF as it secures funding, seeks
new businesses, and negotiates with the various public agencies.
Economic Development
There is concern that Ballater may not be able to continue in its present village
form because of economic pressures, and the lack of opportunities for young people. In order to continue to be economically sustainable, Ballater will need to stop
the emigration of its youth caused by the lack of acceptable employment.
Overcoming this will be a challenge. The economy of Ballater is based primarily
on tourism and retail. Bridge Street businesses are well established, and sufficient to
serve the tourist and local markets. There is therefore little need and few opportunities for new businesses. A competing second centre is not perceived to be helpful.
Furthermore, some existing businesses are seasonal which makes it difficult to hire
staff. A strategy for attracting other types of employment uses is needed.
All of the strategies listed in the chart on the next page would be supported by
a traditional village pattern of diverse blocks and small-scale, mixed-use structures.
There are some vacant properties within the village which should be renovated and
made available for this purpose. Any new development should be mixed-use in a
small-scale pattern modelled after the historic village, rather than the single-use
development pattern that has been built in the recent past.
Ballater’s economic well being relies heavily on
tourism, which supports its well-established hospitality industry.
Ballater’s small, locally-owned shops are supported by loyal local customers as well as the steady stream of
tourists.
30
AIMS OF BOVOF ACTION
PL AN
SUGGESTED STR ATEGIES
Co-ordinate effort to increase the
attraction of Ballater as a business
and tourist destination:
1. Attracting new businesses to
Ballater
Potential targets include:
a. Small operations within larger companies based in Aberdeen, e.g. small
manufacturing, back office functions, tele-commuters, consultants and part time
workers.
b. New small companies, e.g. small-scale research companies, service businesses,
private specialised medical facility, dental clinic, service industries, such as cabinetry,
plumbing, electrician, crafts, glass-makers, food and local agriculture related
businesses.
2. Enabling the creation of new
businesses
Potential Programs could include:
a. Training programs, counselling, and grants as per the Princes Trust effort with the
Scottish Youth Business Trust
b. The Enterprise North East Trust also provides support in the form of virtual
addresses and builds facilities that provide equipment and office space to start-up
companies.
c. Providing Appropriate Space for new entrepreneurs: Yards, sheds, in a flexible form
that they can adapt to suit their own purposes.
d. Providing Small office space with a mixed-use complex, that is tied to an economic
development program to attract companies.
3. Expanding the Hospitality
Facilities
The BOVOF Action Plan Priorities suggest that additional B&B and Hotel facilities
would augment the local economy. Increased lodging room capacity would provide
more market for the existing business in the village. The Time share has worked well
with the Hilton at Craigendarroch. New options might include:
a. New Small Hotel either as a conventional hotel or as a condominium hotel which is
similar to the time share concept.
b. Managed rental for 2nd Homes and Holiday Homes to increase usage and to solve
the problem of empty properties.
4. Dual Season Economy
» Members of BOVOF are considering the possibility of supporting the further
development of a two season economy: the tourism economy in the summer and
a winter economy based on the production of items to be sold during the summer
tourism season
5. Live Work Units
» The number of home offices in the area, suggests that residential development
should include space for home offices. This would appeal to tele-commuters, semi
retired people who may want to start a business, and consultants.
key issues
31
key issues
Housing
There is a critical need to provide affordable housing for local residents, especially
young people. The market has been altered by the high land values for residential
development property, which makes land expensive and therefore unaffordable for
many local residents. The system for allocating affordable housing, both through
Aberdeenshire Council and the Housing Associations, results in few local people being eligible. Furthermore the funding is uncertain for affordable housing.
BOVOF has suggested the need for a creative approach that could include:
» Creating a Housing Trust
» Activating the Local Letting Policy.
Housing opportunities should include a variety of housing sizes and types, with a focus on
affordable units.
» Setting targets and requirements for market rate housing that provide either
funding or construction of affordable units, preferably without subsidy or with
different types of subsidy.
The challenge is to identify the type of marketable development which can provide subsidies for affordable housing. Although second homes and holiday homes
are marketable, those that have been developed recently have created problems for
the Village by being vacant for long periods and in some cases untended.
Ideally, short term residents with a long term interest in the community would
be beneficial to the local economy. Therefore, an alternative for serving this market
is needed. The goals of those purchasers are to make a long term investment, have a
vacation home, and own a place to which they can retire. The Time Share program
at Craigendarroch serves some of this market. Other options could include a hotel
model that accommodates ownership units, and a Managed Rental Program. Both
of these could add to the visitor population, support the local shops, and provide
opportunities for management positions for local residents.
GOALS OF BOVOF ACTION
PL AN
SUGGESTED STR ATEGIES
1. Increase access to housing for
rent and low cost ownership over
the next five years
» Increase housing for rent and purchase by local residents
» Permanent supplies (housing burdens, pressured area status)
» Possible Ballater Housing Trust/Association
» Extra points for locals in allocations policy
» Gauge an interest for a probable second round of Rural Homes for Rent from landlords
» Use of empty buildings for housing provision (site identification)
» To see the Old School converted into use for either housing or education
» Add Ballater to the Strategic Housing Investment Programme
» Increase in Second Homes tax to combat problem of empty second homes and
change planning law to stop second home development
» Increase in sheltered housing and allocating funding of wardens for care of individuals
32
In addition, there is a potential market for an elderly independent living facility
and/or elderly shelter housing. Therefore, any infill development within the village
or new development area should provide a range of options and not be of a single
house type. The pattern should be diverse to accommodate this broad range of
potential types.
Balanced Development Pattern
There is a critical need for infill development and for the restoration and re-use
of empty buildings in the village. In recent decades, the emphasis has been on
new suburban expansion. There now needs to be a balance between greenfield
development and infill development. Any new development should reinforce the
character of the village and be complemented with improvements to the village.
Key elements of the BOVOF Action Plan include the re-use of the school and
other sites in the village.
Therefore the Workshop developed a menu of potential opportunity sites both
within the existing village as well as at the edge. The plan to the right indicates the
sites that were studied.
Infill sites on vacant land and reuse of abandoned
buildings allow redevelopment and reuse within
the existing town fabric.
Flood Plain
b
The SEPA demarcation of the 200 year flood plain defines an area in which most
types of development, particularly residential, are not permitted. Much of the historic village is in this area and would not be permitted if it were proposed today.
Many of the best opportunity sites are also within this flood plain, including the
Fire Station property and field (a), the former sawmill site (b), the industrial site
(c).
Portions of the areas within the flood plain also flood from underground water
rising to the surface during storms. Thought should be given to starting the process
of applying for funding and permission to construct flood protection measures that
would mitigate this situation.
The plan to the right also indicates the 200 year flood plain and its impact on
the opportunity sites.
key issues
c
a
Opportunity sites identified throughout the
workshop, shown along with the flood plain constraint
33
key issues
The Development of H-1
Mona ltrie Avenu e
H-1 is a large parcel of land outside the flood plain. Redevelopment proposals for
this land have been controversial. The most recent Deposit Local Plan called for
250 units to be developed on a portion of the fields.
There was a nearly unanimous belief that the 250 houses proposed in the
Deposit Local Plan are too many for inclusion in the Local Plan. There were,
however, diverse views on the amount of development that would be acceptable.
There were some who objected to any development in the fields. The majority of
participants felt that some development would be acceptable if the footprint were
smaller and if views from Monaltrie Park to the east were kept open to Milton of
Tullich and the hills beyond. The expansion of Monaltrie Park and provision of
needed amenities is a requirement before this development could take place. In
the interest of economic development, no area should be developed as single use
residential, but should include a diverse range of uses just as the core of the village
does.
Considering that the development of H-1 was such a contentious topic, the
team explored both the strategies proposed by earlier studies (top right), and a variety of additional alternatives (bottom right). The evolution of these plan options
are presented in greater detail in the pages that follow. After discussing the various
options that were generated, it was decided to explore Alternatives B and D in
greater detail.
PORT R AIT K E Y
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H-1 Alternatives Explored
EARLY PL AN STUDIES: 2005 -2006
1. 2005 Consultative Draft Local Plan The plan placed two
smaller development areas on each side of a greenway connecting Monaltrie Park with the open fields to the East
2. 2006 EbD Plan Illustrated a 50-year growth strategy
EXPLORATION OF OPTIONS: 2009 WORKSHOP
3. Alternative A: Central Green This plan builds on the 2005
4. Alternative B: North Green A small development footprint
Deposit Plan with two development areas defining a major central green
and an expansion of Monaltrie Park
is placed east of an expanded Monaltrie Park. A large green is created
between this development and existing development to the north.
5. Alternative C: South Green A small development footprint is
placed on the south side of the field. A large green space between it and the
adjacent residential area to the south connects to an expanded Monaltrie
Park.
6. Alternative D: New Monaltrie Park In the course of the workshop, a group of citizens suggested moving Monaltrie Park to the edge of
new development and building an extension of the village immediately
adjacent to the historic village.
key issues
35
a lt e r n at i v e p l a n n i n g
c on ce p t s
a menu of opportunities
The purpose of this workshop was to provide a number of alternative concepts
for evaluation by participants. Therefore, the product is not a single Master Plan
recommendation, but rather a “menu of opportunities” to be tested.
Some of these opportunities are development possibilities on specific sites. The
team worked with members of the community to identify potential opportunities, visited the sites, and developed some design concepts. These include the sites
identified below.
Overall Frameworks
Church Square is the heart of Ballater’s open space
network.
These individual efforts must be effectively integrated into the village in order to
support its historic character and sustainability. Projects within the village core, if
properly designed, can improve the way in which the village currently functions.
9
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MENU OF OPPORTUNITIES
2
Tour Bus Parking
3
School fields and British
Legion/Pipe Band Hall
4
Craigview Industrial
5
Craigview Housing Site
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St. Andrew’s
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Fire Station Field
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Masonic Garden
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Craigendarroch Site
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These opportunity sites must fit well within the framework of public open
space and transport that ties the various parts of the village together. The public
open space framework includes a way in which Monaltrie Park can be expanded
and visually connected to the farmland and views of mountains to the east. The
wild-life corridor and woodlands preserve on the east end of the village should be
preserved and extended. An improved pedestrian connection between Monaltrie
Park and the centre of the village is also needed.
New development must also support the pattern of streets and roads that tie the
community together. The existing framework within the village works extremely
well. Possible improvements include:
» Moving the tour bus storage to a less central site to remove congestion
» Providing traffic calming to discourage “boy-racers” and improve pedestrian
safety
» Improving parking
Additional connections to the suburban extension areas include:
» Extending a street from Church Square to Craigview Road
» Extending Provost Craig Road to Monaltrie Park and potential development
in H-1
» Extending Craigview past the eastern edge of an expanded Monaltrie Park to
Monaltrie Avenue, and providing a new access to the area on the east.
» Extending the 30 mph zone along the A-93 to the former Sawmill site.
The existing street network of old Ballater works
extremely well for cars, bicycles, and pedestrians.
On the following pages, concepts for each of the specific sites are illustrated. There
are many choices in this menu and there are options for the overall framework
of public open space and circulation. The types and uses of individual buildings
changes over time, yet the framework of circulation and open space will be the
consistent element that ties all parts of the town together.
alternative pl anning concep t s
39
Framework of Public Open
Space
Path connections, parks, and preservation areas are located both on and connecting between each of the opportunity
sites identified. Although the workshop
developed alternative concepts for the
H-1 area, the framework contains the
same elements for both:
» Monaltrie Park is expanded
» New parks are created between
new and existing development
» Monaltrie Park is connected to the
fields in either its existing location
or in the alternative location at the
eastern edge of H-1
» A north-south wildlife corridor is
maintained on the eastern edge of
the village
» There are improved connections to
the River Dee
» The Deeside Way is improved
with expanded park areas along it
» Parks would be required within
new development areas
40
41
Old School
Key plan of Old School opportunity site
This beautiful building has been vacant for many years. The property is not well
maintained, and it is becoming an eyesore. Deed restrictions require that the building be used for educational purposes and there was an environmental studies program that recently closed. A key element of the BOVOF Action Plan is to restore
the building and re-establish a community education facility with a community
hall. Some of the functions would include offices for civic and educational organizations. The balance of the property has been proposed for affordable housing.
The concept prepared in the workshop includes community education space in
the building that was used as the school (a), a residential unit in the former janitor’s
cottage (b), and the opportunity for seven to eleven new affordable housing units
organized along a courtyard space which opens to Abergeldie Road. The existing
U-shaped building (c) could offer space to small entrepreneurial businesses. The
addition of an upper floor could accommodate additional housing. Parking spaces
are provided for community programs, as well as one parking space for each dwelling unit.
The architecture of the new houses is based on Ballater traditions and could
serve as a model for other residential construction in the community.
Though the remaining structures are quite
beautiful, they show signs of disrepair and have
turned a valuable asset into an unsightly gap in
the village fabric.
42
SCHOOL PL AN OPTION A
Underutilised land on site is developed
to create a mews court addressed by new
affordable housing units on the eastern edge
and by the existing cottage on the east side
of the school building. The renovated school
buildings wrap around a central, landscaped
courtyard.
a
b
c
SCHOOL PL AN OPTION B
If the property associated with the house
on the west side of the property could be
acquired, additional parking for community
programs at the school could be provided. An
upper floor added to the U-shaped building
also increases the capacity of the site.
a
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c
43
View of existing condition
Perspective view of cottage mews court
44
45
Tour Bus Parking
This large parking area currently provides 38 public parking spaces as well as spaces
for tour buses. A significant portion of it is occupied by the tour buses. It is recommended that an acceptable alternative location for the buses be found either on
the Council owned property across the bridge, on the industrial site, or the former
Sawmill site. The concept developed during the workshop provides 50 parking
spaces and 12 dwelling or live-work units, three of which could be workshops or
small offices. They line both the Church Square and the Dee Street frontages.
All of the housing could be affordable. The site provides a unique opportunity to
provide the type of business opportunity that has been described as a means of
bolstering Ballater’s economy.
Key plan of Tour Bus Parking opportunity site
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ILLUSTR ATIVE PL AN
Housing and live work units facing the street create a more continuous pedestrian streetscape.
Ground floor offices and shops animate the street.
46
Ballater’s village centre possesses a variety of
buildings with mixed uses.
Perspective view of the new frontages on Church Square
47
School Fields and British Legion/Pipe Band
Hall
If the British Legion and Pipe Band Hall facilities could be relocated, this site
would provide the land for three affordable terrace houses. Moving the Halls would
require close collaboration with the two organizations. One concept suggested
building a multi-purpose hall with storage facilities for each organization, and a
large practice space that would be shared. The current facilities include a firing
range which may limit future locations.
A possible new location would be on land adjacent to the current school. The
school site contains a large portion of underutilised land, which could accommodate a new building with outdoor fields. The site could also be conceived as an
extension to the school program, presenting the opportunity for additional fields,
playgrounds, and perhaps a small building.
Craigview Industrial Site
Infill opportunities in the east end of the village
If the industrial site were re-designated to mixed-use business, it could accommodate a number of small offices, workshops, and even live-work units. It would be
especially attractive if Pannanich Road were to be extended to this area. However,
it is in the flood plain and could not be developed unless flood protection measures
were put into effect for the village.
Craigview Housing Site
There are legal issues which make it difficult to acquire this land. If these can be
settled, the site could provide four to five units of affordable housing. Alternatively,
if Pannanich Street were to be extended in this area, the site has potential for small
offices or live work units.
Small warehouses with an
agricultural character
Former Sawmill Site
This site could accommodate innovative start up businesses and/or bus parking.
Arranged as an agricultural complex, small scale buildings here could blend harmoniously with the fields and pastures around them, and justify slowing traffic to
30mph from this point onwards into the village. However, it is in the flood plain
and could not be developed unless flood protection measures were put into effect
for the village.
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Key plan of East Ballater opportunity sites
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Infill housing completes village neighbourhoods, while small farmstead buildings provide space for entrepreneurial businesses on vacant industrial sites.
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Programming for park and playing fields on the school site includes
additional playing fields. Housing replaces the aging Legion
building, which could move its centre to the School.
SAWMILL INDUSTRIAL ILLUSTR ATIVE PL AN
Small businesses and long-term bus parking
49
St. Andrews
The facility includes a large historic house and a series of more recent additions.
The additions are in poor condition and would be difficult to use. Therefore, the
recommendation calls for their demolition and for the restoration and reuse of the
historic structure. The site would accommodate several flats in the existing house
and up to 5 or 6 cottages. However, it is not clear whether the site is available.
Fire Station/Field
There has been interest in re-locating the fire station to a less congested site in
order to facilitate access to all parts of the village. If it were moved, the site would
become available. The site could be combined with the adjacent field to provide
up to 15 affordable dwellings.
Unfortunately, the adjoining field is in the flood plain and appears to perform an
important drainage function for adjacent properties during storms when groundwater rises. Therefore, in order to use the site for development, it will be necessary
to implement flood protection measures for the village.
St. Andrew’s Nursing Home is currently vacant.
Masonic Garden
The back garden of the Masonic Lodge has a small play area which could accommodate 2 cottages for affordable housing. It is not known if the site is available.
Craigendarroch Site
The fire station may be relocated, but flood plain
constraints on the current site might limit
redevelopment.
50
Located at the top of the Craigendarroch property on Braemar Road, this site
benefits from existing utilities and easy access. It is steeply sloped, but could accommodate a number of dwelling units. It is somewhat remote from the village so its
use for affordable housing may be less certain. The property has recently changed
ownership and its availability is unknown.
Key plan of West Ballater opportunity sites
Braemar Road A-93
ILLUSTR ATIVE PL AN
St. Andrews presents an opportunity to build upon the character and heritage of Ballater by renovating
and expanding the existing structure, while complementing the original architecture.
CR AIGENDARROCH
ST. ANDREWS
MASONIC GARDEN
FIRE STATION AND FIELD
Potential opportunities exist on these fours sites, but are subject to the availability of the land and desires
of private owners.
51
H-1
This controversial site is a large area outside the flood plain. Some in the village
strongly oppose any development while others strongly support limited development with conditions: views from the fields to the east should be protected, additional space for Monaltrie Park should be provided, and parking for the Highland
Games should be made available.
Also, it is clear from the public response that any development should not be
single-use residential but should include a diverse range of uses just as the core of
village does.
In this way the H-1 site can provide the accommodation needed for the range
of small scale economic development needed to sustain Ballater’s economy for the
long-term. The alternatives developed in the Workshop included a diverse range
of building types in a village pattern.
The alternative plans and perspective drawings illustrate a mixed-use village
with a collection of small-scale buildings that can be used in a variety of ways.
The plan drawings illustrate a pattern of blocks with different lot sizes. The front
facades of buildings face streets, while the large back gardens provide a great deal
of flexibility. It is possible for cottage businesses to be developed in the backs of
residential or small office properties. For example, one way to develop a year-round
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Illustrative Plan Alternative B for the H-1 site enlarges Monaltrie Park,
retains a green corridor of preserve land and connects the open space network
to the open fields beyond.
52
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Key plan of H-1 site
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Illustrative Plan Alternative D for the H-1 site explores moving and expanding Monaltrie Park, keeping development condensed around the village centre,
and maintains a natural parkland edge along the approach to Ballater.
economy is to provide space for small-scale workshops to make products to be sold
during the holiday season. Such uses could be located on the middle street while
the outer edges of the blocks would have a range of dwelling types.
Facing out to the park and to the fields, there could be some new lodging facilities both in the form of a small hotel and managed rental properties, and a spa with
specialized health treatments.
All of these uses provide a means of expanding the economy and allowing a
wide range of employment opportunities for people in the village.
The dwelling types should include a full range of building types, including:
live-work units, detached houses, small cottages, semi-detached houses, small flats
that are designed to look like large houses, dwellings with home offices, and elderly
accommodation. Affordable housing would be provided in a number of different
dwelling types including flats, cottages, detached houses, and elderly accommodation.
View of neighbourhood development, incorporating a mix of uses with small businesses, and reflecting the character of the historic village
53
H-1 Alternative B : Nor th Green
Monaltrie Park would remain in its historic location at the heart of the village, with
limited new development adjacent to part of its eastern edge. A continuous open
space corridor would link the park to the wildlife corridor, and preserve views to the
fields and Milton of Tullich from the interior of the Park. The new development
would be closely linked back into Station Street and the village core and would
provide a mix of affordable and market housing, a hotel located on the corner
closest to the park, and mixed-use buildings that can accommodate shops or small
offices. Terrace and small detached homes overlook neighbourhood-scaled parks
and greens. Wider spacing allows houses on the edge, with views directly into the
fields and hills beyond, to make the transition to the rural landscape.
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Illustrative master plan Alternative B
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Ideas for improvements to Monaltrie Park were developed during the workshop. A formal square was proposed as an entry to the park from the village. This
public space would reflect the character of Church Square and other civic spaces
within the region. The entry square would terrace to a series of walled courts suitable for organised sports. One of these courts would be the all-weather pitch. A
series of small intimate gardens with seating areas and a playground would flank
the edge. The open area of the park would be expanded to the east to enhance
the Highland Games festivities. A green connection would link the school to the
improved park.
The balance of the space forms a flexible green network that wraps around the
proposed development, offering the new and existing residents access to open space
and an extension of the wildlife corridor. It would be an “emerald necklace” that
would connect the historic town core to new development and to the rural landscape beyond with a series of interconnected paths. Also, the outermost agricultural
fields can accommodate overflow parking during the Highland Games.
PASTUR AL EDGE BEYOND VILL AGE
BOUNDARY
PRESERVED FIELDS AND PASTURES,
AND ADDITIONAL PARKING FOR HIGHL AND GAMES
PRESERVED WILDLIFE CORRIDOR
NEW CONNECTION TO MONALTRIE
AVENUE
EXPANDED MONALTRIE PARK
PARK WITH IMPROVED TR AIL TO BALL ATER SCHOOL
COMMUNIT Y CIVIC CENTRE AND DAY
PARKING
CHILDREN’S PL AY AREA
EX TENSION OF PROVOST CR AIG ROAD
TO JOIN OLD STATION PL ACE
Detail park plan Alternative B
55
Perspective view from Monaltrie Park looking east with development in Plan Alternative B
56
Existing view from Monaltrie Park to the east
57
H-1 Alternative D : New Monaltrie Park
This option was proposed by several residents in the course of the Workshop. They
suggested testing the idea of creating a new Monaltrie Park at the edge of the H-1
site and extending the village onto the existing park. Though Monaltrie Park has
a long history in its current location, the concept of developing close to the village
centre and expanding the park as an edge also held some interest for the community, and was thus explored as an alternative.
In this option, new “village type” development is directly adjacent to the historic
village core. It would be connected to the historic village with a new street and
footpaths. The new Monaltrie Park would be open to the views of the country and
visible from the approach on A-93. It would continue the tradition of the park
creating the edge of the village. The new development would include a mix of
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Illustrative master plan Alternative D
58
affordable and market rate houses. Small mixed-use shop and flexible office space
at the southwest corner would face the historic village and be linked to it. Open
space, both natural and planned, would surround the development to create continuous linkages and views from the village centre, school, and neighbourhoods to
the new Monaltrie Park, which is envisioned as an “Events Park”, and beyond. A
small hotel at the eastern entrance could overlook the park and welcome visitors.
As opposed to Alternative B, where the majority of the park uses were consolidated, Alternative D proposes a “ribbon park” that would wrap around the
new development and extend the civic park space to the rural agricultural edge.
This park locates the proposed playground close to the school to better serve the
students. The framework of the ribbon park creates space for allotment gardens,
courts, and a future park building at the all-weather pitch which is adjacent to the
existing meadow and fields. An interconnected path system would link the old
town to the new neighbourhood and to the greenway beyond. Flexible green space
that may accommodate pick-up games or open play fills out the remainder of the
green.
PASTUR AL EDGE BEYOND VILL AGE
BOUNDARY
PRESERVED FIELDS AND PASTURES
COMMUNIT Y CIVIC CENTRE
CHILDREN’S PL AY AREA
PRESERVED WILDLIFE CORRIDOR
NEW MONALTRIE PARK (THE “EVENTS
PARK”)
NEW CONNECTION TO MONALTRIE
AVENUE
“RIBBON PARK” WITH IMPROVED
TR AIL TO BALL ATER SCHOOL
EX TENSION OF PROVOST CR AIG ROAD
TO JOIN OLD STATION PL ACE
Detail park plan Alternative D
59
Perspective view of new Monaltrie Park with small hotel and village buildings facing it
60
61
publi c re s p on se
public response
Throughout the Workshop, the design team solicited input from the community
during daily core team meetings, focus group meetings, and public sessions. The
various potential future development sites in Ballater were identified during these
meetings and sessions. As the design team began to develop initial concepts for
each of these sites, direct public feedback continued to influence the direction of
the proposals.
At the conclusion of the Workshop, the design team presented to the community the concept framework plans that evolved during the process. The various
development sites were outlined in a ‘Menu of Opportunities’, and proposals for
each site were illustrated. Master plans compiling recommendations for all opportunity sites were providing on each table, with two versions illustrating the two
alternatives for H-1. Those who attended the meeting gathered in small groups at
tables with copies of the concept plans and were asked a series of questions about
the designs:
» What do you like about the plan?
» What do you dislike about the plan?
» What are the most important priorities for action?
In addition to providing written responses, participants used green, red and blue
dots to indicate their answers visually. The following pages summarise the input
gathered from those participants.
64
CONCEPT FR AMEWORK: ALTERNATIVE B
What do you like best?
Menu of Oppor tunities
» Mix of housing and education at
the Old School is great
» Old School perspective has the
right character
» Bus lot proposal removes buses
from town centre and leaves more
room for cars
» British Legion/Pipe band site is
fine for affordable housing, as long
as facility can be suitably relocated
» Approve of affordable housing
on the Craigview site in place of
wasted land
» Redevelopment of St. Andrew’s,
the Masonic Garden, and the
Craigendarroch sites would be
good but may not be possible
CONCEPT FR AMEWORK: ALTERNATIVE D
» Affordable housing at the Fire Station site would be good, provided a
suitable relocation site is found
» Industrial park site development
has approval; some approval for the
Sawmill site also
Alternative B : H-1
» Expanded Monaltrie Park and
central green corridor, opening to
Tulloch
» Mix of building and land uses
» Park near village maintains traditional site
Alternative D : H-1
» Development is out of flood plain
» Proximity to the village maintains
access and an integral village form
» Creates a larger park with a means
of managing future growth in the
long term
public response
65
public response
What do you dislike?
Menu of Oppor tunities
» Old School proposal could be
more radical, and is subject to legal
requirements
» Tour bus proposal may remove too
much parking from village centre
» Bus distance could discourage
tourists and elderly riders
» Toilet facilities still missing from
Church Square and tour bus area
» Keep Church Square parking bays
» British Legion/Pipe band site must
resolve relocation questions
» Closure of the British Legion site
may provide an excuse for police to
close the rifle range
» Craigendarroch site too far from
the centre for affordable housing
» St. Andrews development is not
feasible
» Flood plain is a problem for housing at the fire station site; create a
playground instead
» Sawmill site is too far for both
development and bus parking
Alternative B : H-1
» Development is separated from the
village, and boundary at the rear of
houses facilitates future expansion
» Small park with distant parking
limits future expansion
» Road link to Monaltrie Avenue
Alternative D : H-1
» May provide unnecessary market
housing and detracts from views
» Potential for racing on new roads
» Distant park is not accessible
» Relocated park is a loss of history
and character
66
Most impor tant items and
priorities :
» Old School redevelopment
» Craigview site redevelopment
» St. Andrews: resolve ownership
issues
» Provide affordable housing
» Monaltrie Park expansion
» Look at size and need of new
development area
» Maximize affordable housing and
services
» Increase employment opportunities before new private housing is
developed
» Develop H-1 with affordable
housing
» Industrial site redevelopment
» British Legion and the Sawmill
site should be long-term plans or
last resorts
» Relocate recycling bins
» Look at opportunities on Dundrenoch Road and on Council land
on South Deeside
public response
67
recommendations
Next Steps
In the final session, there was clear support for some initiatives and opposition to
others. For those that were supported, there were concerns about feasibility. The
following is a summary:
» Old School: There was nearly unanimous support for using the school as an
educational facility and developing affordable housing units on the property.
Concerns included worries about parking for the community uses and not interfering with the operation of the education facility. There were also suggestions
about increasing the number of housing units by adding a floor in parts of the
existing building.
» Tour Bus Parking (12 units of affordable housing or live-work units): There
was opposition to developing housing on the bus lot because of concern for
losing parking space, even though the plan maintains the number of parking
spaces presently on the site. The feasibility of moving the tour bus parking was
questioned. This will need to be further studied.
» British Legion/Pipe Band Hall Site (3 units of affordable housing): Persons
who were connected to the Pipe Band objected to moving this facility to the
school yard, questioned how it would be funded, and were concerned about
finding a new location for the rifle range.
Responses to several of the site proposals and
alternatives were evenly split between opposite
views.
» Craigview Industrial Site: Strong support for mixed-use office/industrial space,
but concerns about resolving flood plain issue. Obtaining and redeveloping
private properties at the British Legion, St. Andrew’s, and Masonic Garden
» Craigview Affordable Housing Site (3-5 units of affordable housing): Strong
support for resolving the legal issues.
» St. Andrews: There was a mixed reaction to this as affordable housing and
concern that the site may not be available.
68
» Fire Station and Field: Some were opposed to moving the fire station and even
more opposed building on the field due to flood plain issues and the need for
open space.
» Masonic Garden: Most thought it an interesting idea but questioned a proposal
that did not involve the land owner.
» Craigendarroch Site: There was support for its development but a mixed reaction to affordable housing in a location so far from the village centre.
» Former Sawmill Site: There was support for a new kind of economic use, but
concern about the flood plain.
» H-1: There were a wide range of views: some opposed any development, and all
opposed the extent of development in the current Deposit Local Plan proposal,
but the majority were supportive of limited development that preserved views,
expanded Monaltrie Park, provided substantial amounts of affordable housing,
and included more types of use than just residential. There was an even split
between those who preferred Alternative B or D.
The purpose of the Workshop was to generate ideas for responding to the challenges faced by Ballater today. The process moving forward would be to continue to identify those development ideas which are the most appropriate means
of responding to the proposals which will be brought forward by the Planning
Authority.
The next step would be for the community to evaluate this report and comment
on it. The individual ideas that are believed to have merit can then be combined
into an overall vision for the future, which may help to shape future development
patterns in Ballater.
public response
69
70

Design Workshop for Ballater: Report

Transcription

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