Details of the methodology for calculating the per unit rate and background to these is provided below.
Open Space, Biodiversity Enhancement & Green Infrastructure
Open space provision within new development varies and can encompass a wide variety of range of open space. There is a presumption that requirements will be met on site in line with the following policies of the Angus Local Development Plan:
- Policy PV1 Green Networks and Green Infrastructure
- Policy PV2 Open Space Protection and Provision within Settlements
Requirements will be assessed on a case-by-case basis and to assist applicants’ early engagement with the Landscape Services Team at the design stage is recommended.
Where onsite provision cannot be delivered or it is more suitable for open space to be improved elsewhere, a financial contribution may be required taking account of the Council’s open space strategy. Any financial contribution will be calculated in line with the methodologies set out in this guidance.
Open space provision can include many different uses and this guidance sets out an approach for the following different categories of open space.
- Public Park & Amenity Open Space
- Formal & Informal Play Space
- Allotments
- Path Networks
Contributions may be required for a particular element of open space, or combination of open space dependent on the required level of provision.
Public Park & Amenity Open Space
Public Park and amenity open space encompasses areas of grass, planting, and hard landscaping.
The formula for calculating the financial contribution for off-site provision for public parks and amenity open space is as follows:
No of residential units x £518 per unit = required contribution
This cost of £518 per unit has been derived from the average cost of creating 100sqm of parkland within Angus which equates to £1,279. Of the required 60.75sqm per residential unit as identified in Policy PV2, 40.5sqm (or 2/3) is proportionate to parks and amenity open space. Therefore 40.5 x £12.79 per sqm = £518.
Formal & Informal Play Space
Formal and informal play space includes formal equipped play areas (such as swings, climbing frames etc.) and areas for informal recreational space.
The formula for calculating the financial contribution for off-site provision for formal and informal play space is as follows:
No of residential units x £490 per unit = required contribution
This cost of £490 per unit has been derived from the average cost of creating 100sqm of formal and informal play space within Angus which equates to £242. Of the required 60.75sqm per residential unit as identified in Policy PV2, 20.25sqm is proportionate to formal and informal play space. Therefore 20.25 x £24.20 per sqm = £490.
Water Environment and Flood Management
Angus Council may seek developer contributions for development proposals which will have an adverse impact on the water environment or that may exacerbate flood risk. This will be assessed on a case-by-case basis and in all cases, any identified off-site works must be demonstrated to be deliverable in terms of land ownership. Due to the nature of the required works being very specific it has not been possible to identify a standard methodology. However, it should be noted that these types of contribution are only likely to be applicable in a limited number of circumstances.
Allotments
The Community Empowerment (Scotland) Act 2015 places a requirement on local authorities to make provision for allotments as part of a food growing strategy. Ongoing work is being undertaken to evaluate current and future capacity and demand and will form a basis of directing any required contributions.
Proposed development will not be expected to resolve any existing deficit in provision, however where it is evidenced that development will place an additional impact on provision contributions may be required.
Additional guidance will be published providing detail of provision, and where a contribution may be required when available.
Path Networks
All sites will require to ensure that suitable linkages are provided through their site. Where appropriate links should be provided to the paths network as set out in the Angus Core Paths Plan 2010.
A contribution may be required to ensure a linkage between a development site and the path network or to upgrade the path network where it is likely to form a key pedestrian route. This will be assessed on a case-by-case basis and in all cases, any identified off-site works must be demonstrated to be deliverable in terms of land ownership. Due to the nature of the required works being very specific it has not been possible to identify a standard methodology. However, it should be noted that these types of contribution are only likely to be applicable in a limited number of circumstances.
Education
Contributions are required where development is likely to place additional pressure on the planning capacity of a primary and/or secondary school, resulting in a requirement for the creation of additional space to accommodate the anticipated pupils.
The Angus Council Schools for the Future Strategy 2017-2047 was published in 2018 and set out a 30-year vision for the education estate. The strategy is currently being reviewed to re-examine future plans in Angus, to ensure we make best use of our existing education infrastructure. Emerging information suggests that with the exception of a few of Angus’s schools, it is unlikely that works to increase capacity will be undertaken in the majority of schools except where absolutely essential.
Developer contributions will be required from all proposed development, both allocated and windfall sites, which will place an additional burden on existing provision. Where a school is forecast to operate in excess of 80% capacity, with an upward trajectory which will result in the school reaching or exceeding 100%, a contribution will be required. Where the council has provided additional capacity to support development through a front funded project, the proposed development will be expected to contribute towards the additional capacity created to which it will benefit from.
The school roll forecasts will be the basis for evaluating where a contribution will be required and will be published on the Angus Council website on an annual basis, taking into account any annual amendments required and Angus’ Housing land Audit.
Works to provide additional capacity within a school may include:
New build provision
Extension
Reconfiguration
Re-zoning
Exemptions
Developer contributions for education will not be required from the following types of development:
Student accommodation
1 bed units
Sheltered/Supported housing
Holiday accommodation
Listed building conversions - including any associated enabling development which is the minimum necessary to make the listed building conversion viable.
Where units are provided as affordable housing (and occupancy is controlled by planning condition or obligation) they will be exempt from contributing towards education. Whilst it is acknowledged that this type of development has an impact on capacity, Angus Council will mitigate any impact of affordable housing.
Primary Education
At the time of publication of this supplementary guidance the School Roll Forecasts demonstrate two primary schools require development to contribute to additional capacity. No other schools require to contribute at this time; however, this may be subject to change in future years and can be monitored through future School Roll Forecasts which will be updated annually.
These include Mattocks Primary School, & Strathmartine Primary School and a contribution of £7,946 per unit will be required.
Primary School contribution rates
The level of contributions required per unit differs dependent on the type of works to create additional capacity
New build provision: £7,946 per unit
Extension:£7,946 per unit
Reconfiguration: £5,967 per unit
Re-zoning: Case-by-case
New build provision may include a new school, or the creation of new capacity by other means. This could be through the provision of new pre-school facilities where it frees up space at an existing primary school location.
Extensions usually refer to the development of additional classroom space and changes to minor core facilities, or through the inclusion of modular provision to create additional capacity. Costs can vary dependant on exact requirements and site characteristics.
Reconfiguration refer to internal works to an existing school to create additional capacity to provide extra classroom space.
Rezoning to make best use of existing resources whilst addressing capacity issues re-zoning may be considered. Where this is identified as the required mitigation, a contribution towards transport costs for up to 13-year period, and the cost of the re-zoning exercise may be required. Due to the nature of this option costs will be established on a case-by case basis.
Secondary Education
At the time of publication of this supplementary guidance the School Roll Forecasts demonstrate only one secondary school requires development to contribute towards additional capacity to support development. No other schools require to contribute at this time; however, this may be subject to change in future years and can be monitored through future School Roll Forecasts.
Development which falls within the Monifieth High School catchment will require a contribution of £7,057 per unit.
New build provision: £7,057 per unit
Extension: £7,057 per unit
Reconfiguration: £5,292 per unit
Re-zoning: Case-by-case
Community Facilities
To ensure existing community facilities are maintained, as supported by Policy TC8 Community Facilities and Services, any development which will have an impact on the capacity of existing services and community facilities may be required to provide a developer contribution towards the provision of additional capacity.
This would be through reconfiguration of existing facilities, extension of existing facilities, and in some instances new build provision. Contributions are only required where development places additional pressure on existing facilities with an expectation that development will mitigate the impact. Proposed development will not be required to mitigate any existing deficit in provision.
Community facilities include:
sports centres & swimming pools
- museums and galleries
- libraries
- theatres and halls
- healthcare facilities
- country parks
Consultation has been undertaken with ANGUSalive who have confirmed current future plans do not include the creation of additional capacity to support development. However, work is underway to establish future needs, so further detail may be published when available.
Healthcare
Recognising the additional burden development has on healthcare in Angus, Angus Council and NHS Tayside are collaborating to evaluate the impact of development on the healthcare estate. As part of this ongoing work a methodology will be developed to ensure development contributes proportionately towards the creation of additional capacity to mitigate the impact sufficiently.
Developments will therefore be considered on a case-by-case basis to evaluate the impact on community facilities, and where suitably evidenced, a contribution may be required. Therefore, early engagement with Angus Council is recommended to establish any requirements.
Transportation
Contributions towards transportation infrastructure are supported by Policy DS2 Accessible Development which sets out a requirement for intervention where proposals are likely to involve significant travel generation. Mechanisms for mitigation first and foremost are likely to be through the provision of the required infrastructure by the developer. However, where this is not possible, such as a requirement for off-site works, contributions may be required. The full impact of the development on the local transport network will be considered when establishing mitigation levels. The consideration of the mitigation will be carried out by the Council’s Roads Service, in conjunction with relevant partners, who will establish the particular requirements for the development.
As each development site is likely to have differing requirements, measures will be assessed on a site-by-site basis, based directly on the mitigation required as a result of the proposed development.
Therefore, early engagement with services is encouraged to establish likely requirements of each proposed development.
There may be a need for works on the wider strategic and/or trunk road network. Whilst a single development is unlikely to result in a requirement for interventions, which will be determined through the completion of a Transport Assessment, generally interventions may be required as a result of cumulative development across the Angus area. At present further work on the identification, programming and costing for interventions is ongoing and therefore further guidance/advice may be produced in due course, in consultation with Transport Scotland for any works relating to the trunk road.
The sustainability of development proposals is also a key consideration and therefore contributions may be required towards safer routes to school, strategic active travel routes and towards the amendment, extension, or creation of additional public bus services for up to a 5-year period. The detail of the contribution required will be specific to the proposed service provision and therefore will be assessed on a case-by-case basis in discussion with the Council’s Transport Team and local operators.
Affordable Housing
To ensure the delivery of affordable housing, as supported by Policy TC3 Affordable Housing, residential development on qualifying allocated, opportunity and windfall sites will be required to provide a 25% affordable housing contribution of the total number of units proposed.
The Council will look to deliver this affordable housing requirement innovatively and flexibly through one or a mixture of the following mechanisms:
On-site provision
Off-site provision
Commuted sum
Serviced Plots
Transfer of Land
The form of affordable housing can include the following:
Social Rented
Shared Equity
Discounted Value
Mid-Market Rented
Shared ownership
Self-build plots
The Angus Local Housing Strategy (LHS) 2023-2028 indicates that there is significant continued demand for smaller properties (one and two bedroom properties) and also a continued demand for specialist housing to support medical, disability and support needs, and the needs of older people.
Where there is evidence for particular needs housing appropriate provision will be sought from new affordable housing under Policy TC3.
Early discussions with the Housing Strategy Team, prior to submitting a planning application is strongly encouraged to ensure particular needs are met.
In order to assist anyone looking to develop in Angus, information on affordable housing is available on Angus Council’s website at
www.angus.gov.uk/housing/information_for_developers
How the affordable housing requirement will be met should ideally have already been discussed with the Housing Strategy Team both prior to and during the planning application process.