Should we be concerned?


Uncontrolled development of Torphins would seriously affect the character and the layout of the village.

It must be said that we are not against development – communities have to grow and diversify to sustain, but this should be carried out with respect to what makes a community – its character, aspirations and environment should be part of the development process. That is the only reason that we are here – to try and make sure that Torphins actually has a say in its own future.

The Issues

This Development Plan, as set out in Schedules 1 and 2, seemingly ignores key points raised repeatedly by the 2009 residents survey. The Save Torphins Group considers the main points to comprise:


Primary School Overcrowding

We are fortunate to have a fine Primary School in Torphins, but one that is hampered by overcrowding. Class sizes are too high, and have been for many years. In 2010 we have 236 pupils, despite the council forecasting 200. The lack of a General Purposes room is also hindering educational standards, with the Governments stated aim of lowering class sizes, looking ever more difficult with the current set-up in Torphins. The ongoing requirement which already exists for the significant ‘temporary’ classrooms in the playground, severely curtailing playground space, will have to continue without further capital expenditure on the school infrastructure.  This contributes to Aberdeenshire’s ‘worst record in Scotland for teaching children in temporary classrooms’- highlighted in the recent P&J headline’ Shame of North East’s Temporary Classrooms’.

The Development Plan states the extra housing is needed to sustain the local school, based on its generalised assumption that new housing is needed to maintain a steady school roll. This ignores the evidence that Torphins rolls for Primary age have held up and beat predicted levels for years; the Nurseries (School and Sunshine) and Playgroup are full. The transient nature of the population and mobility trends of the oil and gas industry employment is the over-riding factor- families move in and out of the village, occupying older housing stock, such that the school stays full despite there having been no significant amounts of new housing for many years.

School capacity and forecast

The Development Planners indicate that they are aware of this, as the proposed development is expected to result in additional pupils from the Torphins site being needed to be accommodated at Aboyne School at Secondary stage (as shown in Schedule 3 Table 2) –so this school will therefore need expanding. However, this logic implies that the M1 site will also supply ADDITIONAL pupils to Torphins Primary in excess of the current numbers, and yet there appears no plan to expand the overcrowded Torphins School site, or replace it with a new school.

The latest information in the Piper on 3rd Sept indicates that Primaries across the shire are expected to see a 2.8% increase in pupil numbers by 2016.

To maintain the high educational standards expected by Torphins residents, and sought under the Curriculum for Excellence, this lack of thought given to the school in the planning needs to be addressed.  The time for the general assertion around school rolls is over, the council need to look at the facts, as presented by many of the residents during the Main Issues report consultation.

The Proposed Plan also ignores the increase in housing that is already in prospect, based on existing planning permissions or applications; housing near the Station Garage site on the east of the village, and on the present garage paint shop site in the village centre. These imminent changes will potentially increase pupil numbers.

Therefore, the Plan Schedule 3, ‘Likely Infrastructure Needs’, completely ignores the overcrowded primary school issue in proposing such a development on M1.

There are undoubtedly communities in the Shire where pupil numbers are falling and their schools are struggling to be viable; surely these communities are where the new housing should be targeted.


Character and Setting

The Councils response to Torphins’ residents noted the variety of concerns by many residents that the proposed developments, especially those west of the village centre would detrimentally affect Torphins character. The Plan is supposed to have as a basis that ‘local history helps create a clear identity’- Policy 13 ‘Protecting, improving, and conserving the historic environment’ but Torphins unique historical landscape aspect i.e. agricultural land at the heart of the village, will be lost. This also goes against Policy 12 ‘Landscape conservation’, which seeks to ‘to improve local and regional identity’; we would be just another village with a traditional centre surrounded by modern development. The SG1-Landscape character Guidance document to Policy 12 also states that ‘where a landscape character area is largely unspoiled by obtrusive or discordant man-made features, development of other man-made structures or features should generally be avoided’. The south-western aspect of Torphins would seem to be such an area.
The Scottish Government is supposed to attach great weight on protecting our history through the planning system- according to Policy 13. In addition, ‘Policy 3- Development in the countryside’, states that the Council will ‘manage development in a way that recognises the special character of different types of rural area’. It would be good to see recognition of Torphins’ history in this Plan.


Sewage Treatment Plant capacity 

This factor is linked to the previous infrastructure issues- the plant capacity has room for only another 60 dwellings, before the current infill plans are implemented. Although ‘developer contribution’ is expected to assist the expansion of this plant, will this be possible without a larger development on the west Torphins site being required to make such worthwhile? Therefore the Schedule 3- Developer Contribution- could well add to the drive to enlargement of the M1 site.

We are very concerned about the knock-on effect situation which could arise, with any developer only being able to provide funds for water treatment works upgrading if they were to be given additional land to develop.


Impractical plan for the space indicated 

The Plan proposes that 50 houses, retail and employment land in will be fitted into the M1 area – this seems impractical when one considers the hall extension and parking.  The concern is that, in order to accommodate the practical requirements of these developments, more land will be required.

By starting a new development front on the village’s southwest aspect, then further encroachment is inevitable. The M1 site has no natural boundaries to constrain development to the west.
 
Impact on the local shops

The plan is meant to encourage further retail development in the countryside where this does not have a detrimental effect on local businesses- as set out in Policy 2-‘Town centres and retailing’. The unique Torphins attribute of a traditional retail cluster about the original village centre crossroads, would be threatened by a new retail development west of the Learney Hall- especially if this were to be a mini-supermarket. With the Scotmid Coop having recently announced its intent to move from its current shop to that occupied by Mother Hubbards on the SE corner of the cross roads, there is no need or call to add more retail and jeopardise the survival of the existing small shops.

How to submit comments

It is possible to comment on the Proposed Plan itself, or the Supplementary Guidance which is meant to guide the Planners. It is the view of SAVE Torphins that the Plan itself is at fault and needs amending, by the removal of the M1 site and the reduction of the level of new housing to that to be supplied by infill.
The Plan does not take proper account of the Council’s own Policies and Supplementary Guidance, and certainly does not reflect the wishes of the residents of Torphins or the realities of the village and the site. If you agree then we suggest you should make comments on the Plan, on the appropriate Response Form. This is downloadable from the Council website as above, or from our own site at www.savetorphins.org.