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PLANNING FOR OPEN SPACE WITHIN NEW DEVELOPMENT
57 Planning authorities should, having regard to the findings of their open space audit and strategy, set out in local development plans specific requirements for the provision of open space in new developments. The audit and strategy may highlight differing priorities for a number of settlements or neighbourhoods within a single local development plan area: some communities may require new open space whereas others may require investment to improve the quality of existing spaces. Any such differences should be reflected in the local development plan to ensure that investment in open space linked to new development is appropriate to the needs of that community.
58 Where developer contributions of open space are to be sought, it is important that the plan makes clear how much, of what type and quality, and what the accessibility requirements are. Clarity in the local development plan will help ensure delivery of appropriate facilities of the right types and provide greater certainty for developers. Any requirement for open space provision, whether onsite or elsewhere, must be justified by planning objectives and fairly and reasonably relate to the proposed development.
59 A flexible approach should be adopted when seeking open space contributions from new developments, taking into account other material considerations and priorities. In city centre and urban sites consideration should be given to appropriate densities, efficient use of land and the character of the local area. On brownfield sites or proposals for conversion of existing properties it may be appropriate to consider off-site provision of open space. Development plans should set out a sequential approach to open space delivery, informed by the priorities in the open space strategy.
Where the open space strategy indicates a surplus in the quantity of open space in the local area | Where the open space strategy indicates deficiencies of open space in the local area, or where the proposed development could lead to such a deficiency |
The need for a specific type of open space onsite, such as play parks, should be considered, depending on the scale and nature of the proposed development. Where a development would result in increased use of existing open space, a financial contribution towards its improvement or management may be an acceptable alternative to the provision of open space as part of the development. Where a financial contribution is being made: 1 the first priority will be to use this to meet the need for quality and accessibility improvements to existing off-site open space in the local area, 2 the second option will be to meet the needs for wider open space provision and management, including enhancing linkages and green corridors from the development site to existing areas of quality open space. Agreements should comply with the guidance in Circular 12/1996 on Planning Agreements. Conditions should comply with the guidance in Circular 4/1998. | Providing open space as part of the development will often be the preferred approach. The level of this provision should
be determined by the local authority who should develop its own local requirements, informed by the open space strategy. Local authorities should be mindful that the level of this required provision should enable the viable regeneration of vacant, derelict and brownfield land. The level of provision required from greenfield developments and those on brownfield or urban sites may be quite different. Where there are other opportunities to make local provision which would bring greater benefits to the community or where on-site provision is not possible or appropriate, then off-site provision may be a suitable alternative. New areas for open space can be identified in local development plans to ensure a strategic approach to the provision of new open space in the area. |
60 Local authorities and developers in all sectors should aim to create new open spaces which are fit for purpose and sustainable over the long term. They must be well designed and built to a high standard, and capable of adaptation along with changes in the needs and requirements of users. Wherever possible local authorities and developers should aim to include imaginative planting which can contribute to biodiversity objectives and enhance the survival and awareness of plant species native to Scotland. Development plans, or where more appropriate masterplans or site briefs, should adopt a strategic approach to identifying areas of open space in new development or redevelopment. This planned approach may produce better layouts than the incremental provision of small pockets of open space in line with planning application and land ownership boundaries. Where site briefs and master plans are prepared these should specify the type and quality of open space required on a development site, for example, civic spaces, amenity space or children's play areas, and how it should be integrated within the wider network.
Management and Maintenance
61 Poorly managed or neglected open spaces not only fail to meet the needs of communities, they can seriously detract from the quality of the environment, inhibit regeneration and development, and give rise to inappropriate development pressure. It is not enough for proposed open space to be well located, accessible and thoughtfully designed. It must be properly managed and maintained, this principle applying to both new and existing open space and facilities. Poor maintenance or neglect should not be used to justify development of an open space which may otherwise be potentially functional and valued.
62 A recent audit commissioned by sportscotland highlighted the poor condition of many of Scotland's sports facilities and playing fields. In order to encourage participation, facilities must be of good quality and be well maintained.
63 Planning authorities and developers should work together to ensure that proper arrangements are in place for the long-term management of any open space, landscaping and other common facilities proposed. Maintenance must be considered as an element of the open space audit and strategy and during assessment of development proposals, particularly during pre-application discussions. Where a development proposal includes a design statement, PAN 68: Design Statements advises that this should include reference to maintenance issues. A new requirement for statements on design and access to accompany certain planning applications will be introduced as part of the wider changes to the development management system introduced by the Planning etc. (Scotland) Act 2006.
64 Where possible, provision for management and maintenance should be addressed through conditions attached to planning consent. Effective arrangements should be put in place to ensure proper management and maintenance of areas of open space. Particularly for areas of common open space within new housing developments, long-term arrangements should set out clearly the responsibilities of the property owners and any factor or other parties involved. For some developments, a planning obligation may be necessary either to enable the development to proceed, to enhance the quality of development or to reduce, eliminate or compensate for potentially negative impacts on land use, the environment and infrastructure.
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