Panbride Road, Carnoustie

Q & A

28th Feb

Question:

Looking for more information on the Panbride development in Carnoustie.

Answer:

Additional information on the site proposals can be accessed on the web site www.panbrideroad.co.uk and sales information through contacting Kirkwood Homes via email: info@kirkwood-homes.com

27th Feb

Question:

Can you please send schedules or proposed house types and prices when realised please

Answer:

Your details will be saved and you will be contacted at the appropriate time. In the meantime, should you have any further sales queries regarding this or any other Kirkwood Homes site, please contact Kirkwood Homes via email: info@kirkwood-homes.com

26th Feb

Question:

Let me know when you are releasing dates for interested parties. Please send me property details/types when they become available. Thank you.

Answer:

Your details will be saved and you will be contacted at the appropriate time. In the meantime, should you have any further sales queries regarding this or any other Kirkwood Homes site, please contact Kirkwood Homes via email: info@kirkwood-homes.com

26th Feb

Question:

Are they all of Passive house Construction

Answer:

The properties are not design to PassivHaus construction. However, they are designed with a fabric first approach to minimise heating demand on the property. The properties are then supplement by Low Carbon Technologies i.e. Photovoltaic Panels or Air Source units. The details of these will be provide once the property SAP calculations are complete and supported by an Energy Statement submitted with the detailed planning application.

25th Feb

Question:

Hi. I’m interested in discussing the new proposed homes in Carnoustie if the planning permission is approved. I look forward to hearing from you. Thanks

Answer:

Your details will be saved and you will be contacted at the appropriate time. In the meantime, should you have any further sales queries regarding this or any other Kirkwood Homes site, please contact Kirkwood Homes via email: info@kirkwood-homes.com

25th Feb

Question:

Hi, we are interested in the family homes you may build in Carnoustie. We are looking for 4(+) bedrooms and would be interested on buying off plans. I appreciate you have a virtual public forum next week but can you share information on house types and when you would expect these to become available, assuming the proposal is approved?

Answer:

Thank you for your interest. Although we are still working through the detailed proposals our existing development at Balgillo Heights contains similar 4 bedroom properties proposed at Panbride Road. You can arrange a showhouse visit through our website and be sure to register via email: info@kirkwood-homes.com to receive up to date information when released.

25th Mar

Question:

Hoping for a bit more information on the above mentioned development! Dates/prices etc.

Answer:

There is currently no information on potential prices although subject to satisfactory planning permission, a prospective sales launch is expected in the third quarter of 2021.

25th Mar

Question:

I would be interested to hear about the affordable homes. Can you send me some information on this please.

Answer:

The type of affordable homes will be subject to further discussion with Angus Council and included within the formal application. If there is a particular type and size of home that would be of interest we would be glad to hear from you further. In the meantime, your details will be saved and you will be contacted at the appropriate time. Should you have any further sales queries regarding this or any other Kirkwood Homes site, please contact Kirkwood Homes via email: info@kirkwood-homes.com

25th Mar

Question:

Are the houses being built with the most up to-date insulation, double glazing, heat pumps, solar etc so that the houses can run with the minimum amount of energy that is required to heat them because that is the way modern houses should be built.

Answer:

Kirkwood Homes properties are designed with a fabric first approach and supplemented by Low Cardon Technologies. Full details of the proposals will be contained with the Energy Statement submitted with the detailed planning application.

25th Mar

Question:

Good morning, I was wondering where the planning application was in relation to the pan rode road development as we are very interested in this development? Many thanks

Answer:

Great to hear of your interest, the details of the location and the proposed layout are available on the web site www.panbrideroad.co.uk , click on the heading ‘Virtual Exhibition’.

25th Mar

Question:

Timescale please of when viewing plots , plans etc if permission given.

Answer:

The current layout is available on the website www.panbrideroad.co.uk and subject to satisfactory planning permission, a prospective sales launch is expected in the third quarter of 2021. A 30 month build programme is anticipated with the first view homes available in Spring / Summer 2022.

25th Feb

Question:

When will these houses be available?

Answer:

Subject to satisfactory planning permission, a prospective sales launch is expected in the third quarter of 2021.

25th Mar

Question:

There are no nursery or school placements open at Carlogie Primary now, currently kids in the local area are being shipped out to Monikie for education let alone the fact the Health Centre has been at reduced capacity due to GP shortages. Are you going to build schools, nurseries and health services to support this

Answer:

As part of the application process, due consideration will be given to potential developer contributions where the proposed development results in a need for a new, extended or improved public service, community facility and infrastructure.

25th Feb

Question:

With the schools already full to capacity and the Doctors surgery unable to cope with the numbers is there plans for a new school or doctors surgery. In addition the sewage system is at full capacity and the road system needs to be upgraded before any more traffic is allowed to use the road to Muirdum.

Answer:

As part of the application process, due consideration will be given to potential developer contributions where the proposed development results in a need for a new, extended or improved public service, community facility and infrastructure.

24th Feb

Question:

Do you have a waiting list/reserve list for this site. This is a great area in carnoustie.

Answer:

Please visit our website www.kirkwoodhomes.co.uk where you can subscribe for updates on the development.

19th Feb

Question:

Why do you not include any bungalows in your developments? Not including bungalows means you are excluding disabled and older people from buying a new property. You are not the only builder in the Dundee , Monifieth and Carnoustie area not doing so. The few bungalows that Taylor Wimpey were required to build in Monifieth were snapped up very quickly.It’s a real travesty that disabled and elderly people are being excluded from buying a new property on one level ie a bungalow. Our thoughts on this issue would be most welcome.

Answer:

Whilst there are no current proposals for bungalows, the proposed market mix is designed to provide a range of property types and sizes, including 25% affordable units.Aall of these properties are designed to Housing for Varying Needs standards and over 30% are enhanced for wheelchairs users. Through the application process, the detailed mix of both the private and affordable housing will be further considered and the type of affordable housing agreed with Angus Council.

5th Feb

Question:

I reside at The Orchard immediately east of your proposed development.

I have some worries concerning the drainage issues that this development could compound. Since the "decorative berm" was constructed behind the guild homes development water has been redirected behind my property and that of my neighbour in Aston House. At one point it was in danger of overflowing my wall and my house was at risk of flooding. Fortunately we were able to dig a trench into the adjoining field(your development site) to allow some of the water to drain off. In the 4 months since that flooding, the area has never fully dried out . During heavy rain the water rises and flows freely through the trench into your proposed development site.

If the trench is blocked as a result of your development my property will eventually be flooded. I'm drawing your attention to this issue at the earliest opportunity so that you can discuss the issue with other stakeholders i.e. Angus Council and Guild Homes, who are responsible for the diversion of the water. Please don't hesitate to contact me if you need further information on this issue. Regards Valerie Hughes

Answer:

If approved, the proposed development will have what is a called a cut off drainage ditch which is designed to protect the proposed development site from any surface water run off from the field. Assuming the planning application is granted and the development implemented, this cut off drainage ditch could be extended along the rear of the properties to the north of Panbride Road your and address any current surface water drainage problems.

5th Feb

Question:

Can you advise where the entrance and exit will be in the proposed development

Answer:

The proposed access to the site is off Panbride Road, approximately half way along the sites Panbride Road frontage. A copy of the proposed layout is on the web site www.panbrideroad.co.uk , click on the heading ‘Virtual Exhibition’.

Question:

What consideration has been given to the displacement of wildlife from the proposed site?

Answer:

An Ecological Assessment will be prepared and submitted with the planning application. The assessment will identify any ecological features including habitats and presence of wildlife on the site, potential impacts, any further surveys required and potential mitigation.

Question:

With each new housing development Carnoustie becomes a less desirable place to stay both from an aesthetic point of view and from the view of pressure on local services. What steps are being taken to diminish this aspect of the proposed scheme?

Answer:

In terms of aesthetics a Design & Access Statement will be prepared and submitted with the application pack. The statement will address the design of the development and the observance of equal access opportunity requirements. With reference to potential impacts on local services, as part of the application process, due consideration will be given to potential developer contributions where the proposed development results in a need for a new, extended or improved public service, community facility and infrastructure. Angus Councils Supplementary Guidance ‘Developer Contributions and Affordable Housing’ sets out criteria to determine the level of developer contributions required towards infrastructure and will be used to assess potential contributions to matters relating to open space, education, community facilities, transportation and affordable housing.

Question:

What is meant by affordable homes?

Answer:

The Scottish Government defines affordable housing as housing of a reasonable quality that is affordable to people on modest incomes. Affordable housing can be provided in the form of social rented accommodation (Council and Registered Social Landlords), mid-market rented accommodation, shared ownership housing, shared equity housing, housing sold at a discount and low cost housing without subsidy.

Question:

What impact will there be on schools and health centre?

Answer:

Through the consideration of the prospective application for planning permission, the potential impact on Carlogie Primary School, Carnoustie High School and local community facilities will be assessed with reference to the criteria set out in Angus Councils Supplementary Guidance ‘Developer Contributions and Affordable Housing’.

Question:

Can we have a change of plan for the hedge on Panbride Road

Answer:

The draft layout, as shown within the online exhibition, has been prepared with a soft edge, green emphasis. The current intention is to retain the existing hedge fronting Panbride Road, with break throughs for vehicular and pedestrian accesses points kept to a minimum. If there are alternative views as to how the hedge should be treated, we would be gald to hear them through this pre-application forum.

Question:

How does site location sit in relation to local amenities?

Answer:

With the town centre of Carnoustie being located on the east side of the town, the site is very well located in relation to retail and other town centre amenities. The site is also well located and within walking distance of Carlogie Primary School and local recreation areas.

Question:

Is site on bus route?

Answer:

Yes. With bus stops close to the site, there are regular and accessible links to the town centre and beyond to Dundee and Arbroath.

Question:

What provision will there be for electric car charging?

Answer:

All properties will be provided with appropriate car charging points.

Question:

How quickly do you anticipate reservations to be open once planning has been approved and what is the reservation process with Kirkwood homes.

Answer:

Subject to satisfactory planning permission, a prospective sales launch is expected in the third quarter of 2021. To enquire about potential reservations please contact info@kirkwood-homes.com

Question:

What price points do you expect the units to be around and how many of each size property are you considering at this time?

Answer:

There is currently no information on potential prices. As this is a pre-application consultation, there are no definitive house mix proposals. These will be finalised and included within the application. If there is a particular house type that you are interested in, please contact info@kirkwood-homes.com

Question:

I've noticed flooding further along the field at back?

Answer:

To address any potential adjacent drainage issues, if approved, the proposed development will have what is a called a cut off drainage ditch which is designed to protect the proposed development site from any surface water run off from the field. Assuming the planning application is granted and the development implemented, this cut off drainage ditch could be extended along the rear of the properties to the north of Panbride Road and address any current surface water drainage problems further to the east.

Question:

Is there a rough guide price for 4 or 5 bedroom houses?

Answer:

There is currently no information on potential prices although subject to satisfactory planning permission, a prospective sales launch is expected in the third quarter of 2021.

Question:

Will there be part exchange options available?

Answer:

Relevant sales packages will be published at the point of release.

Question:

Do you know if the local primary school has enough capacity for an increase in families with children that will likely be purchasing these houses?

Answer:

Data published by Angus Council informs that Carlogie Primary is operating at 79.7% of its capacity, there is therefore no information to suggest that Carlogie Primary has no spare capacity. The matter will be considered in further detail upon submission of the planning application and within the context of Angus Councils Supplementary Guidance ‘Developer Contributions and Affordable Housing’.

Question:

What is the proposed residential density compared to the surrounding area, in particular the Guild Homes development?

Answer:

By necessity due to matters associated with the provision of buffer planting, open space, SUDS, Affordable Housing, etc the proposals are at a density higher than the recent Guild Homes residential development. The site has been designed to provide a mix of family accommodation.

Question:

How do you know there is a market for the housing proposed?

Answer:

Experience from current developments within the local market area and ongoing market research indicates there is a strong demand locally for this location at the east side of Carnoustie and for the product proposed. This is backed up by the positive sales enquiries that have been received through this pre-application engagement for both private and affordable homes.

Question:

Are you building locally, is there an opportunity to view house types.

Answer:

Yes, Kirkwood are currently building and selling a range of properties at Balgillo Heights, Broughty Ferry https://www.kirkwoodhomes.co.uk/development/balgillo-heights-broughty-ferry/ and at The Fairways, Dundee https://www.kirkwoodhomes.co.uk/development/the-fairways/

Question:

Is the total cost of the affordable homes that are planned i.e. 25%, being wholly bourne by the Developer i.e. there no subsidy from the Council or the Scottish Government? What percentage of cost is bourne by the Developer? What is the average percent that you have provided in other recent developments and percentage cost bourne by the developer?

Answer:

25%, as required by Scottish planning policy. There is a benchmark contribution towards funding of the affordable units. This is however not the full cost in terms of build and land value. In essence, Kirkwood Homes will provide the affordable units to an agreed specification in accordance with ‘Housing for Varying Needs’, a government design criteria.

Question:

Very concerned about the vagueness of the replies.

Answer:

This is a pre-application consultation process, therefore by necessity, not all the information regarding the prospective application is finalised at this stage; to do so would be to unreasonably circumvent the pre-application process. The purpose of this pre-application engagement is to seek views of interested parties, including wider third party consultees, to assist with the evolution and finalisation of the proposals prior to formal application to Angus Council. At this stage all comments should be directed to the prospective applicants. Once the application is submitted, there will be further opportunity to comment on the proposals, at that stage direct to the Council.

Question:

do your house types now cater for "home working" - fibre broadband etc?

Answer:

Yes, several house types feature home office space and all properties as standard come with fibre networking.

Question:

Will the development‚ roads be unadopted by the local authority or will Angus council take ownership of these along with future maintenance.

Answer:

All roads apart from areas marked as ‘shared drives’ will be requested for adoption on completion of the development.

Question:

How flexible are Kirkwood homes willing to be to adjust certain layouts for individual family needs during the build process?

Answer:

Kirkwood Homes have a wide rage of customer extra choices available; our sales staff and project team will be able help with any requests and provide further guidance on whether any additional requests can be dealt with.

Question:

Can you reverse 2, 3 & 4 cars up the drive?

Answer:

All properties will comply with Angus Councils parking standards and will varying depending on the house type and whether it has an integral garage in addition to the driveways provided. With a minimum of spaces for 2-3 bedroom properties and a minimum of 3 spaces for 4 bed properties.

Question:

My husband and I are looking for a new build house in Carnoustie and are extremely interested in purchasing one of the houses.

Answer:

Subject to satisfactory planning permission, a prospective sales launch is expected in the third quarter of 2021. To enquire about potential reservations please contact info@kirkwood-homes.com

Question:

I am very interested in buying one of these houses if permission is granted. I would like to know if the Craig house will be built as this is the style I like.

Answer:

Subject to satisfactory planning permission, a prospective sales launch is expected in the third quarter of 2021. To enquire about potential reservations, including the proposed range of house types, please contact info@kirkwood-homes.com

Question:

I thought that the consultation event was premature in that Kirkwood Homes seem still to be in discussion with Angus Council over important details about the proposed development e.g. styles of property, home heating systems, type of affordable housing provided and details of communal green space. Consequently, it is difficult to take an informed view on the proposal at this stage.

I am concerned about the density of the housing which seems out of step with the neighbouring properties and developments.

Answer:

Discussion with Angus Council to date has focussed on the registration of the Proposal of Application Notice (PoAN). The purpose of pre-application consultation is to seek views regarding the prospective application and seek views on prospective detail in advance of finalising the proposals. To do otherwise, i.e. produce settled proposals prior to the pre-application consultation would effectively undermine the purpose of pre-application consultation, which is a statutory requirement for an application of this scale. The prospective applicants therefore welcome all comments at this time, which will be logged and responded to in detail in what is called a Pre-Application Consultation (PAC) Report. Following submission of the application, comments can also be made direct to Angus Council.

Regarding density, by necessity due to matters associated with the provision of buffer planting, open space, SUDS, Affordable Housing, etc the proposals are at a density higher than neighbouring properties and the adjacent Guild Homes development. The draft layout has been designed in accordance with Angus Council standards and has been designed to provide a marketable mix of family accommodation.

Question:

Proposal would bring quality new housing with choice to the east side of the Town where most of the shopping facilities and other amenities are located including the railway station. The Site itself would be well served by regular scheduled bus services and is only a few minutes safe off street walking distance from Carlogie Primary School currently operating significantly below capacity. In addition the Recreation Ground on Newton Road lies adjacent the Site.

Answer:

Noted

Question:

How many properties of each size will be included in any development?

Answer:

The proposals will include 62 units including 8 x two bed properties, 27 x three bed properties and 27 x four bed properties. Of this 15 will be affordable and 4 will be fully wheelchair accessible bungalows.

Question:

What is the principal form of heating to be installed?

Answer:

The principle form of heating will be gas combination or system boilers. These boilers will be supplemented by a Gas Saver (low carbon technology) which use the exhaust fumes from the boiler to pre-heat the water and therefore requiring less heating demand to heat the water overall.

Question:

What level of thermal efficiency will the various styles of houses have?

Answer:

All properties will be subject to SAP calculations that evaluate each element of the fabric heat loss and overall energy demand of the property. Each property will be issued with its own Energy Performance Certificate which ranks the properties A to G with A being the highest. The properties in question will be a high 'B'.

Question:

To what extent, if any, is solar PV or solar thermal technology utilisied?

Answer:

All properties will feature photovoltaic panels. and it is proposed that they will be installed with smart electricity and gas meters - however this will be worked through with the final energy suppliers.

Question:

Will any of the properties make use of smart technology? If so, can you offer some examples?

Answer:

It is proposed that all properties will be installed with smart electricity and gas meters, however this will be worked through with the final energy suppliers.

Question:

Will the properties / garages be wired for electric vehicles charging?

Answer:

Each property will be wired with the capability for 7kW car chargers and ready to connect the client’s proprietary charger (dependant on vehicle manufacturer).

Question:

What are of ground is intended to be given over for communal green space and what will this consist of? For example, will there be any play or leisure areas?

Answer:

Communal green space will be managed by a site factor. These spaces will be shown on the ‘green space plan’ and landscaping plans that will be issued with the planning application and overall they will comply with Angus Councils supplementary guidance.

Question:

The properties included in the exhibition are described as being ‘indicative’. Does this mean that the properties actually built will possibly be markedly different from those illustrated?

Answer:

The type of properties is subject to change through the planning process and as such are indicated as ‘indicative’ at this time. However, the consultation boards feature as built photographs of the properties currently proposed on the site.