Land could become new industrial area despite complaints

MORAY council have rubber stamped the Moray Local Development Plan, effectively discounting 269 objections to proposed development of a new industrial estate outside Forres.

The Plan includes land between the Elgin roundabout and Findhorn Bay (I8), an area designated for employment/industrial advancement.

Representations opposing the proposal made up 30% of the overall responses to the Local Moray Development Plan as a whole.

Locals voiced their disapproval of the plans earlier this year, arguing that the Bay vista would be spoiled and that Waterford Industrial Estate should be improved instead.

The issue was discussed at a recent meeting of the recent Planning and Regulatory Services Committee (PRSC), ahead of submission of the Plan to the Scottish Government Reporter, who will make the final decision on what proposals will be actioned.

“We had to discount Waterford at the start of the planning process because of a flood risk and ongoing flood alleviation works,” explained principle planning officer, Gary Templeton.

“We’ve continued to keep dialogue open with SEPA and, on June 27, they removed their objection to potential development at Waterford.

“However, there are still issues in terms of access across the A96, the railway line and Waterford Road itself - there are also surface water issues.

“As the flood scheme is not complete, we are not yet in a position to say that Waterford will be effective.

He added: “I8 is still the best option for meeting the requirement of general industrial land.”

Local councillor, George Alexander, asked if any possibility of development at Waterford could be exhausted before progressing with I8?

Cllr Templeton confirmed that the council would continue to work closely with the Flood Prevention team to address the water issues at Waterford and overtopping from the embankment once the flood scheme was complete.

PRSC chair, Douglas Ross, requested that it be made clear to The Reporter, that hundreds of local people have stated their preference for Waterford to be used rather than I8.

“It’s quite clear from all of the correspondence that the objectors are not saying they don’t want economic development and business coming to Forres,” he said.

“It just seems that the location picked is inappropriate compared with others that could be developed.”

However, head of development services, Jim Grant, reaffirmed the council’s position, in that the I8 will stay in the plan for the next five years.

“Could we not say that I8 will be the industrial land if Waterford is excluded because of flooding, transport and rail issues?,” asked Cllr Ross.

“This would give objectors some comfort that the council will do its utmost to ensure that Waterford is the preferred area.”

Cllr Grant replied that this would be difficult because the council would have no control over the rate of development applications coming forward once the plan is published.

“We can’t put Waterford in the plan at this time because we’ve no guarantee that its outcome will be positive,” he said.

“It would be very difficult, if not impossible, to try and constrain I8 within the proposed plan on the basis that something may or may not happen at Waterford.”

Cllr Ross was not satisfied that the views of many in Forres had been taken into account by submitting the Development Plan without the requested alterations.

“It doesn’t sit particularly comfortably with me,” he said. “I8 is still unresolved.

“It’s the one area that we had the most objections to.

“We would have liked to have moved forward - but for a very late response from SEPA we would have done more work on Waterford and, should it be acceptable to consultees, that would be our preferred industrial area for Forres.”

However, the final word came from Cllr Grant, who preferred to focus on the views of prospective developers before the agenda moved on to other areas in Moray.

“When looking at the area development plan, you’re looking for certainty,” he said.

“A wording of that nature doesn’t give that to developers in terms of moving forward so I don’t think it’s something we can word in that way for I8.

“What we’re presenting here today is the best possible site in Forres for effective employment land.

He added: “We recognise the number of objections and we can try to resolve most of the issues with proper master planning of the I8 site.

“We will try to try to retain the views where we can down to Findhorn Bay with appropriate screening so it doesn’t become a blot on the gateway to Forres.”

Beverley and Mark Ellis of Findhorn Road, adjacent to the proposed I8 site, made their objections to the Moray Development Plan in a ‘Gazette’ story last year.

“We would like to congratulate the people of Forres for submitting so many responses opposing the proposed re-designation of countryside around town/prime agricultural land to general industrial land at the Forres end of Findhorn Rd,” said Mr Ellis.

“The planners argued that there was no alternative sites available because SEPA objected to development on the Greenfield land adjacent to the new flood defenses.

“However, the revised position states that SEPA would have no objection to this site (north of Waterford) being taken forward into the Local Development Plan.

“We were therefore rather dismayed to read that despite the late change in SEPA’s position, the council does not support designation of land at Waterford for general industrial land at this site.”

“It’s unfortunate the way that things happened,” said Cllr Alexander.

“SEPA took so long to decide on Waterford that Cllr Templeton didn’t have time to carry out the necessary consultations, including with the Transportation Department.

“The road at Waterford is narrow and a lot of people park on it. With the level crossing there too, as the estate gets busier there could be serious traffic jams.

“If I7 and I8 were used, tthey could be landscaped tastefully to maintain the view but I’d rather see Waterford used to its full capacity.”