The proposed Cupar North development could have a “significant impact” on the landscape and eco-systems of the town and surrounding countryside, a Fife Council scoping report has warned.
Consultant David Wardrop wrote to council planning officers, on behalf of the development consortium, stating it is the Cupar North Partnership’s position that no environmental impact assessment (EIA) is needed for the proposed development of 1,400 residential units, class 1 retail, business and general industry, care home, hotel, primary school, community uses, open space and landscape works.
But council officials said given the scale of the development and potential environmental impacts, an EIA is essential.
The Fife Council report stated: “Due to the topography of the town and its setting the proposal would have a significant impact on the wider landscape along the full extent of the northern boundary of Cupar and, potentially, within the wider landscape with regard to long-distance views of the town from the east and west and the higher land to the south.
“There may also be direct visual impacts on the various properties that align the current northern boundary of the town.
“Due to the extent of the development there is also likely to be a significant impact on the eco-systems and habitats that exist in this area even though they are not in themselves subject to a statutory designation.
“This rural area, though predominantly cultivated agricultural land, is still characterised by traditional hedgerow planting, along with scrub and woodland areas. These areas are likely to provide vital habitats and habitat corridors and the full impact of removing these areas needs to be assessed through environmental impact so the key mitigation measures can be established.”
The council also warned there would be “significant additional traffic” generated by the residential development, adding: “This impact is not considered to be localised and may affect the whole northern side of the town and the town centre.
“In addition, this new northern route would potentially become a key part of the public road network for vehicles travelling through Cupar to Glenrothes, St Andrews and Dundee. A route of this nature may have significant impacts on the existing rural and urban road networks and these should be fully assessed through an environmental impact assessment.”
A message from Fife council planning official Andrew Sim, circulated to local bodies, highlights the request for even more land at the east end of the proposed site.
Cupar North Partnership Persimmon Homes, Headon Developments and VICO Properties is to hold the first stage of its public consultation from noon to 5pm and on Thursday from 3pm until 8pm at the Corn Exchange in Cupar.
On behalf of Cupar North Partnership, Jim Kirkpatrick, said: “Further to our environmental impact assessment (EIA) screening request to Fife Council, the Cupar North Partnership will complete an EIA, which will address all the issues raised by council in their scoping report.”