Kirkwall Urban Design Framework Part 1 - Orkney Islands Council

Kirkwall Urban Design Framework 

Approved 20th August 2009 

Prepared for ORKNEY ISLANDS COUNCIL 

by Land Use Consultants

Consultant Team 

Land Use Consultants 

studio KAP architects 

Roger Tym & Partners 

Atkins 

Small Town & Rural Development Group 

Orkney Islands Council 

School Place, Kirkwall KW15 1NY 

T: 01856 873 535 

customerservice@orkney.gov.uk 

Land Use Consultants 

Glasgow 

37 Otago Street, Glasgow G12 8JJ 

T: 0141 334 9595 

glasgow@landuse.co.uk

Table of Contents 

1.0 INTRODUCTION 1 

2.0 vISION STATEmENT 7 

3.0 PLANNING + URbAN DESIGN PRINCIPLES 13 

4.0 DEvELOPING ThE vISION 31 

5.0 DELIvERY AND ImPLEmENTATION 85 

APPENDICES 

A. ASSESSmENT Of CURRENT URbAN fORm 109 

b. TOWNSCAPE ChARACTERISATION 147 

C. TRANSPORT REvIEW 167 

D. ECONOmIC REvIEW 187 

E. CONSULTATION 215 

f. SWOT ANALYSIS 221

1.0 INTRODUCTION

1.0 introduction 

BACKgrOUnD AnD COnTexT 

1.1 This document is the Kirkwall Urban Design Development framework (“the 

Kirkwall UDf”). It is a strategic planning and urban design document which 

establishes a coordinated approach to planning the development of Kirkwall for 

the next 10-20 year period. The UDf will be a material consideration in future 

planning decision making for development in Kirkwall. Sections 3 and 4 set out 

the main Development management Guidance which planning applications will 

be assessed against. The UDf will also inform the review of the Orkney Local 

Development Plan. 

a t l a n t i c 

o c e a n 

S H e T L A n D 

O r K n e Y 

1.2 Kirkwall is located on the mainland of Orkney, an island archipelago in the far 

north of Scotland. Separated from mainland Scotland by the Pentland firth, 

Orkney comprises over 70 islands of which 19 are inhabited.The islands have a 

population of approximately 20,000 with the majority of the population living on 

the largest island “The mainland”. 

1.3 Kirkwall has a population of over 7,000 and is the principal settlement in Orkney 

acting as the administrative, commercial and transportation centre for the islands. 

The town is located centrally on the narrow ‘pinch-point’ of land between 

East and West mainland. It is home to the impressive St magnus Cathedral and 

therefore the settlement retains ‘City’ status. 

the 

hebrides 

Kirkwall 

t h e 

n or t h 

s e a 

1.4 Kirkwall has Norse origins that are evident in its name and its historic core.The 

town developed as a medieval port, market and religious centre through the 

Middle Ages but changed little until it underwent significant improvements in the 

late 19 th century. Since the early 1900s the city has grown steadily, with expansion 

onto reclaimed land and into surrounding farmland. 

Inverness 

Aberdeen 

1.5 Kirkwall continues to develop and to perform a central and diverse role within 

the islands. Orkney Islands Council has therefore stated its intentions to be 

proactive in planning for future development, setting strategic objectives and 

preparing an urban design development framework. 

Dundee 

glasgow 

edinburgh 

Figure 1.1 Mainland Scotland and Isles Location map, scale 1 : 6 000 000 

This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. 100021621. 2008. 

N 

Kirkwall Urban Design Development framework 

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PAPA 

WESTRAY 

NORTH 

RONALDSAY 

WESTRAY 

SANDAY 

B A Y O F 

K I R K W A L L 

ROUSAY 

EGILSAY 

EDAY 

STRONSAY 

Dounby 

M A I N L A N D 

Finstown 

wide firth 

SHAPINSAY 

Stromness 

hoy sound 

Kirkwall 

B A Y O F 

B E R S T A N E 

scapa flow 

HOY 

SOUTH 

WALLS 

FLOTTA 

St Margaret’s Hope 

SOUTH 

RONALDSAY 

kirkwall 

airport 

The National Trust for Scotland 

S C A P A B A Y 

N 

N 

Figure 1.2 Isles of Orkney Location map, scale 1 : 500 000 Figure 1.3 Kirkwall and surrounding area, scale 1 : 50 000 

This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. 100021621. 2008. 

Kirkwall Urban Design Development framework p3

1.0 introduction 

KIrKWALL UrBAn DeSIgn DeVeLOPMenT FrAMeWOrK 

1.6 The Kirkwall Urban Design Development framework (KUDDf) was 

commissioned by Orkney Islands Council (OIC) in December 2007, following a 

competitive tender process. The commission was awarded to the consultancy 

team led by Land Use Consultants (LUC) and also comprising Roger Tym & 

Partners (RTP),Atkins, Small Town and Rural Regeneration Group, and StudioKap 

Architects. 

1.7 The key aims of this Study are identified as follows: 

• to establish a strategic framework and vision which would direct future 

proposals towards a coordinated and legible urban form to benefit both 

Kirkwall and Orkney as a whole; 

• to identify its key spatial and urban design qualities and use these to help 

guide and coordinate the development of the city over the next 10 years; 

• to define key planning and urban design principles and objectives which 

respond to the urban characteristics and sensitivities of Kirkwall; 

• to provide the basis for detailed development briefs and masterplans for a 

number of separate sites, which will assist developers in the formulation of 

proposals which contribute to a high quality urban form and which respond 

to the local character; 

1.8 The more detailed objectives for study are as follows: 

i. To review historic economic and physical development patterns, identifying 

opportunities and constraints and explaining the functional, design and physical 

linkages between different parts of the town and/or barriers to be overcome. 

ii. 

iii. 

iv. 

To examine the socio-economic character of Kirkwall and its role in Orkney in 

order to formulate scenarios for the growth of the town to 2017, identifying 

realistic and sustainable development potential for different sectors, and the 

impact of these scenarios on the rest of Orkney. 

To examine capacity for future development and identify necessary infrastructure 

requirements and the planning management required to ensure a legible and high 

quality urban form and development which can bring the most benefits to Orkney 

as a whole. 

To define the key spatial qualities of the town in terms of townscape character, 

urban form and public realm including for instance consideration of the hierarchy 

of streets and spaces in 2 and 3-dimensional forms, urban grain and permeability, 

landmarks, mix of uses, heights and massing, heritage assets and design character. 

v. To advise on the necessary delivery mechanisms to implement the Urban Design 

Development framework objectives. 

• to inform the review of the Local Plan; 

• to be suitable for adoption as supplementary planning guidance and assist in 

the determination of planning applications; 

• to identify development opportunities; 

• to identify broad timescales and delivery mechanisms for implementation of 

the objectives; 

• to assist in the Council’s undertaking of a Strategic Environmental 

Assessment (SEA) for Kirkwall. 

vi. 

To advise on the direction of future planning policy for key land uses and 

development opportunities in the town in relation to the review of the Local 

Plan.” 


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FOrMAT OF THe rePOrT 

1.9 This document is the Kirkwall Urban Design Development framework 

Document. The format is as follows: 

1. Introduction 

2. vision Statement 

3. Planning and Urban Design Principles 

4. Developing the vision 

5. Delivery and Implementation 

APPenDICeS 

1.10 Supplementary information is provided in a separate document that comprises 

a series of Appendices.The information contained within the appendices 

has informed the preparation of the Kirkwall Urban Design Development 

framework, and provides underlying supporting evidence for the Strategic 

Proposals Plan.The format of the Appendices is as follows: 

A. Assessment of Current Urban Form : provides baseline 

information in relation to physical context, historical development and 

the key components of Kirkwall’s urban form; 

B. Townscape Characterisation : identifies several ‘ Townscape 

Character Areas’ based on factors such as architectural style and built 

form, spatial arrangements and age; 

C. Transport Appraisal : provides an overview of transportation and 

public access baseline and highlights relevant issues in the provision of 

future development; 

D. economic Appraisal : provides an overview of the socio-economic 

characteristics of Kirkwall including projected population figures, 

potential economic growth areas and residential supply and demand; 

e. Consultation Findings: outlines the community and stakeholder 

findings, and 

F. SWOT Analysis : represents the analysis of Kirkwall’s Strengths, 

Weaknesses, Opportunities and Threats produced for built 

Environment,Transport and Economic issues. 


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2.0 vISION STATEmENT

2.0 vision statement 

InTrODUCTIOn 

2.1 Section 2 establishes a series of aspirational objectives for the future of Kirkwall 

as a context to the UDf. Together these objectives present a vision for Kirkwall 

in 20 years time. 

generAL 

2.2 Kirkwall will continue to act as the commercial and administrative centre within 

Orkney. 

2.3 The town will continue to offer a range of services including; a diverse, 

competitive and thriving retail sector; business and industry, education and 

learning for all ages; and health care facilities. 

2.4 Kirkwall will be considered a unique settlement with a strong sense of place and 

distinct character that attracts investment and visitors, and supports and retains 

the existing community. 


p8

DeVeLOPMenT AnD grOWTH 

2.5 Many of the town’s current vacant ‘brownfield’ sites will be regenerated to allow 

growth and development within the existing town boundary.This development 

will positively contribute to the existing built environment and take priority over 

the development of Greenfield sites. 

2.6 Where new development is necessary to allow growth and sustainable 

development of the town, it will be used to redefine and strengthen the town’s 

boundary. 

2.7 New development will be part of a strategic plan as outlined in this document. 

Individual buildings will respond to Kirkwall’s unique landscape setting and 

contribute positively to the existing built environment. New development will 

consider physical benefits to the neighbourhood and the community in which it is 

proposed, and the town as a whole. 

2.8 New development will take into consideration the Orkney climate. New 

development will be sustainable with the consideration being given to energy 

efficiency and sustainable power sources. 

TrAnSPOrT 

2.14 Kirkwall will continue to act as the main transport hub within Orkney with an 

integrated transport network between land based bus services, inter-islands ferry 

services and air links to the rest of the UK and Europe. 

2.15 The transport network will be effective and efficient and will support economic 

vitality, community wellbeing and the environmental. 

2.16 The transport network will be developed to support development with emphasis 

on public transport connections and access and active travel (walking and cycling). 

2.17 There will be increased opportunities for active travel including walking and 

cycling around the town which will improve health, reduce traffic levels and 

isolated traffic congestion. 

2.18 There will be a reduction in traffic levels in the historic core of the town more 

emphasis on pedestrian priority and improving the environmental quality of the 

town. 

2.9 New development will incorporate Sustainable Urban Drainage Systems (SUDS). 

The existing built environment will also benefit from the introduction of new 

SUDS. 

2.10 Kirkwall shall embrace contemporary architecture of the highest quality which 

will reflect Orkney’s international and national reputation for archaeology, historic 

built form, food and drinks sector, bird life, jewellery etc. 

2.11 New development in the conservation area will respect the authentic 

architectural character of the historic spine. 

2.12 The integrity and architecture of the historic spine will be preserved and 

respected within the historic spine. 

2.13 Best practice is achieved in coping with flood risk and sustainable flood 

management. 


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2.0 vision statement 

enVIrOnMenT 

2.19 Existing biodiversity in and around the town will be conserved and enhanced 

ensuring that new development does not endanger existing habitats. 

2.20 Existing areas of woodland and trees will be preserved and maintained in a 

sustainable way. New areas of woodland and trees will be encouraged to provide a 

landscape framework for the town especially in relation to natural watercourses. 

2.21 habitats such as coastal areas, beaches, and watercourses will be protected from 

damage through development. 

eCOnOMY 

2.22 The retail core will be located between the harbour and Cathedral with 

secondary retail streets including victoria Street and Junction Road, creating a rich 

street of shops and cafes offering activities throughout the day and evening. 

2.23 from the retail core it will be a stone’s throw to key community and civic facilities 

such as the library, the travel centre, schools and college as well as key green 

spaces such as the Peedie Sea. 

2.24 Good pedestrian routes will connect the retail core to a series of outlying 

attractions and civic and community buildings: the Pickaquoy centre; hatson 

Industrial Estate; the coast; Scapa beach; and Wideford hill. 

2.25 A new community ‘centre’ will evolve between the Peedie Sea, the Pickaquoy 

Centre offered a choice of shops, business premises and residential properties 

This neighbourhood will offer a range of housing types and have a strong 

architectural style and a clear relationship and physical connectivity to the town 

centre and the Peedie Sea. 

2.26 visitors will be encouraged by good signage to explore Kirkwall’s built heritage via 

a series of town trails and heritage walks taking in iconic buildings such as the St 

magnus Cathedral. 

2.27 The shopping streets in the retail core will be well paved in stone and good 

quality paving which will create a strong sense of place and express the hierarchy 

of space from the harbour to an improved civic space outside the Cathedral.The 

streetscape will respond to the architecture and form of individual buildings and 

there will be frequent benches and features. 

2.28 historic shop fronts in the conservation area will be restored and will be 

contrasted with dynamic, contemporary design which will have an intimate and 

rich pattern of cladding, planting and fenestration elsewhere. 

2.29 The people of Kirkwall and the surrounding area will be assisted help achieve 

their full potential on long term basis, sustainable basis. 

2.30 The businesses of Kirkwall and Orkney will be equipped for the global economy 

and investment shall be encouraged. 

2.31 Kirkwall and Orkney shall be promoting as an attractive place to live, work and 

invest. 


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CULTUre 

2.32 A sense of place and history underpins the health and wellbeing of individuals and 

their community. Uniqueness of place and its heritage also brings an economic 

boost to Orkney through cultural tourists. 

2.33 A culture which values, develops and encourages artistic excellence, innovation 

and participation in all artforms. 

2.34 The arts will play a central role in life in Kirkwall. 

2.35 A community which values, develops and encourages sport and physical activity 

whether it be at a recreational, competitive or elite level. 

2.36 A culture which values, develops and encourages artistic excellence, innovation 

and participation in all artforms. 

Photo: John Wishart. 


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3.0 PLANNING + URbAN DESIGN PRINCIPLES

3.0 planning and urban design principles 

3.1 The strategic objectives of the urban design development framework will be 

delivered through the following planning and design principles: 

1. To ‘centre’ the community on the heart of Kirkwall; 

2. To reinforce Kirkwall’s distinctiveness and unique sense of place through its 

new development, and protect and enhance its historic environment; 

3. To achieve urban repair through redevelopment of derelict / underused or 

fragmented ‘Brownfield’ sites within the current town boundary; 

4. To ensure new developments respond to the landscape setting and capacity; 

5. To reclaim the reclaimed – to realise the exciting potential of the Peedie Sea 

and the area around Junction Road / Great Western Road as the focus for 

new development; 

6. To improve connectivity within the town, and between town and country 

through active travel (walking and cycling, prime consideration for new 

development); 

7. To create a greenspace network for Kirkwall; 

8. To create a Woodland framework for the existing built environment and 

future developments; 

9. To redefine the fragmented urban edge through development and improve 

gateways into Kirkwall; 

gUIDAnCe TO APPLICAnTS 

3.3 Planning applications will be expected to demonstrate how they respond to 

each of these principles at the planning application stage.This information will be 

requested in the form of a “Design Statement” which will be submitted in support 

of planning applications.The purpose is to ensure that all future development that 

occurs in Kirkwall responds to the common approach to design quality which is 

established in this Urban Design framework. 

3.4 The level of information that will be required will vary depending of the scale of 

the development proposed. for example, it is likely that small scale development 

(such as a single house or house extension) will require very limited information 

and that this will focus mostly on demonstrating that the chosen design of the 

building respects the local context. for these small scale developments, the 

Design Statement is likely to be very short, outlining the key factors which 

have influenced the chosen design. Larger scale developments such as multiple 

house or flatted developments, larger retail or commercial premises will be 

expected to provide a more comprehensive assessment of the 12 Principles in the 

Planning and Design Statement. Clarification should be sought from the planning 

department at the pre-application stage on the level of information that will be 

required. 

3.5 As a general guide, reference should be made to the ‘Developing the vision 

Part C’ of this document and the accompanying ‘Townscape Characterisation’ 

information provided at Appendix b for information on the local context/design 

issues which applicants will be expected to respond to in developing the design of 

new development. 

10. To improve Kirkwall’s streetscape and public realm on a hierarchical basis; 

11. To create a robust landscape framework for the future development of 

hatston Industrial area; 

12. To ensure that all new development is energy efficient and aims to be 

sustainable. 

3.2 The above objectives are described and illustrated in the following pages. 


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Principle 1:To ‘Centre’ the Community on the Heart of Kirkwall 

Bay of Kirkwall 

3.6 The first principle seeks to achieve balance in the size and the distribution of 

developments and of facilities in Kirkwall. It also seeks to reinforce the importance 

and usability of the town centre for retail, social and cultural activities. During the 

twentieth century the town has expanded significantly to the south and south 

east, so much so that significant numbers of households are outside the 10 and 

15 minute walking distance from core facilities (such as supermarkets, shops, 

community services and public transport hubs).This encourages and in some cases 

necessitates car use for basic activities for households in the most southerly/ 

easterly parts of the town.This problem is compounded by the lack of local 

facilities in the outer housing areas. 

3.7 This objective therefore seeks to see greater balance in the shape of Kirkwall 

with an emphasis for future development/ redevelopment on the western side 

of the centre, around and to the west of the Peedie Sea.This would allow more 

equitable use of key facilities with access to the historic core possible within 10 

15 minutes by foot.This would reinforce the importance of the town centre and 

potentially be a catalyst for new development and/or business growth in the core 

area.This objective would give added value to the Peedie Sea area. It would allow 

new developments to achieve strong relationships with distinctive components 

of the town including St magnus Cathedral, the historic core, Kirkwall bay and 

the harbour. Secondary benefits would be reduced car dependency for the new 

developments. 

UNDEVELOPED 

WITHIN WALKING 

DISTANCE OF TOWN CENTRE 

PEEDIE 

SEA 

HISTORIC 

CORE 

5mins 

3.8 It is also important that there remain opportunities for compatible business/ 

employment in the central area. To this end, subject to the requirements for 

detailed consideration of potential flood risk issues in the central areas, business 

development are encouraged in the central area where there will be no adverse 

impact on neighbouring amenity and these contribute to the overall sense of place 

and defining character of the central area promoted by this UDF. 

3.9 Planning applications must demonstrate that they: 

• Utilise sites which are in accordance with the proposed allocations and phased 

expansion of the settlement boundary set out in the Strategic Proposals map; 

• Encourage walking/cycling through the provision of clear and convenient 

links to walk and cycle ways and (where relevant) linking into the primary 

greenspace network identified in the Strategic Proposals Plan; 

• Demonstrate adequate provision for cycle parking/storage; 

• for larger schemes pedestrian/cycle networks should form the central part 

of the landscape scheme and innovative approaches to street and public space 

design should be explored. 

10mins 

15mins 

Centred Community N 

Kirkwall Urban Design Development framework p15



Principle 2:To reinforce Kirkwall’s Distinctiveness through its new 

Development, and Protect and enhance its Historic environment. 

3.10 The second principle seeks to see Kirkwall embrace and promote opportunities 

for new high quality architecture which responds to the distinctive character 

of Orkney and the town, but which is forward-looking and sustainable. Respect 

for the local context is an essential requirement for new developments and 

development within the historic core must respect and enhance the local 

environment. 

THE HARBOUR 

3.11 Kirkwall offers a range of different potential development opportunities from 

small gap sites to large greenfield sites.These opportunities should all be used 

to positively reinforce the image and functionality of the town regardless of 

scale or budget. Development projects must be addressed holistically, with 

consideration of how the other objectives listed in this chapter might also apply. 

The development zone masterplans, the environmental improvement strategies 

and the outline design guidance in Chapter 4, indicate the recommended approach 

for key development areas, however there should be high aspirations for design 

quality in all cases.This should include consideration of how each development 

responds to context both in the immediate vicinity of the development and the 

town as a whole including views and vistas to and from the development site. Key 

landmarks, such as St magnus Cathedral should be protected from development 

which would impact on the visual dominance of these on the main land and sea 

approaches to the town. New developments should seek to respond to distinctive 

elements of Kirkwall’s physical setting and landmark features such as Kirkwall 

bay, the harbour, the historic core including St magnus, and surrounding Orcadian 

landscape etc. The use of non standard materials, colours and incorporation of 

landscape proposals (external layout and spatial arrangement as well as ‘planting’) 

can all contribute to the creation of distinctive places. and this may warrant the 

use of architectural design competitions for strategic sites. 

PEEDIE 

SEA 

HISTORIC CORE + 

ST. MAGNUS 

PAPDALE 

HOUSE 

BLACK 

BUILDING 


• Are of an appropriate design quality which respects local surroundings 

and enhances the local area (reference should be made to the ‘Developing 

the vision Part C’ of this document and the accompanying ‘Townscape 

Characterisation’ information provided at Appendix b); 

• Contribute to the creation of a high quality public realm through good site 

layout, landscaping and use of materials; 

• Protect listed buildings and their setting, and preserve or enhance the 

conservation area. 

‘IDENTITY’ Distinctiveness / Sense of Place 


N 

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Principle 3:To achieve Urban repair through redevelopment of 

Brownfield/Derelict Sites 

3.13 Principle 3 sets out a sequential approach to urban repair.This implies that the 

redevelopment of gap sites, derelict and brownfield areas of Kirkwall should 

ideally be prioritised before expansion into Greenfield areas. In practical 

terms, it may not be possible for brownfield sites to meet all of Kirkwall’s 

development demands, but this principle seeks to ensure that urban sites are not 

inappropriately disregarded due to their relative complexity. Generally, brownfield 

sites represent opportunities to repair the urban morphology and to introduce 

new developments in accessible, strategic locations. They will demand more 

‘urban’ architectural solutions of a high order which can also have a dynamic 

influence on the town. Denser developments may be possible, thereby improving 

development economics and enabling a high quality product. In Kirkwall, key 

brownfield sites and potential longer term urban redevelopment areas have been 

identified on the adjacent figure; they include: 

• the harbour quayside areas, including the Oil Storage Depot and the 

Ambulance Depot; 

• the former Todds building; 

• Great Western Road / Junction Road sites, including the former Jewsons site; 

• Pickaquoy Road sites, including the areas around the existing supermarkets; 

• the former bus station; 

• the black building, and 

• Kirkwall Grammar School site. 

3.14 While the above sites vary in size, most are prominent. Their redevelopment will, 

therefore, have a significant impact on Kirkwall’s image and spatial integrity. 

PICKAQUOY 

ROAD SITES 

GREAT WESTERN RD 

& JUNCTION RD 

SITES 

FORMER BUS 

STATION 

HARBOUR 

QUAYSIDE 

AREAS 

KIRKWALL 

GRAMMAR 

SCHOOL 

BLACK 

BUILDING 


• Where Greenfield sites are proposed for development, applicants must 

explain the process of decision making which has led to the choice of a 

Greenfield site over previously developed land elsewhere in Kirkwall; 

• Development of greenfield sites must demonstrate that it conserves or 

enhances the landscape setting of Kirkwall and includes landscape proposals 

that will improve local amenity and enhance biodiversity; 

• Development of prominent brownfield sites must demonstrate that they 

have responded to the site development guidance provided in Section 4 of 

this UDf. 

Redevelopment of Brownfield / Derelict Sites 


N 

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Principle 4:To ensure new Developments respond to the Landscape 

Setting and Capacity 

3.16 Principle 4 seeks to highlight the importance of preventing the town from 

expanding outside its natural topographic ‘cradle’.The town is currently cradled 

between the ridgeline of Seatter and Towerhill to the south east, and Wideford hill 

and prominent ridgeline of Corse farm to the west. built areas of the town have 

already expanded onto higher elevations on the south and south east edges of the 

town.These built areas have started to break the horizon from some viewpoints 

and can be visually prominent from surrounding areas especially with the lack of 

urban trees and woodland within the urban fabric. The green backcloth of the 

rounded ridgelines and hills is considered important in relation to the distinctive 

landscape setting of the town.These areas of the town at higher elevations have 

also lost physical and visual connections with distinctive components of Kirkwall 

including St magnus Cathedral, the Peedie Sea, the harbour and Kirkwall bay. 

At a secondary level the encroachment of the town up to and over ridgelines 

where they would be visible from adjacent landscape areas should be avoided. 

for example, the further development of the area surrounding the highland Park 

distillery would soon be visible from Scapa beach which would be detrimental to 

this location.This objective further enhances the cause for development to the 

immediate west of the town where there is substantial areas of undeveloped land 

under 40-50AOD. 

UNDEVELOPED 

UNDEVELOPED 

T:\42\ 

3.17 Localised changes in topography also provide opportunities to reinforce boundary 

edges. for example Weyland burn on the east side of the town offers a natural 

topographical ‘indentation’ that could reinforce the edge to the town. 

RIDGELINE 


• Are of an appropriate height and scale to preserve the landscape setting of 

the town, including consideration of impact on ridgelines, 

• Where relevant, improve the landscape setting of the town boundary 

through planting and sympathetic boundary treatment which reinforces the 

edge of the town positively 

SCAPA 

FLOODPLAIN 

RIDGELINE 

Landscape Setting 

N 


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Principle 5:To reclaim the reclaimed – to realise the Potential of the 

Peedie Sea as the Focus for new Development 

3.19 Principle 5 seeks to highlight the importance of the Peedie Sea to the identity 

of Kirkwall and to recognise its unrealised potential to provide Kirkwall with a 

second dynamic waterfront.The development of the surrounding area should 

be considered an opportunity to enhance and improve the vitality of the Peedie 

Sea as a significant green space within the town.The provision and enhancement 

of a circular walkway around the Peedie Sea waterfront should be considered a 

priority for any new development in this area. 

INDUSTRIAL 

3.20 The process of land reclamation has obscured the historic relationship between 

the Peedie Sea and the medieval spine of the town, however, the remaining 

water body and associated parkland is still a major feature and an obvious focus 

for new development west of the town centre. 

NEWCORE 

HISTORIC CORE 


• Where relevant, address the waterfront of the Peedie Sea, providing 

a positive, high quality edge to the Peedie Sea which will encourage 

pedestrian movement around the Peedie Sea; 

• Where appropriate, contribute to the creation of a walkway around 

the Peedie Sea; 

• facilitate pedestrian and cycle movement through sites, including where 

relevant linking to existing networks and the Peedie Sea walkways; 

• Where relevant, provide for views of the Peedie Sea through sites from 

the surrounding area in site layout and design. 

NEW 

DEVELOPMENT 

SUPERMARKETS 

Reclaiming the Reclaimed N 


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Kirkwall Urban Design Framework Part 1 - Orkney Islands Council

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