Green Networks - Vacant and Derelict Land Study Appendix 1

Glasgow and Clyde Valley Structure Plan Joint Committee

June 2006

Appendix 1 – Ladyburn

Green Network Vacant and Derelict Land Study SAC0609/MS/DH Final

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RPS Planning, Transport & Environment

1. Site Executive Summary Site Ref, Name Site 1 Ladyburn and Address

Confidential

Y

Grid Reference

230037 675267

Area (Ha) 5.4

Current Status Years Vacant

Derelict land woodland 21 years

Reason for Report

Determination enhancement.

Current Land Use

Site

The majority of the site currently comprises two areas of vacant land that are listed on the Vacant and Derelict Land Register. Additionally there is a small strip of vegetation dividing the two vacant land areas that is raised and presumed to be an old railway embankment.

A man-made water channel (photo 6), presumed to be a open culvert of a burn, runs through the middle of the vacant land in the east of the site as well as flows under the road leading onto the site in the west.

Surrounds

The site is currently surrounded by industrial activities to the east including a Vauxhall car garage approximately 100m from site.

and

Proposed Use Green Space Ownership

of

the

potential

for

Public Authority ecological/green

space

To the west of the site is Sinclair Street and beyond that is Greenock Morton Football Club Stadium (photo 9).

To the north of the site is the A8 road, which marks the northern site boundary, and beyond this is a shipbuilding yard with the River Clyde beyond (photo 11).

A railway line marks the southern boundary of the site in the west with residential properties lying beyond. In the east of the site, open ground lies beyond the boundary.

Ecology

Habitats and Species On-Site

An indicative phase 1 habitat map is shown as Figure 3.1. The area is predominantly bare ground with a central strip of plantation woodland.

Mammals, Birds and No protected species were recorded in the Other Species area at the time of the site visit.

Closest Adjacent SPA @ 0.87km – Inner Clyde Designations SSSI @ 0.77km – Knocknairs Hill

Overall Greening Priority Score

Glasgow and Clyde Valley Green Network SAC0609KM/JD – Site 1 Final

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RPS Planning, Transport & Environment

2. Land Use THE SITE a) Current Use

A site reconnaissance was undertaken on the 21st March 2006.

The majority of the site currently comprises two open areas of land listed as vacant on the Vacant and Derelict Land Register. A small raised strip of heavily overgrown is located between the two vacant land areas.

Site photographs are provided as Figure 2.1 photo 1 to 13.

The following describes the three land areas: Vacant Land 1: This vacant land area in the eastern area of the site comprises open ground with a gravely surface and patches of grass growing in places (photo 3).

It appears to have been recently levelled off. A sign posted at the edge of the site indicates the site is apparently available for development opportunities for office, industrial and business under the Riverside Inverclyde Project (photo 2) which the Local Authority has indicated has planning consent. To the far east of this area is a mound of gravel and apparent topsoil approximately 3m in height (photo 4). Running south to north through the middle of this area is a man-made water feature that appears to be an open culverted watercourse (photo 6). A small area of household flytipping was noted in the southwest of this area where plastic buckets and a plastic children’s toy bicycle were noted. Towards the northern boundary of this area are two metal billboards advertising the development opportunities available for the site as discussed above. There was also evidence of poor drainage in this area due to the presence of stagnant water (photo 5).

Vacant Land 2: This vacant area in the west of the site has a hard standing ground cover with areas of isolated tree and scrub planting (photo 7 and photo 8). This area is accessed via an unnamed road from Sinclair Street at the northwestern corner boundary, however this access road is locked to general car access (photo 10). The area appears to utilised at present by Greenock Morton Football Club as a car park on match days.

Strip of Vegetation: This area of vegetation running between the two vacant land areas sits approximately 3m above the surrounding area to the east (vacant land 1) and at the same level as vacant land 2. A disused railway line is present running north to south on this strip of land therefore it is presumed that the strip is the embankment of the former railway line. Vegetation on the embankment comprises overgrown scrub and trees with a disused railway line running north to south within the middle of this area.

A site location plan is provided as Figure 1.1.

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RPS Planning, Transport & Environment

b) Building Materials

There are no buildings on site.

c) Surrounding Land Use

The site is currently surrounded by industrial activities to the east including a Vauxhall car Garage approximately 100m from site.

To the west is Sinclair Street and beyond that is Greenock Morton Football Club stadium (photo 9).

To the north of the site is the A8 road, which marks the northern site boundary, and beyond this is a shipbuilding yard with the River Clyde beyond (photo 11).

A railway line marks the southern boundary of the site in the west with residential properties lying beyond. In the east of the site, open ground lies beyond the boundary.

On Site/Surrounding Land On site Use Recreational Ground Residential Commercial Industrial Agricultural Open Non-Agricultural Primary Schools Secondary Schools Public Transport, e.g., train station, bus stop Hospitals GP/ Clinic Notes: 1.

2.

3.

4.

5.

6.

7.

8.

9.

10.

11.

<50m

50-250m

250m-1km

There are specified recreational grounds in the vicinity of the site; There are residential properties in the vicinity of the site; There are commercial properties in the vicinity of the site; There are industrial properties in the vicinity of the site; There are agricultural properties in the vicinity of the site; There is open Non-Agricultural areas in the vicinity of the site; There are primary schools in the vicinity of the site; There are Secondary schools in the vicinity of the site; There is public transport in the vicinity of the site; There are no hospitals in the vicinity of the site; and There are GP/Clinics in the vicinity of the site.

d) Green Network Context

The site is set in a corridor comprising two potential sites being investigated: • Site 2, Keir Hardie Street is 100m southeast of the site; and • Site 3, Gilmour Street is 300m to the south of the site.

A site plan is provided as Figure 1.1 and site photographs are provided as Figure 2.1.

e) Details of Current VL 1 is reported to be Local Authority owned while VL2 is reported to be Scottish Enterprise Corporation owned and the former Site Owner railway line is of unknown ownership.

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f) Proposed Use

Development of green space.

g) Historical Use

Based on information provide by the client the site it understood to have previously been utilised for residential housing. The railway embankment present on site also suggests a railway line was present through the centre of the site historically.

Detailed historic map review would be required as part of further investigations at the site.

h) Contaminants

i) Existing Reports

Known:

No known contamination on the site.

Potential:

No significant industrial or potentially contaminative use of this site has been identified at this time.

However, there may be some localised areas of contamination caused by the presence of the railway embankment and fly tipped materials.

Railway land often has contamination issues such as made ground from embankments that have been created, fuels and lubricants from operation of the trains, and possibly contamination from materials that were transported via the railway lines such as coal. The railway embankment makes up a very small proportion of the site area however therefore the potential for contamination is considered to be small and localised if present.

Also made ground associated with the railway line has the potential to generate soil gases.

None available.

Glasgow and Clyde Valley Green Network SAC0609KM/JD â&#x20AC;&#x201C; Site 1 Final

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RPS Planning, Transport & Environment

3. Ecology and Environmental Setting

Ecology

a) Habitats on Site

An indicative phase 1 habitat map is shown as Figure 3.1. The area is predominantly bare ground with a central strip of plantation woodland.

The following habitat types were found within the survey area: • Semi-natural broad-leaved woodland; • Neutral grassland; • Scattered trees; • Scattered scrub; • Running water; and • Bare ground.

Target notes have been taken in specific areas of selected habitats.

This provides a detailed description as follows: Target Note Number 1

Notes A strip of woodland located in the middle section of the study area. It is characterised by mainly a mixture of tree species, such as ash (Fraxinus exselcior), willow (Salix sp.) and sycamore (Acer pseudoplatanus) with some birch (Betula sp.) and hawthorn (Crataegus monogyna). The ground layer was dominated by rosebay willow herb (Chamerion angustifolium) and bramble (Rubus fruticosus ag.). Ivy (Hedera ilex) and broom (Cytisus scoparius) were also present.

A higher area of ground with abundant broom and some gorse (Ulex europaeus). The ground layer was dominated by tufted hair-grass (Deschampsia cespitosa), sedges (Carex sp.) and dock (Rumex sp.)

Area of bare ground currently used as a car park for adjacent football field. Strips of trees, mainly birch, were present in the middle and boundary sections.

Broom is also present.

Area of bare ground currently fenced for future development.

Watercourse highly modified with concrete banks and refuse.

2

3

4 5

b) Mammals, Birds No protected species were recorded in the area at the time of the site visit. and Other Species Only rabbit (Oryctolagus cuniculus) was found using the site. This is an incidental record and not part of a specific mammal survey.

Glasgow and Clyde Valley Green Network SAC0609KM/JD – Site 1 Final

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RPS Planning, Transport & Environment

c) Adjacent Designations1 (Figure 4.1 and 5.1)

National Nature Reserve (NNR) and Special Area of Conservation (SAC) Special Protection Area (SPA) Site of Special Scientific Interest (SSSI) Local Nature Reserve (LNR) Conservation Areas from Local Authorities Ancient Woodland Inventory (AWI)

Distance to closest >20km

Comments

0.87km

Inner Clyde

0.77km

Knocknairs Hill

4.6km

Coves Community Park

1.9km

William Street

1.1km

There is a fragmented network of ancient woodland in the area.

d) Local Biodiversity Action plans have been prepared for several habitats by the Renfrewshire, east Renfrewshire, Inverclyde Local Biodiversity Action Plan Action Plan (RERI LBAP)2. The following are important for the study area: • Broadleaved mixed woodland; and • Rivers and streams.

SURFACE WATER

a) Surface Vulnerability

Water Surface water vulnerability is considered to be Moderate given the distance to the nearest watercourse.

b) Surface Watercourses Lady Burn River Clyde

Water Quality

Direction of Flow

Distance from Site

Direction from Site

Unknown Unknown

South to North East to West

On-site 300m

N/A North

1

Based on Scottish Natural Heritage (SNH) GIS data and the Forestry Commission (providing data from the National Inventory of Woodlands and Trees - NIWT). Please note that the woodland map is only indicative as the NIWT survey is a sample survey and not a full census of woodlands.

2 http://www.eastrenfrewshire.gov.uk/environment/land_and_premises/pg_biodiversity_action_plan_ page.htm Glasgow and Clyde Valley Green Network SAC0609KM/JD – Site 1 Final

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RPS Planning, Transport & Environment

GEOLOGY

c) Geology

Superficial: These are reported to comprise pockets of alluvial deposits and peat, which are underlain by glacial clay (till) deposits.

Made ground is anticipated to be present associated with the railway embankment.

Solid: These are reported to comprise Carboniferous Limestone Series.

d) Mining

No coal deposits appear to be located within the vicinity of the site, however the Carboniferous Limestone Series can contain thin coal deposits that may have been worked historically.

Glasgow and Clyde Valley Green Network SAC0609KM/JD â&#x20AC;&#x201C; Site 1 Final

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RPS Planning, Transport & Environment

4. Consultations a) The Royal Commission on the Ancient and Historical Monuments of Scotland The PASTMAP section of the Royal Commission on the Ancient and Historical Monuments of Scotland was consulted with regard to National Heritage Sites (ancient monuments) at the site. The following have been noted: • There are no scheduled ancient monuments within 500m of the site; • There are no Listed Buildings (SBIs) on or within 50m of the site and two within 500m of the site; • There are 25 National Monuments within 500m of the site; and • There are no historic gardens within 500m of the site. b) SNH SNH was consulted with regard to designated areas in the vicinity of the site. The following have been noted: On site <50m <500m Details Site for Nature Conservation SSSI SBI Special Protected Areas Comments:

None

c) Council Local Plans Local Plan Allocations

Inverclyde Local Plan (1988) indicates the wooded area of the site is classed as ‘Non Prime Industrial Land’ (Ij). The area to the southeast is marked as ‘Retention of Industrial Uses’ (Ih) and ‘Restriction on Change’ (Dca).

It has been indicated that the railway embankment has been protected in the local plan for future road improvements.

Landscape Context

Character Inner Firth of Clyde - key features include: • Narrow raised beaches and steep relict cliff lines; • Tidal river and mudflats; • Policy landscapes; • Rich `hanging' woodlands; • Castles and other defensive features; • Industrial features based on ship building; and • Extensive views.

Glasgow and Clyde Valley Green Network SAC0609KM/JD – Site 1 Final

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RPS Planning, Transport & Environment

Character Type

Rugged Moorland Hills - Key characteristics The key characteristics, features and qualities of this landscape type are: • Distinctive upland character created by the combination of elevation, exposure rugged landform, moorland vegetation and the predominant lack of modern development; • These areas share a sense of apparent naturalness and remoteness which contrasts strongly with the farmed and developed lowland areas; • Presence of archaeological sites on hilltops and sides.

Landscape planning and management should aim to conserve the upland character of the Rugged Moorland Hills. Where possible, the visual influence of existing developments should be reduced. New developments which introduce modern elements or which would undermine the sense of `wildness' and remoteness should be resisted.

Glasgow and Clyde Valley Green Network SAC0609KM/JD – Site 1 Final

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RPS Planning, Transport & Environment

5. Conclusions - Potential for Greening Ranking Model Greening Issues

Comments

Current uses/Accessibility Existing structures Ownership

The has restricted access to the public due to locked gates.

There are railway lines across much of the site The site is currently publicly owned by the Local Authority and Scottish Enterprise Corporation. It is generally considered that it may be easier to purchase land in the public domain than privately owned land.

Strip of railway land through centre of site and localised fly-tipping.

There are residential properties in the vicinity of the site and also schools close-by, therefore there is a large potential source of users in the nearby areas.

The site is within 500m of a primary school and 1km of a high school.

The site is located adjacent to the A8 with links to Glasgow city centre, Greenock and surrounding areas.

Via the A8 and surrounding minor roads there is bus routes into Glasgow and the surrounding area.

Additionally, Cartsdyke Railway station is 380mm to the west of the site and Bogston railway station is 460m to the east of the site.

Located within an area classified as 15% most deprived areas of Inverclyde’s Councils jurisdiction. Therefore provision of a local green area would provide an area of green in a deprived area VL 1 has been vacant for approximately 10 years and VL2 has been vacant for nearly 20 years.

5.4 ha Woodland – The study area is within an urban area in which woodland is not abundant.

Therefore it is important that woodland is maintained and enhanced whenever possible.

Planting trees in the west of the site could be an option in order to increase the ecological value on site.

Site 1 is a small and fragmented area of open space with no links to other parts of the green network.

Potential Contamination issues Proximity to Residential Properties Proximity to Schools Proximity to Transport Proximity to Public Transport, e.g., train station/ bus stop

Location to Areas of Deprivation

Length of Time Site Has Been Vacant/ Derelict Size Ecology Baseline

Ecological Enhancement Opportunities Function as Green Wedges and Wildlife Corridors

Greening Rank Score

Total Potential Greening Score

3 3 3

3 2

3 1 1

3

1 4 3

2 3

35

In summary it is considered that this site has a moderate-low potential for greening, namely due to the following: • The site is allocated and subject to industrial development.

• There are very limited opportunities for open space enhancement.

• The site is isolated and has limited potential for strategic linkages to other sites within the Green Network corridor.

Glasgow and Clyde Valley Green Network SAC0609KM/JD – Site 1 Final

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RPS Planning, Transport & Environment

6. Recommendations - Opportunities/Potential for Landscape Enhancement a) Potential Opportunities for Landscape Improvement Opportunities Improvements Appearance

Comments to • Remove graffiti from the underpass.

• Improve frontage of raised area of woodland, especially adjacent to the A8 where it appears untidy.

Enhancing Landscape • In order to enhance landscape quality the western area of Quality woodland requires management and enhancement.

• The eastern part of the site is under development but adding woodland to this part would be beneficial in landscape terms.

Additionally, periphery landscaping could improve the areas appearance and provide a screen to future activities taking place.

Improving Accessibility

• If the underpass is to be retained as part of the new development it should be improved and lighting should be installed to make it safer for nearby residents of Bridgend to gain access to the main road (A8).

• The site is currently fenced and locked, however access to certain part of the site could be made possible by removing the fence.

• It is not recommended that access to the western part of the site be made possible for safety reasons.

New/Additional Uses

• The eastern part of the site has a sign indicating development opportunities for office/commercial development.

• The western part of the site has very limited open space potential.

The site has a sign posted saying available for office, industrial and business under the Riverside Inverclyde Project therefore it was assumed development is to occur and hence limited opportunities for greening. If further information was available that no office, industrial or business development was to occur then this would change the priority on this site.

Glasgow and Clyde Valley Green Network SAC0609KM/JD – Site 1 Final

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RPS Planning, Transport & Environment

b) Timeframe and Cost Indications

Proposal

Timeframe Short term

Improvements to Appearance

Remove graffiti from the underpass.

Low

X

X

X

Improving Accessibility

If the underpass is to be retained as part of the new development it should be improved and lighting should be installed to make it safer for nearby residents of Bridgend to gain access to the main road (A8).

X

New/Additional Uses

The eastern part of the site has planning permission for industrial development.

NA

12

High

X

X

The eastern part of the site is under development but adding woodland to this part would be beneficial in landscape terms.

Med’

X

In order to enhance landscape quality the western area of woodland requires management and enhancement.

Glasgow and Clyde Valley Green Network SAC0609KM/JD – Site 1 Final

Long term

X

Improve frontage of raised area of woodland, especially adjacent to the A8 where it appears untidy.

Enhancing Landscape Quality

Med’ term

Cost

X

X

NA

NA

NA

NA

NA

RPS Planning, Transport & Environment

Figure 1.1 - Site Location Plan

Glasgow and Clyde Valley Green Network SAC0609KM/JD â&#x20AC;&#x201C; Site 1 Final

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RPS Planning, Transport & Environment

Site 1

Site 2

Site 3

Site 5

Figure 1.1

Legend Site boundary VDL Sites

0 87.5175

350

m

Figure 2.1 - Site Photographs

Glasgow and Clyde Valley Green Network SAC0609KM/JD â&#x20AC;&#x201C; Site 1 Final

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RPS Planning, Transport & Environment

Figure 2.1 Site Photographs

Photo 1

Photo 3

Photo 5

Photo 2

Photo 4

Photo 6

Photo 7

Photo 8

Photo 9

Photo 10

Photo 11

Photo 12

Photo 13

Figure 3.1 – Phase I Habitat Map

Glasgow and Clyde Valley Green Network SAC0609KM/JD – Site 1 Final

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RPS Planning, Transport & Environment

Key Phase 1 survey boundary Vacant land Semi-natural broad-leaved woodland SI

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Running water

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Scattered scrub

!

Broad-leaved scattered trees

1

Target note

!

4

5

!

Scale 1:3,000 @ A3 0

25

50

100 m

Âą

Site 1 - Phase 1 Habitat Survey Figure 3.1

Green Network Vacant and Derelict Land Survey Reproduced from, or based upon the OS map with the sanction of HM Stationery Office Crown Copyright Reserved

Figure 4.1 – Nature Conservation Areas

Glasgow and Clyde Valley Green Network SAC0609KM/JD – Site 1 Final

16

RPS Planning, Transport & Environment

Key Expanded Site Boundaries SSSI SPA ConservationAreaFromLAs

1 3

9 2 4 5 22

8

19 6

20

21

7

Scale 1:50,000 @ A3 0

500

1,000

2,000 m

Âą

Greennock and Port Glasgow Designated Areas

Figure 4.1

Green Network Vacant and Derelict Land Survey Reproduced from, or based upon the OS map with the sanction of HM Stationery Office Crown Copyright Reserved

Figure 5.1 – Woodland Areas

Glasgow and Clyde Valley Green Network SAC0609KM/JD – Site 1 Final

17

RPS Planning, Transport & Environment

Key Expanded Site Boundaries Semi-natural ancient woodland Ancient woodland Broadleaved Coniferous Felled Ground prepared for planting Mixed Shrub Young trees

1 3

9 2 4 5 22

8

19 6

20

21

7

Scale 1:50,000 @ A3 0

500

1,000

2,000 m

Âą

Greennock and Port Glasgow Woodland

Figure 5.1

Green Network Vacant and Derelict Land Survey Reproduced from, or based upon the OS map with the sanction of HM Stationery Office Crown Copyright Reserved