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Stirling Local Development Plan: Proposed Plan

Stirling Local Development Plan: Proposed Plan

June 2016

stirling.gov.uk phone 0845 277 7000 text 07717 990 001 minicom 01786 464599

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Stirling Local Development Plan: Proposed Plan

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Stirling Local Development Plan: Proposed Plan

Foreword

“Stirling’s Local Development Plan is a key strategic document, setting out a vision that will shape the future of the Stirling area for the next 20 years.

The Plan provides a positive approach to appropriate development and supports sustainable economic growth and sustainable development, while recognising the importance of ‘placemaking’ and safeguarding the area’s important environmental and historic assets.

Johanna Boyd Leader of Stirling Council

The policies and proposals contained in the Local Development Plan together with supporting Supplementary Guidance, provides an up-to-date development planning framework that will help to ensure that changes are managed in the best possible way. The Plan will encourage and control the future use and development of land to assist in addressing the wider economic, environmental and social challenges that we all face.

The Local Development Plan indicates the land allocated to meet the future development needs of the Stirling area, providing additional housing, business and retail space, thereby promoting Stirling as ‘Open for Business’. The Plan seeks to develop more sustainable communities, by placing the emphasis on consolidation of existing settlements, where there is an established network of centres and supporting infrastructure.

New development impacts on all of us and the Local Development Plan is the result of extensive consultation and engagement with local communities, businesses,community planning partners and a variety of key stakeholders, and follows on from the earlier publication and comments on the Main Issues Report”

d y o B ohanna

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Stirling Local Development Plan: Proposed Plan

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Stirling Local Development Plan: Proposed Plan

Contents

Contents

Stirling Local Development Plan Contents 1. Introduction........................................................................................... 7 2. How you can comment on the Proposed Plan..................................... 8 3. The Approach to the Vision, Spatial Strategy and Policies................... 9 4. Local Development Plan Vision........................................................... 12 5. Spatial Strategy................................................................................... 14 6. Setting the Land Requirement for Housing, Business and Retail....... 22 7. The Overarching Policy, Primary Policies and Policies....................... 28

A. Placemaking and Implementing the Spatial Strategy......................... 30

B. Climate Change Adaptation and Mitigation....................................... 53

C. Conservation of Historic and Natural Heritage................................... 61

D. Managing and Utilising Local Resources........................................... 74 8. List of Policies and Related Supplementary Guidance....................... 84 9. Glossary of Terms............................................................................... 88 Appendix A: Schedule of Development Sites........................................ 100

1. Housing Sites................................................................................. 100

2. Employment Sites........................................................................... 104

3. Retail Sites...................................................................................... 106 10. Settlement Statements and Proposals Maps ................................... 107

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Stirling Local Development Plan: Proposed Plan

Figure 1: Area covered by the Local Development Plan.

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Stirling Local Development Plan: Proposed Plan

1. Inroduction

1. Introduction

1.1

Welcome to the Stirling Local Development Plan: Proposed Plan. This document sets out how the Council wants to see the Stirling LDP area develop over the next 1020 years. Key to the area’s future success is ensuring that all development contributes to and enhances Stirling’s vibrancy. The Council is seeking to build on the city’s rich heritage and its geographical location in the heart of Scotland to become a city of opportunity.

1.2

This Proposed Plan represents the Council’s settled view on how the area should be developed from the plan’s adoption in 2017 to 2027 and beyond to 2037. It has taken account of a wide range of publications and views including National Planning Framework 3 (NPF3), Scottish Planning Policy, the Council’s City Development Framework, other Council strategies such as the Local Housing Strategy and Economic Strategy and representations received at the ‘call for sites’ and Main Issues Report public consultations. Extensive engagement with the key agencies, developers and the public has also been undertaken.

1.3

The Plan covers the whole of the Stirling LDP area (see Figure 1) and, once adopted in late 2017, it will replace the Stirling Local Development Plan 2014 and all accompanying Supplementary Guidance. An Action Programme setting out the actions necessary to implement the strategy and policies of the Plan sits alongside the plan ensuring that the LDP is delivery focussed and that all parties involved in the future development in the Stirling LDP area are fully aware of their respective roles.

1.4

Assessments undertaken for the plan include a Strategic Environmental Assessment (SEA), a Habitat Regulations Appraisal (HRA) and an Equalities Impact Assessment

(EqIA).

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Stirling Local Development Plan: Proposed Plan

2. How you can comment on the Proposed Plan

2. How you can comment on the Proposed Plan

2.1 2.2

Consultation on the Proposed Plan and its associated documents takes place over an 11 week period starting 11 July 2016 and ending 23 September 2016.

Responses should be completed using the Council’s LDP Representation form which can be downloaded from the link below or requested in hard copy from the postal address or telephone number below. These addresses should also be used to return completed forms. The Council would strongly encourage the use of the LDP Representation form and it is preferable that forms are either e-mailed or posted and not both in order to avoid confusion in the administration process.

2.3

All unresolved representations will be considered by a Reporter appointed by Scottish Ministers at a Local Development Plan Examination who will determine whether any changes should be made to the Plan. It should be noted that only those comments relating to the Proposed Plan will be examined by the Reporter. There is no automatic opportunity for parties to expand on their representation later in the process so it is important that a full case is presented and evidenced at this stage as it will form part of the material available to the Scottish Government Reporter at Examination.

2.4

Notwithstanding this, representations should be concise (no more than 2,000 words plus any limited supporting information) in order to allow the Examination process to run as efficiently as possible.

2.5 2.6

The Plan, its supporting documents and details of public information events are available to view online at: www.stirling.gov.uk/localdevplan.

The Planning and Policy team is responsible for preparing, monitoring and reviewing the Local Development Plan and Supplementary Guidance. The team can be contacted at:

Corporate Operations

Stirling Council

Teith House

Kerse Road Stirling

FK7 7QA

Tel: 01786 233680 Email: ldp@stirling.gov.uk

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Stirling Local Development Plan: Proposed Plan

3. The Approach to the Vision, Spatial Strategy and Policies

3. The Approach to the Vision, Spatial Strategy and Policies.

3.1

The Stirling LDP is presented in a clear and succinct way with a limited number of policies supported by a range of Supplementary Guidance which together reflects the Council’s positive attitude to development that supports the Vision.

3.2

The Plan has a statutory obligation to deliver a planning service to the public and to support and align with other strategies, objectives and agendas set out in national legislation. The Plan does not seek to duplicate these responsibilities which are outlined elsewhere but provides broad statements of principle to support these aims, and where appropriate, provides external links to definitive legislation on the issue.

3.3

Notwithstanding this, the Plan is governed by its own Vision and Spatial Strategy, which sets the context for the scale and location of development and the high-level policy framework within which development proposals will be considered. The site assessment process, specific land allocations and resulting land requirement, all reflect the aspirations set by the Vision and Spatial Strategy. The Spatial Strategy itself is sustainable, deliverable and provides confidence to stakeholders that its outcomes can be achieved.

Figure 2: Diagram showing constituent parts of the Plan and relative hierarchy.

Vision

Spatia Strateg l y Settlem Hierar ent chy Overar Sustain ching Policy & able De ve Criteria lopment

Land Al

location

Primary

Supplem

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Policies

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& Polic

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Guidan

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Stirling Local Development Plan: Proposed Plan

3. The Approach to the Vision, Spatial Strategy and Policies.

3.4

The policy framework covers the following main themes for the Plan from which the Overarching Policy and the more detailed Primary Policies (PP), Policies and any associated Supplementary Guidance are derived:

A. Placemaking and implementing the Spatial Strategy.

B. Climate Change adaptation and mitigation.

C. Conservation of historic and natural heritage.

D. Managing and utilising local resources.

Figure 3: Overarching Policies and Policies.

A. Placemaking & implementing the Spatial Strategy: The quality and amenity of the places around us must be conserved and enhanced.

Their influence on our ability to reduce health and social inequalities and promote wellbeing must be improved. Primary Policies 1–3 look to building design, urban design, enhanced open spaces (the Green Infrastructure Network), etc., to improve places through raising the quality of new development, and through the Spatial Strategy to set appropriate scales of development and steer development to the right locations in terms of the environment, the efficient use and management of infrastructure, and in reducing the need to travel.

Placemaking and implementing the Spatial Strategy

Policy 1.1 to 3.4

PP1 to 3

B. Climate change adaptation and mitigation: The resilience of people and places in the face of climate change must improve, with new development discouraged in places where climate-related hazards are present or predicted, such as flood plains.

New development must be more efficient in its use of resources and enable reductions in traffic generation. ‘Carbon stores’ need to be protected. Primary Policies 4–6 support energy efficient, low-emission development, re-use of vacant and derelict land, reduction and recycling of waste, encourage provision for active travel and public transport, and require sustainable drainage and sustainable flood management.

Climate change adaptation and mitigation

Policy 4.1 to 6.1

PP4 to 6

Overarching Policy PP10 to 15 Policy 10.1 to 15.1 Managing and utilising local resources D. Managing and utilising local resources: The local economy is also dependent to a significant degree on natural resources and the ways in which local communities interact with these to support employability and health.

Primary Policies 10–15 deal with forestry and related industries, renewable energy (including heat) generation, mineral extraction, water supply and the protection of the water environment, protection of soils, local food production, and tourism and recreation.

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PP7 to 9 Policy 7.1 to 9.3 Conservation of historic and natural heritage C. Conservation of historic and natural heritage: Much of the local economy, and the quality of life and the health of residents is underpinned by the wealth of heritage features in the area and the quality of surrounding landscapes. Primary Policies 7–9 will enable protection, conservation and enhancement of biodiversity, landscapes and the historic environment.

Stirling Local Development Plan: Proposed Plan

3. The Approach to the Vision, Spatial Strategy and Policies.

How to use this Local Development Plan

3.5

Development proposals are assessed against the Development Plan (and other material considerations). Therefore, notwithstanding this underlying policy structure, the LDP must be considered and used as an integrated planning tool. The Council is as much concerned with maintaining and building on the character and quality of Stirling and the other places in the area as it is with meeting the Council’s aspirations for new housing and business space. Design and placemaking are emphasised, and the vision of a Green Network, also contributing to biodiversity conservation, active travel networks and climate change mitigation and adaptation, is embraced. Individual topic-specific policies and land allocations do not set out the whole picture for the various types of development. The Overarching Policy and the Spatial Strategy are intended to be as much part of the consideration leading to development decisions as the detailed Policies and Supplementary Guidance. The fact that a particular policy or proposal does not mention, say, flood avoidance, historic environment or waste management, does not mean that such issues are irrelevant; all aspects need to be fully considered. Schedules of the housing, employment and retail sites allocated within the Plan are contained within Appendix A and are also shown within the Settlement Statements at Chapter 10.

3.6

Definitions of terms used throughout the Plan are contained within the Glossary of Terms at Chapter 9.

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Stirling Local Development Plan: Proposed Plan

4. Local Development Plan Vision

4. Local Development Plan Vision

4.1

By 2037 the Plan will have contributed to the delivery of high quality new development in places which support local businesses; help sustain and build local communities; contributes to the health and wellbeing of local residents; and are attractive to visitors.

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Stirling Local Development Plan: Proposed Plan

4. Local Development Plan Vision

A place with a highly functional, beautiful and vibrant City Centre at its heart: the City Centre is vibrant, attractive to live in, work and visit, and is the primary location for a mix of uses, including new and better retail space, commercial leisure, office, community and cultural facilities.

A place with high quality environments: there is a high quality urban and built environment. Historic landmarks such as Stirling Castle, the Wallace Monument and Battlefields are protected and enhanced and sit alongside new development giving a unique sense of place.

A place where rural communities are thriving: within rural communities and the countryside there are thriving places with new houses and businesses which respect built, natural and landscape features.

A connected, green place: there is an established and managed Green Network of open spaces, integrated habitats, recreational and active travel routes connecting places and settlements, reconnecting Stirling with its river, and encouraging more people to move around and between them by walking, cycling and public transport.

A place that respects its special landscapes: the special landscape setting is celebrated and protected and its contribution to the character and setting of settlements, and their position within the wider Scottish landscape recognised.

A place which attracts and supports business: there is a strong and diverse economy, where existing and new businesses within key sectors are supported in sustainable locations, and benefit from Stirling’s high quality and historic environment, and location within central Scotland. Stirling will be a place that provides valuable local opportunity, contributes to national productivity and competes internationally.

A key place to visit in Scotland: access to and celebration of historic environment, natural landscapes, new and improved accommodation and attractions have established the area as a key tourist destination within Scotland.

A place with a range and choice of well-located homes: a range of housing is available in sustainable locations, including a new settlement at Durieshill, with increased opportunities to access local affordable housing, and housing for an ageing population and reduced deprivation in urban and rural locations.

A place of learning and sport: the University of Stirling, Forth Valley College and Stirling Sports Village continue to thrive and other centres of excellence are established, participation in sport and learning has increased alongside the number of related businesses and training opportunities, delivering benefits for health and wellbeing.

A more self-sufficient place: there is increased local/district heat and power generation provided through a variety of technologies, including renewables, opportunities for local food growing and efficient management of waste.

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Stirling Local Development Plan: Proposed Plan

5. Spatial Strategy

5.1

The Spatial Strategy of the Local Development comprises five different development approaches within two distinct areas: Urban Consolidation, Strategic Development and Regeneration within the Core Area and Sustainable Expansion and Rural Development in the Rural Villages Area. This sets the context for how the area will develop over the next 20 years.

The Spatial Strategy is detailed in the diagram (Figure 4), table (Table 1) and Key Diagrams on pages 20 and 21.

5.2

The Plan Proposals, listed in Appendix A, represent what the Council considers to be the appropriate types and scales (and phasing) of development (housing, employment and retail) in the various settlements and the rural areas in the context of these development approaches. The Spatial Strategy focuses on the specific main proposals for the period up to year 10 from adoption of the Plan and also provides a broad indication of the scale and location of growth up to year 20. Settlement specific information is provided within Settlement Statements (Chapter 10).

5.3

The Policies and Supplementary Guidance indicate how the Council wishes those developments to be implemented, and equally, how it will assess and determine development proposals that are not specifically dealt with in the Strategy, including the great majority of planning applications for relatively small scale and householder developments. The Spatial Strategy also includes an onshore wind energy Spatial Framework.

The Council supports sustainable economic growth

5.4

Achieving economic growth means change, and some change requires development; this Plan seeks to address the spatial implications of economic, social and environmental change, in particular, opportunities for development including those being presented by the City Development Framework. The Plan helps manage this change by choosing the most appropriate scale, mix and location of new development and through a range of different policy responses.

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Stirling Local Development Plan: Proposed Plan

5. Spatial Strategy

Figure 4: Spatial Strategy Development Approach. g

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City Corridor

Eastern Villages Area

Rural Villages Area

Regeneration

Strategic Expansion/New Settlement

Urban Consolidation

Rural Villages Sustainable Expansion

Rural Developmant

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Stirling Local Development Plan: Proposed Plan

5. Spatial Strategy

Table 1: Spatial Strategy Development Approach.

Area Core Area

Development Approach Urban Consolidation

Where Stirling City, including: City Centre Forthside/MOD site Springkerse/Broadleys Bannockburn Cambusbarron Bridge of Allan Dunblane

Strategic Development

Durieshill (new settlement) South Stirling Gateway Stirling University Kildean Pirnhall Springkerse Commercial Centre Millhall/Crookbridge/ Broadleys Bandeath Manor Farm, Blairlogie

Regeneration

Raploch Cornton St. Ninians/Cultenhove Eastern Villages: Fallin, Cowie, Plean, Throsk

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What and Why What • Use of vacant and brownfield land and property; • Provide high-density, mixed-use development; • Provide development opportunities for visitor and tourism accommodation, new retail development, offices and housing within Stirling city centre; • Maximise connectivity by walking, cycling and public transport.

Why • To support the city centre, in particular as a vibrant shopping destination, and recognise its strategic role at the top of the Network of Centres hierarchy and in applying the ‘town centre first’ principle; • To reduce the need to travel and the demand on services and infrastructure; • To help cross fund environmental enhancements, including the river corridor; • To utilise and strengthen the existing urban structure, making best use of urban and brownfield land in sustainable locations.

What • Controlled greenfield expansion of Stirling City within the City Corridor; • Development consistent with the size of the City and its role in the Settlement Hierarchy; • New settlement on the edge of the City Corridor; • Strengthen city edges and forming strategic gateways to the south; • Provision of required servicing and infrastructure, including open space/links with Green Network, schools, new road links and Park & Ride.

Why • To meet housing, retailing and business space and longer-term growth needs; • To reduce pressure on more sensitive Green Belt and historic areas; • To enhance the sense of place and arrival; • To support wider urban consolidation aims; • To provide opportunities for servicing and infrastructure in more manageable and sustainable locations; • To reduce the need to travel and support new developments in accessible locations.

What • Redevelopment of regeneration areas within City Corridor; • New development in the Eastern Villages comprising of new housing (mixed tenure and type) and local business and commercial space; • New and improved areas of open space.

Why • To create a more varied tenure mix, particular needs housing and affordable housing to assist areas of deprivation and retain a more balanced population; • To create environmental improvement and local employment opportunities; • To maximise the connectivity of these areas.

Stirling Local Development Plan: Proposed Plan

5. Spatial Strategy

Rural Villages Area

Sustainable Expansion

Rural Development

Balfron, Buchlyvie, Doune, Deanston, Fintry, Killearn, Kippen, Thornhill, Strathblane & Blanefield

What • Concentrate development within settlements; • Controlled small-scale expansion of existing settlements consistent with their size and role in the Settlement Hierarchy, to include new affordable and market housing and business space; • Identification and protection of village centres.

Gargunnock, Arnprior, Ashfield, Blairlogie, Kinbuck Countryside (outwith settlements) Rural Activity Areas: Lochills, Keltie Bridge, Killearn Hospital.

What • Limited infill within settlements; • Dispersed development approach in the countryside; • Development to support rural economic activity.

Why • To help sustain local services and facilities through increased diversity in the population, recognising that such services are more readily accessible within settlements; • To contribute to the housing need and demand in the area and local employment opportunities.

Why • To help sustain local and rural services; • To provide a choice of development locations and self-build opportunities; • To provide local employment opportunities and support the growth of local businesses.

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Stirling Local Development Plan: Proposed Plan

5. Spatial Strategy

Figure 5: Settlement Hierarchy .

5.5

The Settlement Hierarchy differentiates between the identified settlements within the Plan in terms of their role in helping to deliver the Spatial Strategy. The Regeneration Areas comprise of whole settlements (the Eastern Villages: Cowie, Fallin, Plean and Throsk) and specific areas within Stirling City (Cornton, Raploch and St. Ninians).

5.6

The Network of Centres differentiates between the identified retail/commercial centres such as Stirling City Centre, Springkerse and the smaller towns and local centres, and the different role they have in providing for the development of town centre type uses (see Glossary definitions).

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Stirling Local Development Plan: Proposed Plan

5. Spatial Strategy

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Stirling Local Development Plan: Proposed Plan

Key Diagram - Core Area 5. Spatial Strategy

20 20

P&R

Park & Ride New & Improved

AP&R

Council aspiration for Rail Halt Park & Ride

Stirling Local Development Plan: Proposed Plan

Key Diagram - Plan Area & Rural Villages 5. Spatial Strategy

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Stirling Local Development Plan: Proposed Plan

6. Setting the Land Requirement for Housing, Business and Retail

6. Setting the Land Requirement for Housing, Business and Retail

6.1

The LDP vision provides a strong framework for setting the land requirement for housing, business and retail development. At its heart is a focus on the Stirling LDP delivering development which contributes to the area’s success as a place in terms of its built and natural heritage, its economy including tourism, and the wellbeing of its residents.

This placemaking themed vision protects the character and identity of the City of Stirling, its settlements and its landscape but at the same time also allows for its ambitious growth and the multiple benefits this will bring.

6.2

It is therefore considered appropriate to start with spatial issues and then determine how best to tackle these through appropriate land use and development rather than start with a development target and then aim to find suitable locations to accommodate that level of growth. This approach has directly influenced the housing, employment and retail land requirements in the Plan.

Housing Land

6.3

The provision of land for housing and the timely release of that land to enable the building of homes is a key component of the Plan. The broader objective of the Plan in relation to housing is the creation of sustainable mixed communities, including the provision of quality dwellings in the right places. It is vital that these considerations underpin the whole process of planning for housing, even at the earliest stages of setting the land requirement.

6.4

Wider strategic economic, social and environmental policy objectives have been taken into account when determining the scale and distribution of housing. These

include:

• Ensuring a good range and choice of locations for new development to meet local housing pressures.

• Delivering new housing, particularly affordable, and the efficient use of existing accommodation.

• Ensuring the mix and range of house types provided meets the changing population demographics and improves diversity.

• Ensuring the scale of new housing development is appropriate to existing communities, supports placemaking and is supported by the necessary infrastructure.

• Reducing the levels of social polarisation and inequality and improving the wellbeing of residents.

6.5

In setting the housing land requirement for the Plan, the Council’s approach has been directly influenced by the above factors, and the need to identify and allocate suitable sites which have a high likelihood of coming forward within the timeframe considered by the Plan and which are consistent with the Plan’s Vision, Spatial Strategy and Settlement Hierarchy. The Housing Background Report further details the approach to setting the housing land requirement.

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Stirling Local Development Plan: Proposed Plan

6. Setting the Land Requirement for Housing, Business and Retail

6.6

Stirling’s Housing Need and Demand Assessment 2011, and a review of its key outputs undertaken in 2015, together provide a robust and credible basis for setting the Housing Supply Target (HST) which, in the Stirling Council LDP area amounts to 328 market units and 88 affordable units per annum giving a total of 416 units across the LDP area. The HST takes account of the following: • The estimated impacts of housing market interventions.

• A review of actual housing supply in recent years.

• Consideration of issues that will impact upon future supply e.g. current and forecast economic circumstances.

• The setting of realistic supply targets which will help to meet identified needs. In this regard a more optimistic market housing supply target than the annual amount required in the HNDA has been used and the affordable housing supply target is lower than that required in the HNDA due to the amounts of affordable housing that are realistically able to be delivered.

6.7

Table 2 sets out both the annual and total LDP housing supply targets for market and affordable housing in the Core and Rural Areas. It should be noted that the Stirling LDP area is considered to be one functional housing market area (HMA) so whilst there is a shortfall within the rural area when the HMA is broken down into areas in table 2 below, there is a generous supply of housing land across the housing market area as a whole which is consistent with SPP.

Table 2: Housing Supply Target (HST).

Tenure

Sub area

Housing Supply Target Per annum

2015/2027

Core

288

3,456

Rural

40

480

Total

328

3,936

Core

62

744

Rural

26

312

Total

88

1,056

Overall Housing Supply Target

416

4,992

Market

Affordable

6.8

As can be seen in Table 2, the HST amounts to 4,992 units for Period 1 of the plan (2015-2027). SPP requires that a generous margin is added to the Housing Supply Target in order to arrive at the Housing Land Requirement.

6.9

In this regard, a range of sites that are effective, or capable of becoming effective to meet this requirement in Period 1 (i.e. 2015-2027) are identified in this LDP which results in a housing land requirement which is 14.4% above the HST as shown in Table 4.

6.10

Ongoing monitoring through the Housing Land Audit and, if necessary, earlier release of sites from later phases and periods, will ensure there is a 5 year effective supply at all times, consistent with Scottish Planning Policy.

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Stirling Local Development Plan: Proposed Plan

6. Setting the Land Requirement for Housing, Business and Retail

Table 3: LDP Housing Land Supply.

Tenure

Sub area

Market

Affordable

Existing Supply from 2015 HLA

Small Sites and Windfall Allowance 2015/2027*

Additional Allocations and Permissions 2015/2027**

Housing Land Requirement

Core

3,498

305

189

3,992

Rural

212

116

25

353

Total

3,710

420

214

4,344

Core

1,180

0

102

1,282

Rural

77

0

6

83

Total

1,257

0

108

1,365

4,967

420

322

5,709

Total

* Small Sites (less than 4 units) and windfall assumed at 35 units per annum with a 72.5% Core/27.5% Rural split and all Market Tenure. ** Including recently Approved Permissions.

Table 4 Generous Supply Margin Tenure

Housing Land Requirement (HLR) 2015/2027

Housing Supply Target (HST) 2015/2027

Difference (HLR-HST)

Market

4,344

3,936

408

Affordable

1,365

1,056

309

Total

5,709

4,992

717

% Generosity above HST

14.4%

6.11

All sites which make up the land supply are set out in Appendix A and a full explanation of how the housing figures have been arrived at is provided in the Housing Background Paper.

6.12

In Period 2, beyond 2027, it is expected that the need and demand for housing land in the Stirling area will remain strong. Consistent with the long term Spatial Strategy set out in the Plan, the focus for growth in this period is likely to be to the south of Stirling City in the continuing strategic development areas of South Stirling Gateway (H055) and Durieshill (H057).

6.13

Transport and education improvements brought about in part by these developments will enable other existing and new developments to come forward in Stirling City and the Eastern Villages. A strategy of ‘urban consolidation’ will continue and key brownfield sites continue to be built out including the Ministry of Defence site and Viewforth.

Beyond these sites, the supply of brownfield land is likely to diminish in the longer term, although the regeneration areas of Cornton, Cultenhove and Raploch will continue to provide for a variety of housing needs.

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Stirling Local Development Plan: Proposed Plan

6. Setting the Land Requirement for Housing, Business and Retail

6.14

The growth of the Eastern Villages is set to continue into Period 2, with their associated regeneration benefits helping to improve the socio-economic and environmental aspects of these former mining communities. Other locations may contribute, providing key infrastructure constraints can be overcome, and subject to a future review of the Plan.

6.15

Within the Rural Villages Area, the Spatial Strategy limits most new development to small-scale expansion of existing villages which is why there is a shortfall against targets for this area as shown in Table 3 above. However, in the period after 2027, these villages may start to play a greater role in the provision of new housing providing infrastructure constraints can be overcome and subject to a future review of the Plan. As is stated above, there is a generous amount of housing land identified over the whole of the LDP area which operates as a functional housing market area. This is consistent with the requirements of SPP. Affordable housing need will continue to grow within the Rural Villages Area, and more innovative opportunities for delivering new housing development in this area will need to be considered in a future review of the LHS and LDP.

Table 5: Scale of future Housing Land Supply (Housing Units) by Strategic Area,

Period 2: 2027-2037].

Settlement Strategy

Period 2 2027/2037 Market

Affordable

All Tenure Total

1,232

435

1,667

Core Area: Urban Consolidation

56

19

75

Core Area: Regeneration Areas

197

60

257

Core Area: Housing in the Countryside

0

0

0

Rural Villages Area: Sustainable Expansion

11

4

15

Rural Villages Area: Rural Development

0

0

0

LDP Wide Windfall

0

0

0

1,496

518

2,014

Core Area: Strategic Development Areas

Total

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Stirling Local Development Plan: Proposed Plan

6. Setting the Land Requirement for Housing, Business and Retail

Employment Land

6.16

Stirling aims to increase its contribution to the Scottish economy with a strategy of creating high quality jobs and encouraging a wider range and number of employment opportunities which can be seen in the City Development Framework’s vision and signature projects. Stirling’s Economic Strategy: A Strategy for Jobs envisages an increase in the number of high value jobs through the provision of an excellent quality of life for residents and visitors, a location of first choice for business and the ability to capitalise on an ambitious, diverse and growing economy. The economic strategy includes aspirational activities to support new business start-ups; the faster growth of successful businesses; attraction of inward investment and international business development, in both the city and the rural community; as well as the further capitalising on the knowledge base at the University of Stirling and Forth Valley College.

6.17

The five themes of the Stirling’s Economic Strategy surround investment in infrastructure; skills development; business support; rural development; and the promotion of Stirling’s advantage as a world class location in which to work, live, learn and visit.

As part of this strategy, new business space has an important role to play in Stirling’s future.

The availability of a good range of employment opportunities and commercial space to sustain and grow the local economy is critical, adding to the attractiveness of the area. In particular, the need to expand incubation facilities and networks to nurture innovative business ideas and commercialise the research from our knowledge base has been identified.

6.18

In this context, the Local Development Plan aligns with the Economic Strategy – and the City Development Framework - to meet the diverse needs and opportunities of indigenous firms and inward investors by allocating sites for employment use (Classes 4, 5 and 6) for the sectors and sizes of business which are important to Stirling, including financial and business services, food and drink and technologically advanced manufacturing in areas such as life sciences and software development. The allocated sites also provide flexibility to accommodate changing circumstances and allow the realisation of new opportunities.

6.19

Within the core area, there is significant opportunity to develop business space at Kildean, Castle Business Park, Stirling University Innovation Park, Pirnhall, Broadleys/Millhall and Bandeath. The City Development Framework, encompassing the City Centre and Forthside, seeks to build on huge opportunities for city to contribute to economic growth. In rural areas, the Plan allocates a number of small sites for employment purposes to support the growth of thriving and diverse rural economic communities and provides a flexible policy approach to ensure economic development in the countryside can be supported where appropriate.

6.20

The overall supply of employment land is designed to meet the area’s aspirations for economic and employment growth and has been informed by a Business Space Strategy (2010) and Rural Stirling Business Space Study (2011).

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6. Setting the Land Requirement for Housing, Business and Retail

Retail Floorspace

6.21

Council studies in 2009, 2010 and 2011 into the capacity for further retail floorspace in the Stirling area identified, in both qualitative and quantitative terms, a need for further retail floorspace in particular locations. However, it is generally accepted that shopping patterns have changed in recent years and the retail market is undergoing a period of sustained change. There has been a particular fall in demand for larger footprint food stores from retailers.

6.22

The 2014 Stirling LDP identified a range of sites, the majority of which remain undeveloped. To protect the potential for future growth and a return to demand for retail sites in the Stirling area, this plan has continued to identify them as allocations, with minor adjustments. All sites allocated for retail use are identified in the Schedule in Appendix A.

6.23

Stirling City Centre has the main role in meeting the current and future personal and convenience retailing needs for the Stirling area, as well as tourism, leisure and other services, and will continue to be protected. Sites at Rainbow Slides (R01) and Station Road (R02 and R03) are identified within the City Centre for personal retailing. STEP/Vico (R06) within the City Centre is allocated for convenience superstore use. Supported by the Mercat Cross Design Guide, this will help manage the demand for such uses and resist the pressure for out of centre retail developments that could threaten the vitality and viability of the City Centre.

6.24

Out with the City Centre, existing town and local centres are defined and protected as part of the Network of Centres, and the potential for additional retail capacity is identified. The Commercial Centre of Springkerse includes allocations of land for household bulky goods retailing, as part of mixed use developments proposed for this area at Springkerse (R11), Crookbridge (R12) and Millhall, East (R13). New Supermarket (convenience) development is identified at Durieshill (R10) and a further superstore is identified at Bannockburn within the South Stirling Gateway (R09), in order to improve such provision in the southern area of Stirling and reduce expenditure leakage to other areas.

6.25

In line with SPP, the Council will undertake city/town centre health checks for Stirling City Centre, Bridge of Allan and Dunblane. This will assist in assessing each centre’s strengths, vitality and viability, weaknesses and resilience.

6.26

For the longer term, the retail requirements for the Stirling area are more difficult to predict due to the future economic uncertainties of the retail market. It is likely however, that the existing supply and additional allocations will continue to build out over the longer term. The supply of retail floorspace will be monitored through the annual Retail Monitoring Report and additional allocations brought forward, if required, in a future review of the Plan. This is likely to be supported by a full Retail Capacity Study

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7. The Overarching Policy, Primary Policies and Policies

The Overarching Policy and Sustainable Development Criteria are the principal link between national policy aims and the LDP objectives and policies. They are intended to be used both as a guide to the high level aspirations of the Council for developers and, along with the more detailed policies, in assessing proposals and reaching planning decisions.

The range of topics covered by Primary Policies has been determined by considering those issues of particular local concern. Primary Policies are backed up with more detailed Policies.

Many Primary Policies and Policies are further supported by Supplementary Guidance (SG).

Overarching Policy This Plan supports good quality development, in the right place, that meets the community’s needs (social, economic and environmental), in order to contribute positively to the creation of vibrant, mixed and healthy communities. All developments, land use changes and other proposals, plus related frameworks, masterplans, planning briefs, strategies, etc, will require to demonstrate the following: (a)

(b)

(c)

(d)

(e) (f)

Compatibility with the Spatial Strategy and conformity with the relevant Sustainable Development Criteria.

A design-led approach, including high standards of design, reinforcement of a sense of place, integration with neighbouring areas and the wider community.

Appropriate measures for mitigation of and adaptation to climate change which seek to ensure an area’s full potential for electricity and heat from renewable sources is achieved.

Appropriate measures for the safeguarding, conservation and enhancement of the historic and natural environment.

Safeguarding and appropriate management and utilisation of natural resources.

Adherence to the principles of the National Planning Framework proposal for a Central Scotland Green Network, with relevant contributions to local and national Green Network and Green Infrastructure objectives.

In addition, there will be a presumption in favour of development that contributes to sustainable development, defined as development which meets the following Sustainable Development Criteria.

[National Central Scotland Green Network principles are that the network should be: grounded in nature; at scale; regenerative; life-enhancing; connected; functional and resilient; locally distinctive and respectful of the past; harnessing the potential of development; beyond carbon neutral; and adding value. Local green network objectives are set out in SG02.]

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7. The Overarching Policy, Primary Policies and Policies

Sustainable Development Criteria 1.

2.

3.

4.

5.

6.

7.

8.

9.

10.

11.

Improve the overall quality of the built environment.

Contribute to reduction in greenhouse gas emissions, in line with or better than national targets, and encourage energy and heat efficiency, and the use of low and zero carbon power generation.

Reduce the need to travel and reliance on the private car by encouraging active travel and other more sustainable travel and transport opportunities.

Support Zero Waste objectives, and minimise the life-cycle resource requirements.

Avoid areas at risk of flooding and erosion.

Protect and enhance the historic and cultural environments, and the natural environment (including biodiversity and landscape), and responsible access to such environments.

Minimise adverse impacts on water, air and soil quality.

Support healthy and safer lifestyles, by improving access to amenities, promoting access to open space and other recreation opportunities and by addressing environmental problems.

Involve re-use and/or regeneration of previously used land and property, including derelict and contaminated land, and the re-cycling of construction materials.

Make efficient use of existing and new infrastructure.

Create net economic benefit for the area.

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7. The Overarching Policy, Primary Policies and Policies

A. Placemaking and Implementing the Spatial Strategy

A. Placemaking and Implementing the Spatial Strategy (Primary Policies 1-3 & Policies 1.1-3.4) This Plan prioritises the importance of design, urban design and placemaking in order to ensure that the developments envisaged for the coming decades will maintain and improve the character and assets of the area. While not losing sight of the housing and other land requirements, the concept of placemaking through better design is prioritised.

This Plan recognises that the quality and amenity of the places around us must be conserved and enhanced, as these are key to influencing our ability to reduce social inequalities and lead healthier lives, and be economically attractive and competitive. Therefore, policies included within this section seek to improve places through raising the quality of new development, setting appropriate scales of development and steering proposed development to the right locations in terms of our social and economic aims, the environment, and efficient use and management of infrastructure.

As a result, consolidating the built up areas is the priority, as is the regeneration of existing communities, followed by strategic greenfield expansion, which builds on existing infrastructure whilst limiting adverse environmental impacts. Small-scale development in the countryside is generally supported where environmental criteria can be satisfied, and the Green Belts continue to protect the character, identity and setting of settlements. The concept of a Green Network is promoted, ensuring that important open spaces and green corridors are protected and provided in new development and that all development contributes to the enhancement of the Green Network.

Primary Policy 1: Placemaking In order to achieve the Council’s Placemaking objectives, development of all scales must: (a) Be designed and sited, not only with reference to their own specifications and requirements, but also in relation to the character and amenity of the place, urban or rural, where they are located. (b) Be of quality, having regard to any relevant design guidance, landscape character guidance, Conservation Area Character Assessments and Settlement Statements. (c) Be located so as to reduce the need to encroach onto greenfield sites and to maximise sustainability benefits. Developments should utilise vacant and under-used land and buildings within settlements at higher densities where appropriate. (d) Safeguard and enhance built and natural heritage, contribute to the implementation of the Council’s Open Space Strategy and Green Network objectives, and respect the Green Belts. (e) Have minimal adverse impact on air quality. Air quality assessments and appropriate mitigation measures will be required for any proposed development which the Council considers may significantly impact upon air quality, either on its own or cumulatively.

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7. The Overarching Policy, Primary Policies and Policies

A. Placemaking and Implementing the Spatial Strategy

Policy 1.1: Site Planning All new development, including alterations and extensions to existing buildings, are required to contribute, in a positive manner, to quality of the surrounding built and natural environment. All proposals are therefore expected to meet the following criteria (where relevant): (a) The siting, layout and density of new development should; contribute towards or create a coherent structure of streets, spaces and buildings; respect, complement and connect with its surroundings; be safely accessed; and create a sense of identity within the development. (b) All new development should consider and respect site topography, and any surrounding important landmarks (built or natural), views or skylines. (c) The design should be appropriate to both any building to which it relates, and the wider surroundings in terms of appearance, position, height, scale, massing, and should use materials, finishes and colours which complement those prevalent. (d) In urban settings in particular, buildings should be positioned so as to respect an existing building line, or establish one where none exists. Thereafter, access, uses and orientation of principal elevations should reinforce the street or areas of open space. (e) All buildings, streets and open spaces should be considered and designed in a manner so as to create safe, accessible, inclusive places for people, which are easily navigable, particularly on foot, bicycle and public transport. Any core path, established rights of way, and other important access routes should be protected and retained. (f) It should be demonstrated that buildings and spaces have been designed with future adaptability in mind wherever possible and appropriate. (g) Existing buildings, structures and natural features that contribute to local townscape and biodiversity should be retained and sensitively integrated into proposals. (h) Consider and plan for how the development will be serviced including the potential for heat networks and ensuring that adequate space is given to facilitating recycling and the storage of waste bins.

All new development should comply with SG01 which supports this policy by providing detailed guidance on all aspects of site planning and design.

Policy 1.2: Design Process In order to ensure that the aims of Placemaking and quality site planning are met: (a) Preparation of Development Frameworks and/or Masterplans will be required for areas or sites requiring a comprehensive approach to the provision, design, and location of uses, open space and infrastructure. Thereafter, detailed proposals coming forward for all or part of the site will be expected to demonstrate cognisance and compliance with the relevant Development Framework/Masterplan. (b) Planning Briefs will be prepared by the Council for sites where merited by the size, sensitivity, and/or complexity of the site and proposals. Thereafter, detailed proposals coming forward for all or part of the site will be expected to comply with the relevant Planning Brief. (c) Design Statements and Design and Access Statements* will be required in support of Planning Applications in all instances as set out in SG01.

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A. Placemaking and Implementing the Spatial Strategy

[Preparation of all documents, and their content, should comply with the relevant guidance contained within SG01]. [*These are statutory requirements in some cases. They deal with access to buildings, e.g. disabled access, and are in addition to any Transport Assessments or Transport Statements, for which see SG14].

Policy 1.3: Green Infrastructure and Open Space All development proposals will be assessed in terms of their impact on, and potential to contribute to, Central Scotland Green Network principles and local Green Network and Open Space Strategy objectives in terms of the following: (a) The safeguarding of existing, and the provision of new green infrastructure contributing to the Green Network, will be considered in the context of the above objectives, biodiversity conservation, the River Basin Management Plans, the Flood Risk Management Plan, the Core Path Plan and any relevant Conservation Area Character Appraisal. (b) There will be a presumption against the loss of open space, including loss of connectivity or accessibility. In instances where it is agreed by the Council open space can be lost, adequate compensatory measures will be required to ensure that appropriate alternative provision is provided, the remaining elements of green infrastructure are enhanced, loss of any connectivity is minimised and that alternative routes are provided or enabled. (c) Proposals adjacent to, encroaching upon, or in the vicinity of, existing open spaces and green corridors should maintain or enhance functionality and connectivity (active travel routes, habitat networks, etc). (d) New development should, where necessary, incorporate accessible multifunctional open space of the appropriate quantity and quality to meet the needs arising from the nature of the development itself. In some instances it may be more appropriate to remedy local deficiencies (both in terms of quality and quantity) that have been identified in the Open Space Strategy, and which would be exacerbated by additional development. (e) Financial contributions may be sought for the purposes of providing open space and wider contributions to green infrastructure and the Green Network, consistent with SG02, Policy 3.3 and SG16. Means to ensure the long term maintenance of new and existing open space created in association with development will also secured.

The Council will support the use of temporary greening of land awaiting development, where appropriate. Consideration will be given to whether greening of a site could bring about a positive impact to the local environment and overall amenity of the area, without prejudicing the effectiveness and viability of the site, if it is allocated for development in the longer term.

[SG02 supports this policy by providing further detail of Green Network objectives, open space requirements, etc. For the avoidance of doubt, Green Network includes ‘blue’ infrastructure such as rivers and watercourses. National Central Scotland Green Network principles are that the network should be: grounded in nature; at scale; regenerative; life enhancing; connected; functional and resilient; locally distinctive and respectful of the past; harnessing the potential of development; beyond carbon neutral; and adding value].

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Figure 6: Stirling Green Network.

 

Policy 1.4: Outdoor Sports Facilities The redevelopment of outdoor sports facilities will only be acceptable where: (a) the proposed development is ancillary to the principal use of the site as an outdoor sports facility; (b) the proposed development involves a minor part of the outdoor sports facility which would not affect its use and potential for sport and training; (c) the outdoor sports facility that would be lost would be replaced by a new facility of comparable or greater benefit for sport and in a location that is convenient for its users, or by the upgrading of an existing facility to provide a better quality facility either within the same site or at another location that is convenient for its users and which maintains or improves the overall playing capacity in the area or (d) a relevant strategy demonstrates that there is a clear excess of sports pitches to meet current and anticipated future demand in the area, and that the site could be developed without detriment to the overall quality of provision.

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7. The Overarching Policy, Primary Policies and Policies

A. Placemaking and Implementing the Spatial Strategy

Policy 1.5: Green Belts (a) Green Belts are designated around Stirling, Bannockburn, Bridge of Allan, Dunblane and Strathblane. Development should preserve the openness of Green Belts and should not undermine their core role and function by individual or cumulative impacts. Development in the Green Belt will only be supported where it supports diversification of the rural economy and is for the purposes of: (i) Agriculture, woodland, forestry and/or horticulture uses (including allotments). (ii) Recreational uses compatible with an agricultural or natural countryside setting. (iii) Essential infrastructure (such as electronic communications, electricity grid connections and new transport infrastructure supported by the National, Regional and Local Transport Strategies). (iv) Re-using redundant rural vernacular buildings (see also Policy 2.10, and for further design guidance SG11). (b) Support may be given to single houses in the Green Belt (outwith Building Groups or Infill situations) for specific purposes where consistent with Policy 2.10 and SG10.

[SG03 supports this policy by outlining the main objectives of the Green Belts designated in the Stirling area and their core role and function].

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7. The Overarching Policy, Primary Policies and Policies

A. Placemaking and Implementing the Spatial Strategy

Figure 7: Stirling Core Area Green Belt.

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Stirling Local Development Plan: Proposed Plan

7. The Overarching Policy, Primary Policies and Policies

A. Placemaking and Implementing the Spatial Strategy

Primary Policy 2: Supporting the Vision and Spatial Strategy Housing, employment and retail development proposals which are consistent with the Plan’s Vision and Spatial Strategy, will be directed to sites identified for those particular purposes in Appendix A and in the Settlement Statements.

Outwith allocated sites, the Core Area will be the preferred location for new build development on sites located close to, and easily accessible by, major public transport routes. In the Rural Villages Area and areas of Countryside, development will be more constrained by accessibility, infrastructure, landscape and biodiversity considerations. However, new employment development, and other developments that will provide significant economic and social support to the rural area will be encouraged in appropriate circumstances.

[SG08 and the production of associated Development Frameworks, Masterplans and Planning Briefs for specific sites, supports this policy by endorsing particular development proposals as part of the Spatial Strategy].

Policy 2.1: The 5 Year Effective Housing Land Supply The Council will, at all times, seek to maintain a 5 year effective housing land supply through the annual housing land audit process and the LDP Action Programme. Where the current housing land audit identifies a shortfall in the 5 year effective housing land supply, proposals to extend the supply of land for housing development under SPP’s ‘presumption in favour of development which contributes to sustainable development’ on sites not identified for housing development will require to: (a) Be consistent with the LDP Vision and Spatial Strategy; and (b) Meet with the provisions of the LDP Overarching Policy, its accompanying Sustainable Development Criteria and all other relevant LDP policies; and (c) Be proven, through detailed supporting information, to be effective and capable of deliverable within the 5 year period under consideration; and (d) Be over 30 units in size in order to make a reasonable contribution to the overall identified shortfall; and (e) Demonstrate that development of the proposed site will not compromise delivery of necessary infrastructure supported by the LDP strategy or jeopardise the delivery of an allocated site.

The submission of detailed planning applications for such developments will be encouraged by the Council. Any consents issued for planning permission in principle applications may, in line with current legislation, have a shorter time period imposed to assist in meeting the identified shortfall within the 5 year period under consideration. Developers are encouraged to engage in early discussions with the Council.

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7. The Overarching Policy, Primary Policies and Policies

A. Placemaking and Implementing the Spatial Strategy

Policy 2.2: Planning for Mixed Communities and Affordable Housing (a) All new residential development schemes should provide a range of housing of different types and sizes, and where required, different tenures and affordability. The different kinds of housing should be well integrated through the entire development scheme, ensuring that the siting and layout and architectural quality and design, is appropriate to the site and surrounding area. (b) For larger development schemes (20 units or more) any market housing proposed should aim to meet the needs of smaller households, older people and lower income households consistent with local housing needs. (c) All new residential development schemes, including conversions, of 4 or more units within the Highly Pressured Areas, and of 10 or more units in the remainder of the plan area, where the developer is not the Council or a Registered Social Landlord, should include affordable housing or make a financial contribution to facilitate affordable housing provision elsewhere.

The level of provision will be determined as follows:

Table 6: Affordable Housing Calculation.

Site size Highly Pressured Areas

Remainder of LDP area

Contribution

Preference

4 – 19 units (inclusive)

33%

On site or financial contribution if there are suitable alternative development sites in the housing market area.

20 units or more

33%

On site

10 – 19 units (inclusive)

25%

On site or financial contribution if there are suitable alternative development sites in the housing market area.

20 units or more

25%

On site

Although the priority is to deliver affordable housing on site, particularly on larger schemes, the Council will be flexible in implementing its affordable housing policy to suit the particular circumstances of the settlement, the site and funding arrangements.

(d) A planning obligation will be used to secure the affordable housing contribution and to determine the phasing and delivery mechanisms, consistent with Policy 3.3 and SG16.

[SG04 supports this policy by providing greater clarity on the definitions of affordable housing, the Council’s flexible approach to on and off-site provision, the % requirements, and the level of financial contributions].

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Figure 8: Affordable Housing Requirement.

Policy 2.3: Particular Needs Housing and Accommodation (a) All new residential developments should consider and provide for particular housing needs where evidenced through the Housing Needs and Demand Assessment and/or Local Housing Strategy or any other studies undertaken by the Council or its community planning partners. (b) It is preferable that all new housing be built to ‘varying needs’ or ‘lifetime homes’ standards to support independent living, be accessible to as wide a range of people as possible, and allow the potential for future adaptation. (c) Development providing particular needs accommodation should be located within residential areas where residents have a realistic choice of access to local services and facilities.

Outwith these areas, accommodation will only be supported where the need for such accommodation in the locality is justified, a good accessible residential environment can be secured, and other appropriate locations are not available. (d) There will be a presumption against the further provision of private nursing or residential care home accommodation for adults and older people unless it supports the outcomes and commitments arising from the Integration Joint Board Strategic Plan. In determining applications for such accommodation, consultation will be undertaken with the Chief Officer and the Council’s Head of Social Services

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(e) The formation of Houses in Multiple Occupation (HMOs), including new-build and changes of use (but excluding purpose-built student accommodation), will be controlled in order to protect residential amenity. Proposals will be supported where: (i) It can be demonstrated that suitable in-curtilage waste and recycling storage space will be provided; (ii) Parking or road safety problems will not be created or exacerbated; (iii) Appropriate maintenance arrangements are in place for any external spaces / garden ground associated with the HMO; and (iv) The locational criteria set out in SG05 can be met. (f) There is a private permanent site for Showpeople at Riverside, Stirling. Any improvements to this established facility that requires planning permission will generally be supported. There is no evidence from the HNDA to suggest that additional provision is required, however, should any proposals come forward, they will be determined in accordance with other appropriate policies in the Plan.

[Part (e) should be read in conjunction with SG05, which defines the formation of HMOs in houses and in flats for the purposes of this policy].

Policy 2.4: Safeguarding Employment Land and Property (a) All employment land and property, (particularly those sites allocated in the Plan at Appendix A), for Class 4 business, Class 5 general industry, Class 6 storage and distribution, and/or waste management purposes, will be safeguarded for employment generating uses. (b) For allocated sites and sites within the Employment Safeguarding Areas shown on the Proposals Maps and for unallocated sites currently in Class 4, 5 or 6 use, other uses will only be supported where one or more of the following circumstances apply: (i) The site is no longer required to maintain an effective supply of employment land set out within the Spatial Strategy. (ii) The use is ancillary to, or complements, the overall employment use (e.g. small scale renewable energy developments). (iii) The use is consistent with Policy 2.8 dealing with sites suitable for a mix of uses, and is to be delivered in conjunction with an employment use, thereby enabling the majority of the site to be developed for employment purposes. (c) The Schedule at Appendix A lists the existing land supply and new land allocations that make up the overall supply of employment land. These will be monitored through the annual Employment Land Audit, which will also monitor windfalls, and will be used to determine if an effective land supply is being maintained and if a change of use is appropriate.

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7. The Overarching Policy, Primary Policies and Policies

A. Placemaking and Implementing the Spatial Strategy

Policy 2.5: Employment Development (a) In order to provide a good choice and mix of employment land and support vibrant and prosperous communities, development for business, general industry, storage or distribution and/or waste management facilities will be supported where it meets one or more of the following criteria: (i) It is located within an allocated employment site or an area safeguarded for such uses, and is compatible with the Key Site Requirements. (ii) It demonstrates considerable economic benefits to the Stirling economy in support of the area’s key business sectors, is located within the Core Area, and cannot be located on an allocated site/safeguarded employment area. (b) Support will be given to live-work units, micro-businesses, business space within community hubs and partial change of use to enable working from home in appropriate circumstances, but will be restricted to activities that will not impact on residential amenity either alone or through cumulative impact.

Opportunities for the efficient integration of energy and waste innovations within new employment developments should be sought by developers.

Policy 2.6: Supporting Town Centres (a) Town centres, including the city centre and local centres, will be the preferred locations for uses which generate significant footfall, including retail and commercial leisure uses, offices, community and cultural facilities and other public buildings such as libraries and education and healthcare facilities where such uses support the vitality and viability of such centres and are consistent with their role, function and scale. (b) Proposals for all new retail and commercial leisure development within the identified Network of Centres will be assessed against Policy 2.7 Retail and Footfall Generating Uses. (c) In addition, within town centres including the city centre and local centres: (i) There will be support for Class 1 retail uses (where consistent with the role and function of the centre). (ii) Class 3 uses (restaurants, cafes, snack bars etc.), public houses, and hot-food takeaways will be supported only where they will not be to the detriment of occupiers of adjacent properties by virtue of noise, disturbance, or odour, and there will be a presumption against siting public houses and hot-food takeaways adjacent to or on the ground floor of residential properties. (iii) Changes of use to residential use will not generally be supported on the ground floor of buildings. (iv) All developments must have an active frontage at street level, and be designed to include measures that will enhance the character and appearance of the Centre. (The advice contained in SG22 should be referred to when replacing or carrying out works to shopfronts).

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A. Placemaking and Implementing the Spatial Strategy

(d) Within Stirling City Centre: (i) All developments should comply with masterplans, frameworks and design guidance produced for Stirling City Centre, where applicable. (ii) Within the Prime Retail Area, changes of use at street level away from Class 1 retail use will be resisted, except where a vacant unit has been unsuccessfully marketed for this use for more than 12 months to the satisfaction of the Council. (iii) Outwith the Prime Retail Area, in order to ensure a diversity of uses, changes of use that provide economic and social activity during both day and evening will be supported. (iv) No proposal for a public car park (including stand-alone car parks, and those that are associated with new development) will be supported, unless it can be shown to meet an identified shortfall in car parking provision. This will also apply to proposals in edge of City Centre locations. (e) Within Bridge of Allan, Dunblane and all Local Centres, there will be a presumption against the loss of all uses (particularly Class 1 retail), which contribute to their vitality and viability, or which serve an important community and / or employment function (e.g. Sub Post Offices or pharmacies). (f) Springkerse & Millhall Commercial Centre performs a specific role and function within the Network of Centres as a location for household (bulky goods) retail only, to complement but not compete with the City Centre. There may also be opportunities for some ancillary or enabling commercial leisure development to complement the existing or proposed uses.

Table 6 supports this policy by setting out the role and function of the Network Centres and the relevant scale of appropriate development.

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Figure 9: Network of Centres Hierarchy.

Table 7: Role, function and scale of Network Centres Key Role and Functions

42

Scale

City Centre: Stirling

Comparison Retail, Convenience Retail, Personal Retailing, Commercial Leisure, Tourism Development, Food and Drink, Offices & Community and Cultural Facilities.

Regional

Town Centres: Bridge of Allan Dunblane

Convenience Retail, Comparison Retail, Tourism Development, Food and Drink, Offices & Community and Cultural Facilities.

Local

Local Centres: Bannockburn Balfron Causewayhead Cornton Cowie Doune Durieshill Fallin Plean Raploch St. Ninians

Convenience Retail, Food and Drink, Offices & Community and Cultural Facilities.

Local

Commercial Centre: Springkerse & Millhall

Household (bulky goods) retail Commercial leisure

Regional

Stirling Local Development Plan: Proposed Plan

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A. Placemaking and Implementing the Spatial Strategy

Policy 2.7: Retail and Footfall Generating Uses (a) New retail development and other uses, including offices, commercial leisure, community and cultural facilities will be supported where it is located within a site allocated for such uses (see Appendix A), and is compatible with the Key Site Requirements. (b) Support will be given to small-scale (maximum 500 sq.m. gross floorspace) convenience retail development to serve the needs of existing or new residential/employment/mixed use sites which are within a walk-in catchment of the proposed development, and are in a highly accessible location for walking and cycling. (c) Proposals for small-scale retailing in association with other uses will only be supported where there is a demonstrable locational need in association with an existing or proposed use, and the retailing element is clearly ancillary. Proposals will also be required to meet part (d) where they raise concerns in terms of the vitality and viability of Network Centres. (d) All other retail or commercial leisure development* or other town centre use, as defined in the LDP glossary, which would generate significant footfall must provide evidence that the sequential approach to site selection has been used in the following order of preference: (1) City Centre, Town Centre or Local Centre (2) Edge of Centre locations (3) Commercial Centres (4) Out of centre locations that are, or can be made, easily accessible by a choice of transport modes Full justification as to why more sequentially preferable sites have been assessed and discounted as unsuitable or unavailable will be required.

In addition, all of the following criteria (i) to (iii) must be satisfied where proposals are located either: Within a Network Centre (excluding the City Centre) where the proposal is inconsistent with the role and function of the Centre and/or of a scale that could adversely impact upon the vitality and viability of a Centre; or On sites outwith Network Centres that are not allocated for the proposed use or are inconsistent with the site allocation and its Key Site Requirements: (i) Demonstrate that there will be no unacceptable individual or cumulative impact on the vitality and viability of any Centre within the Network. A Retail Impact Analysis (RIA) must accompany retail proposals for more than 2,500sq.m. gross floorspace. For smaller developments, the requirement for an RIA will be at the Council’s discretion. (ii) Demonstrate that the development will help to meet proven qualitative and quantitative deficiencies in existing provision. (iii) Demonstrate that the development will be of a scale, character, and design, commensurate both with the size of the catchment to be served, and if applicable,

with the Centre(s) closest to where it is located.

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7. The Overarching Policy, Primary Policies and Policies

A. Placemaking and Implementing the Spatial Strategy

Planning Permissions covered by any part of this policy may be subject to conditions and/or planning obligations governing the overall amount and configuration of floorspace, and the range of goods to be sold. [* Includes expansion or change of use of an existing property which significantly alters its scale, form, role, or function, e.g. layout reconfiguration, or the addition of mezzanine floors].

Policy 2.8: Sites Suitable for a Mix of Uses (a) Development incorporating a mix of uses will be expected and supported in the following instances: (i) On allocated sites where a mix of uses has been identified in Key Site Requirements; (ii) On sites within the defined Network of Centres; (iii) On sites located close to, and easily accessed by, major public transport routes and nodes within the Core Area, and which are considered to support the Spatial Strategy; (iv) On sites where it can be demonstrated that provision of a mix of uses is required to deliver/enable development of the primary use on the site (where specifically referred to in the Key Site Requirements). (b) Mixed use proposals will be expected to demonstrate compliance with both the following criteria: (i) The mix and proportion of uses proposed is appropriate for the location, site and wider community. (ii) The layout, distribution of uses, density of development and resultant built form is appropriate for the site and its environs (see SG01).

Policy 2.9: Economic Development in the Countryside (a) In order to support a healthy and vibrant rural economy, developments supporting rural economic activity in the Countryside* will be encouraged to locate: (i) In and around the Rural Activity Areas; (ii) Close to villages, where there is a greater possibility for a realistic choice of access; or (iii) Where redundant or under-utilised buildings can be used, and particularly where traditional rural buildings can be restored and re-used, including as part of a mixedused development (see also Policy 2.8 and SG11). (b) Businesses based on recreational activities that have a site-specific need for a Countryside location will be encouraged. (c) Smaller-scale developments that are compatible with neighbouring residential properties may be permitted in Building Groups and Infill situations (as defined in Policy 2.10 and SG10) or as part of Farm Steading developments (see SG11).

[SG10 and SG11 support this policy by providing locational and siting guidance for economic development in the countryside]. [*Countryside is defined by the Countryside Policy Boundary shown on the Proposals Maps].

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Policy 2.10: Housing in the Countryside (a) New houses (including those for holiday let outwith managed chalet developments), of a scale, layout and design suitable for their intended location, will be supported in the Countryside* where one or more of the following circumstances apply: (i) When they are within or closely and cohesively visually related to existing Building Groups and Clusters. (ii) Where they will occupy Infill sites relative to existing rows of houses. (iii) Outwith existing groups or Infill situations when the proposal is for a Single house at a specific type of site or for a specific purpose. (iv) When the Replacement or Renovation of a single house is proposed. (v) When the proposal is for the Conversion, redevelopment or replacement of a Farm Steading or other range or cluster of Non-Domestic Buildings. (vi) When the proposal will result in the beneficial re-use of a Brownfield Site. (b) Development opportunities within designated Green Belts will be significantly constrained (see Policy 1.5 and SG10).

[SG10 supports this policy by providing details of the definition of terms used, requirements relative to Listed Buildings, affordable housing, Green Belts, etc, and includes guidance on siting and design, landscaping, energy efficiency etc. SG36 sets out the procedures allowing for the identification and formation of Small Settlements within the Countryside and policy interpretation therein].

[SG11 supports this policy by providing specific design guidance in relation to the reuse of redundant rural buildings]. [*Countryside is defined by the Countryside Policy Boundary shown on Proposals Maps].

Policy 2.11: Houses in Garden Ground/Curtilages In settlements (outwith Conservation Areas and / or the grounds of Listed Buildings), residential development within the curtilage of an existing house will be supported provided that all the following criteria are satisfied: (a) The position, orientation, and access to the proposed house(s) and the relationship with surrounding properties, maintains and respects the established development pattern. (b) The proposed curtilage(s) and that remaining attached to the existing house will be comparable with those surrounding in terms of size, shape, amenity and privacy. (c) The proposed house(s) is afforded a degree of privacy comparable with surrounding houses and does not materially affect the privacy and/or daylight of surrounding residential properties. (d) All existing features such as trees, hedges, landforms, walls, fences and buildings which contribute to the character of the plot and/or wider area, shall be retained and not adversely affected by development.

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Policy 2.12: Residential Alterations and Extensions The alteration and / or extension of residential properties will be supported provided that all the relevant criteria are satisfied: (a) The proposal is of a scale, size, massing and design that is subordinate and sympathetic to them building to be extended and the wider townscape, and uses materials appropriate to its context. (b) The proposal does not result in an over-development of the plot, with sufficient space remaining for garden ground, parking, and bin storage, which is comparable to the amenity afforded to surrounding residential properties in this regard. (c) The proposal does not result in a material detrimental impact on the amenity of surrounding residential properties in terms of privacy, noise or loss of daylight.

[SG12 supports this policy by providing further guidance on the siting and design of alterations and extensions].

Policy 2.13: Residential Caravans (a) The provision of residential caravan(s) as an alternative to permanent housing on a temporary basis will be supported where one or more of the following circumstances applies: (i) To provide residential accommodation where on-site presence is necessary for the proper management of a rural business. (ii) Where a house is being renovated or constructed on a self-build basis or where the future occupiers have no alternative accommodation during this period. (iii) To house construction workers for an approved development during the construction period.

In all instances, arrangements for the reinstatement/after-use of the site must be agreed prior to installation of the caravan(s). (b) The Council runs a permanent site for Gypsies/Travellers at Bridgend, Stirling, which is considered appropriate to meet their ongoing needs. Any improvements to this established facility that require planning permission will generally be supported. (c) Out with the above location, additional permanent sites for Gypsies/Travellers will be supported where consistent with other policies in the Plan and where all the following criteria can be met: (i) It will not adversely affect the built and / or landscape character of the area. (ii) It provides an appropriate residential setting for such development. (iii) Access to local services and education facilities can be provided. (iv) Essential infrastructure such as water, sewage disposal, refuse collection and other services can be provided. (v) Suitable parking and access arrangements to the local road network can be provided. (vi) It can be demonstrated that the site will be properly managed and adequately secured.

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Policy 2.14: Advertisements Proposals for the display of advertisements will be supported where they do not detract from the visual amenity of the locale or adversely affect public safety. Proposals should meet all of the following relevant criteria: (a) The cumulative effect of a number of advertisements on a building or within a locality does not result in advertisement clutter. (b) The effect of any illumination used on advertisements is not detrimental to the appearance of a locality. The Planning Authority will discourage illuminated box signs because of their general bulk and appearance. (c) Advertisements should be sited so as not to cause driver distraction, especially at locations of high traffic flows or conflicts, or where they may be confused with traffic lights or traffic signs. (d) Advertisements should be sited so as not to obstruct or impede pedestrian flow. (e) Advertisements and signage on a Listed Building, within the curtilage of a Listed Building or within a Conservation Area, should preserve or enhance the character and appearance of the building and / or the Area (consistent with Policies 7.2 and 7.3). (f) Advanced directional signs, particularly in the countryside, will not be permitted unless in relation to the temporary advertisement of events and construction, or those considered to be desirable on public safety grounds. Advertisement hoardings (i.e. structures providing space for commercial advertising) are unacceptable in the countryside.

[SG13 supports this policy by providing further guidance on the siting and design of advertisements].

Policy 2.15: Mobile Hot Food Outlets (a) Proposals for mobile hot food outlets* will only be supported in the following instances: (i) Where the outlet is required for a temporary period in association with a specific event; or (ii) Where the outlet is located within an area where similar facilities are unavailable within reasonable travelling distance. (b) In the above instances: (i) Proposals must not adversely impact upon amenity, or the landscape quality, or character of the area. (ii) Road and public safety must not be compromised. (iii) Adequate off-road parking must be provided, in a location that is separate from the outlet. (iv) On-site waste collection facilities must be provided. [* An Article 4 Direction removing permitted development rights for open-air retail markets (including single stalls and caravans used for the sale of goods), applies in the Plan area].

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Primary Policy 3: Provision of Infrastructure (a) Should no further infrastructure be provided, there will be significant infrastructure deficiencies as a result of the scale and location of development within the Plan.

Management and enhancement of existing infrastructure, and reducing the demands for new infrastructure will be the preferred approach in supporting the implementation of the Spatial Strategy. (b) Land necessary for the provision of identified and anticipated infrastructure (i.e. for enhancements to the transport network as identified in National, Regional and Local Transport Strategies, new or expanded schools, new and improved healthcare facilities and recycling Bring Sites), will be safeguarded where appropriate as shown in the Settlement Statements. (c) Shared use of facilities in the provision of educational, social, recreational, health and wider community infrastructure will be supported. The loss of services through changes of use/ demolition, where they serve an important community and/or employment function (e.g. post offices, pharmacies), will also be resisted. (d) Continuing enhancement of digital communications infrastructure will be encouraged in accordance with the principles set out in SPP. In particular, developers will be required, in consultation with service providers, to install the necessary infrastructure to enable fibrebased high-speed broadband in new homes and business premises. (e) Where appropriate, transport infrastructure corridors, sustainable drainage elements, open space and Green Corridor provision etc., should be integrated with the Green Network (see Policy 1.3 and SG02).

[Infrastructure provision and enhancement is likely to require input from developers. Policy 3.3 and SG16 support this policy by defining the scope of, and mechanisms for securing Developer Contributions].

Policy 3.1: Addressing the Travel Demands of New Development (a) In order to create accessible developments in sustainable locations, new development should be located where safely and conveniently accessible by walking, cycling and public transport as well as by motor vehicles. Wherever possible, new development should connect to existing, or provide new links to, sustainable transport options. (b) Development should aim to reduce its travel demands, and to ensure that residual demands are met in a manner which ensures a safe and realistic choice of access by walking, cycling, public transport and motor vehicles (c) Electric vehicle charging points should be considered as part of any new development and provided where appropriate.

Any requirement for Transport Statements and Assessments is set out in the Key Site Requirements.

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[SG14 supports the above policy by providing guidance on how developments will be expected to assess and demonstrate there is a safe and realistic choice of access. Accordingly, SG14 includes advice on transport statements, transport assessments, travel plans, improving walking, cycling and public transport access and parking standards. SG14, Policy 3.3 and SG16 also set out when developer contributions will be required to either ensure a safe and realistic choice of access and / or enable infrastructure improvements necessary as a consequence of the cumulative impact of developments].

Policy 3.2: Site Drainage (a) Foul Drainage (i) A connection to the public sewer will be required for all development within or close to urban areas (i.e. all settlements of greater than 2000 population equivalent) and other sewered areas. Where there is limited capacity at the Waste Water Treatment Works the authority recommends early contact with Scottish Water. A private drainage system would only be considered in the sewered area as a temporary measure where there is no capacity in the existing sewer system. Private drainage provision will be unlikely, however in such cases the private system should be built to relevant Scottish Water standards to allow adoption once connection to the public sewerage system is available. (ii) In other settlements (population equivalents less than 2,000) where there is no, or a limited collection system, a private system may be permitted where it does not have a detrimental effect on the natural environment, surrounding uses or local amenity. A discharge to land (i.e. a full soakaway or raised mound soakaway) compatible with the Scottish Building Standards Agency Technical Handbooks should be explored prior to considering a discharge to surface waters. (b) Surface Water Drainage (i) Surface water from new development shall be treated by a Sustainable Drainage System (SuDS) before it is discharged into the water environment, in accordance with the CIRIA C697 document ‘The Suds Manual’ and, where the scheme is to be adopted

by Scottish Water, the Sewers for Scotland Manual Third Edition. Developments should be designed to conserve water usage and control surface water at source wherever possible. Opportunities to retrofit SuDS are encouraged. (ii) All proposed developments that include roads should be designed in accordance with the SuDS for Roads Manual (2010), published by the Society of Chief Officers of Transportation in Scotland. (iii) Taking account of the location, scale and type of development, planning applications may require to be submitted with a drainage strategy in accordance with Scottish Government Planning Advice Note 61 – Planning and Sustainable Urban Drainage Systems (paras. 23 and 24).

[SG34 supports this policy by providing more detailed information and guidance on the role of the planning system in protecting the water environment from deterioration, and as a means to implement improvement measures by influencing the location and design of new development].

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Policy 3.3: Developer Contributions (a) Developer contributions will be sought in situations where a development (or combination of developments) creates a need for new, extended or improved public infrastructure, facilities or services. The need to seek contributions towards additional infrastructure will be determined through considering existing capacity and also cumulative development pressures arising from other proposals in the Local Development Plan. (b) Contributions will be sought for both critical and necessary infrastructure (as outlined with SG16) and where secured through a Planning Obligation (a Section 75 Agreement or other legal agreement as necessary), be consistent with Circular 3/2012. (c) The provision of on-site affordable housing is a priority for the Council and developer contributions will be used primarily to deliver affordable housing on-site unless an appropriate off-site opportunity is considered by the Council to be more suitable in accordance with Policy 2.2 and SG04. (d) Developers will be required to make a fair and reasonable contribution (financial or ‘in kind’), which is necessary and proportionate to the scale and nature of the development, relative to: (i) Ensuring that there is a safe and realistic choice of access including addressing the impact on transport networks in the immediate vicinity of the development. In addition, for any development within, or having a cumulative impact on, the City Transport Area, there will also be a requirement for developments (above thresholds set out in SG14) to contribute to infrastructure necessary as a consequence of the cumulative impact of developments. In remote rural locations not served by a fixed route bus service, contributions may be sought towards the DRT service. (ii) The provision of primary and secondary education facilities to ensure sufficient school capacity is in place to accommodate the development, which for the Education Core Area will be considered on a cumulative basis as a consequence of the impact of developments in this area. SG15 sets out the methodology used to measure the impact and the solutions for each geographical area. (iii) The improvement of existing and/or the provision of new community facilities resulting from development proposed in the Regeneration Areas. Specific site requirements are identified in the Key Site Requirements set out in the relevant Settlement Statements. (iv) The provision of new or improvements to existing Open Space and Green Corridors which contributes to the protection and enhancement of the Green Network.

Contributions to off-site provision will only be sought where on-site provision is not appropriate. SG02 sets out the rationale and methodology for seeking developer contributions in particular circumstances. (v) The cost of meeting new or expanded local health service infrastructure resulting from new development in the identified ‘pressured locations’ as set out in SG06.

Specific requirements are identified in the Key Site Requirements set out in the relevant Settlement Statements. (vi) As a result of new development, the provision of new or expanded on and off-site facilities for the provision, storage, collection and recycling of household waste, including Household Waste Recycling Centres as set out in SG19.

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(e) The Council will work with the agencies responsible for the provision and management of infrastructure, and the development industry, via an Infrastructure Working Group to consider cumulative impacts and establish an equitable system of securing developer contributions.

In this way, the contributions for each site set out in the Key Site Requirements can be kept under review and the LDP Action Programme updated accordingly.

[SG16 supports this policy by setting out further guidance on the scope of and mechanisms for Developer Contributions and the legal, administrative and financial arrangements].

Figure 10: City Transport Area & Education Core Area.

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Policy 3.4: Installation of Communications Infrastructure Providers of communications equipment will require to demonstrate that the following options have been considered in the selection of sites and design of base stations: (i) Mast or site sharing (ii) Installation on buildings or other existing structures (iii) Concealing or disguising mast, antennas, equipment housing and cable runs using design and camouflage techniques where appropriate (iv) Installation of ground based masts As part of any planning application for such developments, applicants will require to provide the following information: • An explanation of how the proposed equipment fits into the wider network; • A description of the siting options (primarily for new sites) and design options which satisfy operational requirements, alternatives considered, and the reasons for the chosen solution; • Details of the design including height, materials and all components of the proposal; • Details of any proposed landscaping and screen planting, where appropriate and; • An assessment of the cumulative effects of the proposed development in combination with existing equipment in the area; • An assessment of visual impact, if relevant.

Developments which deliver entirely new connectivity to an area will be particularly encouraged.

Should any communications installations become operationally redundant, the Council will require their immediate removal and the restoration of the site to its original condition.

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B. Climate Change Adaption and Mitigation

B. Climate Change Adaptation and Mitigation (Primary Policies 4-6 & Policies 4.1-6.1) The resilience of places must improve in order to adapt to the ever-increasing challenges of a changing climate, with new development strongly discouraged in places where climate-related hazards are already present or predicted, such as flood plains. New development needs to be more efficient in its use of resources and enable traffic reduction. Carbon stores also need to be protected and enhanced.

Mitigation of climate change involves reducing greenhouse gas emissions by changing the way we build and use buildings to reduce use of resources, energy and heat and by carrying out as many activities as possible in ways that reduce resource use, waste and travel. This is strongly linked to placemaking. In addition to the design and construction of new development, adapting to the changes in climate projected to take place in Scotland over the lifetime of existing developments includes retro-fitting appropriate adaptations to the current building stock and infrastructure as well as avoiding and managing flooding.

Scottish Natural Heritage (SNH) has prepared a Scotland wide map of Carbon Rich Soil, Deep Peat and Priority Peatland Habitats (SNH 2015), a consolidated spatial dataset derived from existing soil and vegetation data. The methodology used to create the map is detailed in SNH’s Carbon and Peatland 2014 – Methodology. As at June 2016 the map remains in a draft form, nevertheless it provides the most up to date information available on these soil types. Carbon and Peatland classes 1 and 2 correspond to the ‘carbon-rich soils, deep peat and priority peatland habitat’ identified in Table 1 – Onshore Wind Farms Spatial Framework of Scottish Planning Policy.

Over 50% of the energy consumed in Scotland is used to heat and cool buildings and processes, in homes, offices, hospitals, business and industry. It is also the largest source of emissions (47%). The Scottish Government’s Heat Policy Statement (June 2015) highlights challenges facing Scotland, including to i) largely decarbonise its heat system by 2050, to reduce greenhouse gas emissions, and ii) diversify sources of heat generation and supply to reduce reliance on fossil fuels, and therefore support a resilient heat supply. The Statement sets out a Heat Hierarchy with three specific objectives: reducing the need for heat, supplying heat efficiently and at least cost to consumers; and using renewable and low carbon heat.

The primary policies and policies found within this section of the Plan therefore seek to support: energy-efficient, low-emission, climate-adapted development; the use of vacant and derelict land; the reduction and recycling of waste; provision for active travel and public transport; sustainable drainage and flood management, and the development of heat networks and the use of heat mapping to identify the potential for co-locating developments with a high heat demand with sources of heat supply.

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Primary Policy 4: Greenhouse Gas Reduction In order to contribute to the aims of greenhouse gas reduction, all new development should: (a) Be in sustainable locations (with reference to the proposed main use or mix of uses, and existing or proposed infrastructure capacity). (b) Optimise accessibility to active travel opportunities and public transport. In particular planning permission should not be granted for significant travel-generating uses at locations which would increase reliance on the car and where: • direct links to local facilities via walking and cycling networks are not available or cannot be made available; • access to local facilities via public transport networks would involve walking more than 400m; or • a transport assessment does not identify satisfactory ways of meeting sustainable transport requirements. (c) Employ sustainable construction materials and methods, and provide energy and heat efficient accommodation with design and layout of buildings optimising passive environmental gains (solar, shelter, water use, etc.) (d) Where feasible meet energy and heat requirements by on-site renewable generation and/or by linking to local area networks. (e) Alterations to existing buildings to achieve better energy performance will be supported subject to satisfying Primary Policy 7 and Policies 7.5 and 7.7 where they relate to Listed Buildings or Conservation Areas.

Policy 4.1: Low and Zero Carbon Buildings (a) All new buildings must be designed so that at least 15% of the carbon dioxide emissions reduction standard set by Scottish Building Standards* is met by the installation and operation of low and zero-carbon generating technologies. This percentage will increase to 20%* in 2019. (b) Part (a) does not apply where development of any of the following types is proposed: • • • • •

Extensions to existing buildings Changes of use or conversion of buildings Buildings which have an intended life of less than two years Stand-alone ancillary buildings with an area of less than 50 sq. m; Buildings which will not be heated or cooled other than for the purposes of frost protection. (c) Other solutions will be considered where: (i) An applicant is able to demonstrate that there are significant technical constraints in using on-site low and zero-carbon generating technologies; or (ii) There is likely to be an adverse impact on the historic environment (see Policy 7.7). (d) All relevant applications must be accompanied by a ‘Low and Zero-Carbon Buildings Statement’ demonstrating compliance with this policy.

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[SG17 supports this policy by providing further guidance on how the requirements of this policy can be met, and the information required in the Low and Zero-Carbon Buildings Statement]. [* It is recognised that Building Standards are likely to change during the lifetime of this Plan.

Therefore, the requirements are percentages of the Building Standard in operation at the time at which applications are being determined].

Policy 4.2: Protection of Carbon-Rich Soils (a) The role of carbon-rich soils in storing carbon will be maintained by: (i) Avoiding the disturbance or excavation of peat and carbon rich soils. (ii) Protecting peat accumulations and high carbon content soils not already designated for habitat conservation reasons (i.e. Natura sites, SSSIs, Local Nature Conservation Sites and Geological Conservation Review Sites) from development or land use change. (iii) Supporting proposals which include re-wetting and / or other restoration measures which provide a demonstrable carbon and / or biodiversity benefit. (b) In relation to renewable energy developments, particularly wind energy, the Council will require developers to follow best practice for minimising carbon emissions and disturbance of peat. Detailed advice on current methodologies for the Scottish Government’s ‘carbon calculator’ are referenced in the Glossary (c) Where peat and other carbon rich soils are present, applicants should submit a peat management plan to assess the likely effects of development on carbon dioxide (CO2) emissions. Where peatland is drained or otherwise disturbed, there is liable to be a release of CO2 to the atmosphere, development should minimise this release. The peat management plan must demonstrate that appropriate mitigation measures are in place to minimise by avoidance impact on peat, including avoidance of development on areas of deep peat.

[Detailed mapping of carbon rich soils, deep peat and priority peatland can be found on SNH and Soil Scotland’s websites. Definitions and links to other relevant documents are contained within the Glossary].

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Policy 4.3: Heat Generation The Council will support the renewable generation of heat either in standalone locations or as an integral part of new or existing developments. Where the non-renewable generation of heat is proposed, the Council will support these developments only where greenhouse gas emissions are significantly reduced, form part of a carbon capture or where it can be demonstrated that there are plans for conversion to renewable or low carbon sources of heat in the future.

All new heat generating developments and developments of high heat demand should, where possible, co-locate and the possibility of developing heat networks should be investigated.

Where heat networks are not viable, micro-generation and heat recovery technologies within or associated with individual properties will be encouraged.

The Council will prepare supplementary guidance on Heat Generation which will: • Use Scotland’s Heat Map to identify the potential for co-locating developments with a high heat demand with sources of heat supply.

• Identify where Heat Networks, heat storage and energy centres exist or would be appropriate • Promote ongoing work associated with the Council’s participation in the local Heat Network Partnership.

• Set out different heat generating technologies and how the Council will assess any applications for these types of developments.

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B. Climate Change Adaption and Mitigation

Primary Policy 5: Flood Risk Management (a) The Council will take a precautionary approach to flood risk from all sources, including coastal, watercourse (fluvial), surface water (pluvial), groundwater, reservoirs and drainage systems (sewers, culverts and surface water drains), taking account of the predicted effects of climate change. (b) Development proposals on areas shown to be at risk of flooding on the SEPA Flood Maps (fluvial, coastal and surface water), will not be permitted unless a Flood Risk Assessment (FRA) concludes that the risk of flooding is acceptable in the context of SPP. The functional flood plain will be safeguarded from development in order to maintain its water conveyance and storage capacity. (Note: SPP states that for planning purposes the functional flood plain will generally have a greater than 0.5% (1:200) probability of flooding in any year). (c) Development proposals on areas shown to be at risk of flooding on the SEPA Flood Maps, or adjacent to a small watercourse (which has not been assessed on the SEPA Flood Maps i.e. with a catchment area less than 3km2), or in an area known to be at risk of flooding from any source: (i) Shall be informed by a Flood Risk Assessment (FRA) assessing the risk from all sources of flooding. The FRA shall be carried out in compliance with SEPA’s Technical Flood Risk Guidance for Stakeholders. (ii) Will be assessed against advice and the Risk Framework in SPP relating to Flooding and Drainage. (iii) Shall not result in a use that is more vulnerable to flooding or has a larger footprint than any previous development on the site. Reference should be made to SEPA’s Land Use Vulnerability Guidance. (iv) Shall not increase the risk of flooding elsewhere. (d) Surface water from new development shall be treated by a Sustainable Drainage System (SuDS) before it is discharged into the water environment, in accordance with the CIRIA C753 document ‘The Suds Manual’ and, where the scheme is to be adopted by Scottish Water, the Sewers for Scotland Manual 3rd. Edition. (e) All developments will be assessed for their potential to contribute to the reduction of overall flood risk. Developments likely to result in an adverse effect upon sustainable flood management or otherwise not in conformity with the objectives of relevant Flood Risk Management Strategies and Local Plans, will not be permitted. (f) A precautionary approach will be taken in controlling development in areas potentially subject to flooding from small watercourses with no obvious flood plain or from surcharging drainage systems, and in locations prone to landslips and other forms of erosion, which may be exacerbated by changing rainfall patterns. (g) In exceptional circumstances, as set out in SPP, where built development is permitted measures to protect against or manage flood risk will be required and any loss of flood storage capacity mitigated to achieve a neutral or better outcome. Water-resistant materials and construction should be used where appropriate. Elevated buildings on structures such as stilts are unlikely to be acceptable. (h) Development out with the functional flood plain is not necessarily not at risk to flooding. A precautionary approach is therefore advisable and water resilient materials and appropriate construction methods should be utilised as and when determined by an FRA. 57

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(i) Developers of sites out with functional flood plains will be encouraged to provide, where appropriate, features contributing to sustainable flood management. (j) Where appropriate land with the potential to contribute to the proper management of flood risk, for example through natural flood management, washland or green infrastructure creation, or as part of a scheme to manage flood risk, will be protected from inappropriate development or changes of use.

[SG18 supports this policy by summarising the legislation, policy and guidance relating to planning and flood risk management].

Figure 11: Flood Risk Area (1 in 200 year).

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Policy 5.1: Reinstate Natural Watercourses In the interests of sustainable flood management (and the protection and improvement of the water environment) development proposals will be expected to: (a) Incorporate drainage solutions that avoid channel modification, except works aimed at achieving more natural watercourses and wetlands. (b) Open out previously culverted watercourses whenever possible. (c) Promote the re-naturalisation of water courses, for example by removing redundant water engineering installations, all of which must include consideration of potential flood risk.

[SG34 supports this policy by providing information and guidance on the role of planning system in protecting the water environment from deterioration, and as a means to implement improvement measures by influencing the location and design of new development].

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Primary Policy 6: Resource Use and Waste Management In seeking to reduce the amount of waste created, and reduce the demand for new resources, new development: (a) That reuses vacant, derelict and other brownfield land will be encouraged where appropriate. (b) On land that is contaminated or unstable will require to be preceded by remediation to a standard commensurate with its new use. (c) Should minimise waste at source during construction and operational phases and should, wherever possible, reuse materials on site, and include appropriate facilities for composting and for the sorting, storage and collection of waste. (d) Will, where appropriate, require to submit a Site Waste Management Plan proportionate to the scale of development. (e) Of waste management infrastructure on new or existing sites, will require to demonstrate how it conforms to and meets the needs and objectives identified in the Zero Waste Plan.

[SG19 supports this policy by providing further guidance on waste management requirements on development sites].

Policy 6.1: Provision and Safeguarding of Waste Management Infrastructure (a) Development proposal for waste management infrastructure or facilities should meet with all the following criteria: (i) Conform to the Zero Waste Plan. (ii) Be located within or adjacent to existing waste management sites*, on land designated for employment development or safeguarded for employment use (Policy 2.4 and 2.5), or in association with major land uses allocations, as required by SG19. (iii) Will manage the waste in line with the waste hierarchy and Zero Waste Plan and minimise transport of waste from its source, while recognising that special waste may require specialist facilities outwith the area. (iv) Enable, where appropriate, ‘energy from waste’ and/or reuse of waste heat for example being designed to be capable of connection to a new or existing district heating network and through the preparation of a heat plan. (v) Where appropriate, provide restoration, aftercare and after-use proposals to be agreed in advance of operations. Restoration bonds will be required to be lodged. (b) Existing waste management infrastructure, as identified on the proposals maps will be safeguarded from incompatible development, including adjacent development that is likely to be incompatible with the use of the waste management facility for reasons such as noise, odour, hours of operation etc. (c) Waste infrastructure and facilities being provided as part of wider development opportunities are expected to meet with the requirements set out in SG19.

[SG19 supports this policy by providing further guidance on waste management requirements on development sites]. [*The principal waste management facility in the Plan area is at Lower Polmaise beside the Forth estuary. Any developments at this location must not have an adverse effect on the integrity of the Firth of Forth SPA].

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C. Conservation of Historic and Natural Heritage

C. Conservation of Historic and Natural Heritage (Primary Policies 7-9 & Policies 7.1-9.3) Geography, geology and history are so intrinsic to the character of the Stirling area that they effectively define it, and are key elements in placemaking. Stirling’s unique geographical position in Scotland has marked it as a gateway to the north and has endowed the City with a wealth of built heritage and natural assets. Therefore, policies under this section seek to enable protection, conservation and enhancement of biodiversity, landscapes and the historic environment.

Much of the historic environment is given statutory protection through specific designations.

There are around 1500 Listed Buildings (85 Category A, over 700 Category B, the remainder Category C), 28 Conservation Areas, 12 nationally important Gardens and Designed Landscapes, and over 140 Scheduled Monuments in the Plan area. The 6,000 plus entries in the Stirling Sites and Monuments Record include a wide range of undesignated features, structures and sites, and the Historic Environment Scotland Battlefield Inventory nationally important battlefield sites at Bannockburn, Sheriffmuir, Stirling Bridge and Sauchieburn.

Along with the extensive historic landscapes that also carry elements of the past, the historic environment adds richness and context to homes, places of work and other activities. No part of Stirling City is more than a 15 minute walk from an asset of national or international significance.

From Celts to Jacobites and including Scotland’s best preserved city walls, one of the most important Royal Landscapes and Castles in Europe and the two most important battlefields in Scottish history. This rich heritage makes Stirling as one of the UK’s most historic locations.

Adapting the historic environment to modern circumstances is a complex issue, and the policies in this section of the Plan (and their associated Supplementary Guidance) seek to address the most frequently arising situations. Conservation Area Character Appraisals have also been prepared, providing a more informed basis to judge the impact of development proposals in these areas, and identify opportunities for improved management. Various design guides and frameworks highlight the significant role the Castle plays in Stirling’s identity.

In addition to the above heritage features which are themselves of great heritage importance, so too is the landscape setting. Stirling is fortunate in the quality of its landscape resource, with around 60% of the area designated as Local Landscape Areas. This Plan is therefore strong on landscape conservation and seeks to encourage new landscape elements in development proposals, and remediation of neglected features important to landscape character.

About 7% of the Plan area is designated for its nature conservation interest, and of this area, over half has international importance. Protection is extended to the Firth of Forth Special Protection Area (SPA), (also a RAMSAR site), Special Areas of Conservation (SACs), Flanders Moss National Nature Reserve (NNR), Local Nature Reserves (LNR) and Sites of Special Scientific Interest (SSSIs) which are wholly or partly within the area.

Beyond this, biodiversity interest extends much more widely. The Local Biodiversity Action Plan has identified where species and habitats of national and local conservation concern occur in the area. While the legislative basis of wildlife conservation measures applied through the planning process is a matter for other strategies, the Council has a duty to further the conservation of biodiversity.

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Primary Policy 7: Historic Environment The historic environment contributes in a unique way to the character of the Stirling area.

It is important in forming the identity of places and providing a cultural, educational, social, and economic resource. The historic environment and, where appropriate, the settings of its component features, will therefore be safeguarded, preserved and enhanced. Developments and other proposals that would have a negative impact on these assets will not normally be supported. The historic environment will be managed, and relevant development proposals assessed, in line with statutory requirements, government policy, and the following: (a) The Historic Landscape Assessment reports, the Inventory of Gardens and Designed Landscapes and the Inventory of Battlefield sites. (b) Historic Environment Scotland’s Managing Change and Inform documents (as an interim measure, pending production where necessary of more detailed Supplementary Guidance specific to the context of the Stirling Plan area). (c) Conservation Area Character Appraisals. (d) Current local Planning guidance on the historic environment. (e) The Council’s Sites & Monuments Record. (f) The potential for sites or structures to harbour undiscovered heritage assets including archaeology.

All the Supplementary Guidance referred to under Policies 7.1 to 7.8 will be relevant for proposals considered under Primary Policy 7.

Policy 7.1: Archaeology and Historic Building Recording (designated and

undesignated buildings/sites) (a) There will be a presumption against development that would have an adverse effect on a scheduled monument or on the integrity of its setting except in exceptional circumstances.

The same presumption will also apply to other nationally important monuments. (b) Where there is the possibility that archaeological remains may exist within a development site, but their extent and significance is unclear, the prospective developer should arrange for an evaluation prior to the determination of any planning application in order to establish the importance of the site, its sensitivity to development and the most appropriate means for preserving or recording surviving archaeological features. (c) Approval of any proposal directly affecting historic environment features will be conditional upon satisfactory provision being made by the developer for the appropriate level of archaeological and / or standing building investigation and recording, assessment, analysis, publication and archiving.

[SG21 supports this policy by providing further guidance on the appropriate levels of building recording required, with varying degrees of impact on historic buildings of differing status, and the broader national policy context].

[SG23 supports this policy by providing further guidance on the variety, nature and scope of archaeological remains in the Stirling area, as well as the potential types of required archaeological mitigation and the broader national policy context].

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Policy 7.2: Development within and outwith Conservation Areas (a) Development within a Conservation Area and development outwith that will impact on the conservation area, shall preserve or enhance its character, appearance and setting. All new development should respect the architectural and visual qualities of the area, have regard to the character of the area as identified in the relevant Conservation Area Character Appraisal, and should: (i) Relate well to the density and pattern of existing development; the design, massing, scale and materials used in surrounding buildings; means of access and boundary and landscape treatments such as walls, railings, trees and hedges. [See Policy 7.4 for the treatment of boundaries / hardstandings in Conservation Areas and Listed Buildings]. (ii) Retain existing natural and built features which contribute to the character of the Conservation Area and/or its setting. (b) Given the importance of assessing design matters, applications for Planning Permission in Principle will not normally be considered appropriate for development proposals in Conservation Areas. (c) Where an existing building, Listed or not, contributes positively to the character of the Conservation Area, proposals involving demolition will be considered in terms of Part (a) (ii) and Policy 7.3. Proposals for demolition will only be considered if accompanied by a detailed planning application for a replacement development that enhances or preserves the character of the Conservation Area. If allowed, demolition should not commence until evidence is given of contracts let for the approved redevelopment.

Table 8: Designated Conservation Areas Stirling

Rest of Plan Area

Bannockburn

Ashfield l

Cauldhame/Kippen

Bridgehaugh l

Balfron North

Deanston l

Bruce Street

Balfron South

Doune

Cambuskenneth l

Blairlogie

Dunblane l

Drip Bridge

Buchlyvie

Fintry

King’s Park

Bridge of Allan

Gargunnock

Park Place/Randolphfield n

Cambusbarron

Killearn

Randolph Road

Carbeth North

Kippen

Stirling Town & Royal Park n

Carbeth South

Thornhill

St Ninians l

l Article 4 Direction applies to all of Conservation Area.

Torbrex l

n Article 4 Direction applies to part of Conservation Area.

[Character Appraisals of the character and qualities of the Conservation Areas have been produced and inform specific Key Site Requirements, Development Frameworks, Masterplans, and Planning Briefs. Specific opportunities for action, enhancement and management strategies within Conservation Areas will be taken forward in the development of the Settlement Statements/Strategies, see Action Programme].

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Figure 12: Designated Conservation Areas.

Policy 7.3: Development affecting Listed Buildings (a) The layout, design, materials, scale, siting and use of any development must preserve the character of the Listed Building and its setting. Where this is not proposed, development will be refused. There is a presumption against demolition or other works that adversely affect the special interest of a building or its setting. (b) Listed Buildings should not be demolished unless it can be clearly demonstrated that any of the following apply: (i) The building is no longer of special interest. (ii) The building is beyond repair. (iii) The demolition of the building is essential to delivering significant benefits to economic growth or the wider community. (iv) The repair of the building is not economically viable and it has been marketed at a price reflecting its location and condition to potential restoring purchasers for a reasonable period. (c) Understanding the architectural and historic significance of a building or structure is an important pre-requisite to making informed decisions about its development. In some cases the preparation of a Conservation Plan in support of a development proposal will be required. In instances where significant alteration or demolition of a building is approved, measures will be required to ensure adequate recording of the building (see Policy 7.1 and SG21).

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Policy 7.4: Development in Gardens/Curtilages within Conservation Areas

and around Listed Buildings In the interests of preserving or enhancing the historic, architectural and landscape qualities of Conservation Areas and Listed Buildings and their settings, new development will not generally be supported within the gardens and grounds of existing buildings or if served by rear access lanes. Support may be given to developments which propose: (a) The sympathetic conversion, adaptation or extension of existing properties or ancillary buildings of character where the development will preserve the character and appearance of the original building, its setting and the surrounding area. (b) The erection of small scale ancillary buildings directly associated with the use of the main building and sited and designed to respect the special architectural and visual qualities of the Conservation Area and / or setting and character of the Listed Building. (c) The retention of existing boundaries and landscape treatments that contribute to the character of the area / building and proposed new boundaries and landscape treatments of a design, location and material appropriate to the character and appearance of the Conservation Area and setting of the Listed Building.

[SG25 supports this policy by providing further guidance on the treatment of external areas, boundaries, parking areas, etc.].

Policy 7.5: New/Replacement Windows - Listed Buildings and

Conservation Areas There will be a presumption in favour of the retention (with traditional repair/sympathetic refurbishment if required) of original windows or other windows of historic significance.

Replacement of, or alteration to, existing windows will be considered as follows: (a) Where original windows or other windows of historic significance are proven to be beyond repair, replacement matching them in every respect including materials, dimensions, profiles, opening method and finish will be acceptable. Reuse of historic glass and other features may be required. (b) Where original windows, or other windows of historic significance, no longer exist, support will be given to proposals which reinstate a historically correct window type, including design, material and opening method. (c) Double-glazing may be acceptable where part (a) or (b) of this policy applies or where it can be incorporated within the existing joinery, and, only where there will be no loss of historic glass and no adverse impact on the character or appearance of the Listed Building or Conservation Area. (d) Secondary glazing is supported where it can be internally installed without detriment to the external appearance of the building or internal features of interest.

[SG37 supports this policy by providing further guidance on the treatment of existing windows and doors and on proposals for alterations to or replacement of windows and doors and any associated openings].

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Policy 7.6: New/Replacement Shopfronts within Listed Buildings and

Conservation Areas In relation to new or altered shopfronts, proposals will be supported which: (a) Respect the architectural and historic character of the building(s) to which they relate and are sympathetic to their townscape context. (b) Support the retention and restoration of traditional or historic shopfronts where these survive or where evidence of their former appearance can be produced in support of restoration. (c) Do not apply standardised ‘house’ styles or standardised shopfront designs in situations where their use would be detrimental to the character or architectural integrity of the building concerned or the character of the Conservation Area. (d) Remove shopfronts and introduce an alternative frontage treatment at street level, only where clear historic evidence supports this as the original appearance, and where the existing shopfront treatment is of no architectural or historic interest.

[SG22 supports this policy by providing further design guidance on proposals for new or altered shopfronts in the above situations].

Policy 7.7: Energy Efficiency and Micro-Renewables within Listed Buildings

and Conservation Areas Alterations and proposals involving the sensitive introduction of energy efficiency measures and/or micro-renewables installations to Listed Buildings and in Conservation Areas will be supported, where the proposals ensure that the character and appearance of the Listed Building, Conservation Area and their settings are preserved or enhanced.

[SG20 supports the above policy by providing further guidance on suitable proposals, in particular ensuring measures for improving the energy efficiency of the existing building have been maximised].

Policy 7.8: Development affecting Battlefields, Gardens and

Designed Landscapes (a) Development which would have a significant adverse effect upon the archaeology, landscape features, character and setting of sites listed in the Inventory of Historic Battlefields will not be supported unless it can be demonstrated that the overall integrity and character of the battlefield area will not be compromised. Where approved, proposals and developments affecting Inventory sites will require an appropriate level of mitigation, and measures (to be agreed with the Planning Authority) must be taken to conserve and enhance the essential characteristics, aesthetics, archaeological, historical value and setting of the battlefield. (b) Development affecting sites within Gardens and Designed Landscapes shall protect, preserve and enhance such places and shall not impact adversely upon their character, upon important views to, from and within them, or upon the site or setting of component features which contribute to their value. Such protection will apply to Inventory sites and also to other designed landscapes of more local interest.

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[SG24 supports this policy by providing further guidance on the number and nature of Battlefield Inventory sites in the Stirling Plan area, their key characteristics, the potential types of required mitigation and the broader policy context].

Figure 13: Historic Battlefields.

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Primary Policy 8: Conservation and Enhancement of Biodiversity (a) The protection, conservation and enhancement of wildlife, its habitats and other natural features in international and national designated sites will be supported in line with statutory requirements. International designations comprise of Natura sites, i.e. Special Protection Areas (SPAs) and Special Areas of Conservation (SACs); and national sites comprise of Sites of Special Scientific Interest (SSSIs) and the Flanders Moss National Nature Reserve (NNR). (b) Development proposals brought forward in relation to any policy, proposal or strategy in this Plan, that are likely to have a significant effect on a Natura site, will not be in accordance with the Plan, unless it can be ascertained that, by means of appropriate assessment, that the integrity of the site will not be adversely affected. (c) Development proposals that have a significant adverse effect on the overall integrity of SSSIs or the qualities for which it has been designated will not be in accordance with the Plan unless it can be demonstrated that those significant effects are clearly outweighed by social, environmental or economic benefits of national importance. (d) Where proposals may affect protected species, developers must carry out species surveys and produce mitigation plans where required. Development that may result in activities that would normally require a species licence will not be permitted unless the applicant can demonstrate (with reference to any relevant “purposes” and “tests”) that such a licence will be likely to be granted. SG26 provides more detail on the species to which this policy applies. (e) The Planning Authority will: (i) Consider the potential of all development proposals to contribute positively to biodiversity conservation and enhancement, and will seek mitigation for any adverse impacts. (ii) Identify and protect Local Nature Conservation Sites and Geological Conservation Review Sites (see Policies 8.2 and 8.3). (iii) In the context of the Green Network and Integrated Habitat Network, seek to identify, protect and enhance habitat networks and create linking features. (f) Areas not covered by statutory or local designations will have an appropriate level of protection if they are deemed to be important for their contributions to local biodiversity or form an important link within the Integrated Habitat Network.

[SG26 supports this policy and provides general information on designated sites, links to the relevant legislation and statutory requirements and guidance in relation to biodiversity and checklists for habitat and protected species surveys].

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Policy 8.1: Biodiversity Duty (a) All development proposals will be assessed for their potential impact upon biodiversity. This may be a specific impact on species or habitats at the proposed site, or cumulative impact if the species or habitats have a restricted distribution. (b) Developments likely to lead to a significant loss of biodiversity (relative to the Stirling Biodiversity Action Plan, the Scottish Biodiversity List and ‘Natural Heritage Futures’) will only be supported if the Planning Authority is satisfied that adequate provision can be made on or off site to maintain species populations and / or create or enhance comparable habitats such that overall biodiversity is maintained.

[SG26 supports this policy by outlining what the general biodiversity interest is in the area, and provides guidance on surveying for biodiversity and links to natural heritage information].

Policy 8.2: Proposals affecting Local Nature Conservation Sites (LNCS) Development proposals should not adversely affect sites of value to local nature conservation (LNCS). Where development proposals have the potential to impact on such a site: (a) The developer should carry out a biodiversity assessment, with particular reference to those nature conservation interest(s) for which the site has been identified. (b) Where significant adverse impacts are likely, development will only be supported if there are overriding social or economic reasons why the development should go ahead. In such circumstances the nature conservation interest should be maintained as far as possible through planning conditions, and / or by compensatory habitat creation secured through legal agreements.

[SG26 supports this policy and includes details of the sites concerned, and advice on surveying for biodiversity, links to natural heritage information, etc.].

Policy 8.3: Proposals affecting Geological Conservation Review Sites (GCRS) Development proposals should not adversely affect sites of value to local geodiversity (GCRS).

Where development proposals have the potential to impact on such a site: (a) The developer should carry out an assessment, with particular reference to those geodiversity interest(s) for which the site has been identified. (b) Where significant adverse impacts are likely, development will only be supported if there are overriding social or economic reasons why the development should go ahead. In such circumstances geo-diversity interests will be maintained as far as possible through planning conditions and / or planning agreements.

[SG26 supports this policy and includes details of the GCR sites].

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Figure 14: Geological Conservation Review Sites.

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Primary Policy 9: Managing Landscape Change (a) The integrity, character and special qualities of key areas of nationally and locally valued landscapes will be protected. Elsewhere, landscape and visual impacts will be important considerations in determining all proposals for development and land use change. A principle of facilitating positive change, including repairing past damage, will be followed. All development proposals should comply with the following: (i) Recognise the reasons for any special landscape designation that applies, and take account of guidance as to the types and scales of development that may be acceptable (see Policy 9.1 and SG27). (ii) Outwith designated landscape areas (including areas of wild land) demonstrate that the capacity of the local landscape to accommodate new development of the type and scale envisaged has been take into account, with reference to the guidance included with the landscape character assessments (see SG28). (iii) Avoid adverse cumulative effects on landscape character and visual amenity. (iv) Include appropriate provision for landscape and planting works to maintain or enhance landscape quality and contribute to enhancing the Green Network. (b) Large-scale development or land-use change delivering proven public benefits, but otherwise at variance with existing landscape character, should make provision for the creation of new, high quality landscapes with their own distinctive character.

Policy 9.1: Protecting Special Landscapes Decisions on development proposals within designated landscapes will take into account the level of importance and qualities of the designated area and the nature and scale of development (see SG27). In all cases the siting and design of development within designated landscapes should be of very high quality and respect the special nature of the area. (a) National Scenic Area (NSA) Development proposals in the NSA will not be supported unless it can be demonstrated that: (i) The objectives of designation and the overall integrity of the area will not be compromised. (ii) Any significant adverse effects on the qualities for which the area has been designated are clearly outweighed by social, environmental or economic benefits of national importance. (b) Local Landscape Areas (LLAs) Development proposals will only be supported where it can be demonstrated that: (i) The landscape character, scenic interest and qualities for which the area has been designated will not be adversely affected. (ii) There is a specific nationally recognised need for the development at that location which could not be satisfied in a less sensitive area, and any adverse effects are clearly outweighed by social, environmental or economic benefits of local importance.

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C. Conservation of Historic and Natural Heritage

Policy 9.2: Wild Land Areas The Council will seek to protect the character of Wild Land Areas as identified on SNH’s map of Wild Land Areas and shown in Figure 15. Any development proposed must be able to demonstrate that any significant effects on the qualities of these areas can be substantially overcome by siting, design or other mitigation.

[SG27 supports these policies by providing locations and citations for designated landscapes which identify the special qualities, sensitivities to change, development guidance and landscape enhancement potential for these areas. It also includes background information on areas of wild land].

[SG28 supports these policies by providing locations and a description of the character of all the lowland and highland local landscape character areas and notes on managing landscape change in these areas].

Figure 15: Local Landscape and Wildland Areas.

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Policy 9.3: Landscaping and Planting in Association with Development Development should incorporate new landscape and planting works appropriate to the local context and to the scale and nature of the development. All development proposals should: (a) Identify and safeguard existing landscape or planting features where these make a valuable contribution to local landscape character, biodiversity, cultural heritage or amenity. (b) Include high quality proposals for new landscape and planting works. (c) Demonstrate suitable arrangements for the establishment and long-term maintenance of new landscape and planting.

[SG29 supports this policy by providing guidance on landscape and planting requirements for new developments

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7. The Overarching Policy, Primary Policies and Policies

D. Managing and Utilising Local Resources

D. Managing and Utilising Local Resources (Primary Policies 10-15 & Policies 10.1-15.1) The local economy is dependent to a significant degree on natural resources and therefore the policies in this section deal with forestry and related industries, renewable energy generation, mineral extraction, water supply and the protection of the water environment, protection of soils, local food production, and tourism and recreation.

The natural environment of the Plan area is hugely important for the resources it contains (soils, minerals, water), for the prime movers (wind, water again), and for its aesthetic, tourism and cultural qualities, as well as the landscapes and employment opportunities that these create.

Sand, gravel and hard rock quarries have a part to play in the economy, and future supplies to wider markets will have an impact on requirements in the coming decades. New technology has allowed the exploration into unconventional gas in the area and policy is needed to deal with emerging coal-bed methane extraction. The Plan area has the potential to contribute to energy generation through most of the renewable and low-carbon technologies currently being developed, and the relevant policies encourage all forms of renewable low-carbon generation and heat production within environmental capacities.

Tourism makes a significant contribution to the economy of the Plan area: some 440,000 tourists visit Stirling Castle annually, and the proximity of Stirling to the Loch Lomond and Trossachs National Park, is a considerable asset. However there is a need to raise awareness of the Plan area’s overall tourism offer, increase the duration of the average tourist’s stay in the area, and improve the business / conference tourism accommodation offering in the City. Such improvements are encouraged through policy, along with other appropriate accommodation and visitor facilities.

Primary Policy 10: Forests, Woodlands and Trees (a) Stirling Council has prepared a Forestry and Woodland Strategy in partnership with Clackmannanshire Council and Forestry Commission Scotland. Within the context of the Strategy the Council will: (i) Adopt a vision for protection, future expansion and restructuring of woodland to meet national objectives and local needs. (ii) Encourage sustainable forestry that delivers a range of economic, social and environmental benefits, including the potential mitigation of climate change and ecological adaptation. (iii) Set out the local circumstances and factors (including environmental factors related to soil, water, flood risk and waste) in the assessment of planting and felling proposals. (iv) Support the contribution of the forestry sector to local sustainable economic growth and employment development.

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(b) Additionally the Council will, through the development management process: (i) Promote Tree Preservation Orders (TPOs) to protect trees and groups of trees important for amenity, or because of their cultural or historic interest, or on account of their contribution to the character and appearance of Conservation Areas. (ii) Protect existing woodland, especially woods with high natural, recreational and cultural heritage value. The criteria set out in the Scottish Government’s policy on Control of Woodland Removal will be used to determine the acceptability of woodland removal. (iii) Seek to expand woodland cover and, where practicable, secure establishment of new woodland in advance of development, particularly in association with: • Larger scale development proposals and / or developments on the edges of settlements as set out in the Key Site Requirements.

• Existing woodland or Green Corridors (see Policy 1.3).

• In areas of degraded landscape.

[SG30 supports this policy by detailing the Councils Forestry and Woodland Strategy].

[SG31 is also relevant by providing guidance on the protection and management of trees on development sites].

Policy 10.1: Development Impact on Trees and Hedgerows (a) Development proposals should provide protection from adverse impacts resulting from development to important individual trees, groups of trees or hedgerows that contribute to local amenity or have nature conservation or historic interest. (b) During the construction phase ensure the protection and management of retained trees on development sites in accordance with BS 5837:2012 Trees in relation to design, demolition and construction (April 2012). (c) All proposals on sites with existing trees or other significant vegetation features within or close to the site boundaries should: (i) Include an appropriate tree survey and demonstrate how the findings of the tree survey and assessment have informed the development proposals. (ii) Identify trees proposed for removal and retention, with details of how protection will be afforded. (iii) Bring forward tree planting proposals to compensate for any removal and / or workable mitigation measures where development would impair connectivity between important woodland habitats. (iv) Demonstrate suitable arrangements for the long-term management of retained trees and any compensatory planting (on or off-site as appropriate according to the nature and scale of the development). Developers should notify owners of any affected trees. (v) Ensure the long-term retention of existing and proposed trees by positioning buildings an appropriate distance from them, taking into account the ultimate height of the trees.

[SG31 supports this policy by providing guidance on the protection and management of trees on development sites] [SG32 supports this policy by providing guidance on the legal circumstances surrounding trees].

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Primary Policy 11: Minerals and Other Extractive Industries (a) Development will not generally be supported if it sterilises, degrades or otherwise makes unavailable, workable mineral deposits such as coal, sand, gravel and hard rock or coal bed methane reserves which are of economic or conservation value. Working of minerals in advance of development will be encouraged, where appropriate. Extraction that contributes to the maintenance of at least a 10 year supply of permitted reserves of construction aggregates (in order to comply with SPP) in the area will be supported, subject to part (c), below. Extensions to existing operations will be considered over new operations in other locations. The recycling and reuse of waste materials will be encouraged to help conserve mineral resources. (b) With regard to surface coal extraction, the area east of Stirling and south of the Forth is identified as highly constrained for environmental and social reasons. The Spatial Strategy recognises the eastern villages as a priority area for regeneration. Therefore, any proposals for surface mining in this area will be supported only if the applicant can demonstrate that there are national, community or economic interests which would outweigh the likely environmental impacts or that the proposal is environmentally acceptable and avoids significant cumulative impacts upon local communities. (c) Petroleum Exploration and Development Licence (PEDL) No. 133 covers the south-eastern part of the Plan area. Should the current moratorium on unconventional oil and gas development end, proposals for the exploration, appraisal and the development of wellhead and transmission infrastructure for unconventional oil and gas extraction (coal bed methane, shale gas and other forms of onshore oil and gas) shall be assessed against their impact on the environment, the economy, local communities, heritage, the historic environment, landscape assets and transport infrastructure. Proposals will require to comply with the detailed advice in Supplementary Guidance to be prepared in support of Primary Policy 11. (d) For any extraction proposal, sufficient information should be submitted to enable a full assessment of the likely effects of development to be made. Proposals must be able to demonstrate that there are no unacceptable impacts on the environment and local communities. Together with proposals for restoration, appropriate control, mitigation, operation and monitoring, either financial bonds for restoration or the support of an industry guarantee scheme may be required in certain circumstances and any requirements in relation to bonds or guarantees will be included in an appropriate legal agreement.

Extractive waste management plans and restoration and aftercare plans will be required.

The Council will prepare Supplementary Guidance on the Extraction of Minerals. This will: • Set out detailed criteria against which all proposals for the extraction of minerals will be assessed. • Define the market area for aggregates and establish whether a 10 year landbank is in place in consultation with the minerals industry and neighbouring authorities

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D. Managing and Utilising Local Resources

Primary Policy 12: Renewable Energy The Scottish Government’s target is to meet an equivalent of 100% demand for electricity from renewable energy by 2020, as well as the target of 11% renewable heat. The Plan area has the potential to contribute to energy generation and storage through most of the renewable and low-carbon technologies by permitting sensitively located development. All renewable energy developments which contribute towards these targets will be supported where they comply with policies 12.1 or 12.2 (where appropriate) and with all other relevant LDP policies.

Policy 12.1: Wind Energy Developments (a) Proposals for wind energy developments* will be assessed against: (i) The spatial framework on Map 1 shows areas likely to be most appropriate for wind energy development. The spatial framework applies to wind energy developments 15.0 metres (to blade tip) and above. The following principles as set out in SPP will apply: Group 1: Areas where wind farms will not be acceptable - National Scenic Areas.

Group 2: Areas of significant protection - Includes Natura 2000 sites, Inventory Battlefields and Designed Landscapes, Sites of Special Scientific Interest, National Nature Reserves, Wild Land, Carbon Rich Soils/Peat, and Community Separation for Consideration of Visual Impact (2.0 km maximum subject to local topography).

Within such areas there is a need for significant protection. However, wind energy development in these areas may be appropriate in some circumstances.

Development proposals will require to demonstrate that any significant effects on the qualities of these areas can be substantially overcome by siting, design or other mitigation.

Group 3: Areas with potential for wind farm development - Beyond groups 1 and 2, wind farms are likely to be acceptable, subject to detailed consideration against identified policy criteria. (ii) National planning policy and guidance current at the time of determination of applications. (iii) Current locational and design guidance of Scottish Natural Heritage. (iv) Stirling Council’s SG 33 Wind Energy Developments – Supplementary Advice and Guidance. (v) Relevant landscape capacity and design advice in the updated Stirling Landscape Sensitivity and Capacity Study for Wind Energy Development (January 2015). (b) Developments will be permitted if they are of a scale, layout and nature such that adverse environmental impacts, including cumulative impacts, are avoided or minimised to the satisfaction of the planning authority.

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D. Managing and Utilising Local Resources

(c) Proposals will also be assessed against the following criteria: (i) Contribution to renewable energy generation targets and effect on greenhouse gas emissions. (ii) Landscape and visual impacts. (iii) Effects on natural heritage including wild land areas, the quality of the water environment and carbon rich soils. (iv) Historic environment. (v) Aviation and telecommunication interests. (vi) Residential and community amenity. (vii) Cumulative Impacts, arising from the above considerations. (viii) The need for planning conditions relating to decommissioning and site restoration.

SG33 supports this policy by providing detailed advice and guidance on the planning and environmental considerations set out in para. (c) above. [* SG33 defines wind energy development as a generic term covering all scales of windfarm and individual wind turbine development.]

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D. Managing and Utilising Local Resources

Policy 12.2: Other Renewable and Low Carbon Energy Developments (a) Hydro power developments, including enhanced output from existing installations, will be supported, subject to detailed environmental assessment and appropriate mitigation of potentially adverse environmental impacts, including visual and landscape impacts*.

Account will also be taken of potential cumulative impacts on the water environment and flood risk, and the requirements of relevant River Basin Management Plans and relevant Flood Risk Management Strategies and Local Plans. (b) Other forms of renewable and low carbon energy technologies will be supported (e.g. geothermal resources, anaerobic digestion, landfill gases, waste biomass, solar energy, carbon capture / sequestration and energy storage) subject to detailed environmental assessment and appropriate mitigation of potentially adverse environmental impacts**. (c) Biomass fuelled heat and power facilities will generally co-locate with consumers. Related developments (e.g. fuel processing plant) in rural locations will also be supported, subject to environmental impacts being avoided or mitigated. (d) Micro-renewable energy development excluded from permitted development rights will be supported in principle. Potential impact on the character and appearance of the historic environment will be a important consideration (see also Policy 7.7). (e) Taking due account of the scale and nature of the proposal and local area characteristics, proposals will also be assessed against relevant criteria set out in para. 169 of SPP. * Developers should consult SEPA with reference to their Guidance for Developers on Run-of- River Hydropower Schemes (2015). ** Developers should consult SEPA with reference to their Thermal Treatment of Waste Guidelines (2014).

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7. The Overarching Policy, Primary Policies and Policies

D. Managing and Utilising Local Resources

Primary Policy 13: The Water Environment (a) All development must protect and enhance, by minimising and mitigating any potential impacts, the physical, chemical and biological quality of the water environment (all rivers, lochs, streams, groundwater, estuaries and wetlands). When considering any proposals likely to impact upon the water environment, the Council will ensure proposals accord with the protection and improvement objectives of the Water Framework Directive and assist the delivery of measures in relevant River Basin Management Plans and relevant Flood Risk Management Strategies and Local Plans, the National Marine Plan and appropriate biodiversity and green infrastructure/network considerations. SEPA, Scottish Water and SNH will be consulted as appropriate. (b) The Stirling area includes important areas for local and regional drinking water supply catchments. Development proposals must have regard to potential adverse impacts on drinking water supply catchments, including private licensed supplies.

[SG34 supports this policy and provides more detailed information and guidance on the role of the planning system in protecting the water environment from deterioration, and as a means to implement improvement measures by influencing the location and design of new development].

Primary Policy 14: Soil Conservation and Agricultural Land The Council recognises the principles set out in the Scottish Soils Framework and the benefits of conserving soils. Larger scale developments located on areas of better quality productive soils will only be supported where they conform to the Spatial Strategy of the Plan. All developments should: (a) Consider means to protect and enhance soils. (b) Implement appropriate soil management measures, particularly for valuable soils such as good quality agricultural soils* and soils with a high organic content. (Any proposals affecting peat accumulations and carbon rich soil will be subject to Policy 4.2). (c) Adopt best practice when moving, storing and reinstating soils. (See Natural Scotland Regulatory Guidance ’Promoting the sustainable reuse of greenfield soils in construction’). (d) Consider opportunities to re-use soils necessarily excavated from the site. [* Defined for the purposes of this policy as Land Capability for Agriculture (LCA) Classification 3.1 and 3.2].

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D. Managing and Utilising Local Resources

Policy 14.1: Encourage Local Food Production (a) Developments associated with local food production (including fish farms) and associated activities such as processing, distribution and marketing, will be supported where environmentally acceptable. (b) Support will be given for forms of development that provide space for allotments, other communal growing areas or orchards. (c) Approval will be given to the conversion of open space to food production where Green Networks and Open Space Strategy objectives are not compromised. (d) Locations for associated markets will only be approved on a temporary basis, with renewal of permissions dependent upon satisfactory site management.

Primary Policy 15: Tourism and Recreational Development Tourism and recreational activities make a significant contribution to the economy of the Plan area, and are based substantially on the quality of the natural and built environment. Proposals for tourism and recreational development should: (a) Increase the volume and value of tourism and recreation to the local economy, and the duration of the visitor stay and tourism season; (b) Preserve and enhance the quality of the natural and historic environment, and the visitor experience; (c) Where appropriate improve the provision of facilities for the business / conference tourism accommodation offering, particularly within the Core Area; and (d) Where appropriate, improve the provision of recreational facilities which promote local community well-being, health and quality of life benefits.

Figure 16: Major Visitor Attractions.

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7. The Overarching Policy, Primary Policies and Policies

D. Managing and Utilising Local Resources

Policy 15.1: Tourism Development including facilities and accommodation (a) Proposals for tourism and recreational development including facilities and accommodation, will be supported where they: (i) Are commensurate in scale with their location and setting within the built and natural environment; (ii) Complement existing tourist facilities and help facilitate the sustainable movement of tourists at or between major tourist destinations; (iii) Promote a wider spread of visitors and therefore economic benefits; and (iv) Promote responsible access to, interpretation of, and effective management and enhancement of the natural and historic environment, and cultural heritage. (b) In addition, the following specific types of tourist accommodation will only be supported in the following circumstances: (i) The sensitive expansion of existing tourist caravan and campsites will be supported in preference to the establishment of new sites. (ii) Proposals for chalet developments and huts (as defined in SG35), will be supported where the landscape can accommodate such development without it being visually prominent. Such proposals must also comply with SG35*. (c) Planning permission covered by any part of this policy may be subject to conditions and/or planning obligations to control use. [*Proposals for houses for holiday letting purposes in the Countryside, falling outwith the scope of criterion (b)(ii), will be assessed separately under Policy 2.10.]

[SG35 supports this policy by providing detailed guidance on the location, siting, and design of chalet and hut developments].

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8. List of Policies and related Supplementary Guidance

8. List of Policies and related Supplementary Guidance Overarching Policy and Sustainable Development Criteria PP (Primary Policy): - 15 high level policies.

PP1-3

PP4-6

PP7-9

PP10-15

Policy: Policies relating to the Primary Policies SG (Supplementary Guidance): - statutory policy, guidance and advice related to the Primary Policies and/or Policies

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PP1

Placemaking.

Policy 1.1

Site Planning.

Policy 1.2

Design Process.

Policy 1.3

Green Infrastructure and Open Space.

Policy 1.4

Outdoor Sports Facilities.

Policy 1.5

Green Belts.

SG01

Placemaking.

SG02

Green Network.

SG03

Green Belts.

PP2

Supporting the Vision and Spatial Strategy.

Policy 2.1

The 5 Year Effective Housing Supply.

Policy 2.2

Planning for Mixed Use Communities and Affordable Housing.

Policy 2.3

Particular Needs Housing and Accommodation.

Policy 2.4

Safeguarding Employment Land and Property.

Policy 2.5

Employment Development.

Policy 2.6

Supporting Town Centres.

Policy 2.7

Retail and Footfall Generating Uses.

Policy 2.8

Sites Suitable for a Mix of Uses.

Policy 2.9

Economic Development in the Countryside.

Policy 2.10

Housing in the Countryside.

Policy 2.11

Houses in Garden Ground/Curtilages.

Policy 2.12

Residential Alteration and Extensions.

Policy 2.13

Residental Caravans.

Policy 2.14

Advertisements.

Policy 2.15

Mobile Hot Food Outlets.

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8. List of Policies and related Supplementary Guidance

PP2

Supporting the Vision and Spatial Strategy (cont).

SG04

Affordable Housing.

SG05

Houses in Multiple Occupation.

SG08

All Development Frameworks, Masterplans and Planning Briefs.

SG08A

Stirling’s Major Growth Area - Durieshill.

SG10

Housing in the Countryside including Design Guide.

SG11

New Uses for Redundant Rural Buildings.

SG12

Residential Alterations and Extensions.

SG13

Advertisements.

SG36

Small Settlements.

PP3

Provision of Infrastructure.

Policy 3.1

Addressing the Travel Demands of New Development.

Policy 3.2

Site Drainage.

Policy 3.3

Developer Contributions.

Policy 3.4

Installation of Communications Infrastructure.

SG06

Health Care Facilities.

SG14

Ensuring a Choice of Access for New Developments.

SG15

Education Provision.

SG16

Developer Contributions.

PP4

Greenhouse Gas Reduction.

Policy 4.1

Low and Zero Carbon Buildings.

Policy 4.2

Protection of Carbon-Rich Soils.

Policy 4.3

Heat Generation.

SG17

Low and Zero Carbon Buildings.

PP5

Flood Risk Management.

Policy 5.1

Reinstate Natural Watercourses.

SG18

Planning and Flood Risk Management.

PP6

Resource Use and Waste Management.

Policy 6.1

Provision and Safeguarding of Waste Management Infrastructure.

SG19

Waste Management Requirements for Development Sites.

Non-statutory Supplementary Guidance

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PP7

Historic Environment.

Policy 7.1

Archaeology and Historic Building Recording.

Policy 7.2

Development within and outwith Conservation Areas.

Policy 7.3

Development affecting Listed Buildings.

Policy 7.4

Development in Gardens/Curtilages within Conservation Areas and around Listed Buildings.

Policy 7.5

New/Replacement windows - Conservation Areas and Listed Buildings.

Policy 7.6

New/Replacement shopfronts within Listed Buildings and Conservation Areas.

Policy 7.7

Energy Efficiency and Micro-Renewables within Listed Buildings and Conservation Areas.

Policy 7.8

Development affecting Battlefields, Gardens and Designed Landscapes.

SG07

Conservation Area Appraisals.

SG20

Historic Environment: Energy Efficiency and Micro-Renewables.

SG21

Historic Building Recording.

SG22

Historic Shopfronts.

SG23

Introduction to Archaeology in Stirling.

SG24

An Introduction to Battlefields and Planning in Stirling.

SG25

Boundaries and Hardstandings (Conservation Areas and Listed Buildings).

SG37

Historic Environment: Windows and Doors.

PP8

Conservation and Enhancement of Biodiversity.

Policy 8.1

Biodiversity Duty.

Policy 8.2

Proposals affecting Local Nature Conservation Sites (LNCS).

Policy 8.3

Proposals affecting Geological Conservation Review Sites (GCRS).

SG26

Biodiversity Conservation.

PP9

Managing Landscape Change.

Policy 9.1

Protecting Special Landscapes.

Policy 9.2

Wild Land Areas.

Policy 9.3

Landscape and Planting in Association with Development.

SG27

Protecting Special Landscapes.

SG28

Landscape Character Assessments.

SG29

Landscape and Planting Requirements in New Developments.

PP10

Forests, Woodland and Trees.

Policy 10.1

Development Impact on Trees and Hedgerows.

SG30

Forestry and Woodland Strategy.

SG31

Trees and New Development.

SG32

Trees and the Law.

Stirling Local Development Plan: Proposed Plan

8. List of Policies and related Supplementary Guidance

PP11

Minerals and Other Extractive Industries.

PP12

Renewable Energy.

Policy 12.1

Wind Energy Developments.

Policy 12.2

Other Renewable and Low Carbon Energy Developments.

SG33

Wind Energy Developments.

PP13

The Water Environment.

SG34

The Water Environment.

PP14

Soil Conservation and Agricultural Land.

Policy 14.1

Encourage Local Food Production.

PP15

Tourism and Recreational Development.

Policy 15.1

Tourism Development including Facilities and Accommodation.

SG35

Chalet Developments.

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9. Glossary of Terms

9. Glossary of Terms Action Programme: Sets out how the Planning Authority proposes to implement the Local Development Plan including a list of actions required to deliver each of the plan’s policies and proposals, the name/department/organisation that is to carry out the action, and the timescale for carrying out each action.

Active Travel: Travel by physically active, non-motorised modes, such as walking and cycling.

Affordable Housing: Housing of a reasonable quality that is affordable to people on modest incomes. In some places the market provides some or all of the affordable housing needed, while in other places it will be necessary to make housing available at a cost below market value to meet an identified need. Affordable housing is further defined in SG04.

Archaeology: Refers to physical structures and objects surviving from the past 10,000 years of history and prehistory. Such remains are easily damaged or destroyed and represent an irreplaceable source of information about the past not available from any other source. They include everything from Stirling Castle and Cambuskenneth Abbey, to the remains of millennia old hunting camps that only survive as scatters of artefacts in the topsoil.

Article 4 Direction: Article 4 of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992, as amended, allows planning authorities to remove permitted development rights for particular types of development or classes of development.

Battlefields (Inventory Site): A battlefield area demarcated by Historic Environment Scotland and included in their Inventory of Historic Battlefields in Scotland. While inclusion in the Inventory does not carry any statutory restrictions, it is a material consideration in the planning process.

Bring Site: Locations throughout the Stirling Council area where you can take household materials to be recycled.

Business Space Strategy (BSS): Stirling Council strategy (2010) providing an analysis of demand, supply and take-up of business space, which also sets out the requirements for the provision of land for future business space development.

Calculating Carbon Savings from Wind Farms on Scottish Peat Lands: A New Approach (June 2011, v.2 ), with further updates April 2014. Scottish Government publication.

Central Scotland Green Network (CSGN): The CSGN is a national development identified in the Scottish Government’s National Planning Framework 3 (June 2014). It has a broad purpose and scope, and priorities for lead organisations include promoting active travel (walking and cycling), addressing vacant and derelict land and focusing action in disadvantaged areas, to maximise community and health benefits.

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City Transport Strategy (CTS): The first of three delivery strategies covering Stirling City that form part of the Local Transport Strategy.

Commercial Leisure Development: Developments that attract large numbers of people including multiplex cinemas, bingo halls, nightclubs, tenpin bowling, casinos, and commercial sports facilities, including health and fitness centres.

Comparison Retail: Shopping not classified as Convenience retail. The purchaser will compare items on the basis of price and quality before a purchase is made. Comparison retail items are not purchased on a regular basis, unlike convenience retail items. Comparison retail can be further categorised as Personal retail and Household (bulky goods) retail.

Conservation Area: An area designated under the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 of special architectural or historic interest the character or appearance of which it is desirable to preserve or enhance.

Convenience Retail: Shopping not classified as Comparison retail. The sale of food, drink, newspapers, magazines and confectionary and other everyday items that are purchased on a regular basis.

Countryside Policy Boundary (CPB): The boundaries within which Policy 2.10 on Housing in the Countryside and Policy 2.9 Economic Development in the Countryside applies. (Also effectively defines the built-up limits of the City of Stirling and surrounding towns and villages).

Cultural Heritage: Also referred to as Historic Environment e.g. Conservation Areas, Listed Buildings, Scheduled Monuments, Archaeological Sites, Battlefield Inventory Sites and Historic Gardens and Designed Landscapes.

Demand Responsive Transport (DRT): A service provided in the more remote rural areas that are inadequately served by commercial public transport services. DRT is a public transport service which differs from conventional public transport in that is does not run on fixed routes or timetables. The cost of providing the DRT service is directly related to the number of trips generated in the area (see SG14).

Design and Access Statement: Required to be submitted with certain planning applications (e.g. for national or major developments, or within conservation areas), outlining the design principles guiding the application, and how design issues impacting on disabled people have been addressed.

Developer Contribution: Financial (or in kind) contribution towards infrastructure required as a result of development.

Development Framework: Sets out a conceptual vision for large development areas or sites requiring a strategic and comprehensive approach to the provision, design and location of uses, open space and infrastructure.

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Development Scheme: May consist of one planning application or a series of planning applications which are sufficiently connected by time, location, design or other relevant characteristics for the Planning Authority to treat the applications as one development scheme.

Economic Strategy: Stirling’s Economic Strategy: A Strategy for Jobs was published in November 2014 and outlines the city region’s current economic situation and its ambition to attract higher investment to support more and higher quality jobs in the years ahead.

Edge of Centre: A location that is outwith but within easy walking distance of and well connected to a network centre, and is also outwith the Countryside Policy Boundary area. In determining whether a site is Edge of Centre, account will be taken of local circumstances including local topography, barriers such as major roads, car parks, railway lines, or watercourses which cannot be easily and safely crossed, the attractiveness and perceived safety of the route to the network centre and the strength of attraction and size of the centre: physical proximity alone is not sufficient for a site to be considered Edge of Centre.

Effective Housing Land Supply: That part of the established housing land supply which is free or expected to be free of development constraints in the period under consideration, and will therefore be available for the construction of housing.

Employment Land Audit: Annual report produced by Stirling Council (from June 2012) which identifies and monitors the employment land in the area that makes up the employment land supply.

Employment Land Supply: All land and buildings used or designated for purposes under Classes 4 (Business), 5 (General Industry) and 6 (Storage and Distribution) of the 1997 Town and Country Planning (Use Classes) (Scotland) Order, considered to be appropriate or marketable as per the definition set out in SPP and by the Planning Authority in consultation with the Economic Development Service.

Established Housing Land Supply: The total housing land supply - including both unconstrained and constrained sites. This will include the effective housing land supply, plus the remaining capacity for sites under construction, sites with planning consent, sites in adopted local development plans and where appropriate other buildings and land with agreed potential for housing development.

European Sites: Sites designated under the European Union’s “Birds Directive” (known as Special Protection Areas) and “Habitats Directive” (known as Special Areas of Conservation) to conserve Europe’s most endangered and valuable habitats and species across their entire natural range. Also form part of a European wide Natura 2000 Network. Plans or projects likely to have a significant effect thereon shall be subject of a Habitats Regulations Appraisal and, if necessary, an Appropriate Assessment, to ascertain implications for the site’s conservation objectives. The ‘competent’ authority shall agree to the plan or project only after having ascertained that it will not adversely affect the integrity of the site concerned.

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9. Glossary of Terms

Five-year Housing Land Supply: Scottish Government requirement to maintain a 5 year effective land supply at all times.

Flood Risk Management Strategies and Local Flood Risk Management Plans: Under the Flood Risk Management (Scotland) Act 2009 Scotland has been divided into 14 Local Plan Districts. Each has a set of complementary Plans: Flood Risk Management Strategies produced by SEPA and approved by Scottish Ministers in December 2015 and Local Flood Risk Management Plans produced by lead local authorities and approved in June 2016.

Stirling Council is the lead authority for the Forth Local Plan District, that also includes parts of Clackmannanshire, Falkirk, Fife and Perth and Kinross Council areas and the Loch Lomond and Trossachs National Park. These Plans aim to make a strong and lasting contribution to sustainable flood risk management and maximise the benefit of public investment.

Garden and Designed Landscape: An area of significant parkland and woodland, generally centred upon a castle or mansion house, which has been laid out for artistic effect and identified in the “Scottish Inventory of Gardens and Designed Landscapes”. May also include non inventory sites of more local interest.

Green Belt: Designated to direct development to suitable locations, particularly towns and cities with a distinct character and identity that could be harmed by unplanned growth. Green Belts can encircle settlements but can also take other forms including buffers, corridors, coastal strips or wedges.

Green Corridors: In the City area, existing open spaces and green spaces and the links between them that have been identified as having characteristics valuable to the realisation of the Green Network. Includes development sites located in situations where development or management could create characteristics valuable to the realisation of the Green Network.

Includes land in private ownership and some land that is not ‘green’ in the sense of being vegetated. Their principal characteristic is or will be connectivity.

Green Infrastructure: ‘Green’ and ‘blue’ (water environment) features of the natural and built environment. These areas can have one or more functions, including naturalised water management, useable open space, active travel routes and habitats for wildlife.

Green features include parks, woodlands, trees, play spaces, allotments, community growing spaces, outdoor sports facilities, churchyards and cemeteries, swales, hedges, verges and gardens.

Blue features include rivers, lochs, wetlands, canals, other water courses, ponds, coastal and marine areas including beaches, porous paving and sustainable urban drainage systems.

Green Network: Connected areas of green infrastructure that together form an integrated and multi-functional network. See also Central Scotland Green Network.

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9. Glossary of Terms

Heat Map (Scotland’s Heat Map): A way to visualise opportunities, to assess who needs heat (demand) and where sources of heat might come from (supply), and how these can be connected in an efficient way to reduce the cost of heat supply and the carbon intensity of heat generation. It allows users to identify where there are opportunities for heat networks and decentralised energy projects, assess heat density and proximity to heat sources. It can also be used, in combination with other spatial datasets, as a tool to focus on areas of need or priority.

The Map will be updated regularly and evolve over time.

Heat Networks: A distribution system of insulated pipes that take heat from a central source and delivers it to a variety of different customers, including homes, business premises, educational establishments, hospitals, shops, offices, sport facilities and other public buildings. Many networks also generate electricity and may also provide cooling. Networks can utilise single or multiple sources of heat, controlled through energy centre(s), which can include conventional boilers or Combined Heat and Power plants (CHP or co-generation), but can and do also include large sources of low-carbon heat that cannot otherwise be used cost effectively in individual buildings, such as energy from waste, deep geothermal and industrial waste heat and a wide range of water sources and urban recovered heat. Heat network pipe infrastructure is technology and fuel agnostic and can accommodate a wide range of heat sources.

Hierarchy of Developments: A hierarchy of national, major and local developments. The National Planning Framework specifies national developments, the Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009 specify major developments. Anything not specified in either of these is a local development.

Highly Pressured Areas (Housing): Priority locations for the development of affordable housing where a 33% affordable housing contribution will be required. The highly pressured areas are the Stirling Rural Villages Area (Local Housing Strategy sub-area), Dunblane & Bridge of Allan.

House(s) in Multiple Occupation: For the purposes of Policy 2.3, an HMO is a house were more than 5 residents live together as unrelated individuals, or a flat where 3 or more residents live together as unrelated individuals. Further detail is provided in SG05.

Household (Bulky Goods) Retail: A category of Comparison retail and is the sale of items such as furniture and furnishings, white goods, large non-portable electrical appliances, floor and wall coverings, bedding, lighting, automotive and bicycle parts and accessories, garden and outdoor life equipment, tools, DIY equipment and building materials, fitted units and associated appliances, heating goods, office furnishings and equipment including stationery supplies, pets and pet supplies. Differs from Personal retail.

Household Waste Recycling Centre: Location where a wide variety of household materials, including garden waste, white goods, furniture and other bulky items can be taken directly to be recycled, where possible.

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9. Glossary of Terms

Housing Demand: The quantity and type/quality of housing which households wish to buy or rent and are able to afford.

Housing Land Audit (HLA): The established means for monitoring housing land supply, which takes the form of an annual report. It has two key functions: to demonstrate the availability of sufficient effective land to meet the requirement for a continuous five-year supply; and to provide a snapshot of the amount of land available for the construction of housing at any particular time.

Housing Land Requirement: The amount of land (referred to as housing units) required to be allocated for housing to meet the identified housing supply target.

Housing Market Area: A geographical area which is relatively self-contained in terms of housing demand, i.e. a large percentage of people moving house or settling in the area will have sought a dwelling only in that area.

Housing Need and Demand Assessment (HNDA): A detailed assessment that provides the evidence base for defining housing supply targets in the Local Housing Strategy and allocating land for housing in development plans.

Housing Need: Refers to households lacking their own housing or living in housing which is inadequate or unsuitable, who are unlikely to be able to meet their needs in the housing market without some assistance.

Housing Supply Target: Identified by the Local Housing Strategy in response to the outcomes of the Housing Need and Demand Assessment.

Infrastructure: Utility services (including roads, sewers, and supplies of gas, water and electricity) or social/community services (including schools, community halls and health centres) which are needed to allow a development to take place.

Integrated Habitat Network (IHN): A strategic approach to natural heritage in which wildlife sites, landscape features and other areas of open space are linked together to contribute to the maintenance and enhancement of local biodiversity. Planning authorities should seek to prevent further fragmentation or isolation of habitats and identify opportunities to restore links which have been broken.

Land Capability for Agriculture: A classification system ranking land on the basis of its potential productivity and cropping flexibility. This is determined by the extent to which the physical characteristics of the land (soil, climate and relief) impose long term restrictions on its use. Relevant mapping is published by the James Hutton Instititute.

Lifetime Homes Standard: A set of design criteria that provide a model for building accessible and adaptable homes which allow for an inclusive design approach to general housing.

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9. Glossary of Terms

Listed Building: Buildings designated by Historic Environment Scotland which are of special interest, architecturally or historically and satisfy set criteria used to distinguish this significance from the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997.

Local Centres: Spatially defined centres within larger villages and within the urban area,which serve the needs of the local residents in terms of convenience retail and services.

Local Housing Strategy (LHS): Provides the strategic direction to tackle housing need and demand and to inform the future investment in housing and related services across the local authority area.

Local Landscape Area (LLA): Stirling Council’s local landscape designation, applying outwith the National Park, whose purpose is to safeguard and enhance the character and quality of landscapes, promote understanding and awareness of their distinctive character and special qualities, and safeguard and promote important settings for outdoor recreation and tourism locally.

Local Nature Reserve: A nature reserve established by the local authority.

Local Transport Strategy (LTS): Sets out the transport policies and programmes which support the Council’s and the Stirling Community Planning Partnership’s economic, social and environmental objectives and the implementation of the Local Development Plan. The Local Transport Strategy document sets out the Council’s overarching objectives, with a number of supporting plans including the City Transport Strategy and Smaller Towns and Villages Transport Strategy setting out how the strategy is to be delivered.

Low and Zero Carbon Buildings Statement: A statement required to be submitted with all relevant planning applications in order to comply with Policy 4.1. Details of the information required to be included in the statement can be found in SG17.

Masterplan: A document, usually comprising a schematic plan, 3-dimensional images, and text, which illustrates and explains how it is intended to develop a site.

National Planning Framework: The National Planning Framework (NPF) sets the context for development planning in Scotland and provides a framework for the spatial development of Scotland as a whole. The third National Planning Framework 3 was approved in June 2014.

It includes commentary on the distinctive opportunities for Scotland’s city regions, including Stirling, to develop as successful, sustainable places. Planning authorities are required to take the Framework into account when preparing development plans and it is a material consideration in the determination of planning applications.

National Scenic Area (NSA): Areas, designated by Scottish Ministers under the Planning, etc.

(Scotland) Act 2006, of outstanding scenic value in a national context. In exercising planning powers special attention is to be paid to the desirability of safeguarding or enhancing their character or appearance.

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9. Glossary of Terms

Natural Heritage Futures: SNH reports (2009) for the Eastern Lowlands, West Central Belt, and Loch Lomond, The Trossachs and Breadalbane relative to the Plan area, which offer long term visions for the area in terms of landscape and wildlife.

Network of Centres: Spatially defined centres located within the city, towns, and villages, each with an identified role and function and organised into a hierarchy which reflects the scale and type of development appropriate in each centre.

Open Space: The term ‘open space’ covers greenspace consisting of any vegetated land or structure, water, path or geological feature within and on the edges of settlements, and civic space consisting of squares, market places and other paved or hard landscaped areas with a civic function (Planning Advice Note 65 – Planning and Open Space).

Open Space Strategy: Stirling Council’s Open Space Strategy 2012-2017 was approved in December 2012 and includes mapping of all open space to audit their quantity, quality and accessibility. It is accompanied by a series of Settlement Opportunity Plans which provide the evidence base for further consideration on the protection, use, maintenance and enhancement of Open Space at a neighbourhood and settlement level.

Out of Centre: A location which is outwith and separate from a network centre. Differs from an Edge of Centre location.

Particular Needs Housing: Housing which is designed or adapted to meet the needs of particular groups within the population, including older people and those with a disability.

Personal Retail: A category of Comparison retail and is the sale of items such as clothes, footwear, cosmetics, jewellery, books and magazines, small portable electrical items including MP3 players, DVDs, computer games, mobile telephones and kitchen appliances, small items of stationery and gifts, toys, flowers, optical products. Differs from Household (bulky goods) Retail.

Planning Brief: A guide to developing a site produced by the Council, where merited by the size, sensitivity, and/or complexity of the site and/or the particular development proposal.

Planning Obligation: Section 75 of the Town and Country Planning (Scotland) Act 1997 (as amended by the 2006 Act) provides that a person may either by agreement with the Planning Authority or unilaterally enter into a planning obligation restricting or regulating the use of land in the district of the Planning Authority, either permanently or during such a period as may be prescribed by the agreement or obligation.

Pressured Area Status (Housing): Pressured Area Status removes the right to buy in particular circumstances (approved by Scottish Government). It covers the whole Stirling Rural Sub-Area and in the Stirling Core Area at Cambusbarron, Dunblane, Bridge of Allan, Causewayhead, Stirling town centre, Broomridge, St Ninians, Riverside and Braehead, Bannockburn, Whins of Milton, Hillpark and Firs.

95

Stirling Local Development Plan: Proposed Plan

9. Glossary of Terms

Pressured Locations: Areas where existing Health Care Facilities considered to be at pressure in terms of capacity as a result of new development in the area.

Prime Retail Area: The area as defined on the Proposals Maps for Stirling. It is the main focus for retail activity within the City Centre and the Plan area as a whole, and where the loss of Class 1 retail uses will be resisted in accordance with Policy 2.6. See Network of Centres.

Promoting the Sustainable Reuse of Greenfield Soils in Construction: Regulatory guidance published by Natural Scotland (March 2010), prepared by SEPA, the Civil Engineering Contractors Association (Scotland) (CECA) and the Environment Industries Commission (EIC) to promote the sustainable reuse of greenfield soils.

Public Car Park: A privately or publicly owned off-street car park for public use, whether stand alone or associated with development providing parking for the general public, not just the users of a development.

RAMSAR: The Convention on Wetlands of International Importance, especially as Waterfowl Habitat.

Regeneration Areas (Existing and New): Areas identified as a priority for new development to aid their social, economic and environmental regeneration. Areas comprise of Raploch, Cornton, Cultenhove, Fallin, Throsk, Cowie and Plean. Within each Regeneration Area is a defined local centre (see Local Centres).

Regional Transport Strategy (TACTRAN): The Tayside and Central Scotland Transport Partnership (TACTRAN) was established on 1 December 2005 as one of seven statutory Regional Transport Partnerships across Scotland. It sets out a vision for improving the region’s transport infrastructure, services and other facilities over the period to 2023.

Registered Social Landlord (RSL): Independent housing organisations registered with The Scottish Housing Regulator, under the Housing (Scotland) Act 2001. Includes Housing Associations.

Retail Impact Analysis (RIA): An assessment of the likely individual or cumulative impact of a proposed development on the vitality and viability of Network Centres.

River Basin Management Plans (RBMP): Produced by SEPA, in partnership with a range public bodies, water users and land managers. They provide an assessment of the condition of the water environment, and identify where efforts for protection and improvement must be targeted to make the best use of resources and deliver multiple benefits for businesses and communities.

96

Stirling Local Development Plan: Proposed Plan

9. Glossary of Terms

Rural Activity Area (RAA): Location within the countryside (outwith towns and villages) considered suitable for employment-related developments appropriate to a rural area combined with other appropriate uses where specified.

Scheduled Monument: A nationally important archaeological monument protected by the Ancient Monuments and Archaeological Areas Act 1979. It is a criminal offence to alter or physically impact on a Scheduled Monument without prior Scheduled Monument Consent.

Scottish Biodiversity List: A list of animals, plants and habitats considered to be of principal importance for biodiversity conservation in Scotland.

Scottish Environment Protection Agency (SEPA): Scotland’s environmental regulator.

Scottish Planning Policy (SPP): Published on June 2014 and sets out national planning policies which reflect Scottish Ministers’ priorities for operation of the planning system and for the development and use of land.

Scottish Soils Framework: Scottish Government (2009) document that promotes the sustainable management and protection of soils consistent with the economic, social and environmental needs of Scotland.

Sequential Approach: The sequential approach requires that locations for all retail and other uses which generate significant footfall be considered in the following order of preference: • City Centre, Town and Local Centres.

• Edge of Centre.

• Commercial Centre.

• Out of Centre locations that are, or can be made, easily accessible by a choice of transport modes.

Site of Special Scientific Interest (SSSI): A site identified by Scottish Natural Heritage (SNH) as requiring special protection because of its flora, fauna, geological or physiographical features under the Wildlife and Countryside Acts. SNH must be consulted by a planning authority where a planning application may affect an SSSI. Strategic Environmental Assessment (SEA): The requirement, deriving from the Environmental Assessment (Scotland) Act 2005, to undertake environmental assessments of plans, programmes or strategies. The findings of the assessment are set out in an Environmental Report.

Strategic Transport Projects Review (STPR): Sets the Scottish Government’s 29 transport investment priorities for the next 20 years.

97

Stirling Local Development Plan: Proposed Plan

9. Glossary of Terms

Structure Planting: Significant tree planting carried out ahead of or in association with new development in order to create a landscape framework. Usually associated with new freestanding developments or urban expansions where trees will help to form a new visual edge to a settlement and/or help the development to blend with the local landscape character.

Supermarket: A convenience retail store selling mainly food, with gross floorspace (for convenience and ancillary comparison goods combined) of between 500 and 2,500 square metres inclusive.

Superstore: A convenience retail store selling mainly food, with gross floorspace (for convenience and ancillary comparison goods combined) of more than 2,500 m2.

Supplementary Guidance (SG): Planning guidance to accompany the development plan incorporating guidance and/or design advice to support a particular policy or proposal.

Sustainable Drainage Systems (SuDS): A method of surface water management on development sites designed to mimic natural systems as an alternatives to rapid piped discharge systems. Infiltration drains, swales, ponds, permeable surfaces, etc. attenuate flood flows, allow for pollutants to settle out, and also provide opportunities to create habitats and amenity spaces.

Transport Assessment (TA): A form of appraisal and forecasting of the various impacts of the vehicular traffic likely to be generated by a new development, with proposals to mitigate these effects, and to encourage walking, cycling and the use of public transport as alternatives.

Use Classes Order: The Town and Country Planning (Use Classes) (Scotland) Order 1997 sets out various classes of uses for land and buildings to determine when a material change of use requires planning permission.

Varying Needs Standard: Good practice on the design of housing to achieve flexibility and suitability for people of all abilities mainly used by Registered Social Landlords.

Vitality and Viability: Vitality is a measure of how lively and busy a Network Centre is. Viability is a measure of the capacity of a Network Centre to attract ongoing investment for maintenance, improvement, and adaptation to changing needs. Together, vitality and viability give an indication of the health of a Network Centre. Examples of vitality and viability indicators include: pedestrian flow (footfall), prime rental values, space in use for different town centre functions and how it has changed, retailer representation and intentions (national multiples and independents), commercial yield, vacancy rates particularly at street level in prime retail areas, physical structure of the centre including opportunities and constraints, and its accessibility, periodic surveys of consumers, and crime levels.

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Stirling Local Development Plan: Proposed Plan

9. Glossary of Terms

Washland: Land which is periodically flooded by a river or stream.

Windfall Sites: Non-allocated sites that come forward for development and contribute to the land supply.

Zero Waste Plan: Scottish Government’s vision for a zero waste society. This vision describes a Scotland where all waste is seen as a resource. Waste is minimised; valuable resources are not disposed of in landfills, and most waste is sorted, leaving only limited amounts to be treated.

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Stirling Local Development Plan: Proposed Plan

Appendix A: Schedule of Development Sites

1. Housing Sites Spatial Strategy

Core Area: Strategic Development

LDP Site Ref

Settlement / Area

*Indicates the site is owned wholly, or partially by the Council

Ph. 1 2015/ 2022

Period 2 2027/2037

LDP 2015/2037

Ph. 2 2022/ 2027

Market/ affordable

Market/ affordable

Market/ affordable

Total

Stirling

South Stirling Gateway (SC203)

196/80

300/100

104/20

600/200

800

H057

Durieshill

Durieshill* (SC074)

222/60

525/150

1,128/415

1,875/625

2,500

Firs Crescent* (SC193)

0/5

0/0

0/0

0/5

5

Milne Park Road (SC229)

5/0

6/4

0/0

11/4

15

H134

Catherine Street* (SC258)

0/0

0/8

0/0

0/8

8

H005

4 Inverallan Road* (SC108)

12/0

0/0

0/0

12/0

12

H008

90 Henderson Street (SC142)

7/0

0/0

0/0

7/0

7

Sheriffmuir Road (SC244)

7/0

0/0

0/0

7/0

7

H135

Sunnylaw (SC259)

3/1

0/0

0/0

3/1

4

H009

Inverallan Lodge (SC143)

6/0

0/0

0/0

6/0

6

H011

Hayford Mills Phase 2 (SC115)

37/0

0/0

0/0

37/0

37

H013

Polmaise Home Farm II* (SC019)

26/17

0/0

0/0

26/17

43

H015

Dunblane High School* (SC034)

42/0

0/0

0/0

42/0

42

H020

Bogside* (SC195)

0/8

0/0

0/0

0/8

8

Whitecross (SC245)

5/3

0/0

0/0

5/3

8

H130

H132

Bannockburn

Bridge of Allan

Cambusbarron

H133 H137

100

Period 1 2015/2027

H055

H002

Core Area: Urban Consolidation

Site Name* (HLA Ref)

Dunblane

Hillside (SC261)

10/5

0/0

0/0

10/5

15

H138

Barbush (SC262)

54/26

0/0

0/0

54/26

80

H139

Estate Yard and Redundant Reservoir 1, Glen Road (SC188)

1/0

0/0

0/0

1/0

1

H023

Braehead 1* (Broom Road) (SC047)

0/0

56/19

56/19

112/38

150

H028

Riverbank Works (SC054)

60/20

0/0

0/0

60/20

80

H029

Stirling High School (SC058)

83/0

0/0

0/0

83/0

83

H030

Wallace High School (SC059)

3/0

0/0

0/0

3/0

3

H032

St Modans High School B* (SC060B)

19/0

0/0

0/0

19/0

19

Stirling

Stirling Local Development Plan: Proposed Plan

Appendix A: Schedule of Development Sites

Spatial Strategy

Core Area: Urban Consolidation cont.

LDP Site Ref

Settlement / Area

Site Name* (HLA Ref) *Indicates the site is owned wholly, or partially by the Council

Period 1 2015/2027 Ph. 1 2015/ 2022

Period 2 2027/2037

LDP 2015/2037

Ph. 2 2022/ 2027

Market/ affordable

Market/ affordable

Market/ affordable

Total

H034

Forthside Phase 2* (SC067B)

0/0

60/0

0/0

60/0

60

H036

21 Dumbarton Road East (SC135)

6/0

0/0

0/0

6/0

6

H037

32 Baker Street (SC136)

0/0

6/0

0/0

6/0

6

H041

Former Bolt Works Sunnyside (SC163)

4/0

0/0

0/0

4/0

4

H047

Station Road (SC180)

0/53

0/0

0/0

0/53

53

H049

Ministry of Defence Site (SC198)

0/0

188/62

0/0

188/62

250

H050

Viewforth* (SC199)

20/20

40/0

0/0

60/20

80

0/4

0/0

0/0

0/4

4

31/10

0/0

0/0

31/10

41

H051

Stirling cont.

Edward Avenue* (SC200)

H052

Former Stirling Royal Infirmary Site I* (SC201A)

H054

Former Kildean Auction Market* (SC126)

174/28

0/0

0/0

174/28

202

H128

Stirling Ice Rink* (SC227)

0/0

20/0

0/0

20/0

20

H140

Former Stirling Royal Infirmary Site II (SC201B)

1/0

0/0

0/0

1/0

1

H142

Former MFI* (SC133)

22/8

0/0

0/0

22/8

30

H144

Former Riverside Pool* (SC257)

0/8

0/0

0/0

0/8

8

101

Stirling Local Development Plan: Proposed Plan

Appendix A: Schedule of Development Sites

Spatial Strategy

LDP Site Ref

H060

*Indicates the site is owned wholly, or partially by the Council

LDP 2015/2037

Ph. 2 2022/ 2027

Market/ affordable

Market/ affordable

Market/ affordable

Total

0/0

0/91

91

H074

Berryhills* (SC209)

95/40

100/50

90/5

285/95

380

H075

Station Road (SC210)

37/13

0/0

0/0

37/13

50

Ochil View* (SC211)

60/20

0/0

0/0

60/20

80

H145

12 Burns Terrace/ North of Cowie Parish Church* (SC237)

0/10

0/0

0/0

0/10

10

H146

St Margarets* (SC265)

0/0

0/15

0/0

0/15

15

Newpark Farm (SC205)

73/38

64/0

0/0

137/38

175

H059

Cultenhove* (SC206)

56/28

0/0

0/0

56/28

84

H077

East Fallin* (SC212)

93/20

100/25

107/55

300/100

400

Falcon House* (SC251)

24/0

0/0

0/0

24/0

24

H069

Cushenquarter (SC252)

0/0

75/25

0/0

75/25

100

H071

Coal Merchants Yard* (SC045)

0/12

0/0

0/0

0/12

12

H072

Touchill Farm (SC041)

59/19

89/0

0/0

148/19

167

H073

Main Street 1* (SC044)

16/0

0/0

0/0

16/0

16

H053

Area 23 Kildean Hospital* (SC202)

0/0

22/8

0/0

22/8

30

H061

Area 8 Raploch Schools* (SC049)

75/25

63/21

0/0

138/46

184

H063

Area 7 Craigforth Crescent* (SC075)

0/0

67/22

0/0

67/22

89

H065

Area 4A Glendevon* (SC144A)

25/0

0/0

0/0

25/0

25

H066

Area 6 Gowanhill Gardens* (SC145)

Cowie

Cultenhove

Fallin

Plean

41/29

44/0

0/0

85/29

114

H067

Area 9 Kildean* (SC146)

0/0

15/0

0/0

15/0

15

H131

Area 22 Drip Road Frontage* (SC239)

8/0

0/0

0/0

8/0

8

H147

Area 4B Glendevon* (SC144B)

51/44

0/0

0/0

51/44

95

H148

Former Raploch Local Office* (SC254)

0/4

0/0

0/0

0/4

4

H149

Woodside Road* (SC266)

0/4

0/0

0/0

0/4

4

H080

Throsk* (SC213)

14/10

41/10

0/0

55/20

75

East of 39 Kersie Road* (SC109)

5/0

0/0

0/0

5/0

5

Raploch

H081

102

Ph. 1 2015/ 2022

Period 2 2027/2037

0/40

H058

Cornton

Period 1 2015/2027

0/51

H158

Core Area: Regeneration Areas

Site Name* (HLA Ref)

Cornton* (SC207)

H076

Core Area: Regeneration Areas

Settlement / Area

Throsk

Stirling Local Development Plan: Proposed Plan

Appendix A: Schedule of Development Sites

Spatial Strategy

LDP Site Ref

Settlement / Area

*Indicates the site is owned wholly, or partially by the Council

H122 Core Area: Housing in the Countryside

Rural Villages Area: Sustainable Expansion

H150

Rural Villages Area: Rural Development

LDP Wide

Countryside

Period 1 2015/2027 Ph. 1 2015/ 2022

Period 2 2027/2037

LDP 2015/2037

Ph. 2 2022/ 2027

Market/ affordable

Market/ affordable

Market/ affordable

Total

Powis Mains (SC165)

11/0

0/0

0/0

11/0

11

South of North Doll Farmhouse (SC242)

5/0

0/0

0/0

5/0

5

H151

Lower Canglour Farm (SC236)

2/0

0/0

0/0

2/0

2

H083

Depot Site* (SC215)

0/10

0/0

0/0

0/10

10

H085

Dunmore (SC001)

4/0

0/0

0/0

4/0

4

H086

Kiltrochan (SC002)

32/0

0/0

0/0

32/0

32

Balfron

H088

K H Parsons Wokshop (SC112)

0/0

13/6

0/0

13/6

19

H091

15-23 Buchanan Street (SC176)

4/0

0/0

0/0

4/0

4

H152

Buchlyvie

South of Fisher Place (SC267)

0/0

0/0

11/4

11/4

15

H096

Doune

Moray Street (SC027)

0/6

0/0

0/0

0/6

6

H098

Fintry

Menzies Terrace (SC218)

20/13

7/0

0/0

27/13

40

H102

Killearn

Blairessan (SC246)

20/10

0/0

0/0

20/10

30

H103

Kippen

Burnside* (SC223)

0/0

20/10

0/0

20/10

30

Strathblane

Campsie Road* (SC224)

14/14

0/0

0/0

14/14

28

H106

Rural Villages Area: Sustainable Expansion

Site Name* (HLA Ref)

H153

South of A81 (SC268)

0/0

14/6

0/0

14/6

20

H109

Burnside Works (SC225)

0/0

5/0

0/0

5/0

5

H111

Norrieston Glebe* (SC064)

6/8

0/0

0/0

6/8

14

H116

Dalnair House (SC132)

22/0

10/0

0/0

32/0

32

H117

Auchenteck Farm (SC138)

2/0

0/0

0/0

2/0

2

H119

Craigforth (SC149)

8/0

0/0

0/0

8/0

8

H124

Land at Wester Cambushinnie Farmhouse (SC175)

0/0

6/0

0/0

6/0

6

Fairfield Farm (SC184)

5/0

0/0

0/0

5/0

5

10/0

0/0

0/0

10/0

10

4/0

0/0

0/0

4/0

4

11/0

0/0

0/0

11/0

11

0/0

0/0

0/0

0/0

0

245/0

175/0

0/0

420/0

420

Thornhill

H126

Countryside

H154

Hill O’Drip Farm (SC255)

H155

Former Mink Farm (SC256)

H156

Killearn Home Farm (SC269)

H157

Killearn Hospital (SC270) Small Sites and Windfall

Not Allocated

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Stirling Local Development Plan: Proposed Plan

Appendix A: Schedule of Development Sites

2. Employment Sites Spatial Strategy

LDP Site Ref

Settlement / Area

B24

Blairlogie

B09

Durieshill

Period 1 2015/2027 Total Ha.

Period 2 2027/2037 Total Ha.

LDP 2015/2037 Total Ha.

Manor Farm Business Extension* (BSD72)

9.20

0.00

9.20

Durieshill* (BSD57)

5.00

0.00

5.00

B06

Kildean* (BSD55)

12.00

0.00

12.00

B07

Pirnhall (BSD56)

6.50

0.00

6.50

B10

South Stirling Gateway (BSD62)

3.90

4.00

7.90

B11

Millhall East* (BSD63)

2.50

2.50

5.00

B12

Broadleys B Expansion* (BSD45)

1.00

0.00

1.00

Broadleys Extension Area (BSD44)

2.50

7.50

10.00

B50

Stirling University Innovation Park Site 6a (BSD59B)

0.00

0.60

0.60

B51

Stirling University Innovation Park Site 5 (BSD59C)

0.40

0.00

0.40

B52

Stirling University Innovation Park Site 7 (BSD59D)

1.90

0.00

1.90

B53

Stirling University Innovation Park Site 8 (BSD59E)

1.70

0.00

1.70

B15

Bandeath East* (BSD60A)

0.00

7.30

7.30

B16

East of Block 6, Bandeath Industrial Estate (BSD60B)

0.00

1.00

1.00

B17

West of Throsk House (BSD60C)

0.00

1.80

1.80

B18

Throsk B (BSD60E)

0.00

0.30

0.30

Bandeath Infill (BSD60F)

0.00

0.90

0.90

B20

Bandeath North (BSD02)

0.00

43.00

43.00

B21

Bandeath West (BSD01)

0.00

41.00

41.00

B22

Throsk C* (Part 4) (BSD13)

3.20

0.00

3.20

B23

Throsk C* (Part 1) (BSD11)

0.70

0.00

0.70

B13

Core Area: Strategic Development

B19

104

Site Name* (ELA Ref) *Indicates the site is owned wholly, or partially by the Council

Stirling

Throsk

Stirling Local Development Plan: Proposed Plan

Appendix A: Schedule of Development Sites

Spatial Strategy

Core Area: Urban Consolidation

Core Area: Urban Consolidation (cont)

LDP Site Ref

Settlement / Area

B55

Bridge of Allan

Period 1 2015/2027 Total Ha.

Period 2 2027/2037 Total Ha.

LDP 2015/2037 Total Ha.

Airthrey Kerse Dairy Farm (BSD86)

0.40

0.00

0.40

B26

Crookbridge* (BSD37)

2.50

0.00

2.50

B27

Forthside* (BSD52)

0.50

0.00

0.50

Broadleys 13/14, Craig Leith Road* (BSD50)

1.90

0.00

1.90

B30

Broadleys 18* (BSD49)

1.70

0.00

1.70

B31

Broadleys 17, Craig Leith Road* (BSD48)

1.10

0.00

1.10

B33

Broadleys 2* (BSD46)

0.20

0.00

0.20

B34

Springkerse Roundabout, Springkerse* (BSD43)

0.70

0.00

0.70

B35

Munro Road A, Springkerse* (BSD42)

0.60

0.00

0.60

B36

Munro Road C, Springkerse* (BSD41)

0.40

0.00

0.40

B37

11 Borrowmeadow Road, Springkerse* (BSD40)

0.10

0.00

0.10

South West Springkerse Roundabout* (BSD39)

0.90

0.00

0.90

B39

Cunningham Road, Springkerse (BSD38)

0.30

0.00

0.30

B40

15 Borrowmeadow Road, Springkerse* (BSD07)

0.30

0.00

0.30

B41

12 Whitehouse Road (BSD74)

0.80

0.00

0.80

B56

Ministry of Defence Site (BSD87)

tbc

tbc

tbc

B57

STEP/Vico* (BSD88)

0.80

0.00

0.80

B01

Berryhills Main Street, Cowie* (BSD29)

0.80

0.00

0.80

B02

Cowie Main Street west of units 1 - 3* (BSD14)

0.70

0.00

0.70

B03

Fallin Polmaise Park (Former Depot)* (BSD15)

0.80

0.00

0.80

Back O’Hill A* (BSD53A)

0.16

0.00

0.16

Back O’Hill B* (BSD53B)

0.73

0.00

0.73

B29

B38

*Indicates the site is owned wholly, or partially by the Council

Stirling

Stirling (cont)

Cowie Core Area: Regeneration Areas

Site Name* (ELA Ref)

Fallin

B04A Raploch B04B Rural Villages Area: Sustainable Expansion

B43

Balfron

Balfron Depot* (BSD28)

0.50

0.00

0.50

B45

Doune

Station Wynd Doune (BSD26)

0.50

0.00

0.50

B49

Thornhill

Burnside Works (BSD73)

0.30

0.00

0.30

105

Stirling Local Development Plan: Proposed Plan

Appendix A: Schedule of Development Sites

Spatial Strategy

Rural Villages Area: Rural Development

LDP Site Ref

Settlement / Area

B44

Callander

B46 B47

Site Name* (ELA Ref)

Period 1 2015/2027 Total Ha.

Period 2 2027/2037 Total Ha.

LDP 2015/2037 Total Ha.

Callander East Bridge of Keltie (BSD21)

0.90

0.00

0.90

Deanston

Lochills (BSD25)

0.60

0.00

0.60

Killearn

Killearn Hospital (BSD31)

1.50

1.00

2.50

Craigforth (BSD54)

4.00

4.00

8.00

Tradstocks (BSD69)

3.00

0.00

3.00

*Indicates the site is owned wholly, or partially by the Council

B14 Countryside B54

3. Retail Sites Spatial Strategy

Core Area: Strategic Development Areas

Core Area: Urban Consolidation (cont)

LDP Site Ref

Settlement / Area

R09

Stirling

South Stirling Gateway

Convenience Superstore

R10

Durieshill

Durieshill*

Convenience Supermarket

Springkerse*

Household Bulky Goods

2,230 (net)

Crookbridge*

Household Bulky Goods

tbc

R13

Millhall East/Broadleys B Expansion*

Household Bulky Goods

tbc

R01

Rainbow Slides*

Personal Goods

tbc

Station Road (North)*

Personal Goods

tbc

Station Road (South)*

Personal Goods

tbc

STEP/Vico*

Convenience Superstore

R11 R12

R02 R03 R06

106

Springkerse Commercial Centre

Stirling City Centre

Site Name Council Owned sites highlighted in bold

Retail Goods Type

m2 Retail Floorspace tbc 2,500 (gross)

1,424 (net)

Stirling Local Development Plan: Proposed Plan

10. Settlement Statements & Proposals Maps

10. Settlement Statements & Proposals Maps

Settlement Statements and Proposals Maps have been produced for the following settlements: -

page Ardeonaig ..................................................................................... 108 Arnprior ......................................................................................... 110 Ashfield ......................................................................................... 112 Balfron * ........................................................................................ 114 Blairlogie ....................................................................................... 118

Bridge of Allan * ............................................................................ 122 Buchlyvie * .................................................................................... 128 Cambusbarron .............................................................................. 132 Cowie * ......................................................................................... 136 Deanston ...................................................................................... 142 Doune * ......................................................................................... 146 Dunblane * .................................................................................... 150 Durieshill ....................................................................................... 158

Fallin ............................................................................................ 164 Fintry ............................................................................................. 170

Gargunnock ................................................................................. 174

Keltie Bridge (Rural Activity Area) ................................................. 176 Killearn * ....................................................................................... 178 Kinbuck ......................................................................................... 184 Kippen * ........................................................................................ 186 Plean * .......................................................................................... 190 Stirling * ........................................................................................ 196

Strathblane & Blanefield * ............................................................ 230 Thornhill * ..................................................................................... 236 Throsk .......................................................................................... 240

Sites outwith settlements.............................................................. 246 Also, maps have been produced for housing sites falling within the Countryside (i.e. out with a settlement). * The population figures quoted for the settlements marked with an asterisk are Mid-2012 Population Estimates for Settlements and Localities, published on 31 July 2014.

The remaining population figures are from the 2011 Census and are based on Community Council Area Profiles, with the exception of Cambusbarron which is an aggregate of the 2011 Census population data for the Census Output Areas wholly contained within the settlement boundary.

107

Stirling Local Development Plan: Proposed Plan

Ardeonaig 10. Settlement Statements & Proposals Maps

Description: Ardeonaig is a dispersed rural community on the southern shore of Loch Tay in the northernmost part of the Local Development Plan area, approximately 7 miles east of Killin. It lies at the mouth of the Ardeonaig Burn where it enters Loch Tay. The community is the only example of a crofting-type settlement within the highlandarea of the Local Development Plan, and has a population of approximately 70 people.

Spatial strategy considerations: Ardeonaig is within the Rural Villages Area and is a Tier 5 settlement as identified in the Settlement Hierarchy. Whilst it is a recognisable community, it is entirely within the area defined as countryside. Given its size and dispersed nature, and the lack of local shops and services, there are limited opportunities for new development and therefore no sites are allocated for development. Any development that does come forward will be subject to policies on development in the countryside, and reference should be made to SG 10 Housing in the Countryside in relation to housing developments within historic crofting landscapes. The area at Ardeonaig shaded in green on the settlement statement map is identified in Historic Environment Scotland’s Historic Land Use Assessment as an area important for its crofting landscape.

The community also lies entirely within the Creag Gharbh Local Landscape Area, an area of farmed and wooded lochside within a highland river basin, the ‘citation’ for which is set out in SG27 Protecting Special Landscapes. SG28 Landscape Character Assessments provides further information on landscape sensitivities and opportunities in this area.

108

Ardeonaig 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

Arnprior 109 109

Stirling Local Development Plan: Proposed Plan

Arnprior 10. Settlement Statements & Proposals Maps

Description: Arnprior is a small linear settlement with a population of approximately 187 people, located 14 miles west of Stirling on the A811, an old military road.

It originally grew as a service point for the agricultural community and today is a mixture of private and local authority housing. There are no shops and limited services within Arnprior. There is no primary school, however there is a stand-alone nursery operated by Stirling Council.

Spatial strategy considerations: Arnprior is within the Rural Villages Area and is a Tier 5 settlement as identified in the Settlement Hierarchy. Given the size of the settlement and limited services, it is considered that there are limited opportunities for new development, and therefore no development sites are allocated.

The village lies on the very northern edge of the Forth/Kippen Muir Valley Fringe Landscape Character Area, an area of farmed valley fringe within a lowland transitional landscape. SG28 Landscape Character Assessments provides further information on landscape sensitivities and opportunities in this area.

110

Arnprior 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

111 111

Stirling Local Development Plan: Proposed Plan

Ashfield 10. Settlement Statements & Proposals Maps

Description: Ashfield is a small 19th century planned factory village, situated on an isolated loop of the Allan Water within an attractive rural landscape just two miles north of Dunblane. The settlement is characterised by the formal layout of former factory workers’ stone cottages set around a village green. This is juxtaposed with the industrial complex of the former Ashfield Mill by the riverside, which is now used mainly for storage purposes.

The village was a working mill community for over one hundred years.

It has witnessed no twentieth century expansion and its layout remains largely as it was at the turn of the twentieth-century, providing an excellent example of a modest factory village of the late industrial age. It has a small population of approximately 140 people, and has a village hall but no local shops or services.

The village in its entirety was designated as a Conservation Area in 1976, and an Article 4 Direction is in place which means that planning permission is necessary for a range of minor developments which would normally be permitted development. Conservation Area Character Appraisals have been produced as Supplementary Guidance SG07 for all the existing Conservation Areas.

Spatial strategy considerations: Ashfield is within the Rural Villages Area and is a Tier 5 settlement as identified in the Settlement Hierarchy. The Green Belt extends to the east of the village. More information on the role and function of the Green Belt can be found in SG03. Given the status of the village as a Conservation Area, it is considered that there are limited opportunities for new development to be sympathetically located within the village envelope. The village has a well-defined and selfcontained historic layout that the Council wishes to preserve.

The village lies in the Allan Water Landscape Character Area, an area of rolling valley farmland within a lowland river valley. SG28 Landscape Character Assessments provides further information on landscape sensitivities and opportunities in this area.

112

Ashfield 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

113 113

Stirling Local Development Plan: Proposed Plan

Balfron 10. Settlement Statements & Proposals Maps

Description: Balfron is located on the A875 approximately 19 miles west of Stirling and 12 miles north of Milngavie. It has a population of approximately 1800.

The settlement is sited on south and west facing slopes with the River Endrick to the south. The original clachan centred around the church and village green expanded in the 19th Century with housing associated with a cotton mill on the River Endrick. Donaldson Park is a key open space located to the north-east, behind the Church. The Endrick Water to the south is a Special Area of Conservation (SAC).

Spatial strategy considerations: Balfron is classed as a Rural Village and a Tier 4 settlement within the Settlement Hierarchy. It therefore has potential for modest amounts of new development as shown in the land supply table. The Housing Need and Demand Assessment has shown there to be high levels of need and high house prices in the Stirling Rural sub area, that includes all the Rural Villages. There is a high ratio of waiting list applicants to lets. Therefore for developments of 4 dwellings or more, a 33% affordable housing contribution will be required.

The shops and services in the centre of Balfron are part of the Network of Centres. See Table 6 of the LDP for further information.

Conservation Area Character Appraisals have been produced as Supplementary Guidance SG07 for the Balfron North and South Conservation Areas and all development within or adjacent to the Conservation Area must preserve or enhance its character, appearance and setting.

Infrastructure considerations: At the Carron Valley Water Treatment Works there is sufficient capacity for the proposed level of development, at the Balfron Waste Water Treatment Works there is also currently sufficient capacity for the proposed level of development.

Capacities at Balfron Primary School and Balfron High School are limited so housing development will require to be phased in association with other developments within the catchment area. Further information on education provision can be found in SG15 Education Provision.

The main open spaces are to the north of the village. These include Balfron Golf Course, Donaldson Park (with play area, playing field and woodland walks), the grounds of Balfron Primary and High Schools, semi-natural woodland and a cemetery. The High School also offers a range of sports facilities to the general public. Amenity spaces in the newer residential areas to the west include the semi-natural woodland between Endrick Gardens and Greek Thompson Road, that also links with the mature woodlands to the west and the Clachan Burn to the north.

A Settlement Opportunity Plan for Balfron is included in the Stirling Open Space Strategy 2012 -2017 and provides commentary on the protection, use, maintenance and enhancement of open space in the village. An updated version of the Strategy is due to be published in 2017.

114

Stirling Local Development Plan: Proposed Plan

Balfron 10. Settlement Statements & Proposals Maps

SG02 Green Networks provides further guidance on the Green Network and open space provision for new development Within the Rural Villages Area, new developments which are not served by a fixed route bus service may require to contribute towards the Council’s Demand Responsive Transport (DRT) service. This will help meet the developer’s responsibility of ensuring a choice of access. Further details on this are provided in SG14 Ensuring a Choice of Access for New Developments and SG16 Developer Contributions. Waste management infrastructure will require to be upgraded and new or upgraded recycling Bring Sites should be provided in association with new development. Developer contributions towards waste management infrastructure will be collected for development schemes, consistent within SG19 Waste Management Requirements for New Sites.

Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable.

115

Stirling Local Development Plan: Proposed Plan

Balfron 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1 2015/2022

Key site requirements

Period 2

Phase 2 2022/2027

2027/2037

Housing H085 Dunmore

4

Site is Under Construction at February 2016.

H086 Kiltrochan

32

Site has Planning Permission at February 2016.

• Design to take account of need to create a new settlement edge and new woodland planting required.

• New roundabout and footpath provision required at Roman Road/Dunmore Street.

• Site is adjacent to a Scheduled Woodland Motte. Layout of development and design of roundabout to avoid any adverse impact on the Scheduled Motte.

• To ensure the maintenance of the integrity of the Endrick Water SAC foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • Flood Risk Assessment required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required.

H088 KH Parsons Workshop.

H091 15-23 Buchanan Street.

19

Comprehensive contaminated land investigation required.

4

Site has Planning Permission at February 2016.

10

• Planning Brief Required.

Housing and Employment H083 Depot Site B43 Depot Site

0.5 ha.

• Housing opportunities along the Buchanan Street frontage.

• Potential for Class 5 and 6 uses, but Class 4 uses where adjacent to residential properties.

• Waste management infrastructure site located on the site to be safeguarded under Policy 6.1, as the Council uses this site as a Household Waste Recycling Centre.

• Vehicular access to rear of 151 to 169 Buchanan Street to be maintained.

• Flood Risk Assessment required. Water resistant materials ans measures may be required.

Land Safeguarded for Infrastructure

116

Infrastructure

Proposal

Waste Management Facilities

Dunkeld Court Household Waste Recycling Centre (Existing).

Balfron 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

117

Stirling Local Development Plan: Proposed Plan

Blairlogie 10. Settlement Statements & Proposals Maps

Description: Blairlogie is located on the northern limits of the Forth carselands, 4 miles north-east of Stirling and 6 miles north west of Alloa, and nestles under Dumyat, a distinct promintory on the Ochil Hills escarpment. Its current buildings date from the 17th century though Blairlogie has origins as a small medieval clachan. The village is characterised by a meandering streetscape and organic development, with various buildings facing narrow roads and lanes, often at oblique angles. There is some more modern housing along the A91 Hillfoots Road. A few rural businesses are located close by and Manor Farm to the south provides a range of business spaces.

To the south again, at Manor Powis, a number of houses front the original alignment of the main Alloa road. Blairlogie has a population of around 236.

Spatial strategy considerations: Blairlogie is a Tier 5 settlement within the Settlement Hierarchy. No new development is proposed. The entire village and its setting are designated as a Conservation Area. A Conservation Area Character Appraisal has been produced as Supplementary Guidance SG07 and all development within or adjacent to the Conservation Area must preserve or enhance its character, appearance and setting.

Land is allocated to allow expansion of the business provision at Manor Farm, and the overall site is safeguarded under Policy 2.4.

Infrastructure considerations: The village has very limited services. Turret Water Treatment Works has available capacity. There is no public Waste Water Treatment Works.

Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable.

118

Stirling Local Development Plan: Proposed Plan

Blairlogie 10. Settlement Statements & Proposals Maps

119 119

Stirling Local Development Plan: Proposed Plan

Blairlogie 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Phase 2: 2022/2027

Key site requirements

Period 2 2027/2037

Employment B24 Manor Farm Business Extension

120

9.2 ha.

• Maintain, extend and enhance the existing tree belts and hedgerows to provide structural landscaping, and visually contain the site in the landscape.

• Provide Class 4 business, 5 industry and/or 6 storage and distribution on the site.

• Flood Risk Assessment required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required.

• Preparation of a design statement for the full site.

Blairlogie 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

121 121

Stirling Local Development Plan: Proposed Plan

Bridge of Allan 10. Settlement Statements & Proposals Maps

Description: Bridge of Allan is located 3 miles north of Stirling on the Allan Water, a tributary to the River Forth. The town mainly lies to the east of the Allan Water and is contained to west by the Edinburgh to Dunblane railway line beyond which is the M9 motorway. The Ochil Hills rise steeply to the north and, to the south, Airthrey Kerse is an area of carse that separates Bridge of Allan from Causewayhead and the city of Stirling.

The town developed on the site of earlier mining settlements as a spa resort in the Victorian era. The broad thoroughfare of Henderson Street divides Bridge of Allan into its Lower and Upper Town. The Upper Town, at the foot of the Mine Woods and Ochils, is made up of streets of large detached Victorian villas in extensive gardens. Adjoining Bridge of Allan to the east, the University of Stirling is located within the historic Airthrey Estate, a parkland setting with loch surrounding Airthrey Castle.

The town has a population of approximately 5,000.

Spatial strategy considerations: Bridge of Allan is within the Core Area and is a Tier 2 settlement within the Settlement Hierarchy identified in the Spatial Strategy. The settlement has potential to accommodate new development as shown in the land supply table. Planned residential development is in accordance with the urban consolidation development approach, with one minor greenfield release, while the University is identified as a strategic development location.

Green Belt encloses the settlement and SG03 provides further guidance on the role and function of the Green Belt around Bridge of Allan. The Local Landscape Area of the Ochil Hills/Sheriff Muir lies to the north and east, on which Policy 9.1 and SG27 provide further guidance. The town also sits to the south western edge of the landscape character area identified as West Ochil Hill Fringe, as identified in SG28. Additional information can be found in this SG on sensitivities and opportunities that will impact on the landscape in this area.

Bridge of Allan is identified as a ‘highly pressured area’. High house prices and the small proportion of social rented accommodation tend to exclude local people on low incomes. The settlement demonstrates high ratios of waiting list applicants to lets. A 33% affordable housing contribution therefore will be required for developments of 4 units or more.

The centre of Bridge of Allan is defined as a town centre and part of the wider Network of Centres. The key role and functions of the network centre are convenience retail, comparison retail, food and drink, offices and community and cultural facilities of a scale to serve the local community. Development to attract visitors and tourists is also supported.

122

Stirling Local Development Plan: Proposed Plan

Bridge of Allan 10. Settlement Statements & Proposals Maps

The University of Stirling produced a Campus Masterplan in 2012 which set an overarching vision, core themes and key projects, providing a framework for future development of the campus. This Plan supports development within the campus in accordance with this and subsequent masterplans and which protects, preserves and enhances the Airthrey Estate, which is included in the Inventory of Gardens and Designed Landscapes (see Policy 7.8). At the University of Stirling Innovation Park, the Plan safeguards existing employment areas and identifies opportunities for future employment development.

To safeguard the town’s historic form, a Conservation Area covers much of Bridge of Allan and there are a significant number of Listed Buildings. A Conservation Area Character Appraisal has been produced as Supplementary Guidance SG07 for the Conservation Area and all development within or adjacent to the Conservation Area must preserve or enhance its character, appearance and setting.

Infrastructure considerations: There is capacity at the Stirling Waste Water Treatment Works and capacity at Turret Water Treatment Works. Early contact with Scottish Water should be made to determine actual capacities and possible solutions.

For all developments proposed within the Core Area (excluding Dunblane), a comprehensive solution to education provision is proposed. This will include the creation of two new primary schools (north and south of the city), a number of extensions and the change of school catchment areas to accommodate development. The timing of new developments will be crucial, given the high cost of secondary school provision and the potential impact that it could have on wider provision. As a result of the school constraints, developer contributions will be sought from all new residential developments within the Core Area towards both primary and secondary school provision consistent with SG16 Developer Contributions and SG15 on Education Provision.

Within the settlement there are several open spaces distributed amongst the residential areas to the north and south of the A9 as well as along the banks of the River Forth. There are several areas of semi natural woodland in the north west including Mine Wood. South of the A9 there is a range of play and sports areas adjacent to areas of Green Belt.

A Settlement Opportunity Plan for Bridge of Allan is included in the Stirling Open Space Strategy and provides commentary on the protection, use, maintenance and enhancement of open space in the town.

Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable.

123

Stirling Local Development Plan: Proposed Plan

Bridge of Allan 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1 2015/2022

Phase 2 2022/2027

Key site requirements

Period 2 2027/2037

Housing H005 4 Inverallan Road

12

• Development must preserve or enhance the character of the Conservation Area.

H008 90 Henderson Street

7

Site is Under Construction at February 2016.

• Development must preserve or enhance the character of the Conservation Area.

H009 Inverallan Lodge

6

Site has planning permission at February 2016.

H132 Sheriffmuir Road

7

• The views of the front elevation of the B listed Blawlowan and its wider setting must be protected through sympathetic design and layout. Housing to be low-density and lowrise and overall number of units to reflect this sensitive setting.

• Design to protect the landscape setting of this edge of countryside site, which is within the Western Ochils Local Landscape Area.

• Layout and design to give effective transition between the low rise university buildings and the countryside.

H135 Sunnylaw

4

• Detailed Flood Risk Assessment required to ensure development will not be at risk of flooding and nearby properties and infrastructure will not be at an increased risk of flooding.

• Development should continue settlement pattern of low density detached plots fronting Pedreich Road and, where possible, retain and improve the stone dyke along the road frontage.

• Category C Listed Building - development must preserve the character and setting of the building.

• Development must preserve or enhance the character of the Conservation Area.

• Development must preserve or enhance the character of the Conservation Area.

Employment B50 Stirling University Innovation Park, Site 6a

B51 Stirling University Innovation Park, Site 5

124

0.6 ha.

0.4 ha.

• Suitable for Class 4 (Business), in particular research and development related to the University is encouraged.

• Site layout, design and landscaping should preserve and enhance the Airthrey Castle Garden and Designed Landscape, the Green Network and the setting of the Wallace Monument.

• Suitable for Class 4 (Business), in particular research and development related to the University is encouraged.

• Site layout, design and landscaping should preserve and enhance the Airthrey Castle Garden and Designed Landscape, the Green Network and the setting of the Wallace Monument.

Stirling Local Development Plan: Proposed Plan

Bridge of Allan 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1 2015/2022

Phase 2 2022/2027

Key site requirements

Period 2 2027/2037

Employment (continued) B52 Stirling University Innovation Park, Site 7

1.9 ha.

• Suitable for Class 4 (Business), in particular research and development related to the University is encouraged.

• Site layout, design and landscaping should preserve and enhance the Airthrey Castle Garden and Designed Landscape, the Green Network and the setting of the Wallace Monument.

B53 Stirling University Innovation Park, Site 8

1.7 ha.

• Suitable for Class 4 (Business), in particular research and development related to the University is encouraged.

• Site layout, design and landscaping should preserve and enhance the Airthrey Castle Garden and Designed Landscape, the Green Network and the setting of the Wallace Monument.

B55 Airthrey Kerse Dairy Farm

0.4 ha.

Site has planning permission at February 2016.

Land Safeguarded for Infrastructure Infrastructure

Proposal

Transport enhancements to the transport network as identified in National, Regional and Local Transport Strategies

• Land Safeguarded to ensure that a route from Drip Road to Cornton Road (Kildean Link Phase 1) and from Cornton to Airthrey Road link (Kildean Link Phase 2) can be completed.

• Land Safeguarded adjacent to the existing railway line to facilitate road realignment and a railway bridge crossing to allow the closure of Cornton Level Crossing.

New and/or expanded schools..

• Land safeguarded for the site of a new primary school in the vicinity of Wallace High School to serve development to the North of Stirling.

Health care facilities.

• Developer Contributions may be sought towards potential expansion of University Practice and/or Orchard House in accordance with SG06.

125

Stirling Local Development Plan: Proposed Plan

Bridge of Allan 10. Settlement Statements & Proposals Maps

126 126

Bridge of Allan 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

127 127

Stirling Local Development Plan: Proposed Plan

Buchlyvie 10. Settlement Statements & Proposals Maps

B

Description: Buchlyvie is a small village located around 15 miles west of Stirling astride the eighteenth century military road, now the A811. Although there is more modern housing to north and south, the mix of styles, ages and uses of the buildings fronting this main street, and the landmark tower at the west end, set the character of the place. It is a Conservation village with a population of around 510. Rural Stirling Housing Association has developed a significant amount of affordable housing in the village in recent times, expanding the village to the north-east.

Spatial strategy considerations: Buchlyvie is classed as a Rural Village and a Tier 4 settlement within the Settlement Hierarchy due to its level of services and facilities.

A high proportion of the existing dwellings are owner-occupied or privately rented and the settlement is within the area of the Plan identified as ‘Highly Pressured’ in relation to the need for affordable housing. It is considered the village has some capacity to accommodate growth in line with the spatial strategy, however this has been limited in the plan to a Period 2 (Post 2027) allocation to the rear of Fisher Place.

Buchlyvie has a designated Conservation Area. Conservation Area Character Appraisals have been produced as Supplementary Guidance SG07 for all the existing Conservation Areas.

Infrastructure considerations: Capacity at the Waste Water Treatment Works is limited. Early contact with Scottish Water should be made to determine actual capacities and possible solutions. Buchlyvie is supplied by Carron Valley Water Treatment Works, which has available capacity.

Buchlyvie Primary School has some spare capacity and could accommodate small-scale development, but capacity at the secondary school (Balfron) is more limited requiring to be phased in association with other developments within the catchment of the high school (see SG15).

With the exception of the land in the vicinity of the primary school, which includes a playing field and play area, local open space provision is limited, comprising of two semi-natural woodlands north and east of the village centre, with limited and poor quality pathways.

The main opportunities to improve open space provision are to review the central linked open spaces and possibly create a ‘pocket’ park at this locus; create allotment/community food growing area; review path network and green network/connections in and around the village; review future management of the rough open space and woodland at Station Road.

128

Stirling Local Development Plan: Proposed Plan

Buchlyvie 10. Settlement Statements & Proposals Maps

129 129

Stirling Local Development Plan: Proposed Plan

Buchlyvie 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Phase 2: 2022/2027

Key site requirements

Period 2 2027/2037

Housing H152 South of Fisher Place

130

15

• To be considered at future LDP reviews.

• Access to football pitches to be maintained at all times.

• Site access to be resolved to satisfaction of planning authority.

• Development design to respect setting of adjacent conservation areas.

Buchlyvie 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

131 131

Stirling Local Development Plan: Proposed Plan

Cambusbarron 10. Settlement Statements & Proposals Maps

Description: The historic hillside village of Cambusbarron lies adjacent, but separate, to the western urban edge of the City of Stirling; the M9 motorway provides physical separation and the village still has a recognisable character and identity.

Originally a farming and ecclesiastical settlement on the route west to Dumbarton, the village expanded during the Industrial Revolution with the introduction of the spinning and weaving industries. Hayford Mills was constructed on the north side of the village in the early 19th century and was at one time the largest tweed manufacturer under one roof in Scotland.

The complex of ‘A’ listed buildings have since been converted into residential use. The centre and commercial heart of the village is a Conservation Area, comprising of traditional stone built dwellings and cottages set on narrow streets.

Cambusbarron occupies an elevated position above the Carse of Forth and enjoys fine views to the north and west. To the south of the village is the Southern Hills Local Landscape Area that encompasses Gillies Hill, a large area of mature woodland, a part of which is also within the area identified by Historic Scotland as being within the Inventory area of the Battle of Bannockburn.

The village has a population of around 2,200.

Spatial strategy considerations: Cambusbarron is within the Core Area and is a Tier 2 settlement as identified in the Settlement Hierarchy. The village occupies a strategic location close to the city and is within the area of the Plan identified as ‘Pressured’ in relation to the need for affordable housing. Accordingly, a significant amount of residential development has taken place within the village in recent years, most recently at Polmaise Home Farm. Beyond the final phase of development at Polmaise Home Farm and the site of the former weaving shed at Hayford Mills, no further housing opportunities are identified by this Plan as further expansion of the settlement is not considered to be sustainable at this time.

The Local Landscape Area to the south (see Policy 9.1 and SG27) is an area of steeply sloping land that limits growth of the village in that direction, whilst the topography to the west also provides a natural limit to the village. An area of the flat carseland to the north of Hayford Mills is designated as Green Belt with the purpose of serving to limit future development in that direction and protect the setting of the listed Mill building (see SG03). There are few suitable sites that could be developed without impacting on the surrounding landscape and built heritage.

A Conservation Area Character Appraisal has been produced as Supplementary Guidance SG07 for the Cambusbarron Conservation Area and all development within or adjacent to the Conservation Area must preserve or enhance its character, appearance and setting.

132

Stirling Local Development Plan: Proposed Plan

Cambusbarron 10. Settlement Statements & Proposals Maps

Infrastructure considerations: There is capacity at the Stirling Water Treatment Works and Turret Waste Water Treatment Works, however, early contact with Scottish Water should be made to determine actual capacities.

Cambusbarron Primary School has very limited capacity. The school has been extended to accommodate the pupil product generated from the Polmaise Home Farm housing development, and is operating between optimum and maximum capacity. Furthermore, the school site cannot accommodate further extensions.

Stirling’s Open Space Strategy identifies Cambusbarron as having good all round open space provision, with the main areas of open space being Gillies Hill, a large area of attractive woodland, King George V Park, St. Thomas Cemetery, and Kenningknowes Woodland. The Council is assessing the feasibility of designating an area or areas of Gillies Hill as a Local Nature Reserve.

A Settlement Opportunity Plan for Cambusbarron is included in the Stirling Open Space Strategy and provides commentary on the protection, use, maintenance and enhancement of open space in the town.

Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs, and extant planning permissions where applicable.

133

Stirling Local Development Plan: Proposed Plan

Cambusbarron 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Phase 2: 2022/2027

Key site requirements

Period 2 2027/2037

Housing

134

H011 Hayford Mills Phase 2

37

• Development must preserve the character and setting of the complex of Category A Listed Buildings. • Retention of the walls that remain of the weaving shed.

H013 Polmaise Home Farm II

43

Site is Under Construction at February 2016.

Cambusbarron 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

135 135

Stirling Local Development Plan: Proposed Plan

Cowie 10. Settlement Statements & Proposals Maps

Cowie

Description: Cowie is one the Eastern Villages along with Fallin, Plean and Throsk.

They lie in close proximity to the Stirling City Corridor and are part of the Spatial Strategy’s Core Area. The population of the village is approximately 2,550.

The village occupies a fine position on a raised beach above the Forth carse, and many areas enjoy spectacular views of the Ochil Hills and Stirling. There is archaeological evidence of a Neolithic settlement in the north of the village, now occupied by modern housing. Cowie, like the other Eastern Villages, has a history of coal mining, the demise of whichseverely affected social and economic vitality which has endured to the present day .

It does, however, benefit from a major manufacturing plant of engineered wood-based panel products. This facility, along with other employers, occupies a substantial site immediately to the south of the village, and is a dominant feature of longer distance views. The majority of residential properties comprise of local authority houses, a proportion of which have been sold to sitting tenants. The village has in recent years proved a popular location for private housebuilding, though the centre of the village would benefit from streetscape improvements and traffic calming. Open space areas are extensive within the village, but not all are maintained to a high standard.

The current St. Margaret’s Primary school building is being replaced with a new school on land at the Berryhills playing fields, due to open in 2016. The facility will include new 0-5 nursery provision and a community hall.

Spatial strategy considerations: Cowie is within the Core Area and is a Tier 3 settlement within the Settlement Hierarchy identified in the Spatial Strategy. It therefore has potential to accommodate a variety of types and scales of new development and is identified as a new Regeneration Priority Area in recognition of the socio-economic issues requiring to be addressed. A high proportion of residential properties are socially rented. Allocated sites will require to provide for market and affordable housing (25%) to meet both local and the wider housing needs in the Core Area. All developments of 10 units or more will require to contribute 25% affordable housing.

In accordance with the Plan’s Vision and Spatial Strategy, land for housing development in the Eastern Villages has been allocated at a sufficient scale to support socio-economic regeneration through developer contributions, either directly or in-kind. This is in addition to developer contributions to be made towards affordable housing, education provision, etc. as set out elsewhere in the Plan and Supplementary Guidance.

This will normally be in the form of physical infrastructure and environmental improvements, the nature of which will vary from village to village. Partnership working with relevant public agencies may be required.

136

Stirling Local Development Plan: Proposed Plan

Cowie 10. Settlement Statements & Proposals Maps

Consideration could also be given to the setting up and financing of a community development trust.

In Cowie, potential improvement projects include: • Consolodation/upgrading of the health centre, library, community facility and local office. • Streetscape improvements and permanent traffic calming along Main Street.

The allocation of housing land in Cowie comprises three separate sites. The largest area (H074) is currently (June 2016) the subject of an application for planning permission, and is the subject of ongoing discussions.

The Green Belt extends to the northern side of the village and serves to maintain the separate identities of Cowie, Fallin and Stirling. More information on the role and function of the Green Belt can be found in SG03 Green Belts.

The shops and services within the village are defined as a local centre in the Network of Centres, further information on which can be found in SG09 Network of Centres.

Sites for employment purposes are identified at B01 Berryhills, Main Street and B02 Berryhills, Main Street west of units 1-3, to provide local employment opportunities.

Infrastructure considerations: Capacity at the Waste Water Treatment Works is limited and will require to be augmented to accommodate both the Cowie and other large scale housing allocations in the locality. Cowie is served by the Turret Water Treatment Works which has available capacity. Early contact with Scottish Water should be made to determine actual capacities and possible solutions.

Capacity at Cowie Primary School and Bannockburn High School is limited. For all developments proposed within the Education Core Area, a comprehensive solution to education provision is proposed across the area. This will include the creation of new primary schools, a number of extensions and the change of school catchment areas to accommodate development.

The proposed strategy to address secondary capacity is to make new provision as part of the build at Durieshill which will also provide an opportunity to rezone pupils from the Eastern Villages allowing development within the Bannockburn area. The timing of new developments will be crucial, given the high cost of secondary school provision and the potential impact that it could have on wider provision. As a result of school constraints, developer contributions will be sought from all new residential developments within the Core Area towards both primary and secondary school provision (see SG15 Education Provision).

Waste management infrastructure will require to be upgraded and new or upgraded recycling Bring Sites should be provided in association with new development. Developer contributions towards waste management infrastructure will be consistent within SG19 Waste Management Requirements for Development Sites.

137

Stirling Local Development Plan: Proposed Plan

Cowie 10. Settlement Statements & Proposals Maps

Developer contributions will be sought towards NHS Forth Valley facilities consistent with SG06 Health Care Facilities.

The village is bounded south and west by semi-natural woodlands and public parks. Play facilities are located to the north and south and scattered green spaces can be found in residential areas. The main open space features are: i) Semi-natural woodlands of Gallamuir and Berry Hills, with a series of path networks.

Note:- Berryhills woodland is allocated for residential development (Ref. no. H074). ii) Berry Hills and Roxburgh Parks - Flat recreational spaces suitable for field sports, and now partially redeveloped with the replacement St. Margaret’s Primary School. iii) Welfare Park and Manse Park - Larger open spaces with play areas. iv) Ochre Crescent - Small children’s play space.

A Settlement Opportunity Plan for Cowie is included in the Stirling Open Space Strategy 2012 -2017 and provides commentary on the protection, use, maintenance and enhancement of open space in the village. An updated version of the Strategy is due to be published in 2017.

SG02 Green Networks provides further guidance on the Green Network and open space provision for new development.

Pedestrian and cycle access from the village towards Bannockburn requires to be provided through the completion of a linked footway and cycle route.

SEPA have identified the panel product plant as having a poor licence compliance record for 2014. It is anticipated Improvements and maintenance in 2015 will hopefully improve monitoring results.

Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable.

138

Stirling Local Development Plan: Proposed Plan

Cowie 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Key site requirements

Period 2

Phase 2: 2022/2027

2027/2037

Housing H075 Station Road

50

• Developer contributions required to support socio-economic regeneration.

• Shared access point to B9124 with site H74.

Developer contributions may be required for cycle/pedestrian route to Bannockburn.

• Potential air quality impacts should be assessed.

• Structure planting, open spaces, footpath system, etc. should be designed with external connections and the Green Network in mind; maintain buffer along burn and around copse to west.

• Archaeological evaluation required for any undisturbed areas.

• To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • Flood Risk Assessment required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required.

• Buffer strips to be provided (minimum of 6m and up to 12m on either side of the watercourse) to ensure watercourses associated with the site are safeguarded and enhanced.

H076 Ochil View

80

• Developer contributions required to support socio-economic regeneration.

• Access and design to allow for alleviation of on-street parking along access routes including off-site works.

• Diversion of bus route through site should be investigated.

• Developer contributions may be required for cycle/pedestrian route to Bannockburn.

• Potential air quality impacts should be assessed.

• Requires careful consideration of developable area relative to contours.

• To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated.

H145 12 Burns Terrace/North of Cowie Parish Church

10

Site is under Construction at February 2016.

H146 St Margarets

15

• Site selected for the provision of affordable housing.

• Height, design and type of housing to complement adjoining houses. Principal elevations should face Bannockburn Road.

• Site layout should provide for rear vehicular access to properties at 5-11 Bannockburn Road.

139

Stirling Local Development Plan: Proposed Plan

Cowie 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Key site requirements

Period 2

Phase 2: 2022/2027

2027/2037

150

95

Housing and Employment H074 Berryhills

135

B01 Berryhills Main Street

0.8 ha.

Planning applications under consideration for residential development of up to 500 homes and employment land (June 2016).

• Developer contributions required to support socio-economic regeneration.

• Shared access point to B9124 with site H75.

• Diversion of bus route through the site should be investigated.

• Developer contributions may be required for cycle/pedestrian route to Bannockburn.

• Potential air quality impacts should be assessed.

• Biodiversity audit required.

• Structure planting open spaces, footpath system, etc. should be designed with external connections and the Green Network in mind; maintain buffer along burn and around copse to west.

• Archaelogical evaluation required for any undisturbed areas.

• To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • Flood Risk Assessment required.

• Development on the functional flood plain should be avoided. Water resistant materials and measures may be required.

• Feasibility study required to assess the potential for channel restotation of the Polmaise Burn to its natural state.

• Opportunities for new or relocated businesses in association with housing development.

Employment B02 Berryhills Main Street West of units 1-3

0.7 ha.

• Opportunities for new or relocated businesses in association with employment allocation B01.

• To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA.

Land Safeguarded for Infrastructure Infrastructure

Proposal

New and/or expanded schools.

• Land safeguarded for extension to Cowie Primary School.

Health care facilities.

• Land safeguarded at Cowie GP Practice for potential expansion resulting from future development in Cowie, Fallin and Throsk.

140

Cowie 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

141 141

Stirling Local Development Plan: Proposed Plan

Deanston 10. Settlement Statements & Proposals Maps

Deanston Description:

Deanston is located north west of the A84 (T) approximately 8 miles north west of Stirling. It has a population of around 440. The settlement is situated in the valley of the River Teith. It is a model 19th century industrial village and the former textile mill is now the Deanston Distillery. The village is characterised by its strong linear streetscape on Teith Road and its picturesque setting with the mill lade and river beyond. The River Teith to the north is a Special Area of Conservation (SAC).

Spatial strategy considerations: Deanston is classed as a Rural Village and a Tier 4 settlement within the Settlement Hierarchy.

The development of 63 new homes to the west of Deanston, identified in the previous Local Development Plan, was completed in 2014/15. Taking account of Deanston’s size, available services and the village’s sensitive historic setting setting, no further housing sites are allocated by this Plan.

The Housing Need and Demand Assessment has shown high levels of need and high house prices in the Stirling Rural sub area that includes all the Rural Villages. There is a high ratio of waiting list applicants to lets. Therefore for windfall developments of 4 units or more, a 33% affordable housing contribution will be required.

There is an existing employment area at the Lochills Rural Activity Area, south west of the Bridge of Teith, and further opportunity to expand this area is identified. The Rural Activity Area contributes to sustaining rural communities in the LDP area by providing an opportunity for employment creation outwith, but adjacent to, existing settlements.

The area from Teith Road to Bridge of Teith and the grounds of Deanston House is a designated Conservation Area. A Conservation Area Character Appraisal has been produced as Supplementary Guidance SG07 for the Deanston Conservation Area and all development within or adjacent to the Conservation Area must preserve or enhance its character, appearance and setting.

Deanston sits within the landscape character area identified as Teith Valley, an area of largely rolling valley farmland within a Low Land River Valley as identified in SG28, Landscape Character Assessments. Additional information can be found in this SG on the sensitivities and opportunities that will impact on the landscape in this area.

142

Stirling Local Development Plan: Proposed Plan

Deanston 10. Settlement Statements & Proposals Maps

Infrastructure considerations: There is capacity at the Turret Water Works but limited capacity at Deanston Waste Water Treatment Works for new development. Early contact with Scottish Water should be made to determine actual capacities.

There is limited capacity for new pupils at Deanston Primary School and capacity at McLaren High School. Any future housing development may require to be phased so primary and secondary school pupils can be accommodated.

Deanston has a relatively poor range of open spaces with only small areas located to the north west and north east and a footpath along the banks of the River Teith. There may be potential to increase the biodiversity in the open spaces available and increase community involvement in management of these. Further details of the open space in Deanston and the opportunities to improve it can be found in the Open Space Opportunity Plans associated with the Open Space Strategy.

Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable.

143

Stirling Local Development Plan: Proposed Plan

Deanston 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Phase 2: 2022/2027

Key site requirements

Period 2 2027/2037

Employment B46 Lochills - Rural Activity Area

144

0.6 ha.

• Suitable for Use Class 4 (business), 5 (industry), 6 (storage and distribution) and visitor orientated businesses.

• Structural landscaping to contain and screen the site and existing employment uses in the wider Rural Activity Area.

• Flood Risk Assessment required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required.

• To ensure the maintenance of the integrity of the River Teith SAC, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA.

Deanston 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

145 145

Stirling Local Development Plan: Proposed Plan

Doune 10. Settlement Statements & Proposals Maps

Doune

Description: Doune is located on the A84 (T) approximately 8 miles north west of Stirling and 8 miles east of Callander. It has a population of 1760. The settlement is situated in the valley of the River Teith, with the hill fringe of the Braes of Doune to the north. It is a historic village located close to the medieval stronghold of Doune Castle on the River Teith. The village is characterised by its organic development focused around the distinctive Market Cross and meandering streetscape bordered by traditional buildings. Moray Park is a key open space located in the north-east of the village. The River Teith to the south is a Special Area of Conservation (SAC).

Spatial strategy considerations: Doune is classed as a Rural Village and a Tier 4 settlement within the Settlement Hierarchy.

Planned development at Station Wynd (encompassing Moray Street) has seen 155 new homes, market and affordable, built in Doune in recent years. Capacity remains for 6 further houses but, beyond this, no further housing opportunities are identified by this Plan as further expansion of the settlement is not considered to be sustainable at this time.

The Housing Need and Demand Assessment has shown high levels of need and high house prices in the Stirling Rural sub area including all the Rural Villages. There is a high ratio of waiting list applicants to lets. Therefore, for windfall developments of 4 units or more, a 33% affordable housing contribution will be required.

The shops and services in the centre of Doune are defined as a local centre and part of the Network of Centres. The key role and functions of the network centre are convenience retail, food and drink, offices and community and cultural facilities of a scale to serve the local community.

There is an existing employment area at Station Wynd which is safeguarded under Policy 2.4.

Within this area, there is opportunity for further development and planning permission has be granted for 13 Class 4 business units.

The historic centre of the village and the area around Doune Castle, between the Bridge of Teith and Old Newton, is a designated Conservation Area. A Conservation Area Character Appraisal has been produced as Supplementary Guidance SG07 for the Doune Conservation Area and all development within or adjacent to the Conservation Area must preserve or enhance its character, appearance and setting.

Doune sits within the landscape character area identified as Teith Valley, an area of largely rolling valley farmland within a Low Land River Valley as identified in SG28, Landscape Character Assessments. Additional information can be found in this SG on sensitivities and opportunities that will impact on the landscape in this area.

146

Stirling Local Development Plan: Proposed Plan

Doune 10. Settlement Statements & Proposals Maps

Infrastructure considerations: There is capacity at the Turret Water Treatment Works but limited capacity at Doune Waste Water Treatment Works for new development. Early contact with Scottish Water should be made to determine actual capacities and possible solutions.

Following recent development, there is very limited capacity for new pupils at Doune Primary School. Any future housing development will require to resolve school capacity constraints.

A purpose built health centre to replace existing provision is envisaged for the village as part of the new development at Station Wynd and land is safeguarded for such purposes in the Key Site Requirements and through Primary Policy 3.

Doune is bounded to the west by large areas of semi natural woodland and to the south by the River Teith. In the south east there is a large area of greenspace surrounding Doune Primary School. Further south, semi natural woodland encloses Doune Castle extending along the River Teith. A well surfaced walkway and cycle route extends from the north east of the settlement with links to the public park offering attractive open space and a play area. The attractive woodland and Nature Reserve, Doune Ponds, bounds the north west of the community providing links with the wider community paths. The CSGN proposes specific projects in this area in connection with the Teith Corridor. Further details of the open space in Doune and the opportunities to improve it can be found in the Open Space Opportunity Plans associated with the Open Space Strategy.

National Planning Framework 3 identifies a number of Long Distance Cycling and Walking Networks as national developments. Route 765 of the National Cycle Network at Doune-Burn of Cambus is one of these with the proposal being to create 5km of new traffic free route including 2 new bridges. Positive discussions with Sustrans, Transport Scotland and landowners are ongoing.

Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable.

147

Stirling Local Development Plan: Proposed Plan

Doune 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Phase 2: 2022/2027

Key site requirements

Period 2 2027/2037

Housing H096 Moray Street

6

• Compliance with the approved Planning Brief for Station Wynd.

• Safeguarding of site for new health centre.

Employment B45 Station Wynd

0.5 ha.

Site has Planning Permission at February 2016.

• Suitable for Class 4 (Business).

Land Safeguarded for Infrastructure

148

Infrastructure

Proposal

Health care facilities.

• Land safeguarded for new health centre.

Doune 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

149 149

Stirling Local Development Plan: Proposed Plan

Dunblane 10. Settlement Statements & Proposals Maps

Dunblane Description:

Dunblane is located 6 miles north of Stirling and has a population of approximately 8,800. The settlement is bypassed to the west by the line of the A9. It is set on the low rolling wooded hills in the enclosed Allan Water valley and flanked by the wooded hills of Sherriffmuir. To the south and west the Gardens and Designed Landscapes at Kippenross and Keir and the golf course provide a parkland setting for the town, of visual and recreational interest. Extending from the north and eastern edge of the settlement into the upland area to the east is the Sheriffmuir Battlefield Inventory area.

Historically, the medieval settlement extended from Dunblane Cathedral and a market place to a ford on the Allan Water with the settlement of Bridgend at the junction of the roads from Stirling and Doune on the west side of the river. The development of weaving in the late 18th century stimulated growth; as did the arrival of the railway in the mid-19th century which supported a substantial Victorian villa development to the east of the historic burgh and construction of the Dunblane Hydro. The 20th century has witnessed continued growth of the ‘cathedral city’, which retains its market town role with excellent road and rail connections.

The meandering course of the Allan Water and the main railway linking Glasgow and Aberdeen pass through the centre of the settlement, on a north south alignment. The wooded banks of the Allan Water are an attractive and distinctive feature through the settlement, particularly at Laighills Park.

Spatial strategy considerations: Dunblane is within the Core Area and is a Tier 2 settlement within the Settlement Hierarchy identified in the Spatial Strategy. The settlement does have potential to accommodate new development as shown in the land supply table, however, there are infrastructure constraints, particularly in relation to school capacity.

Green Belt encircles the settlement and further detail on the role and function of the Green Belt around Dunblane is set out in SG03. Dunblane is identified as a ‘highly pressured area’ where high house prices and the small proportion of social rented accommodation tend to exclude local people on low incomes. The settlement demonstrates high ratios of waiting list applicants to lets. Therefore, a 33% affordable housing contribution will be required on sites of 4 units or more.

The town centre within Dunblane is part of the wider Network of Centres. The key role and functions of Dunblane town centre are convenience retail, comparison retail, food and drink, offices and community and cultural facilities of a scale to serve the local community.

Development to attract visitors and tourists is also supported. The boundary of the centre includes the Tesco supermarket, car park areas and the cathedral to reflect the wider retail, tourism and community functions of the centre.

150

Stirling Local Development Plan: Proposed Plan

Dunblane 10. Settlement Statements & Proposals Maps

The Council has supported the community in Dunblane to prepare a vision and strategy for Dunblane town centre and its immediate environs through a community-led charrette. The outcome of the charrette is a vision which states: “the Dunblane community wants the town centre area to be a vibrant, healthy, inclusive place for people to live, work and visit” and five principles for the future development of the town centre: vibrancy and sustainability; accessibility; capitalising on our natural and built heritage; supporting community cohesion; and meeting the future needs of the community.

These principles have been used to create an outline spatial strategy, which identifies a series of civic hubs and spaces and sites where future planning briefs can set out community ambitions to proactively guide proposals for new development and an 18 point community action plan for the town centre. Among these actions are the development of proposals to enhance the riverside area and Millrow and to explore options for reimagining the dual carriageway.

New development within Dunblane, which will utilise the town centre services and facilities, should seek to support the community’s vision and Town Centre Community Action Plan.

A large part of Dunblane is designated as a Conservation Area, to safeguard the village’s historic form, and there are a significant number of Listed Buildings. A Conservation Area Character Appraisal has been produced as Supplementary Guidance SG07 for the Conservation Area and all development within or adjacent to the Conservation Area must preserve or enhance its character, appearance and setting.

The settlement is situated to the west of the Western Ochils Local Landscape Area, and the north of the Keir Local Landscape Area, further Guidance on which is provided in SG27 Protecting Special Landscapes. Dunblane sits at the lower end of the landscape character area identified as Allan Water, an area of largely rolling valley farmland within a Low Land River Valley as identified in SG28, Landscape Character Assessments. Additional information can be found in this SG on sensitivities and opportunities that will impact on the landscape in this area.

Infrastructure considerations: Capacity at the Waste Water Treatment Works is limited but there is capacity in terms of water supply at the Turret Water Treatment Works. Early contact with Scottish Water should be made to determine actual capacities and possible solutions.

The primary schools and Dunblane High School are nearing capacity so any development must be carefully phased to allow them to accommodate further pupils. Further information on education provision can be found in SG15.

Scottish Government’s Strategic Transport Projects Review (STPR) identifies a grade separation at Keir Roundabout to the south of Dunblane as part of the improvements to the A9(T).

The settlement offers a wide range of open spaces. Laighhill is a large area of parkland with a series of walking routes and a range of outdoor amenity spaces to the north of Dunblane, divided by the railway line. East of the railway line there are several areas of semi-natural woodland, many of which are new plantations. Further greenspaces are distributed through the community, predominantly in residential locations east of the railway line leaving the west relatively sparse.

151

Stirling Local Development Plan: Proposed Plan

Dunblane 10. Settlement Statements & Proposals Maps

A Settlement Opportunity Plan for Dunblane is included in the Stirling Open Space Strategy and provides commentary on the protection, use, maintenance and enhancement of open space in the town

Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable.

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Phase 2: 2022/2027

Key site requirements

Period 2 2027/2037

Housing

152

H015 Dunblane High School

42

Site is Under Construction at February 2016.

H020 Bogside

8

Site has Planning Permission at February 2016.

• Development must preserve or enhance the character of the Conservation Area.

• For the provision of affordable housing.

H133 Whitecross

8

• Development will need to address vehicular access difficulties onto the site.

Consideration should be given to the provision of off-road parking for existing residents to be provided.

• Layout, design and landscaping of the site shall respect the open space along the burn and ensure that its integrity, biodiversity and green space value is maintained and enhanced.

• To ensure the maintenance of the integrity of the River Teith SAC, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA.

H137 Hillside

15

• Flood Risk Assessment and surface water management plan required.

• Noise from A9 should be assessed and adequately mitigated to ensure residential amenity.

• Maintain and enhance links to the established network of footpaths.

• Strengthen existing woodland structure planting.

• Access to be taken from Montgomery Crescent.

Stirling Local Development Plan: Proposed Plan

Dunblane 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Phase 2: 2022/2027

Key site requirements

Period 2 2027/2037

H138 Barbush

80

• Development must preserve the character and setting of the Category A Listed Queen Victoria School.

• A phasing plan for development may be required in respect to school capacity.

• Development layout should ensure linkages with existing path network.

• Contributions towards Safer Routes to Schools may be required.

• Noise from A9 should be assessed and adequately mitigated to ensure residential amenity.

• Flood Risk Assessment and surface water management plan required. A buffer alongside the watercourse should be provided.

• To ensure the maintenance of the integrity of the River Teith SAC, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA.

H139 Estate Yard and Redundant Reservoir

1

Site is Under Construction at February 2016.

Land Safeguarded for Infrastructure Infrastructure

Proposal

Transport enhancements to the transport network as identified in National, Regional and Local Transport Strategies.

• Land safeguarded around Keir Roundabout for future transport improvements.

Health care facilities .

• Developer Contributions will be sought towards potential expansion of GP Practice in accordance with SG06.

153

Stirling Local Development Plan: Proposed Plan

Dunblane 10. Settlement Statements & Proposals Maps

154

Stirling Local Development Plan: Proposed Plan

10. Settlement Statements & Proposals Maps

155 155

Stirling Local Development Plan: Proposed Plan

Dunblane 10. Settlement Statements & Proposals Maps

156 156

Dunblane 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

157 157

Stirling Local Development Plan: Proposed Plan

Durieshill 10. Settlement Statements & Proposals Maps

Durieshill Description:

An area to the south east of Stirling and to the west of Plean, referred to as Durieshill, has been identified within the LDP to accommodate a new village including around 2,500 houses along with the necessary infrastructure and facilities.

Spatial strategy considerations: The proposal has been selected in the context of the Spatial Strategy, as a Tier 3 Settlement, within the catchment of the City, and therefore has the potential to make a significant contribution to the area’s economy and provide for wider housing needs. The Vision seeks the delivery of a distinct new community, within an attractive environment, which will protect the setting of Stirling and its historic views.

The shops and main services within Durieshill will be defined as a local centre in the Network of Centres. See Table 6 of the LDP for further information.

The Battle of Sauchieburn (1488) is identified in the Battlefields Inventory prepared by Historic Scotland and its boundary includes the areas of Bannockburn, Durieshill and west Plean. Further information on the battlefield can be found in SG24 on Battlefields.

Supplementary Guidance SG08A on Durieshill has been produced which sets out in detail the main principles of developing the proposed new settlement of Durieshill and provides specific guidance on the design of the development. Some of the key requirements are highlighted in the following table.

Infrastructure considerations: The site is subject to particular infrastructure issues which include: • Water supply and drainage: The drainage options for Durieshill require appropriate studies to be carried out. An option to provide a new sewage treatment facility should be explored and the site will require provision of an adequate water supply. Early contact should be made with Scottish Water to determine how best to service the site.

• High Pressure Gas Pipeline: The high pressure natural gas transmission pipeline west of the site introduces a consultation zone in order that HSE can consider any safety implications of new development.

• The avoidance of electricity transmission pylons, or the diversion or undergrounding of lines.

• Necessary measures to address ground stability, drainage/flooding and any contamination issues.

• Flood Risk Assessment required. Development on the functional flood plain should be avoided. Water resistant materials and measures may be required.

• All necessary transport infrastructure, public transport provision and contribution to the Stirling’s City Transport package.

• Community infrastructure: schools, community campus, local centre and other local facilities including appropriate green infrastructure, play space, sport and recreational provision, to support a development of this scale.

158

Stirling Local Development Plan: Proposed Plan

Durieshill 10. Settlement Statements & Proposals Maps

• A pedestrian friendly, accessible village centre incorporating a community centre, library, sports and health provision, local shopping units, local employment and other commercial activities to ensure that the community is self-sustaining in terms of a full range of local facilities.

• Waste management infrastructure will require to be upgraded and new or upgraded

recycling Bring Sites should be provided in association with new development. Developer contributions towards waste management infrastructure will be collected for development schemes that are major in scale consistent within SG19.

Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable. The Council will seek to establish an Infrastructure Delivery Working Group to speed up delivery of this site.

159

Stirling Local Development Plan: Proposed Plan

Durieshill 10. Settlement Statements & Proposals Maps

160 160

Stirling Local Development Plan: Proposed Plan

Durieshill 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Key site requirements

Period 2

Phase 2: 2022/2027

2027/2037

675

1,543

Housing, Employment and Retail H057 Durieshill

282

B09 Durieshill

5.0 ha.

R10 Durieshill

2,500 m2

Masterplan required which conforms to SG08A: Stirling’s Major Growth Area - Durieshill and the Key Principles for the development. Masterplan to include a site delivery statement setting out how and when the site will be constructed.

This should include delivery of key elements of infrastructure. Specific requirements include: • A high quality of design, materials and layout.

• A clear and distinctive design concept.

• A green infrastructure framework.

• Mature tress, shelterbelts and woodlands of conservation and landscape value to be appropriately managed and retained.

• Retention of scheduled Common Hill Homestead and landscaping to consider the setting of the scheduled Plean colliery coke ovens.

• Safe residential streets for all, including the use of ‘home zone’ principles in appropriate circumstances.

• A range and mix of house types, sizes and tenures to meet the full range of housing needs.

• A 25% affordable housing contribution, including on-site provision.

• Serviced employment land suitable for Classes 4, 5 and 6 through a mixture of starter units, home working and a serviced business park.

• A community campus (0-18 year olds as well as wider community usage) within or adjacent to the village centre including 2 new primary schools and also high school provision for a wider eastern villages catchment.

• A pedestrian friendly, accessible village centre incorporating a community centre, library, sports and health provision, local shopping units, local employment and other commercial activities to ensure that the community is self-sustaining in terms of a full range of local facilities.

• A local supermarket up to 2,500 m2 gross to be located within the village centre.

• A village green or square and/or a village park.

161

Stirling Local Development Plan: Proposed Plan

Durieshill 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Phase 2: 2022/2027

Key site requirements

Period 2 2027/2037

Housing, Employment and Retail (continued) • Assisting the regeneration of neighbouring communities.

• Maximising the ability of trips to be made by walking, cycling and public transport.

• Contributions to Stirling’s City Transport package to help mitigate against the impact of the development on the transport networks in the Stirling City area.

• Incorporating energy efficient buildings and innovative forms of district heating and the use of renewable energy technologies.

Minimising and recycling waste including appropriate facilities for composting and for the sorting, storage and collection of waste.

• A drainage impact assessment is required.

• Flood Risk Assessment required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required.

• Buffer strips to be provided (minimum of 6m and up to 12m on either side of the watercourse) to ensure watercourses associated with the site are safeguarded and enhanced.

• Feasibility study required to assess the potential for channel restoration of the Sauchenford Burn to its natural state.

• An assessment of ground conditions as the site has been subject to past mining activity.

• To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • M9 Junction 9 Prinhall Interchange Improvements.

• Safe, direct cycle routes into Stirling and south to Denny, Larbert Hospital. Safe cycle routes beside and across major roads and junctions in the area.

Land Safeguarded for Infrastructure

162

Infrastructure

Proposal

Upgrade to A872 required.

• Land safeguarded for dualling of A872.

Durieshill 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

163 163

Stirling Local Development Plan: Proposed Plan

Fallin 10. Settlement Statements & Proposals Maps

Description: Fallin is one the Eastern Villages along with Cowie, Plean and Throsk.

They lie in close proximity to the Stirling City Corridor and are part of the Spatial Strategy’s Core Area. The population of the village is approximately 2,800.

The village, linear in form and straddling the A905 is located on the flat lands of the Carse immediately south of the River Forth. Fallin was a mining village until the mid-1980s. However, the demise of the industry had a significantimpact on its social and economic vitality that has endured to the present day. One small area of the village is within the 15% most deprived in Scotland as defined in the Scottish Government’s Index of Multiple Deprivation (2009) and the percentage of the population out of work is high. Approximately half of the housing is socially rented. The village has in recent years proved a popular location for private house-building, though the centre of the village would benefit from streetscape improvements and traffic calming.

A number of business premises and industrial units are located on both sides of the Main Street, and there is a well-utilised community centre adjacent to Fallin Primary School. To the south of the village, on the site of the former colliery and bing, there lies a large area of open space and woodland offering good views over the Carse and the Wester Moss Site of Special Scientific Interest.

Spatial strategy considerations: Fallin is within the Core Area and is a Tier 3 settlement as identified in the Settlement Hierarchy.

It therefore has potential to accommodate a variety of types and scales of new development as set out in the land supply table, and the village is identified as a new Regeneration Priority Area in recognition of the socio-economic issues requiring to be addressed.

In accordance with the Plan’s Vision and Spatial Strategy, land for housing development in the Eastern Villages has been allocated at a sufficient scale in order to support socio-economic regeneration through developer contributions, either directly or in kind. This is in addition to developer contributions to be made towards affordable housing, education provision, etc. as set out elsewhere in the Plan and Supplementary Guidance. In Fallin, a site to the east of the village (H077) is allocated for approximately 400 dwellings.

The regeneration will normally take the form of physical infrastructure and environmental improvements, the nature of which will vary from village to village. Partnership working with relevant public agencies may be required. Consideration could also be given to the setting up and financing of a community development trust.

Around half of all properties in the village are socially rented, which is higher than in most other areas of the Plan. In order to provide for both the local and wider housing needs in the Core Area of the Plan, for development of 10 units or more, a 25% affordable housing contribution will be required.

164

Stirling Local Development Plan: Proposed Plan

Fallin 10. Settlement Statements & Proposals Maps

A site for employment purposes is identified at Polmaise Park (B03) to provide local employment opportunities and further local employment is safeguarded at Bandeath under Policy 2.4.

The shops and services within Fallin are defined as a local centre in the Network of Centres, further information on which can be found in Table 6 of the LDP. The Stirling Green Belt that extends to the southern side of the village plays a key role in maintaining the separate identities of Fallin and Cowie, and ensures that the character of both settlements is retained. More information on the role and function of the Green Belt can be found in SG03 Green Belts.

The village lies in the Carse East of Stirling Landscape Character Area, an area of flat valley floor within a lowland river valley. SG28 Landscape Character Assessments provides further information on landscape sensitivities and opportunities in this area.

Infrastructure Considerations: Capacity at the Waste Water Treatment Works is limited and will require to be augmented to accommodate both the Fallin and other large scale housing allocations in the locality. Early contact with Scottish Water should be made to determine actual capacities and possible solutions.

Capacity at Fallin Primary School and Wallace High School is limited. For all developments proposed within the Core Area, a comprehensive solution to education provision is proposed across the area. This will include the creation of new primary schools, a number of extensions and the change of school catchment areas to accommodate development. The proposed strategy to address secondary capacity is to make new provision as part of the build at Durieshill which will also provide an opportunity to rezone pupils from the eastern villages allowing development within the Bannockburn area. The timing of new developments will be crucial, given the high cost of secondary school provision and the potential impact that it could have on wider provision. As a result of school constraints, developer contributions will be sought from all new residential developments within the Core Area towards both primary and secondary school provision. Further information on education provision can be found in SG15 Education Provision.

Waste management infrastructure will require to be upgraded and new or upgraded recycling Bring Sites should be provided in association with new development. Developer contributions towards waste management infrastructure will be collected for development schemes consistent within SG19 Waste Management Requirements for Development Sites.

Developer contributions will be sought towards NHS Forth Valley facilities consistent with SG06 Health Care Facilities.

The main areas of open space are Drypow Park, Polmaise Park, and Polmaise Woodland that covers the area of the former bing. A Settlement Opportunity Plan for Fallin is included in the Stirling Open Space Strategy 2012 -2017 and provides commentary on the protection, use, maintenance and enhancement of open space in the village. An updated version of the Strategy is due to be published in 2017.

165

Stirling Local Development Plan: Proposed Plan

Fallin 10. Settlement Statements & Proposals Maps

Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable. Sites that have planning permission or are under construction are also shown below.

166

Stirling Local Development Plan: Proposed Plan

Fallin 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1

Key site requirements

Period 2

Phase 1: 2015/2022

Phase 2: 2022/2027

2027/2037

113

125

162

Housing H077 East Fallin

• Planning permission in principle application under consideration for residential development )June 2016).

• Financial or in kind regeneration benefits required to support socio-economic regeneration.

• Affordable housing requirement is 25%, all to be on-site provision.

• Development must front on to Main Street, and be well inegrated with the existing buildings on the street.

• Access should be linked to Wallace Grange development on south side of Main Street.

• Development must not affect water quality of River Forth and a buffer strip (20m) to be provided on the south side of the watercourse to enhance the riparian habitat of the watercourse.

• Access to and opportunities for the interpretation and enjoyment of the River Forth must be provided.

• Riverside walkway must be extended along river.

• Structure planting should be used to eastern boundary of site to screen development and provide robust village boundary.

• To ensure the maintenance of the integrity of the Firth of Forth Special Protection Area, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • Flood Risk Assessment required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required.

H158 Falcon House

24

Site has Planning Permission at February 2016.

• Height, design and type of housing to complement adjacent houses.

167

Stirling Local Development Plan: Proposed Plan

Fallin 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Phase 2: 2022/2027

Key site requirements

Period 2 2027/2037

Employment B03 Fallin Polmaise Park

0.8 ha.

• Site restricted to Class 4 Business uses.

• The existing tree-screening on the road frontage should be protected and enhanced.

• To ensure the maintenance of the integrity of the Firth of Forth Special Protection Area, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA.

Land Safeguarded for Infrastructure

168

Infrastructure

Proposal

Waste Management Facilities.

Lower Polmaise Household Waste Recycling Centre (existing).

• Land safeguarded for future expansion.

New and/or expanded schools.

• Land safeguarded for extension to Fallin Primary School.

Fallin 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

169

Stirling Local Development Plan: Proposed Plan

Fintry 10. Settlement Statements & Proposals Maps

Description: Fintry, 17 miles south west of Stirling, has a population of approximately 690. It sits in the valley of the north of the Campsie Fells and south of the Fintry & Gargunnock Hills, which also conveys the Endrick Water, a European Special Area of Conservation (SAC).

The village expanded to the northwest of the original clachan and church following the establishment of a local cotton mill in the late 18th century.

It is characterised by the strong linear streetscape and unity of building form. A large open space to the west incorporates a multi-fiunctional community hall and sports facility and rugby pitch.

Spatial strategy considerations: Fintry is classed as a Rural Village and a Tier 4 settlement within the Settlement Hierarchy. It therefore has potential for modest amounts of new development as shown in the land supply table.

The Housing Need and Demand Assessment has shown high levels of need and high house prices in the Stirling Rural sub area, that includes all the Rural Villages. There is a high ratio of waiting list applicants to lets. Therefore for developments of 4 units or more, a 33% affordable housing contribution will be required.

A Conservation Area designation is centred around at Fintry Main Street. A Conservation Area Character Appraisal has been produced as Supplementary Guidance SG07 and all development within or adjacent to the Conservation Area must preserve or enhance its character, appearance and setting.

The village is included in the extensive Southern Hills Local Landscape Area, further guidance for which is provided in SG27 Protecting Special Landscapes.

Infrastructure considerations: There is capacity in terms of water supply (Carron Valley) and at the Waste Water Treatment Works (Fintry) for new development. Early contact with Scottish Water is recommended to gain an understanding of potential water supply and drainage requirements.

There is capacity for more pupils at Fintry Primary School but capacity at Balfron High School is limited so housing development will require to be phased with other developments in the catchment area.

Further information on education provision can be found in SG15 Education Provision.

The majority of open space within Fintry is located to the north of the Endrick Water in the newer housing developments. There is a large area of open space to the west of the village with playing fields. A large area of semi natural woodland runs alongside the northern banks of the Endrick Water with a track offering links to the policies of Culcreuch Castle.

170

Stirling Local Development Plan: Proposed Plan

Fintry 10. Settlement Statements & Proposals Maps

A Settlement Opportunity Plan for Fintry is included in the Stirling Open Space Strategy 20122017 and provides commentary on the protection, use, maintenance and enhancement of open space in the village. An updated version of the Strategy is due to be published in 2017.

SG02 Green Networks provides further guidance on the Green Network and open space provision for new development.

Within the Rural Villages Areas, new developments which are not served by a fixed route bus service may require to contribute towards the Council’s Demand Responsive Transport (DRT) service. This will help meet the developer’s responsibility of ensuring a choice of access. Further details on this are provided in SG14 Ensuring a Choice of Access for New Developments and SG16 Developer Contributions.

Waste management infrastructure will require to be upgraded and new or upgraded recycling Bring Sites should be provided in association with new development. Developer contributions towards waste management infrastructure will be collected for development schemes consistent within SG19 Waste Management Requirements for New Sites.

Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable.

171

Stirling Local Development Plan: Proposed Plan

Fintry 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1

Key site requirements

Period 2

Phase 1: 2015/2022

Phase 2: 2022/2027

33

7

2027/2037

Housing H098 Menzies Terrace

• Design to preserve the setting of the listed Culcreuch Castle. In particular to preserve the landscape setting of the castle on main approaches to and from it.

• To create a new settlement edge appropriate to the interface with the designed landscape setting.

• Flood Risk Assessment required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required. Not all of the area will be developable an no development should occur in the functional flood plain or other areas known to flood.

• Consideration to be given to using the area south of Menzies Terrace as a multifunctional open space/SUDS. • Buffer strips of at least 6m should be retained on either side of the banks of the water course to ensure they are safeguarded and enhanced.

• Early contact required with Scottish Water regarding foul connections and capacity.

• A drainage impact assessment is required and should include an analysis of any impact on the Endrick Water Special Area of Conservation.

• To ensure the maintenance of the integrity of the Endrick Water SAC, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • Alternative emergency secondary access should be secured to ensure safe passage to and from the site during times of flood. The details of the access will require discussion and agreement with the Council.

• All trees on the site to be surveyed and those of value retained in accordance with Policy 10.1.

172

Fintry 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

173 173

Stirling Local Development Plan: Proposed Plan

Gargunnock 10. Settlement Statements & Proposals Maps

Gargunnock Description:

Gargunnock is located south of the A811 approximately 7 miles west of Stirling. It has a population of approximately 800. The settlement sits within the Southern Hills Local Landscape Area, in the northern fringes of the Gargunnock/ Fintry range. It is a small hillside settlement established from a clachan alongside a medieval church.

Spatial strategy considerations: Gargunnock is classed as a Rural Village and a Tier 4 settlement within the Settlement Hierarchy. It therefore has potential for modest amounts of new development however no opportunities for development can be identified at this time within the village.

The Housing Need and Demand Assessment has shown there to be high levels of need and high house prices in the Stirling Rural sub area, that includes all the rural villages. There is a high ratio of waiting list applicants to lets. Despite this, no housing allocations are made for Gargunnock but should appropriate sites come forward, a 33% affordable housing contribution will be required, on sites of 4 or more units.

The historic centre of the village is designated as a Conservation Area. Conservation Area Character Appraisals have been produced as Supplementary Guidance SG07 for all the existing Conservation Areas.

Infrastructure considerations: There is capacity at the Turret Water Treatment Works but limited capacity at Gargunnock Waste Water Treatment Works for new development. Early contact with Scottish Water is recommended to gain an understanding of potential water supply and drainage requirements.

Capacities at Gargunnock Primary School and Stirling High School are also limited. Further information on education provision can be found in Supplementary Guidance SG15.

Waste management infrastructure will require to be upgraded and new or upgraded recycling Bring Sites should be provided in association with any new development. Developer contributions towards waste management infrastructure will be collected for development schemes consistent within SG19.

The village has various open spaces distributed amongst the residential areas. The main open space features are: • Provost Park - A large open space area with excellent play facilities and well maintained playing fields with changing facilities.

• Cemetery Rest Garden - The grounds of the attractive Church form a focal point for the village.

• The Glebe - A large area of rough open space, with stands of mature trees, but no clear footpath routes.

• Smaller areas of greenspace and woodland amongst residential areas.

174

Gargunnock 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

The main opportunities are possible improvements to Provosts Park: improved management of lower quality woodland areas; improved management of lower quality amenity spaces; creation of allotment/community food growing area; review of path network and green network/ connections in and around the village.

175 175

Stirling Local Development Plan: Proposed Plan

Keltie Bridge (Rural Activity Area) 10. Settlement Statements & Proposals Maps

Keltie Bridge - Callander Description:

Keltie Bridge, 16 miles north west of Stirling, is a small hamlet of houses on the A84(T), separated from Callander to the west by the Keltie Burn, a tributary of the River Teith and part of a European Special Area of Conservation (SAC).

Spatial strategy considerations: The B44 Keltie Bridge Rural Activity Area allocation contributes to sustaining rural communities in the Plan area by providing for employment creation alongside opportunities in Callander itself, within the Loch Lomond and the Trossachs National Park.

Infrastructure considerations: Turret Water Treatment Works has capacity. Capacity at the Waste Water Treatment Works is limited. Early contact with Scottish Water should be made to determine actual capacities and possible solutions.

Within the Rural Villages Area, new developments which are not served by a fixed route bus service may require to contribute towards the Council’s Demand Responsive Transport (DRT) service. This will help meet the developer’s responsibility for ensuring a choice of access. Further details on this are provided in SG14 Ensuring a Choice of Access for New Developments and SG16 Developer Contributions.

Waste management infrastructure will require to be upgraded and new or upgraded recycling Bring Sites should be provided in association with new development. Developer contributions towards waste management infrastructure will be collected for development schemes consistent within SG19 Waste Management Requirements for New Sites.

Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable.

176

Keltie Bridge (Rural Activity Area) 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Phase 2: 2022/2027

a

Stirling Local Development Plan: Proposed Plan

N

Key site requirements

Period 2 2027/2037

Employment B44 Keltie Bridge Rural Activity Area.

0.9 ha.

• Suitable for horticulture, small scale wood processing, food processing. Use Classes 4 (business), 5 (industry), 6 (storage and distribution) and visitor oriented businesses may be considered if they cannot be accommodated on sites in Callander and are compatible with neighbouring uses.

• Development should utilise the existing road access points from the A84, if possible, enhanced as necessary.

• Route of the Central Highland Way cycleway to the north should be protected, with provision for safe crossing of any access routes in the site.

• Flood Risk Assessment required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required. Not all of the area will be developable and no development should occur in the functional flood plain or other areas known to flood.

• To ensure the maintenance of the integrity of the River Teith SAC, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA.

177 177

Stirling Local Development Plan: Proposed Plan

Killearn 10. Settlement Statements & Proposals Maps

Killearn Description:

Killearn, 22 miles west of Stirling and 9 miles north of Milngavie, is served by the A875 and has a population of approximately 1750. The backdrop of the Campsie Fells to the east adds greatly to the setting and character of the village, as do the open spaces within the village, including the Glebe. The modern village has spread south and west from the historic core along the Main Street, a designated Conservation Area.

Spatial strategy considerations: Killearn is classed as a Rural Village and a Tier 4 settlement within the Settlement Hierarchy. It therefore has potential for modest amounts of new development as shown in the land supply table.

The Housing Need and Demand Assessment has shown there to be high levels of need and high house prices in the Stirling Rural sub area, that includes all the rural villages. There is a high ratio of waiting list applicants to lets. Therefore for developments of 4 units or more, a 33% affordable housing contribution will be required.

A Conservation Area Character Appraisal has been produced as Supplementary Guidance SG07 for the Killearn Conservation Area and all development within or adjacent to the Conservation Area must preserve or enhance its character, appearance and setting.

The nationally important West Highland Way long distance route lies to the west of the settlement. The Campsie Fells to the east are part of the Southern Hills Local Landscape Area, further guidance on which is provided in SG27 Protecting Special Landscapes.

Infrastructure considerations: There is some capacity at the Turret Water Treatment Works and Killearn Waste Water Treatment Works to accommodate new development. Early contact with Scottish Water should be made to determine actual capacities and possible solutions.

Capacity at Killearn Primary School and Balfron High School is limited so housing development will need to be phased to allow them to accommodate further pupils. Further information on education provision can be found in SG15 Education Provision.

The village has a range of quality open space, distributed evenly around the village centre and residential areas. The main open space features are: • Killearn Public Park - A large central park, incorporating attractive mature trees, and

providing areas for sport/ recreation and play areas for a range of ages. • Killearn Kirk - The attractive Kirk sits in well maintained grounds in the village centre, including the historic Glebe, with the Buchanan Memorial adjacent.

178

Stirling Local Development Plan: Proposed Plan

Killearn 10. Settlement Statements & Proposals Maps

Killearn Glen Community Woodland - A large mature woodland, with a series of connecting footpaths and scenic views of the river and waterfalls.

A Settlement Opportunity Plan for Killearn is included in the Stirling Open Space Strategy 20122017 and provides commentary on the protection, use, maintenance and enhancement of open space in the village. An updated version of the Strategy is due to be published in 2017.

SG02 Green Networks provides further guidance on the Green Network and open space provision for new development.

Waste management infrastructure will require to be upgraded and new or upgraded recycling Bring Sites should be provided in association with new development. Developer contributions towards waste management infrastructure will be collected for development schemes consistent within SG19 Waste Management Requirements for Development Sites.

Within the Rural Villages Area, new developments which are not served by a fixed route bus service may require to contribute towards the Council’s Demand Responsive Transport (DRT) service. This will help meets the developer’s responsibility of ensuring a choice of access.

Further details on this are provided in SG14 Ensuring a Choice of Access for New Developments and SG16 Developer Contributions.

Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable.

179

Stirling Local Development Plan: Proposed Plan

Killearn 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Phase 2: 2022/2027

Key site requirements

Period 2 2027/2037

Employment H102 Blairessan

30

• A Planning and Development Brief will be prepared by the planning authority, in consultation with the prospective developer, to guide the layout and design of the development and it shall include advice on the type, style, height, spacing and external finishes of all houses and garages to be built on the site, to make sure that development suits the adjacent conservation area.

• A landscaping plan shall be prepared for the full site incorporating substantial structural landscaping along its northern and northeastern boundaries.

• Vehicular access to the site shall be taken from Station Road via a new miniroundabout junction.

• A new footway shall be provided over the site frontage to Station Road linking eastwards towards the existing footway network on Balfron Road. Pedestrian crossing facilities shall be provided on Station Road in the event that a continuous footway connection cannot be accommodated.

• Disposal of foul and surface drainage shall be to the relevant statutory standards of Scottish Water and SEPA to mitigate potential ‘in combination’ effects on the Endrick Water SAC.

180

Stirling Local Development Plan: Proposed Plan

Killearn 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Phase 2: 2022/2027

Key site requirements

Period 2 2027/2037

Housing and Employment H157 Killearn Hospital B47 Killearn Hospital Rural Activity Area

TBC 1.5 ha.

1.0 ha.

• A Planning and Development Brief/Design Statement will be prepared by the planning authority, in consultation with the prospective developer, to guide the layout and design of the development and to take account of other relevant planning and environmental issues.

• The site has contamination issues.

Residential development is permitted to a scale to enable the implementation of a contaminated land remediation strategy and general site restoration, to be determined by a fully costed and independently audited restoration plan. Based on provisional/ indicative costings for site remediation and re-development, residential development of up to 70 units may generate sufficient site development value to allow the implementation of a remediation strategy.

• Residential redevelopment at a scale of up to 70 units would have to be shown to be an essential part of a wider mixed use redevelopment that included provision for business, leisure and tourism uses compatible with the countryside location.

20-25% of the site area should be set aside for these purposes.

• Given site’s relative remoteness to allow for active travel to/from services and amenities in Killearn residential development at this scale requires the provision of a new footway connection from the site to link in with established adopted footways in or adjacent to the village, with the new footway constructed to the relevant adoptable standards of the roads authority.

• A contribution towards off-site affordable housing will be required.

• Site layout and house design should take account of relevant placemaking criteria, and include a range of house types and sizes. There should, in particular, be a specific aim to meet the needs of smaller households. Given countryside location and rural character it is imperative scale and form are carefully considered and a bespoke design solution sought, drawing on steading developments and grouping for inspiration.

‘Suburban’ layout, i.e. standard house types in detached plots would be deemed wholly incongruous.

181

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Killearn 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Phase 2: 2022/2027

Key site requirements

Period 2 2027/2037

Housing and Employment (cont) • Design to respect existing TPO on part of the site.

• To ensure the maintenance of the integrity of the Endrick Water SAC foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • Flood Risk Assessment required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required

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N

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Kinbuck 10. Settlement Statements & Proposals Maps

Kinbuck Description:

Kinbuck is a small village located on the banks of the Allan Water to the north of Ashfield and Dunblane and to the west of the Stirling-Perth railway line. The village is linear in nature and contains a mixture of housing ranging from 19th century stone buildings to more modern private and local authority housing. The more recent private house developments have tended to be single houses located in gap sites or garden grounds of existing properties. The primary school, which closed in 1998, is now used as a community hall, and there are no local shops within the village. It has a population of approximately 110 people.

Spatial strategy considerations: Kinbuck is within the Rural Villages Area and is a Tier 5 settlement as identified in the Settlement Hierarchy.

Given the size of the settlement and the lack of services, it is considered that there are limited opportunities for new development and therefore no development sites are allocated in Kinbuck.

The village lies in the Allan Water Landscape Character Area, an area of rolling valley farmland within a lowland river valley. SG28 Landscape Character Assessments provides further information on landscape sensitivities and opportunities in this area.

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Kippen 185 185

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Kippen 10. Settlement Statements & Proposals Maps

Description: Kippen is a small village located 10 miles to the west of Stirling on the slopes of the Gargunnock Hills, with a population of approximately 1020. It is bound to the south and east by the Southern Hills Local Landscape Area (see Policy 9.1 and SG27), and parts of the village enjoy spectacular views over Flanders Moss and the Carse of Forth. The growth of Kippen was largely due to its location at the junction of the old military road between Stirling and Dumbarton, and until the 1950s, the village was served by a branch of the Forth and Clyde Junction Railway.

Today, its position close to the busy A811 means it receives visitor traffic on route to the Loch Lomond and Trossachs National Park.

Rural Stirling Housing Association has developed a significant amount of affordable housing (approximately 60 units) in recent years, which has expanded the village to the south. Some employment opportunities are provided by a number of local businesses.

Spatial strategy considerations: Kippen is within the Rural Villages Area and is a Tier 4 settlement as identified in the Settlement Hierarchy.

The settlement is within the area of the Plan identified as ‘Highly Pressured’ in relation to the need for affordable housing. However, given the level of development that has taken place within the village in recent times, particularly affordable housing - Kippen currently has a higher percentage of socially rented housing than any of the other Tier 4 settlements within the Plan area. A development site has been brought forward from the 2014 LDP, Burnside, and this is expected to deliver a mix of market and affordable housing totalling around 30 units. Further growth of the village is constrained by available infrastructure. Butterfly orchids are present in the village in the field to the south of Fintry Road. These are afforded local protection and translocation would not be straightforward, potentially constraining future development in the village.

Part of the village is a Conservation Area, including the village centre with its wide main street and traditional stone buildings dating back to the 17th century. Kippen Church is a prominent landmark visible in long distance views of the village from the Carse. The Mercat Cross and war memorial in the Main Street are also key village features.

Conservation Area Character Appraisals have been produced as Supplementary Guidance SG07 for all the existing Conservation Areas.

The village lies in the Forth/Kippen Muir Valley Fringe Landscape Character Area, an area of farmed valley fringe within a lowland transitional landscape. SG28 Landscape Character Assessments provides further information on landscape sensitivities and opportunities in this area.

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Kippen 10. Settlement Statements & Proposals Maps

Infrastructure considerations: The village of Kippen is supplied by Carron Valley Water Treatment Works, which has available capacity but there is limited capacity at Kippen Waste Water Treatment Works for new development. Early contact with Scottish Water should be made to determine actual capacities and possible solutions.

Stirling’s Open Space Strategy 2011 identifies Kippen as having fairly limited open space provision within the village itself, although there are some key open space features to the south of the village such as; Kippen Wood, an area of attractive mature woodland, and Oakwood, an area of mature woodland along the banks of a burn, although access is somewhat restricted.

There is no designated park, although there are two play areas and good sports provision including a tennis court and bowling green.

Waste management infrastructure will require to be upgraded and new or upgraded recycling Bring Sites should be provided in association with new development. Developer contributions towards waste management infrastructure will be collected for development schemes consistent within SG19.

Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs, and extant planning permissions where applicable

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Kippen 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Key site requirements

Period 2

Phase 2: 2022/2027

2027/2037

Housing H103 Burnside

188

30

• Flood Risk Assessment required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required. • Early contact with Scottish Water advised regarding foul drainage and capacity.

Kippen 10. Settlement Statements & Proposals Maps

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N

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Plean 10. Settlement Statements & Proposals Maps

Plean

Description: Plean is one the Eastern Villages along with Cowie, Fallin and Throsk.

They lie in close proximity to the Stirling City Corridor and are part of the Spatial Strategy’s Core Area. The population of the village is approximately 2010.

Plean is located in attractive countryside, 7 miles south east of Stirling.

Like the other Eastern Villages, it has a history of coal mining, the demise of which had, an impact on its social and economic vitality.

A high proportion of housing is Local Authority owned. The village has in recent years also proved a popular location for private housebuilding. The centre of the village has not been developed to the same extent and requires some upgrading, and gaps sites on the Main Street are potentially available for retail and commercial uses.

The Battle of Sauchieburn is identified in the Battlefields Inventory prepared by Historic Scotland and its boundary includes the areas of Banockburn, Durieshill and west Plean. Further information on the battlefield can be found in SG24 Battlefields.

To the south lies Plean Country Park, some 200 acres in extent, an attractive area of open space and woodland and a significant asset to the village and the wider area. It still retains a range of built features with potential for upgrading to respond to visitors’ interests. The ruinous Plean House and Stable Block, as well as other locations on the periphery of the Park, could also provide the scope for redevelopment as housing.

Spatial strategy considerations: Plean is within the Core Area and is a Tier 3 settlement within the Settlement Hierarchy identified in the Spatial Strategy. It therefore has potential to accommodate a variety of types and scales of new development as shown in the land supply table and is identified as a new Regeneration Priority Area in recognition of the socio-economic issues which require to be addressed in the village.

In accordance with the Plan’s Vision and Spatial Strategy housing development land in the Eastern Villages has been allocated at a sufficient scale to support socio-economic regeneration through developer contributions, either directly or in-kind. This is in addition to developer contributions to be made towards affordable housing, education provision, etc. as set out elsewhere in the Plan and Supplementary Guidance. This will normally be in the form of physical infrastructure and environmental improvements, the nature of which will vary from village to village. Partnership working with relevant public agencies may be required. Consideration could also be given to the setting up and financing of a community development trust.

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Plean 10. Settlement Statements & Proposals Maps

Site H069 Cushenquarter has been allocated for an intial development of 100 housing units in Period 1 Phase 2 (2022/2027). This allocation will continue to be for market and affordable housing (25%) in order to provide for both local and the wider housing needs in the Core Area.

All developments of 10 units or more will require to contribute 25% affordable housing. Planning permission for 167 units has also been granted on site H072 Touchill.

The shops and services within Plean are defined as a local centre in the Network of Centres, further information on which can be found in Table 6 of the LDP. The existing employment area at Plean Industrial Estate has been safeguarded under Policy 2.4 Safeguarding Employment Land and Property.

Infrastructure considerations: Capacity at the Waste Water Treatment Works will require to be augmented to accommodate both the Plean and other large scale housing allocations in the locality. Early contact with Scottish Water should be made to determine actual capacities and possible solutions.

Capacity at East Plean Primary School and Bannockburn High School is limited. For all developments proposed within the Core Area, a comprehensive solution to education provision is proposed across the area. This will include the creation of new primary schools, a number of extensions and the change of school catchment areas to accommodate development. The proposed strategy to address secondary capacity is to make new provision as part of the build at Durieshill which will also provide an opportunity to rezone pupils from the eastern villages allowing development within the Bannockburn area. The timing of new housing developments will be determined in relation to the school capacity situation. As a result of school constraints, developer contributions will be sought from all new residential developments within the Core Area towards both primary and secondary school provision. Further information on education provision can be found in SG15 Education Provision.

Waste management infrastructure will require to be upgraded and new or upgraded recycling Bring Sites should be provided in association with new development. Developer contributions towards waste management infrastructure will be collected for development schemes consistent within SG19.

Developer contributions will be sought towards NHS Forth Valley Health Care Facilities consistent with SG06.

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Plean 10. Settlement Statements & Proposals Maps

Plean is relatively well served with areas of public open space, which contribute to environmental quality. The main open space is Plean Country Park (see previous comments) and there is good provision of small green spaces, particularly north of Main Street, which are generally attractive and well linked by pedestrian routes. A Settlement Opportunity Plan for Plean is included in the Stirling Open Space Strategy 2012 -2017 and provides commentary on the protection, use, maintenance and enhancement of open space in the village. An updated version of the Strategy is due to be published in 2017.

SG02 Green Networks provides further guidance on the Green Network and open space provision for new development.

Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable.

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Plean 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Key site requirements

Period 2

Phase 2: 2022/2027

2027/2037

100

tbc

Housing H069 Cushenquarter

• Development Framework/Masterplan approach required.

• Developer contribution required to support socio-economic regeneration of Plean.

• Structure planting, open spaces and footpath systems should be designed with external connections and the Green Network in mind.

• Biodiversity audit required.

• Buffer strip required beside the watercourse to help protect and improve the water environment.

• Archaeological evaluation required of any undisturbed areas.

• Provision of an acceptable solution and costs for schools infrastructure relating to a development of this scale, to take account of the limited additional capacity at Plean PS and progress of development on the H072 Touchill Farm site.

• Drainage impact assessment required.

• Flood risk assessment required.

Development on the functional flood plain should be avoided. Water resistant building materials and measures may be required.

• Early contact with Scottish Water advised regarding foul drainage and capacity.

• To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • Early contact with NHS Forth Valley and the Council regarding the potential siting of a new GP practice to serve increased requirements from Bannockburn, Plean and Durieshill.

• Period 2 development to be determined at future LDP review and will be subject to satisfactory education solution being found.

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Plean 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Key site requirements

Period 2

Phase 2: 2022/2027

2027/2037

Housing (continued) H071 Coal Merchants Yard

12

H072 Touchill Farm

78

H073 Main Street

16

• Site is Under Construction at February 2016.

89

Site has Planning Permission at February 2016.

• Developer contribution required to support socio-economic regeneration of Plean.

• Structure planting, open spaces and footpath systems should be designed with external connections and the Green Network in mind.

• Biodiversity audit required.

• Provision of an acceptable solution and costs for schools infrastructure relating to a development of this scale, to take account of the limited additional capacity at Plean PS and progress of development on the H069 Cushenquarter site.

• Drainage impact assessment required.

• Flood risk assessment required.

Development on the functional flood plain should be avoided. Water resistant building materials and measures may be required.

• Early contact with Scottish Water advised regarding foul drainage and capacity.

• To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. Site has Planning Permission at February 2016 (Ref. 10/00607/FUL - expires 12 June 2017). In the event the planning permission lapses the following key site requirements will apply: • Height, design and type of housing to complement adjacent houses.

Land Safeguarded for Infrastructure

194

Infrastructure

Proposal

Health care facilities.

• A GP practice will be required to serve increased requirements from Bannockburn, Plean and Durieshill. If Plean is the chosen location, the most suitable location is within, or in the vicinity of H069.

Plean 10. Settlement Statements & Proposals Maps

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Stirling 10. Settlement Statements & Proposals Maps

Stirling

Description: Stirling, granted city status in 2002, is the largest settlement within the LDP area. It is a small (in UK city terms) attractive, historic city, a popular tourist destination, and the scene of some of the most significant events in the evolution of the Scottish nation. It is now a major administrative centre serving a wide urban and rural hinterland. The city comprises the City Centre and surrounding urban conurbation which includes the largely residential areas of Cornton, Causewayhead and Cambuskenneth which lie to the north and east of the River Forth, as well as Raploch, Bannockburn, Hillpark, Broomridge, Borestone, St. Ninians, Torbrex, Braehead, Kings Park and Riverside areas to the south and west of the river.

The population of the city area is approximately 43,480 and it occupies an area of about 31 square kilometres. Around 16% of the population is aged 65 years and above (source: 2011 Census), which is set to increase substantially over the next 20 years.

The strong relationship Stirling city has with its surrounding landscape setting is one of its most defining characteristics. From Stirling Castle, which sits atop an extinct volcano, the city spreads downwards on to the flat carselands of the River Forth, which meanders from The Loch Lomond and Trossachs National Park in the west, through Stirling and eastwards to Edinburgh. The Ochil Hills frame the city to the northeast. Stirling Castle and its associated Royal Parks (The Haining and the King’s Knot) and the National Wallace Monument on the Abbey Craig, are two of the most recognisable sights in Scotland, and major landmarks in views of the city. The mountains of the National Park are also clearly visible in long-distance views to the west. All of these factors contribute to Stirling’s uniqueness and attractiveness.

The city has expanded considerably, particularly in the last 100 years in response to its strategic location relative to central Scotland. From its origins as a Royal Burgh on the crag, it has expanded down-slope and onto the flat land of the carse in a north-south linear form. More recently, the form of growth has tended to be suburban, and largely housing led. Large-scale Victorian and Edwardian residential development expanded the city from its medieval core into the Kings Park and Riverside areas. Cambuskenneth, comprising of a cluster of cottages and houses developed around a now ruinous 14th century Abbey, now reads as part of the city.

More recent modern housing development has seen the city grow to encompass the villages of Cambusbarron, Bannockburn and Torbrex, and also across the river to the north. Further expansion to the east has been mostly been confined by the river and the railway line, and to the west by the M9 motorway.

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Stirling 10. Settlement Statements & Proposals Maps

Stirling’s Economy Stirling’s economy is diverse featuring jobs in tourism, retail, and higher value business services as well as a significant number of people working in the environmental sector. More recent developments within and just outside the city such as Castle Business Park generally reflect this.

There is a large outward commuting population to the main cities of Glasgow and Edinburgh for high value employment opportunities, and relatively high levels of in-commuting to Stirling for secondary and tertiary service based employment. In order to create new employment opportunities, reduce outward commuting and to assist Stirling in reaching its full economic potential, the LDP identifies a wide range of business and industrial sites and the Council is embarking on its City Development Framework.

The City Development Framework Stirling is a unique, vibrant place which is at the start of an exciting period of transformation through its City Development Framework (CDF). The CDF represents a strong vision for the city which seeks to realise the true potential of the area as an economic and cultural powerhouse.

It will achieve this by building on its assets to create a highly functioning and beautiful city that generates wealth and increases opportunity locally whilst contributing to national productivity, and competing internationally. This sits alongside and complements the LDP vision. At the time of writing, the CDF is at funding proposals stage and has been submitted to the Scottish and UK Governments for approval. The CDF has been developed in collaboration with residents and builds upon existing attributes and other key projects and initiatives. Implementation of the CDF projects will act as a catalyst for stimulating and unlocking further investment and economic growth as well as attracting increased numbers of visitors to the city and ensuring that they stay for longer. It will be important to ensure that the contribution that the CDF projects make to Stirling as a place is maximised and in this regard design guidance will be produced to assist in the implementation of the CDF. Further details of this are set out in the Action Programme.

The CDF currently consists of six signature projects as follows: 1. The Digital District The Digital District will create world class digital connectivity to allow businesses and residents to flourish by implementing the following projects: •

•

•

Digital Hub involving conversion of a landmark historic building in the City Centre to create a dynamic environment for small business to co-locate with state of the art digital facilities.

This will be combined with investment in a number of nearby existing office buildings meeting demand for other complementary businesses Enhancement and extension of the historic Albert Halls to create a state of the art

conference and performance venue enhancement of the historic Smith Museum to integrate a Digital Archive Enhanced connectivity to 4 Stirling secondary schools and 3 rural secondary schools.

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Stirling 10. Settlement Statements & Proposals Maps

2. Grow On Space State of the art new business accommodation to meet demand for space suitable to allow colocation of medium sized businesses in the heart of Stirling. This will be located on the riverside to benefit from close proximity to the City Centre, the Station, the existing industrial zone and Stirling Sports Village. The proposal is part of creating a wider connection between a variety of key partners along the river including Stirling University, Forth Valley College, other key business partners and the City Centre thereby reinforcing Stirling’s status as an International City.

3. The Harbour The harbour project involves the construction of a new landmark civic building directly adjacent to the Rail Station and will create a new landscape square. It will connect the City Centre and numerous key heritage assets, partners and communities along the river. These include the recently redeveloped Historic Engine Shed promoting traditional skills on the international stage, Stirling University, Forth Valley College, the Sports Village which hosts national and international events, Springkerse Industrial Area, a number of third sector partners in the Historic Barracks the proposed Grow On Space, the Battle of Stirling Bridge, Cambuskenneth Abbey and a proposed Wildlife Sanctuary which seeks to be the most accessible facility of its kind through direct proximity to the station and City Centre.

4. Mercat Cross Regeneration Mercat Cross Regeneration involves investment in a range of community, cultural and residential buildings, community spaces and streets in the Historic City Centre. This will improve access to this historic part of the city. Individual elements of this project include: •

•

•

•

•

198

Transforming the nursery in the heart of the area along with an adjacent playpark and the vacant Argyll Centre into a dynamic new community hub and skills academy benefiting from panoramic views over the city skyline Construction of a state of the art multi-purpose hall with external growing space adjacent to the existing primary school and new digital hub providing sports facilities at key south gateway to the Historic Centre Investment in the historic Cowane centre marking a key gateway at the north of the city centre leading to Stirling Bridge and Stirling University Investment in a number of cultural buildings at the top of the town to improve community involvement and collaboration Investment in a number of key streets which are key to the City Centre retail and café culture to improve the streetscape and provide infrastructure for markets and festivals.

Stirling Local Development Plan: Proposed Plan

Stirling 10. Settlement Statements & Proposals Maps

5. The City Park The proposal is for a City Park in one of the most iconic locations in Scotland, creating a new gateway into Stirling and enhancing it is a key destination, the aim being to attract more than 250,000 visitors. This is key to retaining talent and attracting families as well as broadening the offer to attract visitors and encourage them to stay longer. The location is to the west of the Castle, capturing iconic views of it by day and night. A key aspect is that it extends to and connects a series of existing stunning walks and open spaces around the castle, to the Historic City Centre, beyond to the River linking these with a range of residential communities.

The project will provide an appropriate landmark in the heart of Scotland, creating a platform for Stirling and the surrounding rural communities to celebrate and optimise the contribution it makes to Scotland as a whole.

6. The River To date, the River Forth has been an underused resource and this project seeks to reverse the trend of the city ‘turning its back’ on the river and exploit the opportunities it offers.

•

•

•

•

•

Incorporation of 6 boats stops combining including one at The Harbour/Engine Shed, Wallace Monument/Stirling University, Stirling Bridge, Cambuskenneth Abbey/Sports Village, Forth Valley College and Kildean Business Park. Each boat stop will provide parking and visitor facilities with direct links to the pedestrian and cycle paths to create a cohesive active travel network.

Significant expansion and enhancement of the pedestrian and cycle paths, connecting the key assets along the river with each other and to the City Centre and City Park.

Development of the peninsulas and associated riverbanks to provide a variety of outdoor experiences with themes including environment, heritage, sports, energy and performance.

Incorporation of a barrage to allow water levels and water quality to be controlled, mitigating flooding and opening access to the river.

Utilising the river as a sustainable means of generating energy, providing district heating and cooling to new developments on brownfield sites providing to support sustainable business space, residential and other uses.

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In addition to the above 6 projects an active travel network will be created which connects existing communities and assets whilst significantly enhancing the quality of environment. This includes: •

•

•

•

•

• •

New road links to improve connections between University, College and Business and reduce congestion in the City Centre and Residential Neighbourhoods.

Significant investment in cycle and path networks to provide attractive active travel

environments for residents and visitors, improving connection between within Stirling key assets including City Centre, University, College, Businesses, Residential Communities, Heritage Assets and other local amenities. There is a key emphasis on creating attractive environments for businesses such as cafes and retail to flourish.

Significant investment in the wider cycle networks as a key link in the national cycle network from the central belt to the Loch Lomond and Trossachs National Park and along with strengthening cycle links with the diverse network of surrounding rural communities.

A significant change from two ‘park and ride’ facilities to a wider network of ‘park and choose’ facilities distributed around the city to reduce congestion.

Integration of priority bus corridors on main routes into the city convenient for commuters and visitors.

Boats becoming a key element in the transport network for commuters and leisure use by all.

A city ‘hop on hop off’ tourist train providing a transport focused on families.

At the time of writing these projects were not sufficiently advanced enough to be identified as formal site allocations in the Stirling proposals map so they are instead shown as symbols. In addition to this, the indicative map below also shows their general location.

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Stirling 10. Settlement Statements & Proposals Maps

Stirling and the Spatial Strategy: A City Visioning exercise that was undertaken in 2009 identified a number of specific objectives for Stirling City which include: •

•

•

Growing the economic base of the wider Stirling area, exploiting its strategic and local connectivity and building on the knowledge resources of the university and the colleges.

Enhancing the sense of place of Stirling by guiding the future form of development in a way that enhances the landscape setting, historic assets and urban quality of the area.

Enabling a new life and purpose for the City Centre including its relationship with the river

These objectives remain relevant today as has been evidenced by the research and outputs of the City Development Framework.

Stirling is identified as a Tier 1 settlement within the Settlement Hierarchy identified in the Spatial Strategy given its overall size and population and its importance in contributing to the local economy. The city is also best placed to meet the majority of new housing need and demand given the scale of the settlement, its strategic transport connections and the potential for new development to make best use of available infrastructure.

To support this, the economic base of Stirling as a sustainable location needs to be strengthened. This will require the development of new business space providing opportunities to expand the range and number of jobs, particularly those of higher value. The City Development Framework seeks to address this issue through its Digital District and Grow On Space proposals.

Consistent with a sustainable settlement approach, new development within the city is directed toward urban consolidation, the objectives of which are to make best use of vacant and brownfield land and property and concentrate higher density, mixed-use development within the City Corridor and within the City Centre itself. The continuing regeneration of existing communities at Raploch and Cultenhove, is prioritised within the city. Strategic development areas are also identified in accessible locations, consistent with existing landscape features, to meet major housing, retailing and strategic business space needs.

As part of achieving these objectives, major new housing and commercial developments are identified at South Stirling Gateway (H055), Ministry of Defence (H049) site and Millhall East (B11/R13) as well as a number of smaller sites. Existing employment sites are safeguarded for employment purposes, while new sites are earmarked for mostly office / light industry uses. In addition to this are the City Development Framework projects noted above which, as previously stated, were not sufficiently advanced enough to be identified as formal site allocations.

The priority locations for the development of affordable housing within the City are the ‘pressured areas’ (based on the ratio of waiting list applicants to lets) and the Council’s 3 existing regeneration areas. In order to contribute to the high levels of affordable housing need identified within the Housing Need and Demand Assessment, a 25% affordable housing contribution is required for all developments of 10 or more units within the Core Area. Further details are provided in SG04 Affordable Housing.

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Stirling 10. Settlement Statements & Proposals Maps

New developments are expected to provide a mix of house types and tenures, which address the needs that existing locally including: •

•

•

Smaller houses to meet the increasing number of smaller households, particularly single person households; Houses appropriate to meet the needs of older people, including those who wish to

downsize; and Lower cost houses.

A Network of Centres within the city including the City Centre, Springkerse Commercial Centre and a number of local centres at Bannockburn, Causewayhead, Cornton, Raploch and St. Ninians, are defined within the Plan. In order to support the vitality and viability of the City Centre (which is at the top of the hierarchy of Centres), further retail development opportunities are identified at Station Road (R03), Rainbow Slides (R01), STEP/Vico (R06) locations. Within the Commercial Centre, commercial development opportunities are identified at Springkerse (R11), Crookbridge (R12) and Millhall (R13). In line with the requirements of SPP, the Council will carry out a town centre health check for Stirling City centre.

The objective of a number of Plan policies is to ensure that new developments preserve and enhance the landscapes and historic environments of the area, and respect important landmarks, views and skylines.

However, the Council recognises that while Stirling has a series of national, regional and locally significant buildings, monuments, sites and landscapes, particular attention should be paid to those unique assets which define Stirling to the world: Stirling Castle, the old town and the Wallace Monument on their crags, and the Battlefields of Stirling Bridge, Bannockburn and Sauchieburn.

The Council will seek to ensure that development does not detract from the quality and visual enjoyment of these assets and their setting. The dominance of the Castle, the old town and the Wallace Monument, as seen from major traffic routes and other areas well frequented by the public should not be prejudiced, the main approaches to, and buildings and open spaces around, them should retain their character and architectural and historic interest, and the traditional outlook from them should be retained by controlling the height, materials and roofscape of new development.

For developments within Category 1 Areas shown on the Archaeological Consultation Map (See SG23 on Archaeology, Appendix 1), the Council will consult with Historic Environment Scotland before considering issuing any planning consent; and similarly in relation to Category 2 Areas will consult the Council Archaeologist.

Stirling City is surrounded by a variety of lowland landscape character areas identified as Carse East of Stirling and Carse West of Stirling (Flat Valley Floor), Sauchenford/Castleton Valley Fringe (Farmed Valley Fringe), East Touch Hill Fringe and West Ochill Hill Fringe (Farmed Hill Fringe).

These are identified in SG28 Landscape Character Assessments where additional information can be found on the sensitivities and opportunities that will impact on the landscape in this area.

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Stirling 10. Settlement Statements & Proposals Maps

Green Belt is designated around the city in order to protect the setting of Stirling and support improved access to the countryside and recreational opportunities. Further information on the Green Belt designation and boundaries and the role and function of the Green Belt around Stirling city can be found in SG03.

Development Frameworks have been produced for major development sites/areas within the Stirling area, which require a coordinated vision or new direction for future development. The Development Frameworks include: • Kildean (B06 and H054).

• Cornton Regeneration Area (H060).

• Cultenhove Regeneration Area (H058 and H059) A master plan has been approved for the South Stirling Gateway site (H055, R09 and B10) which all planning applications for the site will require to adhere to. A design guide which will sit alongside, and assist in the delivery of, the City Development Framework will also be produced.

Development Masterplans also exist for Raploch and Viewforth (H050).

More detailed Planning Briefs exist for other key sites and these can be found on the Council’s website. Further Briefs will be prepared for individual sites as highlighted within the Action Programme.

Conservation and Historical Context There are 11 designated Conservation Areas within the city to safeguard the area’s distinctive historic form, and a significant number of Listed Buildings. The following lists all the Conservation Areas within Stirling City and highlights where there are Article 4 Directions in place* (i.e. where planning permission is required for certain classes of development which are normally permitted development, but could have a detrimental effect on the character and appearance of the Conservation Area):

Bannockburn, Bridgehaugh*, Bruce Street, Cambuskenneth (*part of) Drip Bridge*, Kings Park (*part of), Park Place/Randolphfield (*part of) Randolph Road, St. Ninians (*part of), Stirling Town & Royal Park (*part of) & Torbrex* * Article 4 Directions which apply to the Conservation Area

Conservation Area Character Appraisals have been produced as Supplementary Guidance SG07 for all the existing Conservation Areas.

The Battles of Stirling Bridge (1297), Bannockburn (1314) and Sauchieburn (1488) are identified in Historic Environment Scotland’s Battlefields Inventory and their boundaries cover significant parts of the Stirling area. Any new development must carefully consider this important designation. Further information on these battlefields can be found in SG24: An Introduction to Battlefields and Planning in Stirling.

203

Stirling Local Development Plan: Proposed Plan

Stirling 10. Settlement Statements & Proposals Maps

Infrastructure considerations: Water and Drainage Stirling is served by Turret Water Treatment Works which currently has available capacity. Stirling is served by the Stirling Waste Water Treatment Works, which is likely to have limited capacity to serve future development. Early contact with Scottish Water should be made to determine actual capacities and possible solutions.

Education Provision Anumber of primary Schools within the city are likely to reach optimum capacity as a result of programmed housing developments set out in the Spatial Strategy. There is considered insufficient capacity to simply change existing catchment areas to accommodate growth and as such, additional primary school provision will have to be created. A similar picture is presented in terms of secondary school provision where 90% of the proposed house building (including development in the eastern villages) is likely to be within the catchment areas of Bannockburn, Stirling and Wallace High Schools.

For all developments proposed within the city, a comprehensive solution to education provision is proposed across the area. This will include the creation of two new primary schools (north and south of the city), a number of extensions and the change of school catchment areas to accommodate development. The proposed strategy to address secondary capacity is to make new provision as part of the build at Durieshill which will also provide an opportunity to rezone pupils from the eastern villages allowing development within the Bannockburn area. The timing of new developments will be crucial, given the high cost of secondary school provision and the potential impact that it could have on wider provision. This strategy is further discussed in SG15.

As a result of the school constraints, developer contributions will be sought from all new residential developments within the Education Core Area towards both primary and secondary school provision as set out in SG15.

Transport Infrastructure A transport appraisal of the LDP development sites has been undertaken in line with Transport Scotland’s Development Planning and Management Transport Appraisal Guidance (DPMTAG) and highlights which transportation interventions are necessary to ensure that the growth propomted through the LDP can be accommodated within the LDP area’s strategic and local transportation networks. These are clearly indicated on the LDP maps and are detailed within the Action Programme.

Health Care Facilities A Care Village will be developed on the site of the former Stirling Royal Infirmary. This will include the relocation of 4 city GP practices and the Scottish Ambulance station currently located at Riverside. A range of services for older people who require additional short term care will also form part of the development. It is envisaged that no other additional facilities are required within the city to accommodate LDP sites.

204

Stirling Local Development Plan: Proposed Plan

Stirling 10. Settlement Statements & Proposals Maps

Green Corridors, the Green Network and Open Space Green corridors are defined within the city including: the River Forth with its associated riverbanks and meanders, the woods and hill area of the Castle Craig, the banks of the Bannockburn and Pelstream Burn and verges of the M9 and railway. The green corridors combined with the open spaces form part of the Stirling Green Network further described Supplementary Guidance SG02 and shown on the Proposals Maps. These areas are also generally protected from development through Policy 1.3 Green Infrastructure and Open Space.

Green Infrastructure Networks and Open Space The City accommodates an extensive range of attractive, networked and well used public open spaces, and residents and visitors alike benefit greatly from the multiple benefits of the Green Network, including placemaking, health and recreation, biodiversity/habitats networks and townscape enhancement.

A Settlement Opportunity Plan for Stirling is included in the Stirling Open Space Strategy 2012 -2017 and provides commentary on the protection, use, maintenance and enhancement of open space in the City. An updated version of the Strategy is due to be published in 2017. As already noted key projects in the City Development Framework include ‘The City Park’ and ‘The River’, proposals for landmark open space and recreational features in support of the overall vision of the Framework.

Significant open space features located across the City are detailed below. Numerous areas of open space, woodland, play facilities recreational routes, smaller ‘informal’ green space and allotment grounds are also to be found throughout these localities.

Bannockburn - i) The Bannock Burn Valley - Open space alongside the wooded banks of the Bannockburn with a network of foorpaths. ii) Ladywell Park - A large open space in the Bannock Burn Valley offers playing fields and a series of walks along the Bannock Burn Valley with connecting routes to Balqhuidderock Wood. iii) The Bannockburn Trail - Links Ladywell Park to Skeoch Mill amenity greenspace and the wider Green Network.

Borestone - i) ) Bannockburn Heritage Centre - A popular tourist attraction marking the location of one of the most important battles in Scottish history and incorporating attractive open space and mature woodland is situated at one of the most important historic sites in Scotland. ii) Thistle Park offering a play area and playing fields.

Braehead - i) Stirling Sports Village - Incorporates a range of indoor and outdoor training facilities. ii) Forthside - Large area of woodland along the banks of the River Forth. iii) Fallin Cycleway - Links Fallin with Millhall Road to the south and part of the longer distance NCN 76 Round the Forth cycle route, offering scenic views of Stirling Castle and the Ochil and Trossachs Hills.

Broomridge - Balquidderock Wood - A large attractive ancient oak woodland, known locally as the Bluebell Wood, a designated SSSI and Local Nature Reserve, offering a series of walks, with connections to the Bannock Burn Valley.

205

Stirling Local Development Plan: Proposed Plan

Stirling 10. Settlement Statements & Proposals Maps

Cambuskenneth - i) Cambuskenneth Abbey - A significant historic attraction with well maintained grounds. ii) Ferry Road - Attractive open space alongside the River Fort. Iii) Cambuskenneth Park - The Forthside project proposes additional riverside tree planting. There is a potential demand for boat mooring in the area. There is a need to review the green network/ connections in and around Cambuskenneth.

Causewayhead - i) Abbey Craig - One of several distinctive ‘crag’ features and site of the landmark Wallace Monument. It offers a series of woodland walks and extensive vistas that take in Stirling Castle and surrounding hills and countryside. ii) Causewayhead Park - A busy public park lies along from the Wallace Monument with an equipped play space and multi-use games area.

Cornton - i) Cornton Road – Greenspace with views of River Forth. ii) Open space at Bridgehaugh connecting to the Stirling Old Bridge, with all ability pathway, also part of National Cycle Route 9.

Hillpark and Milton - Includes a play area and recreation ground and a stand of mature woodland.

Kings Park - i) Kings Park - The principal public park of Stirling and part of the Stirling Town and Royal Park Conservation Area. Long established and highly regarded open space offering a range of sports facilities, play areas, landscaped areas and well surfaced footpaths. ii) Kings Knot - Also part of the Conservation Area, a distinctive area of open space and site of the historic Royal Gardens with links to, and views of, Stirling Castle. iii) Stirling Golf Course - This 18 hole course is an important recreational resource and landscape feature with scenic perimeter walks. Again a component part of the Conservation Area.

Mercat Cross - i) Mar and Valley Cemeteries - A distinctive and well maintained space with scenic views to Stirling Castle and the wider area. Ii) Back Walk and Gowanhill - Area of attractive, mature woodland with dramatic steep pathways alongside the walls of Stirling Castle, offering scenic views to the Castle, Kings Knot and surrounding countryside.

Riverside - i) Waverley Crescent Play Area - Large, well equipped space with adjacent 5 a side pitch. ii) Riverside Drive - Area of linear greenspace alongside the River Forth. iii) Small area of parkland at the site of the Old Stirling Harbour.

Raploch - i) Land between Ochil Crescent to Hawthorn Crescent – Large area of public open space along the River Forth. ii) Mature oak woodland at Craigforth, also designated a Site of Special Scientific Interest. iii) The Riverside Walkway.

Torbrex - Beechwood Park - An attractive ‘Green Flag’ open space, incorporating stands of mature woodland, 5 a side pitch, children’s play area and cycle learning track.

National Planning Framework 3 identifies a number of Long Distance Cycling and Walking Networks as national developments. Route 76 of the National Cycle Network at Manor Powis Roundabout is one of these with the proposal being to create 2km of new traffic free route in order to avoid the major roundabout on A91/A905. Positive discussions with Sustrans, Network Rail and landowners are ongoing.

206

Stirling Local Development Plan: Proposed Plan

Stirling 10. Settlement Statements & Proposals Maps

Flood Risk Management Stirling is potentially vulnerable to flooding from rivers, from high tides and from surface water following heavy rainfall. Certain areas of the city have been affected historically and are known to be at risk of flooding in the future. The Proposal Maps show the areas of the functional flood plain, based on SEPA’s Flood Maps. Primary Policy 5 – Flood Risk Management states the functional flood plain will be safeguarded from development in order to maintain its water conveyance and storage capacity. The Forth catchment is also the subject of Flood Risk Management Plan, comprising of two complementary documents, a Strategy produced by SEPA and published in December 2015, and a Local Plan, for which Stirling in the lead authority, and will be published in June 2016.

The Proposal maps and Key Site Requirements are a guide as to the need to investigate the likelihood of flooding when considering development. However, any watercourse, however small, and including watercourses that have been diverted into pipes or culverts and whose presence may not be obvious at the surface, has the potential to overflow or surcharge and cause problems. It is therefore recommended that early consultation takes place with the Council’s Flood Officers and/or SEPA in order to consider flood risk and the requirements for a flood risk assessment.

Waste facilities Lower Polmaise Waste Management Infrastructure site is located east of Stirling and will be safeguarded under Policy 6.1. The Household Waste Recycling Centre will need to be upgraded and new or upgraded recycling Bring Sites should be provided in association with new development. Developer contributions will be collected for development schemes that are major in scale, consistent with SG19.

Other Utilities Within the city, no major issues have been highlighted in terms of capacity in relation to electricity, gas or telephone infrastructure, although for developments to the west of city (Kildean for example) some improvements to electricity infrastructure will be required.

Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable.

207

Stirling Local Development Plan: Proposed Plan

Stirling 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Key site requirements

Period 2

Phase 2: 2022/2027

2027/2037

Housing H002 Firs Crescent

5

H023 Braehead (Broom Road)

75

75

• Council owned site suitable for affordable and particular needs housing.

• School capacity issues require to be resolved as part of the Education Core Area Solution.

• Evaluate and mitigate potential impact on Battle of Bannockburn Inventory site.

• Ground condition issues to be resolved to allow development.

H028 Riverbank Works

80

• Studies have shown that the whole site is significantly constrained due to the risk of flooding therefore not all the site area is available for development. Flood Risk Assessment required and the final capacity of the site will be limited by its outcome.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required.

• Buffer strips (20m) to be provided on either side of the watercourse to enhance the riparian habitat of the watercourse.

H029 Stirling High School

83

Site is Under Construction at February 2016.

H030 Wallace High School

3

Site is Under Construction at February 2016.

H032 St Modans High School

19

Site is Under Construction at February 2016.

H034 Forthside Phase 2

H036 21 Dumbarton Road East

60

6

H037 32 Baker Street H041 Former Bolt Works Sunnyside

208

Site is Under Construction at February 2016.

• Evaluate and mitigate potential impact on Battle of Bannockburn Inventory site.

• Ground contamination investigation required.

• Design, scale and massing to be appropriate to the city townscape and character and setting of the Conservation Area.

6

4

Site has a partly implemented Planning Permission at February 2016.

• Compliance with SG08: Forthside Masterplan and Design Guidance.

• Design, scale and massing to be appropriate to the city townscape and character and setting of the Conservation Area.

Site under construction at February 2016.

• Ground contamination investigation required.

Stirling Local Development Plan: Proposed Plan

Stirling 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1

Key site requirements

Period 2

Phase 1: 2015/2022

Phase 2: 2022/2027

H050 Viewforth

40

40

H051 Edward Avenue

4

Site under construction at February 2016.

H052 Former Stirling Royal Infirmary Site 1

41

• Compliance with SG08: Randolph Road Planning Brief.

• Design scale and massing to be appropriate to the city townscape and character and setting of the conservation area.

• Appropriate landscape framework required and established trees on site boundaries to be protected.

• Evaluate and mitigate potential impact on Battle of Bannockburn Inventory site.

2027/2037

Housing continued

H053 Area 23 Kildean Hospital

30

• Compliance with SG08: Viewforth Masterplan.

• Site suitable for residential along with other possible uses such as Class 4 offices, leisure and hotel.

• Design scale and massing to be appropriate to the city townscape and character and setting of the Conservation Area and the Listed Buildings on the site, particularly the B listed Langgarth House and lodge by William Leiper. The setting of these buildings and B listed Viewforth House (Old Viewforth) should be given primary consideration.

• Flood Risk Assessment required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required. Not all of the area will be developable and no development should occur in the functional flood plain or other areas known to flood.

• Conformity with Raploch Masterplan and site to be considered with Area 9 (H067).

• Conformity with Planning Brief (to be prepared).

• Retention of C listed buildings on the site, conversion to respect the character and setting of the listed buildings. Retention of boundary walls and gate piers and mature trees.

• Development to consider and provide the route of the riverside walkway.

• Buffer strips to be provided on the south side of the watercourse to enhance the riparian habitat of the watercourse.

209

Stirling Local Development Plan: Proposed Plan

Stirling 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1

Key site requirements

Period 2

Phase 1: 2015/2022

Phase 2: 2022/2027

H058 Newpark Farm

111

64

• Flood Risk Assessment required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required.

• Evaluate and mitigate potential impact on Battle of Bannockburn Inventory site. This site is the likely location for day one of the battle and consideration should be given as to how the archaeological potential and any surviving landscape elements of the site can be protected. Other measures include ensuring views of the Bannockburn Monument are taken into account in the layout and design of the development and other landscaping measures including tree planting.

• Compliance with SG08: Cultenhove Development Framework

H059 Cultenhove

48

36

• Compliance with SG08: Cultenhove Development Framework.

• Evaluate and mitigate potential impact on Battle of Bannockburn Inventory site.

H060 Cornton

51

50

• Compliance with SG08: Cornton Development Framework.

• Flood Risk Assessment required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required. Not all of the area will be developable and no development should occur in the functional flood plain or other areas known to flood.

Any redevelopment opportunities at this allocation are limited to areas outwith the functional flood plain.

• Evaluate and mitigate potential impact on Battle of Stirling Bridge Inventory site.

H061 Area 8 Raploch Schools

100

84

• Compliance with Raploch Masterplan.

• Development to consider its impact on the setting of Stirling Castle as part of the overall masterplan for the area.

89

• Compliance with Raploch Masterplan.

2027/2037

Housing continued

H063 Area 7 Craigforth Crescent

210

H065 Area 4A Glendevon

25

H066 Area 6 Gowanhill Gardens

70

Site is Under Construction at February 2016.

44

• Compliance with the Raploch Masterplan.

• Development to consider its impact on the setting of Stirling Castle as part of the overall Masterplan for the area.

Stirling Local Development Plan: Proposed Plan

Stirling 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Key site requirements

Period 2

Phase 2: 2022/2027

2027/2037

Housing continued H067 Area 9 Kildean

15

• Compliance with the Raploch Masterplan.

• Flood Risk Assessment required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required. Not all of the area will be developable and no development should occur in the functional flood plain or other areas known to flood.

• Development to consider its impact on the setting of Stirling Castle as part of the overall Masterplan for the area.

• Development to consider and provide for the route of the riverside walkway.

H119 Craigforth

8

H128 Stirling Ice Rink

H130 Milne Park Road

5

H131 Area 22 Drip Road Frontage

8

H134 Catherine Street

• Evaluate and mitigate potential impact on views from Stirling Castle and the Old Town ridge over the wooded Craigforth and the Carse.

• Flood Risk Assessment required.

Development on the functional floodplain should be avoided. Water resistant materials and measures may be required.

• To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. 20

• Conformity with SG08: Stirling Ice Rink Planning Brief.

• Access to be taken via a new vehicular/ pedestrian access from the north east within the former Stirling High School development (H029).

10

• Layout to be designed to accommodate pedestrian linkages to future development to the south (H055 South Stirling Gateway).

• Evaluate and mitigate potential impact on Battle of Bannockburn Inventory site.

• Ground stability and undermining assessment required.

• To ensure the maintenance of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • Compliance with Raploch Masterplan.

• Development to consider its impact on the setting of Stirling Castle as part of the overall Masterplan for the area.

• Site design to incorporate existing access to retail development to the south

8

• Early contact with Scottish Water required.

• Site design should incorporate the existing path link from Randolph Crescent.

• Evaluate and mitigate potential impact on Battle of Bannockburn Inventory Site.

211

Stirling Local Development Plan: Proposed Plan

Stirling 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Key site requirements

Period 2

Phase 2: 2022/2027

2027/2037

Housing continued H140 Former Stirling Royal Infirmary Site II

1

Site has a partly implemented Planning Permission at February 2016.

• Stone villa (within Conservation Area) should be retained.

H142 Former MFI

30

• Early contact required with Scottish Water regarding foul drainage connection and supply.

• Potential to improve pedestrian crossing facilities on Glasgow Road.

H144 Former Riverside Pool

8

Site has Planning Permission at February 2016.

• Comprehensive contaminated land investigation required.

H147 Area 4B Glendevon

95

• Compliance with Raploch Masterplan.

• Development to consider its impact on the setting of Stirling Castle as part of the overall Masterplan for the area.

H148 Former Raploch Going Local Office

4

Site has Planning Permission at February 2016.

H149 Woodside Road

4

Site has Planning Permission at February 2016.

Housing and Employment H049 Ministry of Defence Site B56 Ministry of Defence (MOD) Site

212

250 To be confirmed

• Compliance with Forthside Masterplan and Design Guidance (to be prepared).

• Site linked to the delivery of the City Development Framework.

• Mix of uses suitable for residential environment e.g. home working, offices, commercial leisure, all reflected in a high quality, high density development.

• Contribute to the enhancement of the River Forth green corridor. Provide landscaping that connects with the green corridor and screens the site from the sewage treatment works.

• Provide pedestrian and cycle links to local schools and sports facilities.

Stirling Local Development Plan: Proposed Plan

Stirling 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Phase 2: 2022/2027

Key site requirements

Period 2 2027/2037

Housing and Employment continued H054 Former Kildean Auction Market

202

B06 Kildean

12.0 ha.

Commercial Kildean

1.2 ha.

H054 Under Construction at February 2016.

Remaining development should comply with the following: • Compliance with SG08: Kildean Development Framework.

• The height of buildings on the site should be appropriate in terms of views from and to Stirling Castle.

• Flood Risk Assessment required or review of current assessment to define the area at risk of flooding, appropriate detailed design layout, mitigation and levels. Not all of the area will be developable and no development should occur in the functional flood plain or other areas known to flood. Water resistant materials and measures may be required.

• Waste management infrastructure site located to the south of the site in layby to be safeguarded under Policy 6.1.

• To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA.

Housing and Retail H047 Station Road

53

R02 Station Road (North)

Retail floorspace to be confirmed.

Part of the site is Under Construction at February 2016, including 608 m2 of retail.

Remaining development should comply with the following: • Compliance with Mercat Cross Design Guide (to be prepared).

• Mixed development suitable for civic, retail, residential, hotel, restaurant and other town centre uses.

• Design scale and massing to be appropriate to the city townscape and character and setting of the Conservation Area.

Development to consider views between the historic centre and key buildings such as the A listed station and Baptist Church.

213

Stirling Local Development Plan: Proposed Plan

Stirling 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Key site requirements

Period 2

Phase 2: 2022/2027

2027/2037

400

124

Housing, Employment and Retail H055 South Stirling Gateway

276

B10 South Stirling Gateway

3.9 ha.

R09 South Stirling Gateway

Retail floorspace to be confirmed.

4.0 ha.

• Compliance with Development Framework and Masterplan for South Stirling Gateway (SG08).

• Evaluate and mitigate potential impact on Battle of Bannockburn and Sauchieburn Inventory sites.

• Neighbourhood centre to include provision of new primary school, retail superstore and other local services.

• Park and Ride site to be provided.

• B10 allocation suitable for Class 4 (Business) use only.

• Structure planting to screen wider development and mitigate impact on Green Belt and wider countryside.

• Conserve and enhance green corridor along the Bannock Burn and contribute to wider Green Network.

• Open space and leisure provision required to compensate for loss of recreational resources i.e. golf course and informal play area off Milne Park Road.

• Flood Risk Assessment required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required. Not all of the area will be developable and no development should occur in the functional flood plain or other areas known to flood.

• Ground stability and undermining assessment required.

• To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • Drainage Impact Assessment required.

• M9 Junction 9 Pirnhall interchange improvements required.

• Safe, direct cycle routes through development, north into Stirling and south crossing A91.

Retail R01 Rainbow Slides

214

Retail floorspace to be confirmed.

Site has Planning Permission for retail, hotel and student accommodation uses at February 2016: • Compliance with Mercat Cross Design Guide (to be prepared) and SG08: Rainbow Slides Planning Brief.

• Design scale and massing to be appropriate to the city townscape and character and setting of the Conservation Area.

• Vehicle access to the site restricted to a single entrance from Goosecroft Road.

• Evaluate and mitigate potential impact on Battle of Stirling Bridge Inventory site.

Stirling Local Development Plan: Proposed Plan

Stirling 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Phase 2: 2022/2027

Key site requirements

Period 2 2027/2037

Retail continued R03 Station Road (South)

R06 Stirling Enterpise Park (STEP/Vico)

R11 Springkerse

Retail floorspace to be confirmed.

• Compliance with Mercat Cross Design Guide (to be prepared).

• Design scale and massing to be appropriate to the city townscape and character and setting of the Conservation Area.

Development to consider views between the historic centre and key buildings such as the A listed station and Baptist Church.

1,424 m2

Site has Planning Permission at February 2016.

• Compliance with Springkerse/Broadleys Development Brief (to be prepared).

• Provide safe cycle link between Forthside and Kerse Road.

2,230 m2 retail floorspace.

• Compliance with Springkerse/Broadleys Development Brief (to be prepared).

Employment and Retail B26 Crookbridge

2.5 ha.

R12 Crookbridge

Retail floorspace to be confirmed.

• Masterplan complying with Brief required.

• Suitable for household bulky goods retail and/or commercial leisure.

• Must provide Class 4 business on part of the site.

• Conserve and enhance green corridors of trees and banks of Pelstream Burn through the site and tree belts to the east and south, to screen the site from the A roads.

• Flood Risk Assessment required relative to the Pelstream Burn. Not all of the area will be developable and no development should occur in the functional flood plain or other areas known to flood. Water resistant materials and measures may be required.

• To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • Evaluate and mitigate the potential impact on Battle of Bannockburn Inventory site.

215

Stirling Local Development Plan: Proposed Plan

Stirling 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Phase 2: 2022/2027

Key site requirements

Period 2 2027/2037

Employment and Retail continued B11 Millhall, East

2.5 ha.

R13 Millhall, East

Retail floorspace to be confirmed.

2.5 ha.

• Suitable for household bulky goods retail and/or commercial leisure.

• Must provide Class 4 business on part of the site.

• Vehicular links to Broadleys B Expansion (B12) and Broadleys Extension (B13) to the west.

• Conserve and enhance green corridors of trees and banks of Pelstream Burn through the site and tree belts to the north, east and south, to screen the site from the A roads, and the Fallin Cycleway to the south.

• Flood Risk Assessment required relative to the Pelstream Burn. Not all of the area will be developable and no development should occur in the functional flood plain or other areas known to flood. Water resistant materials and measures may be required.

• To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • Evaluate and mitigate the potential impact on Battle of Bannockburn Inventory site.

B12 Broadleys B Expansion R13 Millhall, East

216

1.0 ha.

Retail floorspace to be confirmed.

B57 STEP/Vico

tbc

R06 Stirling Enterprise Park (STEP/Vico)

1,424 m2.

• Suitable for household bulky goods retail and/or commercial leisure.

• Must provide Class 4 business on part of the site.

• Conserve and enhance green corridor to west along Pelstream Burn tree belt to the south.

• Flood Risk Assessment required. No development should occur in the functional flood plain or other areas known to flood.

Water resistant materials and measures may be required.

• To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. Site has Planning Permission at February 2016.

• Compliance with Forthside Masterplan and Design Guide (to be prepared).

• Provide safe cycle link between Forthside and Kerse Road.

• Suitable for Class 4 (business) use.

Stirling Local Development Plan: Proposed Plan

Stirling 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Phase 2: 2022/2027

Key site requirements

Period 2 2027/2037

Employment B04A Back O’Hill A

0.73 ha.

• Suitable for Class 4 (business), 5 (industry) or 6 (Storage and distribution uses).

B04B Back O’Hill B

0.16 ha.

• Suitable for Class 4 (business), 5 (industry) or 6 (Storage and distribution uses).

B07 Pirnhall

6.5 ha.

Site has Planning Permission at February 2016.

• Suitable for Class 4 (business) use.

• Requirement to provide pedestrian and cycle link to Stirling.

• Flood Risk Assessment required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required.

• To ensure the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA.

B13 Broadleys Extension Area

2.5 ha.

7.5 ha.

• Suitable for Class 4 (business), 5 (industry) or 6 (storage and distribution) uses.

• Conserve and enhance green corridor of trees and banks of Pelstream Burn through the site and tree belt to the north and west along the railway.

• Conserve and enhance green corridor woodland to the south and the Fallin Cycleway.

• Evaluate and mitigate potential impact on Battle of Bannockburn Inventory site.

• Flood Risk Assessment required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required.

• To ensure the maintenance of the integrity of the Firth of Forth, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA.

217

Stirling Local Development Plan: Proposed Plan

Stirling 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Phase 2: 2022/2027

Key site requirements

Period 2 2027/2037

Employment continued B14 Craigforth

4.0 ha.

4.0 ha.

Site has Planning Permission at February 2016.

• Predominant use of site is for Class 4 business and hotel and leisure uses.

• Evaluate and mitigate potential impact on views from Stirling Castle and the Old Town ridge over the wooded Craigforth and the carse.

• Flood Risk Assessment required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required. A flood risk assessment may show that large areas of greenfield are not suitable for development.

• To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • Any detailed application coming forward should accord with the requirements of current national and local development plan policy as well as the relevant bodies having regard to their duties under the Flood Risk management (Scotland) Act 2009.

218

B27 Forthside

0.5 ha.

Compliance with SG08: Forthside Masterplan and Design Guidance (to be prepared).

• Site linked to the delivery of the City Development Framework.

B29 Broadleys 13/14, Craig Leith Road

1.9 ha.

Site has Planning Permission at February 2016.

• Suitable for Class 4 (business), 5 (industry) or 6 (storage and distribution) uses.

B30 Broadleys 18

1.7 ha.

Site has Planning Permission at February 2016.

• Suitable for Class 4 (business), 5 (industry) or 6 (storage and distribution) uses.

B31 Broadleys 17, Craig Leith Road

1.1 ha.

• Suitable for Class 4 (business), 5 (industry) or 6 (storage and distribution) uses.

B33 Broadleys 2

0.2 ha.

• Suitable for Class 4 (business), 5 (industry) or 6 (storage and distribution) uses.

• Evaluate and mitigate potential impact on Battle of Bannockburn Inventory site.

• To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • Flood Risk Assessment required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required.

Stirling Local Development Plan: Proposed Plan

Stirling 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Phase 2: 2022/2027

Key site requirements

Period 2 2027/2037

Employment continued B34 Springkerse Roundabout, Springkerse

0.7 ha.

• Conserve and enhance trees to the south west that form part of a green corridor and screen the site from the road to the south.

• Class 4 (business) use only.

• Evaluate and mitigate potential impact on Battle of Bannockburn Inventory site.

• To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA.

B35 Munro Road A, Springkerse

0.6 ha.

• Suitable for Class 4 (business), 5 (industry) or 6 (storage and distribution) uses.

• Enhance the use of Munro Road as a green corridor for a cycle route to the sports facilities and St. Modan’s High School to the north.

• To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA.

B36 Munro Road C, Springkerse

0.4 ha.

Site has Planning Permission at February 2016.

• Suitable for Class 4 (business), 5 (industry) or 6 (storage and distribution) uses.

• Enhance the use of Munro Road as a green corridor for a cycle route to the sports facilities and St. Modan’s High School to the north.

• To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA.

B37 11 Borrowmeadow Road, Springkerse

0.1 ha.

• Suitable for Class 4 (business), 5 (industry) or 6 (storage and distribution) uses.

B38 South West Springkerse Roundabout

0.9 ha.

• Suitable for Class 4 (business), 5 (industry) or 6 (storage and distribution) uses.

• Conserve and enhance the use of Munro Road as a green corridor for a cycle route to the sports facilities and St. Modan’s High School to the north and trees to the north and east that form part of a green corridor.

• To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA.

B39 Cunningham Road, Springkerse

0.3 ha.

• Suitable for Class 4 (business), 5 (industry) or 6 (storage and distribution) uses.

• To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA.

219

Stirling Local Development Plan: Proposed Plan

Stirling 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Phase 2: 2022/2027

Key site requirements

Period 2 2027/2037

Employment continued B40 15 Borrowmeadow Road, Springkerse

0.3 ha.

• Suitable for Class 4 (business), 5 (industry) or 6 (storage and distribution) uses.

• To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA.

B41 12 Whitehouse Road, Springkerse

0.8 ha.

Site has Planning Permission at February 2016.

• Suitable for Class 4 (business), 5 (industry) or 6 (storage and distribution) uses.

B54 Tradstocks

3.0 ha.

• Flood Risk Assessment required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required. Not all of the area will be developable and no development should occur in the functional flood plain or other areas known to flood.

Land Safeguarded for Infrastructure

220

Infrastructure

Proposal

Required transport enhancements to the transport network.

• Council aspiration for a rail halt and park and ride near Bannockburn/Cowie.

• A bus/coach park and ride to the south of Stirling (South Stirling Gateway H055).

• A route and bridge linking Drip Road to Cornton Road (Kildean Link Phase 1).

• A route between Cornton Road and Airthrey Road (Kildean Link phase 2).

• Replace Cornton Crossings with a bridge in the vicinity.

• A route between St.Ninians Road and A9 Burghmuir (Viewforth Link Road).

• Council aspiration for a new M9/A811 Slip Road which is not promoted by the Scottish Government.

• Pirnhall Roundabout Improvement.

• Improvement at Craigforth M9 Junction 10.

• Durieshill and South Stirling Gateway Transport Improvements.

• A91 major upgrade.

New and/or expanded schools.

• Land safeguarded for new primary school.

• South Stirling Gateway (H055) – land to be safeguarded and new primary school provided.

Waste Management Facilities (existing).

• 8 Broadleys Road, Springkerse Industrial Estate, Stirling.

• Bridgehaugh Works, 9 Cornton Road, Stirling.

• 20 Cunningham Road, Springkerse Industrial Estate, Stirling.

• 8 Munro Road, Springkerse Industrial Estate, Stirling.

• Unit 21, 9 Munro Road, Springkerse Industrial Estate, Stirling.

• Stirling WWTW, Whitehouse Road.

Care Village.

• Land safeguarded for the development of Care Village to consist of a range of health and social care, training and GP services.

Stirling Local Development Plan: Proposed Plan

Stirling 10. Settlement Statements & Proposals Maps

City Development Framework Key Projects, for full details see page 189.

1. The Digital District.

2. Grow on Space.

3. The Harbour.

4. Mercat Cross Regeneration.

5. The City Park.

6. The River.

221

Stirling Local Development Plan: Proposed Plan

Stirling - North - Map 1 10. Settlement Statements & Proposals Maps

222 222

Stirling - North - Map 1 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

223 223

Stirling Local Development Plan: Proposed Plan

Stirling - Central - Map 2 10. Settlement Statements & Proposals Maps

224

Stirling - Central - Map 2 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

225 225

Stirling Local Development Plan: Proposed Plan

Stirling - South - Map 3 10. Settlement Statements & Proposals Maps

226

Stirling - South - Map 3 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

227 227

Stirling Local Development Plan: Proposed Plan

10. Settlement Statements & Proposals Maps

228 228

Stirling - City Centre - Map 4 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

229 229

Stirling Local Development Plan: Proposed Plan

Strathblane and Blanefield 10. Settlement Statements & Proposals Maps

Description: The conjoined villages of Strathblane and Blanefield lie in valley of the Blane Water to south-west of the Plan area, around 4 miles from the Glasgow conurbation. The Campsie Fells and Strathblane Hills, part of the Southern Hills Local Landscape The estate of Carbeth lies approximately 2 miles west of Strathblane, comprising farmland, lochs, woodlands, gardens, estate houses and offices. A number of buildings and structures of architectural or historic interest including two listed buildings - Carbeth Guthrie house and Clachan Cottage. Two designated conservation areas, Carbeth North and Carbeth South cover the Carbeth Huts, reflecting the important social history of the hutting tradition and the unique nature of Carbeth as the largest remaining hutting community in Scotland. Further information is given in the Carbeth Character Appraisal and Management Statement. The estate also lies in the Green Belt.

Mugdock Country Park is the most popular visitor attraction in the Stirling Council area, with more than 600,000 visitors per annum. It provides a wide range of recreational and complementary commercial facilities including a craft gallery, theatre, restaurant and garden centre. There are several listed buildings, including Mugdock and Craigend Castles and Sites of Special Scientific Interest at Mugdock Loch and Mugdock Wood.

Spatial strategy considerations: Strathblane is classed as a Rural Village and a Tier 4 settlement within the Settlement Hierarchy.

It therefore has potential for modest amounts of new development as shown in the land supply table. At the time of writing (June 2016) site H106 Campsie Road has been partially built, whilst a further allocation for c. 20 houses has been made at site H153 South of the A81.

A high proportion of the existing dwellings are owner-occupied or privately rented and the settlement is within the area of the Plan identified as ‘Highly Pressured’ in relation to the need for affordable housing. There is a high ratio of waiting list applicants to lets. Therefore, for developments of 4 units or more, a 33% affordable housing contribution will be required.

Green Belt designation around the settlement restricts any large-scale development and expansion. More information on the role and function of the Green Belt at Strathblane can be found in SG03 Green Belts.

The village site sits within the Strath Blane landscape character area, as identified in SG28 Landscape Character Assessments, where additional information can be found on sensitivities and opportunities.

230

Stirling Local Development Plan: Proposed Plan

Strathblane and Blanefield 10. Settlement Statements & Proposals Maps

Infrastructure considerations: There is capacity at the Water Treatment Works but limited capacity at Strathblane Waste Water Treatment Works for new development. Early contact with Scottish Water should be made to determine actual capacities and possible solutions.

Strathblane Primary School has some spare capacity and could accommodate smallscale development, but capacity at Balfron High School is limited. These issues mean that development will require to be phased with other developments in the catchment area. Further information on education provision can be found in SG15 Education Provision.

The village is surrounded by extensive open spaces however there are few opportunities for access onto the slopes and hills. The main open space features are: • Strathblane Old Railway - a linear greenspace all ability route through mature woodland and open countryside with important connections to a wider network of off-road routes.

• King George 5th Park – a large, attractive are of parkland divided by the river, offering play facilities and mature trees to the east and well maintained playing fields to the west.

• The Blane Valley Allotments Association manages 30 allotment plots, on a site beside the recently upgraded railway path, near to the centre of the village.

A Settlement Opportunity Plan for Strathblane is included in the Stirling Open Space Strategy 2012 -2017 and provides commentary on the protection, use, maintenance and enhancement of open space in the village. An updated version of the Strategy is due to be published in 2017.

SG02 Green Networks provides further guidance on the Green Network and open space provision for new development.

National Planning Framework 3 identifies a number of Long Distance Cycling and Walking Networks as national developments. The John Muir Way: Strathblane to Glasgow spur is one of these with the proposal being to create 15km of paths. SNH and CSGN are involved in this project which is at a very early stage.

Waste management infrastructure will require to be upgraded and new or upgraded recycling Bring Sites should be provided in association with new development. Developer contributions towards waste management infrastructure will be collected for development schemes consistent within SG19 Waste Management Requirements for Development Sites.

Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable.

231

Stirling Local Development Plan: Proposed Plan

Strathblane and Blanefield 10. Settlement Statements & Proposals Maps

232 232

Strathblane and Blanefield 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

233 233

Stirling Local Development Plan: Proposed Plan

Strathblane and Blanefield 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Key site requirements

Period 2

Phase 2: 2022/2027

2027/2037

Housing H106 Campsie Road

28

H153 South of A81

Site is under construction at February 2016.

20

• Prominent steeply sloping site requiring site-specific design solution respecting sensitive settlement edge, village gateway setting and established amenity of adjacent residential properties.

• Access to meet design and engineering requirements of roads authority. New footway connection to be provided into village.

• Flood Risk Assessment required to determine flood risk from small watercourse on western boundary.

• Site development to take account of existing septic tanks serving Milndavie Road properties.

• Archaeological evaluation required of the remains of medieval/post-medieval farmstead.

• Existing deciduous trees to be retained on site boundary.

Land Safeguarded for Infrastructure

234

Infrastructure

Proposal

Cemetery.

Extension: • Adequate parking and appropriate access into the site to be provided.

• Extension of the 30mph zone and extension of footways (and any necessary crossing points/lighting) also required.

• Setting of Scheduled Monument (Broadgate) to the south to be respected and any impacts mitigated through additional planting.

Strathblane and Blanefield 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

235 235

Stirling Local Development Plan: Proposed Plan

Thornhill 10. Settlement Statements & Proposals Maps

Thornhill Description: Thornhill is located on the A873, 10 miles west of Stirling, and has a population of approximately 600. It sits on the southern edge of the River Teith valley and the northern edge of the Carse of Forth. The Flanders Mosses Special Area of Conservation is in the countryside west of the settlement. An early ‘planned village’, Thornhill was established above the Flanders Moss in an area of earlier ferm toun settlement close to the historic ecclesiastical site at Norrieston. There are large open spaces of the North and South Commons on either side of the settlement.

Spatial strategy considerations: Thornhill is classed as a Rural Village and a Tier 4 settlement within the Settlement Hierarchy.

It therefore has potential for modest amounts of new development as shown in the land supply table.

The majority of the village is designated as a Conservation Area to protect the villages character from inappropriate development. Conservation Area Character Appraisals (or shorter Statements) have been produced as Supplementary Guidance SG07 for all the Conservation Areas.

Thornhill sits within the landscape character area identified as Forth / Teith Valley, a farmed valley fringe within a Transitional landscape as outlined in SG28, Landscape Character Assessments.

Additional information can be found in this SG on sensitivities and opportunities that will impact on the landscape in this area.

Infrastructure considerations: There is capacity at the Water Works and limited capacity at the Waste Water Treatment Works for new development although this should be checked with Scottish Water to confirm actual capacities.

There is capacity for more pupils at Thornhill Primary School and McLaren High School but the latter serves a wide catchment area. Therefore housing development impacting on the capacity of the high school may require to be phased. Further information on education provision can be found in SG15.

Thornhill has an area of semi natural woodland to the north with a good network of footpaths and links to the wider network despite poor drainage. There are good sports and play facilities to the south of the settlement. Both the North and South Common are important spaces for the community.

Waste management infrastructure will require to be upgraded and new or upgraded recycling Bring Sites should be provided in association with new development. Developer contributions towards waste management infrastructure will be collected for development schemes consistent within SG19.

236

Thornhill 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

Existing and future land supply: TThe ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable.

237

Stirling Local Development Plan: Proposed Plan

Thornhill 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Key site requirements

Period 2

Phase 2: 2022/2027

2027/2037

Housing H111 Norrieston Glebe

14

Site is under construction at February 2016.

• Design, layout and landscaping to create a new appropriate settlement edge to the south.

• Development to respect and enhance the character and setting of the Conservation Area.

• Early contact required with Scottish Water regarding foul drainage connection and capacity.

Housing and Employment H109 Burnside Works B49 Burnside Works

238

5 0.3 ha.

• Conserve Tannery Managers House on the site that is identified as a Building at Risk.

• In addition to housing, site is suitable for Class 4 (business) uses.

• Flood Risk Assessment required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required.

• Early contact required with Scottish Water regarding foul drainage connection and capacity.

Thornhill 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

239 239

Stirling Local Development Plan: Proposed Plan

Throsk 10. Settlement Statements & Proposals Maps

Throsk

Description: Throsk is one the Eastern Villages along with Cowie, Fallin and Plean.

They lie in close proximity to the Stirling City Corridor and are part of the Spatial Strategy’s Core Area. The population of the village is approximately 160.

It is located on the Eastern Carse on the northern side of the A905, and close by the village of Fallin. The village originated as a base for workers at the former Naval Armament Depot at Bandeath, and very little new building has taken place. There are no shops or services in the village, though it doesbenefit from a newly built Community Centre. Local children attend Fallin Primary School.

Spatial strategy considerations: Throsk is within the Core Area and is a Tier 3 settlement as identified in the Settlement Hierarchy.

It therefore has potential to accommodate a variety of types and scales of new development as shown in the land supply table and is identified as a new Regeneration Priority Area in recognition of the socio-economic issues that require to be addressed in the village.

In accordance with the Vision and Spatial Strategy, land for housing development in the Eastern Villages has been allocated at a sufficient scale in order to support socio-economic regeneration through developer contributions, either directly or in kind. This is in addition to developer contributions to be made towards affordable housing, education provision, etc. as set out elsewhere in the Plan and Supplementary Guidance. In Throsk, a site to the west of the village (H080) is allocated for approximately 75 dwellings.

The regeneration will normally be in the form of physical infrastructure and environmental improvements, the nature of which will vary from village to village. Partnership working with relevant public agencies may be required. Consideration could also be given to the setting up and financing of a community development trust.

In Throsk, potential projects could include: • Streetscape improvements to street lighting, bus shelters, visibility of bollards, etc.

• Upgrading of children’s play areas, sports pavilion and football pitch.

• Improvements to the Community Centre car park.

• Creation of improved and new safe pedestrian footpaths throughout the village.

• Improvements to parking arrangements.

• Formation of a roundabout at the entrance to Bandeath Industrial Estate.

• New village shop / commercial units.

In order to provide for both the local and wider housing needs in the Core Area of the Plan, for developments of 10 units or more, a 25% affordable housing contribution will be required.

The existing employment areas at Bandeath Industrial Estate have been safeguarded under Policy 2.4. Given the proximity of the village to Bandeath Industrial Estate, any development that takes place within the Estate should make improvements to the road infrastructure within and around the village.

240

Stirling Local Development Plan: Proposed Plan

Throsk 10. Settlement Statements & Proposals Maps

The village lies in the Carse East of Stirling Landscape Character Area, an area of flat valley floor within a lowland river valley. SG28 Landscape Character Assessments provides further information on landscape sensitivities and opportunities in this area.

Infrastructure considerations: Throsk is supplied from Turret Water Treatment Works, which has available capacity, and Bandeath Waste Water Treatment Works which has available capacity for accommodating new development.

School pupils from Throsk currently attend Fallin Primary School and Wallace High School where capacity to take additional pupils will be limited in the future. For all developments proposed within the Core Area, a comprehensive solution to education provision is proposed. This will include the creation of new primary schools, a number of extensions to existing buildings, and the change of school catchment areas to accommodate development. The proposed strategy to address secondary capacity is to make new provision as part of the build at Durieshill which will also provide an opportunity to rezone pupils from the eastern villages allowing development within the Bannockburn area and also creating capacity for developments in Fallin and Throsk.

The timing of new developments will be crucial, given the high cost of secondary school provision and the potential impact that it could have on wider provision. As a result of school constraints, developer contributions will be sought from all new residential developments within the Core Area towards both primary and secondary school provision (see SG15 Education Provision).

Waste management infrastructure will require to be upgraded and new or upgraded recycling Bring Sites should be provided in association with new development. Developer contributions towards waste management infrastructure will be collected for development schemes consistent within SG19 Waste Management Requirements for Development Sites.

Developer contributions will be sought towards NHS Forth Valley health care facilities consistent with SG06.

There are two areas of play space/recreation ground within the village that are of relatively poor quality, and which could be improved upon. SG02 provides further guidance on the Green Network and open space provision for new development.

Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable.

241

Stirling Local Development Plan: Proposed Plan

Throsk 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1

Key site requirements

Period 2

Phase 1: 2015/2022

Phase 2: 2022/2027

24

51

2027/2037

Housing H080 Throsk

• Compliance with Masterplan for the site (to be prepared) to include H081.

• A small watercourse runs to the north of the site that may present a flood risk. Therefore, a Flood Risk Assessment is required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required.

• Protection of footpath to the north of the site.

• Financial or in kind regeneration benefits required.

• Access to the site to be taken from access road to Bandeath Industrial Estate. Creation of a roundabout required at the entrance to Bandeath Industrial Estate at its junction with Kersie Road. Second and smaller roundabout required on Estate access road at junction with site entrance to create a hierarchy between industrial and residential use. General traffic management measures for the village may also be required.

• To ensure the maintenance of the integrity of the Firth of Forth Special Protection Area, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA.

H081 East of 39 Kersie Road

5

• Access to both sites to be taken from access road to Bandeath Industrial Estate.

• To ensure the maintenance of the integrity of the Firth of Forth Special Protection Area, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA.

Employment B15 Bandeath East

242

7.3 ha.

• Compliance with Masterplan to be prepared for Bandeath.

• To ensure the maintenance of the integrity of the Firth of Forth Special Protection Area, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • A Flood Risk Assessment is required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required.

Stirling Local Development Plan: Proposed Plan

Throsk 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Phase 2: 2022/2027

Key site requirements

Period 2 2027/2037

Employment continued B16 East of Block 6, Bandeath Industrial Estate

1.0 ha.

• Compliance with Masterplan to be prepared for Bandeath.

• To ensure the maintenance of the integrity of the Firth of Forth Special Protection Area, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • A Flood Risk Assessment is required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required.

B17 West of Throsk House

1.8 ha.

• Compliance with Masterplan to be prepared for Bandeath.

• To ensure the maintenance of the integrity of the Firth of Forth Special Protection Area, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • A Flood Risk Assessment is required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required.

B18 Throsk B

0.3 ha.

• Compliance with Masterplan to be prepared for Bandeath.

• To ensure the maintenance of the integrity of the Firth of Forth Special Protection Area, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA.

B19 Bandeath Infill

0.9 ha.

• Compliance with Masterplan to be prepared for Bandeath.

• To ensure the maintenance of the integrity of the Firth of Forth Special Protection Area, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA.

B20 Bandeath North

43.0 ha.

• Compliance with Masterplan to be prepared for Bandeath.

• To ensure the maintenance of the integrity of the Firth of Forth Special Protection Area, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • A Flood Risk Assessment is required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required.

243

Stirling Local Development Plan: Proposed Plan

Throsk 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Phase 2: 2022/2027

Key site requirements

Period 2 2027/2037

Employment continued B21 Bandeath West

244

41.0 ha.

• Compliance with Masterplan to be prepared for Bandeath.

• To ensure the maintenance of the integrity of the Firth of Forth Special Protection Area, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • A Flood Risk Assessment is required.

Development on the functional flood plain should be avoided. Water resistant materials and measures may be required.

B22 Throsk C (part 4)

3.2 ha.

• Site has a partly implemented Planning Permission at February 2016.

B23 Throsk C (part 1)

0.7 ha.

• To ensure the maintenance of the integrity of the Firth of Forth Special Protection Area, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA.

Throsk 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

245 245

Stirling Local Development Plan: Proposed Plan

Sites outwith Settlements 10. Settlement Statements & Proposals Maps

Core Area Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Phase 2: 2022/2027

Key site requirements

Period 2 2027/2037

Housing

246

H122 Powis Mains

11

Site has planning permission at February 2016. • Comprehensive contaminated land investigation required.

H150 South of North Doll Farmhouse

5

Site has planning permission at February 2016.

H151 Lower Canglour Farm

2

Site has a partly implemented planning permission at February 2016. • Comprehensive contaminated land investigation required.

Sites outwith Settlements 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

Rural Villages Area

247 247

Stirling Local Development Plan: Proposed Plan

Sites outwith Settlements 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1

Key site requirements

Period 2

Phase 1: 2015/2022

Phase 2: 2022/2027

H116 Dalnair House

22

10

H117 Auchenteck Farm

2

2027/2037

Housing

H124 Land at Wester Cambushinnie Farmhouse

248

Site has planning permission at February 2016.

• Any development of the site should include pedestrian linkages to existing footpaths over the Catter Burn to link the development to Croftamie.

• Upgraded site access required.

• Drainage Impact Assessment required.

• Internal audit of the B listed Dalnair House is required to identify and record internal features, describing their conditions and specifying any works proposed.

Site has an implemented planning permission at February 2016.

• Comprehensive contaminated land investigation required.

6

Site has planning permission at February 2016.

• Upgraded access required and passing places to be provided on B8033 to allow for improved road safety.

• Comprehensive contaminated land investigation required.

Sites outwith Settlements 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

249 249

Stirling Local Development Plan: Proposed Plan

Sites outwith Settlements 10. Settlement Statements & Proposals Maps

Reference and Site Name

Indicative housing units or area in hectares (ha.)

Period 1 Phase 1: 2015/2022

Phase 2: 2022/2027

Key site requirements

Period 2 2027/2037

Housing continued

250

H126 Fairfield Farm

5

Site has planning permission at February 2016.

• Comprehensive contaminated land investigation required.

H154 Hill O’Drip Farm

10

Site has planning permission at February 2016.

• Comprehensive contaminated land investigation required.

• The access track will require upgrading to accommodate development.

H155 Former Mink Farm

4

Site has planning permission at February 2016.

• Comprehensive contaminated land investigation required.

H156 Killearn Home Farm

11

Site has planning permission at February 2016.

• Comprehensive contaminated land investigation required.

• Access improvements will be required to support development.

• Site may contain remains of medieval settlement. Archaeological mitigation will be required to safeguard and record the archaeological potential of the site.

Sites outwith Settlements 10. Settlement Statements & Proposals Maps

a

Stirling Local Development Plan: Proposed Plan

N

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Stirling Local Development Plan: Proposed Plan

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Stirling Local Development Plan: Proposed Plan

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Stirling Local Development Plan: Proposed Plan

Further Information Please contact:

Planning Services Corporate Operations Teith House Kerse Road Stirling FK7 7QA Telephone: 01786 233660 E-mail: ldp@stirling.gov.uk www.stirling.gov.uk/localdevplan

If you need help or this information supplied in an alternative format please call 0845 277 700.

Stirling Council Viewforth Stirling FK8 2ET email: info@stirling.gov.uk text: 0771 799 0001 phone: 0845 277 7000 web: www.stirling.gov.uk

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