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Local Development Plan 2017 Site assessments 05062015Local Development Plan 2017: Main Issues Report...
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Local Development Plan 2017: Main Issues Report Site Assessments Site Details Settlement Site Location MIR Option MIR Reference Settlement Map Rural East of Carbeth Inn, A809, Blanefield Not an option SBL01 Strathblane Site promoted by Mr P Binning Overall Assessment Promoted for 94 housing units. The site is not considered to be suitable for development of this scale. The site lies in the countryside, is within the Green Belt and within an LLA. The site is remote from existing facilities and services, the scale of development proposed in this location is not supported by the Spatial Strategy and would appear as a large isolated development in the countryside. Environmental Assessment Flood Risk Development here could increase risk of flooding elsewhere. FRA required to determine flood risk from the Lecher Burn, small watercourse, and culverts under the access track and bridge. Within Potentially Vulnerable Area. Water Quality No public waste water treatment facilities. SUDS and buffer to watercourse required. Possibility Scottish Water infrastructure crossing the site. Early contact with Scottish Water required. Topography and Ground Conditions Site is open but appears overgrown in parts, possibly in former agricultural use. Site has a gentle slope down to the Lecher Burn, and a steeper rise to the NE of site. Overhead wires run parallel to A809 on the eastern boundary of the site. Green Belt The site is located within the Green Belt. The Green Belt in this area plays an important role in protecting the setting of Strathblane and links to the wider Glasgow and Clyde Valley Green Belt, protecting the separate identities of Strathblane and Milngavie. Development of the scale proposed would undermine the role and function of the Green Belt by contributing to an erosion of the separate identities of the settlements. Green Network The site is not marked in the Open Space Audit. Being remote from the settlement it has limited Green Network functionality or value. Placemaking Site is relatively open, particularly from the adjoining A809, with riparian tree belt providing some containment to the west. The site doesn't fit with the wider spatial strategy, or local settlement pattern, and would appear as isolated housing development within the countryside.
Transcript of Local Development Plan 2017 Site assessments 05062015Local Development Plan 2017: Main Issues Report...
Local Development Plan 2017: Main Issues Report Site Assessments
Site Details
Settlement Site Location MIR Option MIR Reference
Settlement Map
Rural East of Carbeth Inn, A809, Blanefield
Not an option SBL01 Strathblane
Site promoted by
Mr P Binning
Overall Assessment
Promoted for 94 housing units. The site is not considered to be suitable for development of this scale. The site lies in the countryside, is within the Green Belt and within an LLA. The site is remote from existing facilities and services, the scale of development proposed in this location is not supported by the Spatial Strategy and would appear as a large isolated development in the countryside.
Environmental Assessment
Flood Risk Development here could increase risk of flooding elsewhere. FRA required to determine flood risk from the Lecher Burn, small watercourse, and culverts under the access track and bridge. Within Potentially Vulnerable Area.
Water Quality
No public waste water treatment facilities. SUDS and buffer to watercourse required. Possibility Scottish Water infrastructure crossing the site. Early contact with Scottish Water required.
Topography and Ground Conditions
Site is open but appears overgrown in parts, possibly in former agricultural use. Site has a gentle slope down to the Lecher Burn, and a steeper rise to the NE of site. Overhead wires run parallel to A809 on the eastern boundary of the site.
Green Belt The site is located within the Green Belt. The Green Belt in this area plays an important role in protecting the setting of Strathblane and links to the wider Glasgow and Clyde Valley Green Belt, protecting the separate identities of Strathblane and Milngavie. Development of the scale proposed would undermine the role and function of the Green Belt by contributing to an erosion of the separate identities of the settlements.
Green Network
The site is not marked in the Open Space Audit. Being remote from the settlement it has limited Green Network functionality or value.
Placemaking Site is relatively open, particularly from the adjoining A809, with riparian tree belt providing some containment to the west. The site doesn't fit with the wider spatial strategy, or local settlement pattern, and would appear as isolated housing development within the countryside.
Landscape Impact
The site falls within the Kilpatrick Hills LLA. It is not considered the site has capacity for housing development of the scale proposed. The area is valued for its sense of remoteness, whilst also being easily accessible from urban areas, a character that could be eroded by the scale of development proposed.
Historic Environment
Site lies neighbouring the Carbeth South conservation area. Development of this site is not supported due to a detrimental impact on the character of the setting of the conservation area. In addition the site would need an archaeological evaluation as the site contains potential archaeological remains.
Biodiversity Encroaches into Integrated Habitat Network. If allocated potential for biodiversity enhancement should be assessed.
Transportation Assessment
Active Travel
Footway has recently been completed along eastern boundary of the site on the A809. This does not link to any other footway network due to rural location, though there are links to the John Muir Way.
Public Transport
Bus stop located within 400m of site, though this has limited service of 3 trips per day.
Private Transport
Access would be direct onto A809 where vehicle speeds are high and road vertical alignment is poor. Development of site would not change character of road and speed would be an issue. A roundabout to access site may be required.
Transport Summary
The sites remoteness from nearest village centre would likely result in trips made with the car and there is a lack of suitable and safe walking routes.
Social and Economic Assessment
The site is remote from existing services and facilities and places of employment. There is capacity at Strathblane Primary for approx. 50 units although this needs to be considered with other developments in the catchment.
Local Development Plan 2017: Main Issues Report Site Assessments
Site Details
Settlement Site Location MIR Option MIR Reference
Settlement Map
Rural Hill O Drip Farm, Stirling 1, 2 and 3 STR20 Site promoted by
Mr & Mrs Duff
Overall Assessment
This site gained permission on 7/11/14 (10/00616/FUL) for 10 housing units. Redevelopment of the existing rundown farm steadings to residential use is supported. The works to be carried out reflect the existing steading layout and respects the rural character of the area.
Environmental Assessment
Flood Risk Within Potentially Vulnerable Area. Flood Risk Assessment required. Water Quality
No comments
Topography and Ground Conditions
The site is a conversion of an existing farm steading. The farm is currently redundant and the buildings in general are structurally sound, with the exception of the traditional barn to the south of the site. The site sits atop a gentle rise, on the otherwise generally flat carse.
Green Belt The site is not located within the Green Belt. Green Network
The site is not marked in the Open Space Audit - limited Green Network functionality or value. Being remote from settlements, the site has limited potential to contribute to Green Network objectives.
Placemaking The site is a redundant farm steading situated to the west of the Drip Bridge conservation area. It is currently run down and the buildings dilapidated and this proposal will enhance the appearance of the site and respect the rural character of the area. The layout of the site respects the existing configuration and buildings constructed using traditional design features and materials.
Landscape Impact
The site is not in an LLA. The site is in landscape character assessment area L2 Carse West of Stirling. This area is particularly sensitive to the introduction of tall structures such as chimneys. The open landscape is also key in the setting of natural and cultural heritage features such as Stirling Castle and the Rivers Forth and Teith.
Historic Environment
No issues noted.
Biodiversity No site specific issues.
Transportation Assessment
Active Travel
The site is located in the countryside and there are no footpaths alongside the A84.
Public Transport
The site is approx. 480m from the nearest bus stop.
Private Transport
Access to the site will be taken direct from existing access onto A84. Planning conditions from Transport Scotland require upgrades to the private access road and junction to A84 to be made prior to development.
Transport Summary
Access issues addressed by planning conditions.
Social and Economic Assessment
The site has limited development potential as it is remote from existing services and facilities. A contribution to affordable housing has been secured by legal agreement.
Local Development Plan 2017: Main Issues Report Site Assessments
Site Details
Settlement Site Location MIR Option MIR Reference
Settlement Map
Rural Former Mink Farm, Stirling 1, 2 and 3 STR21 Site promoted by
Mr Mark Myles
Overall Assessment
This site gained permission on 19/11/14 (14/00607/FUL) for 4 housing units. Redevelopment of the site is supported as it is on brownfield land. The works to be carried out will reflect a steading layout, deemed appropriate for this rural location.
Environmental Assessment
Flood Risk Not within a Potentially Vulnerable Area, within or adjacent to indicative 1 in 200 flood outline or at flood risk from another source.
Water Quality
No comments
Topography and Ground Conditions
The site is a brownfield site and was formerly in use as a mink farm. As such Environmental health have expressed concerns regarding possible contamination due to this former use. Conditions have been attached to the planning permission to carry out land contamination tests prior to commencement of development.
Green Belt The site is not located within the Green Belt. Green Network
The site is not marked in the Open Space Audit - limited Green Network functionality or value. Being remote from settlements, the site has limited potential to contribute to Green Network objectives.
Placemaking A brownfield site in a rural location. The proposed development will sit alongside 2 existing approved applications and taken together the buildings will appear as a steading group. The traditional design and style of the buildings will achieve an appropriate landscape fit.
Landscape Impact
The site is not in an LLA. The site is in landscape character assessment area L2 Carse West of Stirling. This area is particularly sensitive to the introduction of tall structures such as chimneys. The open landscape is also key in the setting of natural and cultural heritage features such as Stirling Castle and the Rivers Forth and Teith.
Historic Environment
No issues noted.
Biodiversity No site specific issues.
Transportation Assessment
Active Travel
The site is located in the countryside and there are no footpaths alongside the A84.
Public Transport
The site is not near any public transport links.
Private Transport
Access to be taken from Sommers lane. Upgrades required such as visibility splays and a new access lay by.
Transport Summary
Access issues addressed by planning conditions.
Social and Economic Assessment
The site has limited development potential as it is remote from existing services and facilities. A contribution to affordable housing has been secured by a planning condition.
Local Development Plan 2017: Main Issues Report Site Assessments
Site Details
Settlement Site Location MIR Option MIR Reference
Settlement Map
Rural Mugdock North, Blanefield Not an option SBL02 Strathblane Site promoted by
Scotia House
Overall Assessment
Promoted for 4 housing units. This site is not considered to be suitable for development. Site previously been the subject of applications and appeals which have not been granted. The site is sensitive in relation to its countryside and Green Belt setting. Development here would detract from the role and
function of the Green Belt. The site is remote from any facilities and services and in this area development
is not supported by the Spatial Strategy.
Environmental Assessment
Flood Risk Not within a Potentially Vulnerable Area, within or adjacent to indicative 1 in 200 flood outline or at flood risk from another source.
Water Quality
Mugdock lacks any public waste water treatment facilities.
Topography and Ground Conditions
Site is relatively flat and appears to be currently used as a storage area but whilst having the characteristics of a greenfield site.
Green Belt The site is located within the Green Belt. The Green Belt in this area plays an important role in protecting the setting of Strathblane and links to the wider Glasgow and Clyde Valley Green Belt, protecting the separate identities of Strathblane and Milngavie.
Further development in this area would undermine the role and function of the Green
Belt by contributing to an erosion of the separate identities of the settlements and introduce a degree of suburban sprawl to the detriment of Mugdock’s setting.
Green Network
The site is not marked in the Open Space Audit. Being remote from any settlement, it has limited Green Network functionality or value.
Placemaking Site is situated within the vicinity of Mugdock, which is a dispersed group of existing dwellings largely consisting of relatively low density detached houses set within
significantly sized plots. Despite this proximity, further expansion of Mugdock is not
considered to fit with the Spatial Strategy.
Landscape Impact
The site is not in an LLA. The site is in landscape character assessment area L23 Mugdock. This area faces pressures from development and the need to balance the complex mix of natural and developed features. Scale of development in this area must be in harmony with existing scale.
Historic Environment
No issues noted.
Biodiversity Encroaches into Integrated Habitat Network. If allocated potential for biodiversity enhancement should be assessed.
Transportation Assessment
Active Travel
No footway provision due to rural location. The nearest local facilities are approximately 2km from the site.
Public Transport
Mugdock is not served by a bus service, the nearest bus stop is on the A81 to the south of Strathblane approximately 2Km. The route is serviced by a weekday hourly service. The site is not in a Demand Responsive Travel area.
Private Transport
Existing access is on the C56 public road, The access also forms part of core path network (9078Sb/49).
Transport Summary
The sites remoteness from nearest village centre would likely result in trips made with the car and there is a lack of suitable and safe walking routes.
Social and Economic Assessment
Mugdock has no recognisable 'centre' and it lacks local facilities including shops, schools and other amenities. There is capacity at Strathblane Primary for approx. 50 units although this needs to be considered with other developments in the catchment.
Local Development Plan 2017: Main Issues Report Site Assessments
Site Details
Settlement Site Location MIR Option MIR Reference
Settlement Map
Rural Mugdock South, Blanefield Not an option SBL03 Strathblane Site promoted by
Scotia House
Overall Assessment
Promoted for 5 housing units. This site is not considered to be suitable for development. The site lies in the countryside and is in the Green Belt. Development here would detract from the role and function of the
Green Belt. The site is remote from any facilities and development in this area is not supported
by the Spatial Strategy.
Environmental Assessment
Flood Risk Not within a Potentially Vulnerable Area, within or adjacent to indicative 1 in 200 flood outline or at flood risk from another source.
Water Quality
Mugdock lacks any public waste water treatment facilities.
Topography and Ground Conditions
Site is relativity flat, with a gentle rise towards the centre of the site. Broken line of small shrubs/trees running roughly north/south forms the eastern boundary of the site. Along with the adjacent field to the east the site is in agricultural use.
Green Belt The site is located within the Green Belt. The Green Belt in this area plays an important role in protecting the setting of Strathblane and links to the wider Glasgow and Clyde Valley Green Belt, protecting the separate identities of Strathblane and Milngavie.
Further development in this area would undermine the role and function of the Green
Belt by contributing to an erosion of the separate identities of the settlements and introduce a degree of suburban sprawl to the detriment of Mugdock’s setting.
Green Network
The site is not marked in the Open Space Audit or part of the Green Network - limited Green Network functionality or value.
Placemaking Site is situated within the vicinity of Mugdock, which is a dispersed group of existing dwellings largely consisting of relatively low density detached houses set within
significantly sized plots. Despite this proximity, further expansion of Mugdock is not
considered to fit with the Spatial Strategy. Site is very prominent and open, and any
proposal which resulted in rear gardens and boundaries as the new 'edge' would be inappropriate in this Countryside and Green Belt context.
Landscape Impact
The site is not in an LLA. The site is in landscape character assessment area L23 Mugdock. This area faces pressures from development and the need to balance the complex mix of natural and developed features. Scale of development in this area must be in harmony with existing scale.
Historic Environment
Archaeological evaluation required as there is potential for archaeological remains.
Biodiversity Encroaches into Integrated Habitat Network. If allocated potential for biodiversity enhancement should be assessed.
Transportation Assessment
Active Travel
No footway provision due to rural location. The nearest local facilities are approximately 2km from the site. Core path 9078Sb/49 runs adjacent to northern boundary of site.
Public Transport
Mugdock is not served by a bus service, the nearest bus stop is on the A81 to the south of Strathblane approximately 2Km. The route is serviced by a weekday hourly service. The site is not in a Demand Responsive Travel area.
Private Transport
Access to site would be taken from Bankend, which provides links to both Mugdock Road and the A81. Would be required to be upgraded to accommodate development.
Transport Summary
The sites remoteness from nearest village centre would likely result in trips made with the car and there is a lack of suitable and safe walking routes.
Social and Economic Assessment
Mugdock has no recognisable 'centre' and it lacks local facilities including shops, schools and other amenities. There is capacity at Strathblane Primary for approx. 50 units although this needs to be considered with other developments in the catchment.
