Stirling Local Development Plan

Transcription

Stirling Local Development Plan
Proposed Plan
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Appendix C: Settlement Statements
stirling.gov.uk phone 0845 277 7000 text 07717 990 001 minicom 01786 464599
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Map Coverage
Map Coverage Outwith Core
Area
Ardeonaig
Arnprior
Ashfield
Balfron
Buchlyvie
Deanston
Doune
Fallin
Fintry
Gargunnock
Keltie Bridge (Rural Activity
Area)
Killearn
Kinbuck
Kippen
Strathblane
Thornhill
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STIRLING LOCAL DEVELOPMENT PLAN: PROPOSED PLAN
APPENDIX C – SETTLEMENT STATEMENTS
Settlement Statements and Maps have been
produced for the following settlements: Ardeonaig
Arnprior
Ashfield
Balfron
Blairlogie
Bridge of Allan
Buchlyvie
Cambusbarron
Cowie
Deanston
Doune
Dunblane
Durieshill
Fallin
Fintry
Gargunnock
Keltie Bridge (Rural Activity Area)
Killearn
Kinbuck
Kippen
Plean
Stirling (North, Central, South and City Centre)
Strathblane
Thornhill
Throsk
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Ardeonaig
Ardeonaig
Description:
Ardeonaig is a dispersed rural community on the southern shore of Loch Tay in the northernmost part of the
Local Development Plan (LDP) 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 highland area of the LDP and has a population of approximately 70 people.
Spatial Strategy considerations:
Ardeonaig is a tier 5 settlement within the Settlement Hierarchy. Given the size and dispersed nature of the
community, and the lack of local shops and services, it is considered that there are limited opportunities
for new development and therefore no sites are allocated in Ardeonaig. Whilst it is a recognisable community, it is entirely within the area defined as countryside. Any development that does come forward will be
subject to policies on development in the countryside, and reference should be made to the Housing in the
Countryside Supplementary Guidance (SG10) in relation to housing developments within historic crofting
landscapes. The area at Ardeonaig, as shown on the settlement statement map, is identified in the Royal
Commission’s (RCAHMS) Historic Land Use Assessment as an area important for its crofting landscape.
The community also lies entirely within the Glen Lochay Local Landscape Area (see Policy 38 and SG27).
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Arnprior
Arnprior
Description:
Arnprior is a small linear settlement with a population of approximately 50 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 limited shops, local services or
schools within Arnprior.
Arnprior is a tier 5 settlement within the Settlement Hierarchy. Given the size of the settlement and the
lack of local shops and services, it is considered that there are limited opportunities for new development
and therefore no development sites are allocated in Arnprior. The Countryside Policy Boundary which
previously existed has been removed and the settlement now lies entirely within the countryside (the
previous boundary is show on the Arnprior map). Any development will therefore be subject to policies
on development in the countryside, and reference should be made to the Housing in the Countryside
Supplementary Guidance (SG10).
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Ashfield
Ashfield
Description:
Ashfield is a small nineteenth-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 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 remained a working mill community for over one hundred years. It has witnessed no twentiethcentury 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 there are no local shops or services but there is a village hall.
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 (or shorter Statements) have
been produced as Supplementary Guidance SG36 for all the existing Conservation Areas. The Council is
considering altering Conservation Area boundaries within some of the Areas and reviewing the use of Article 4
Directions and the classes included. Details of this are contained within the Appraisals.
The current consultation on the Proposed Plan affords opportunities to comment on the Conservation
Area Appraisals (or Statements) and the merits of suggested boundary changes and changes to Article 4
Directions.
Ashfield is a tier 5 settlement within the Settlement Hierarchy set out in the Spatial Strategy. Green Belt
surrounds the village on the east and south sides. 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 self-contained historic layout which the Council wishes to see preserved.
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Balfron
Balfron
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. It originated as a cluster of buildings around the church and village green and was developed in the 19th Century with housing associated with a cotton mill near 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 10 dwellings or more, a 50% affordable housing contribution will be
required.
The shops and services in the centre of Balfron are part of the Network of Centres. Further guidance is provided in SG09.
The two historic areas of the village are designated Conservation Areas. Conservation Area Character Appraisals (or shorter Statements) have been produced as Supplementary Guidance SG36 for all the existing
Conservation Areas. The Council is considering altering Conservation Area boundaries within some of the Areas and reviewing the use of Article 4 Directions and the classes included. Details of this are contained within
the Appraisals.
The current consultation on the Proposed Plan affords opportunities to comment on the Conservation Area Appraisals (or Statements) and the merits of suggested boundary changes and changes to Article 4 Directions.
Infrastructure considerations:
There is some capacity at the existing water works and Waste Water Treatment Works for new 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 Supplementary Guidance SG15.
The (draft) Open Space Strategy Audit has identified 8 areas of open space in the settlement and rated 5 of
these as Band C, 2 as Band B and 1 as Band C. The Strategy also shows half of the residents are more than
500m from a play space. Further information on the quantity, quality and accessibility of individual open spaces
is provided in the Audit and SG02 provides further guidance on the open space provision for new development.
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Balfron is in the Demand Responsive Transport Scheme area therefore Developer Contributions may be
required. Further information is provided in Supplementary Guidance SG14.
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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Land Use, Site Reference
and Name
a
Balfron
Indicative housing
units or area in
hectares (ha)
Phase 1
(20102023)
Key site requirements
Phase 2
(20232033)
Housing
H082
5 units
Site had planning permission at June 2010.
7 units
35 units
Design to take account of location adjacent to Conservation Area and
Buchanan/Spinner Street
H084
Endrick Gardens North [C]
H085
associated tree protection, and the need to create a new settlement
Dunmore
edge.An appropriate assessment (Habitat Regulations Assessment)
required relative to Endrick Water SAC.
H086
35 units
Design to take account of need to create a new settlement edge
and new woodland planting required.New roundabout and footpath
Kiltrochan
provision required at Roman Road/Dunmore Street. A basic flood risk
assessment (topographic information in the first instance) with development layout plan will be required at a planning application stage to
assess the risk of flooding.An appropriate assessment (Habitat Regulations Assessment) required relative to Endrick Water SAC.
H087
4 units
4 units
4 units
10 units
6 units
Shearers Garage
H088
KH Parsons Workshop
H089
Former garage
H090
64 Buchanan Street
H091
15-23 Buchanan Street
Housing & Business
H083
0.5 ha
Depot Site
business
10 units
Housing opportunities along the Buchanan Street frontage.Class 4 –
business, class 5 – general industry or class 6 storage and distribution
B43
uses at the lower level.There is a waste management infrastructure
Depot Site
site located in the site. This will be safeguarded under Policy 26, as the
Council uses this site as a Household Waste Recycling Centre.A basic
flood risk assessment (topographic information in the first instance)
with development layout plan will be required at the planning application stage to assess risk of flooding.
Business
B42
0.3ha
Buchanan Street/
business
Dunmore Street
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Blairlogie Manor Powis
Description:
Blairlogie is located 4 miles north east of Stirling and 6 miles north west of Alloa at the foot of the Ochil
Hills escarpment and at the north edge of the Forth carselands. Blairlogie is a small medieval clachan
nestled under the cliff of Dumyat. The village is characterised by the meandering streetscape and organic
development, with various buildings facing the narrow roads and lanes, often at oblique angles. Its buildings
date from at least the 17th century. There is some more modern housing alongside the Hillfoots Road
(A91) and a few rural businesses close by. Manor Farm is a site already providing business space between
Blairlogie and the cluster of houses at Manor Powis to the south beside the A907.
Blairlogie is a tier 5 settlement within the Settlement Hierarchy set out in the Spatial Strategy. No new
development is proposed for Blairlogie but allowance is made for expansion of the business provision at
Manor Farm. The existing employment area at Manor Farm is safeguarded under Policy 8.
A Conservation Area is designated in Blairlogie. Conservation Area Character Appraisals (or shorter
Statements) have been produced as Supplementary Guidance SG36 for all the existing Conservation Areas.
The Council is considering altering Conservation Area boundaries within some of the Areas and reviewing the
use of Article 4 Directions and the classes included. Details of this are contained within the Appraisals.
Directions.
The village has very limited services and facilities but there are no restriction with regard to water supply and
Waste Water Treatment Works capacity.
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.
Land Use, Site Reference and
Name
Area in hectares (ha)
Phase 1
(20102023)
Phase 2
(20232033)
Business
B24
9.2ha
Maintain, extend and enhance the existing tree belts and hedgerows
Manor Farm Business Exten-
to provide structural landscaping, and visually contain the site in the
sion
landscape. Provide class 4 business, 5 industry and/or 6 warehousing
and distribution on the site.A basic flood risk assessment (topographic
information the first instance) with development layout plan will be
required at planning application stage to assess risk of flooding. An
appropriate assessment (Habitat Regulations Assessment) required
relative to Firth of Forth SPA
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Bridge of Allan
Bridge of Allan
Description:
Bridge of Allan is located 3 miles north west of Stirling and has a population of approximately 5000. The
settlement sits on the A9 and has a station on the mainline railway to the west. The M9 motorway lies to
the west. It is set on carseland and hillside with the Allan water flowing through the west of the settlement
and the Ochil Hills provide setting to the east. To the south east is the campus of the University of Stirling
in the Airthrey Castle Garden and Designed Landscape. To the northwest is the Keir Garden and Designed
Landscape.
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, is made up of streets of large detached Victorian villas in extensive gardens.
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. It therefore has potential to accommodate a variety of types and scales of new
development as shown in the land supply table. 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 28 and SG27 provide further guidance.
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 50% affordable housing contribution therefore will be required for
developments of 10 units or more.
The town centre is part of the Network of Centres, further information on which can be found in SG09. There
are existing employment areas and business site allocations at Airthrey Green, and in the University of Stirling
Innovation Park which provide employment opportunities. The existing employment areas at Henderson Street
and University of Stirling Innovation Park are safeguarded under Policy 8.
The University of Stirling has produced the University of Stirling Campus Masterplan 2011: A Vision for the
Campus. This includes an overarching vision, core themes and key projects that will provide a framework for
future development in the campus.
There is a Conservation Area at the centre of Bridge of Allan, to safeguard the village’s historic form,
and a number of Listed Buildings. Conservation Area Character Appraisals (or shorter Statements) have
considering altering Conservation Area boundaries within some of the Areas and reviewing the use of Article 4
Directions and the classes included. Details of this are contained within the Appraisals.
The current consultation on the Proposed Plan affords opportunities to comment on the Conservation Area
Appraisals (or Statements) and the merits of suggested boundary changes and changes to Article 4 Directions.
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There is capacity at the Stirling Waste Water Treatment Works but there is very limited capacity at the Touch
Water Treatment Works.
Bridge of Allan Primary School is likely to reach optimum capacity as a result of programmed housing
developments set out in the Spatial Strategy and will need to be extended. A similar picture is presented in
terms of secondary school provision where 90% of the proposed house building in the Core Area (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 Core Area, 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
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.
The National Transport Strategy identifies Glasgow to Edinburgh Rail Improvements and rail electrification of
the line to the west and a grade separation at Keir Roundabout to the north west of the settlement as part of
the improvements to the A9(T).
should be provided in association with new development. Developer contributions towards waste management
infrastructure will be collected for development schemes consistent within SG19.
Evidence of previous flooding and risk of flooding in the area between Causewayhead and Bridge of Allan. A
flood risk assessment will be required which will need to consider the small watercourse, the culvert it enters,
the Forglen Burn and any interactions with the River Allan downstream, the culvert upstream of the site on
the Foreglen Burn and any surface water issues. Planning Policy is in place to avoid new development that is
either on the flood plain or is of a nature that may add to the likelihood of flooding occurring (e.g. by creating
hard surfacing in situations that speed up surface water run-off).
The (draft) Open Space Strategy Audit identifies 25 areas of open space in the settlement and rated 9 of these
as Band C, 10 as Band B and 6 as Band A. Further information on the quantity, quality and accessibility of
individual open spaces is provided in the Audit. Supplementary Guidance SG02 provides further guidance on
the Green Network and open space provision for new development. Woods on the edge of Bridge of Allan and
the University, extending towards Dunblane and up onto Sheriffmuir, are identified in the Green Network as an
opportunity, through co-ordinated management, to create a ‘North Stirling Woodland Park’.
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Bridge of Allan
list of all of the requirements to be met in the development of a site. Sites must also be developed in
and Name
Indicative housing
units
Phase 1
(20102023)
Phase 2
(20232033)
Housing
H004
4 units
12 units
12 units
31 units
Current planning application subject to conclusion of S75
13 Union Street
H005
4 Inverallan Road
H006
Chalmers Church
H007
Agreement.A flood risk assessment or review of current informa-
Adjacent Carsaig Court
tion will be required to define the area at risk of flooding, appropriate
detailed design layout, mitigation and levels.
H008
7 units
4 units
8 units
A flood risk assessment or review of current information will be
90, Henderson Street
H009
Inverallan Lodge
H010
required at a planning application stage to define the area at risk of
The Coppice
flooding, appropriate detailed design layout, mitigation and levels.
H056
400 units
400 units
Note - only part of this site, Airthrey Kerse North, lies within Bridge of
Airthrey Kerse (North and
Allan. It is envisaged that the northern part of the site will take place
South)
in Phase 1.Compliance with Development Framework to be produced
for Airthrey Kerse.Masterplan complying with Framework required.
New primary school and grounds in Airthrey Kerse South & extension
to Bridge of Allan Primary School.Development should provide for an
enhanced Green Belt between Bridge of Allan and Causewayhead,
including: a park, community food growing area, University of Stirling
Playing Fields and link to the Green Network project of North Stirling
Woodlands.An appropriate open space link should be provided
between the Green Belt and Easter Cornton Road.A full flood risk assessment will be required to assess the risk of flooding on this site.An
relative to River Teith SAC & Firth of Forth SPA.
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and Name
area in hectares
(ha)
Phase 1
(20102023)
Phase 2
(20232033)
Business
B08
1.5 ha
Conserve and enhance the setting of the Conservation Area west of
the site.
Airthrey Green, Henderson
Street
B05
1.9 ha
Site had planning permission at June 2010.Appropriate uses include
Stirling University Innovation
class 4 business, in particular research and development related to
Park, Site 6
the University. Site layout, design and landscaping to conserve and
enhance the Airthrey Castle Garden and Designed Landscape, the
Green Network and the setting of the Wallace Monument.
B050
0.6 ha
Uses restricted to class 4 business, in particular research and devel-
opment related to the University is encouraged.Site layout, design
Park, Site 6a
and landscaping to conserve and enhance the Airthrey Castle Garden
and Designed Landscape, the Green Network and the setting of the
Wallace Monument.
B051
0.4 ha
Park, Site 5
and Designed Landscape, surrounding Green Network and the setting of the Wallace Monument.
B052
1.9 ha
Park, Site 7
Wallace Monument.
B053
1.7 ha
Park, Site 8
Wallace Monument.
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Bridge of Allan
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Buchlyvie
Buchlyvie
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 700. 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.
Buchlyvie is classed as a Rural Village and a tier 4 settlement within the Settlement Hierarchy due to its
level of services and facilities. 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. 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. Although affordable housing
development has already taken place in the village in recent times, the high housing need has led to a
further site at Montgomery Place being identified for housing development. Development here should
provide housing that is of a mix of tenures. For all developments of 10 dwellings or more, a 50% affordable
housing contribution will be required.
Buchlyvie has a designated Conservation Area. Conservation Area Character Appraisals (or shorter
The Council is considering altering Conservation Area boundaries within some of the Areas and reviewing
the use of Article 4 Directions and the classes included. Details of this are contained within the Appraisals.
Capacity at the Waste Water Treatment Works is limited.
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).
The Council’s (draft) Open Space Strategy Audit identifies 5 areas of open space within the village, of which
only 1 is rated as Band A. Further information on the quantity, quality and accessibility of individual open
spaces is provided in the Audit and SG02 provides further guidance on the open space provision for new
development.
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Buchlyvie
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
and Name
Indicative housing
units
Phase 1
(20102023)
Phase 2
(20232033)
Housing
H092
MontgomeryPlace
30
Development must be set back from hedgerows and mature trees
on site boundaries and structural planting to define north and east
boundaries is required.Desirable to create pedestrian linkages to
Station Road.An appropriate assessment (Habitat Regulations
Assessment) required relative to Firth of Forth SPA (in combination
effects).
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Cambusbarron
Cambusbarron
Description:
Cambusbarron is an historic hillside village adjacent to the western urban edge of Stirling, but physically
separated from it by the M90 motorway. It occupies an elevated position above the Carse of Forth and
enjoys fine views to the north and west. The settlement has a population of just below 4000.
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; the category
A-listed Hayford Mills was constructed on the north side of the village in the early 19th century and was
at one time the largest tweed manufactory under one roof in Scotland. The centre of the village is a
Conservation Area and remains the commercial heart of the village. It is composed of traditional stone built
dwellings and cottages set on narrow streets. To the south of the village is a Local Landscape Area which
encompasses Gillies Hill, a large area of mature woodland, a part of which is within the area identified by
Historic Scotland as being within Inventory area of the Battle of Bannockburn.
A significant amount of new residential development has taken place within the village in recent years, and
Hayford Mills has been converted into residential accomodation.
Cambusbarron is within the Core Area and is a tier 2 settlement within the Settlement Hierarchy identified
in the Spatial Strategy. Despite this it is considered that the village has already reached its natural limit in
landscape and urban design terms, particularly given that it has accommodated significant amounts of new
development in recent years.
The village still has a recognisable character and identity, with the most recent developments being
reasonably well related to the older village core. The Local Landscape Area to the south on steeply sloping
land limits growth in that direction, whilst the topography to the west also proves a natural limit to the village.
An area of the flat carse to the north and west of Hayford Mills is now included as Green Belt with the
purpose of serving to limit future development in that direction and protect the setting of the Mill building
(see SG03). There are few suitable sites that could be developed without impacting on the surrounding
landscape and therefore no further development are proposed apart from those sites already which have
planning permission or are under construction (see land supply table).
A high proportion of the existing dwellings are owner-occupied or privately rented and the village is within
the area of the Plan identified as ‘Pressured’ in relation to the need for affordable housing. However, a
significant amount of housing development has taken place in the village in recent times.
Cambusbarron Primary School has a very limited capacity. The school has recently been extended to
accommodate pupils arising from the Polmaise Home Farm housing development, and is now operating at
capacity, and the site cannot accommodate further extensions.
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The village has a designated Conservation Area. Conservation Area Character Appraisals (or shorter
Statements) have been produced as Supplementary Guidance SG36 for all the existing Conservation
Areas. The Council is considering altering Conservation Area boundaries within some of the Areas and
reviewing the use of Article 4 Directions and the classes included. Details of this are contained within the
Appraisals.
Directions.
The local centre within the village is part of the Network of Centres, further information on which can be
found in SG09 on Network of Centres.
Further information in relation to Gillies Hill and the Battle of Bannockburn can be found in SG24 on
Battlefields.
Capacity at the Waste Water Treatment Works is very 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 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).
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.
The (draft) Stirling Open Space Strategy Audit identifies 11 areas of open space within the village and rates
8 of these as Band C or Band B. Further information on the quantity, quality and accessibility of individual
open spaces is provided in the Audit, and SG02 provides further guidance on the Green Network and open
space provision for new development.
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Cambusbarron
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.
and Name
Indicative housing
units
Phase 1
(20102023)
Phase 2
(20232033)
Housing
H011
37
43
Site under construction at June 2011.
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Developer contribution to education provision from development of
Hayford Mills Phase 2
H012
Polmaise Home Farm
H013
Polmaise Home Farm II
site is set out in the Section 75 legal agreement for H12. Studies
have shown that the area is significantly constrained due to
the risk of flooding therefore not all the site area is available for
development.
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Cowie
Cowie
Description:
Cowie is one of a group of villages in the south-east of the Plan area, known collectively as the “Eastern
Villages”. Although villages, they lie in close proximity to the City Corridor and are part of the Stirling Core
Area as identified in the Spatial Strategy. The population of the village is approximately 1700.
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. Recent archaeological excavation has found evidence of
a Neolithic settlement in the north of the village in an area now occupied by modern housing development.
Cowie, like the other Eastern Villages, has a history of coal mining, the demise of which had a severe
impact on its social and economic vitality which has endured to the present day (In 2009, part of Cowie
was defined in the Scottish Government’s Index of Multiple Deprivation as being amongst the 15% most
deprived in Scotland). However, unlike other villages in the Plan, it boasts a major manufacturing plant run
by a multi-national company producing panel boards. This plant, along with other employers, occupies a
substantial area of land to the south of the village, and visually dominates long-distance views to the village.
Although the majority of the housing is Local Authority-owned, the village has in recent years proved a
popular location for private house-building: the centre of the village has not been developed to the same
extent and requires upgrading. Open space areas are extensive within the village, but not all are maintained
to a high standard.
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 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.
The allocation of land for housing development, tied by agreement to other improvements, is an element
of the regeneration strategy. Sites for housing development have been allocated in order to bring about
some social and economic regeneration. Over half of all properties in the village are socially rented, which is
higher than in most other areas in the Plan. The requirement on the allocated sites will however 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.
The Green Belt extends to the northern side of the village and serves to maintain the separate identity of
Cowie and Fallin and separate relative to Stirling. More information on the role and function of the Green
Belt can be found in SG03.
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.
The existing employment areas at Station Road and Main Street have been safeguarded under Policy 8.
30
a
NORTH
Capacity at the Waste Water Treatment Works is limited and will require to be augmented to enable largescale housing development (and should be planned taking into account whatever arrangements are to be
made for dealing with foul drainage from Durieshill and Plean).
Capacity at Cowie 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 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).
The (draft) Open Space Strategy Audit has identified 18 areas of open space within the village and rated
13 of these as Band C, 3 as Band B and 2 as Band A. Further information on the quantity, quality and
accessibility of individual open spaces is provided in the Audit, and SG02 provides further guidance on open
SEPA include the panel board plant in a list of significant sources of air pollution, though the emissions have
been reducing in recent years.
Road access from the village to the general network will be improved when the B9124 rail overbridge is
raised to enable electrification of the rail line.
The route of the upgraded Beauly to Denny power line will pass the village on the north and east sides.
31
and Name
a
Cowie
Indicative housing
units or area in
hectares (ha)
Phase 1
(20102023)
Phase 2
(20232033)
200
180
Housing
H074
Flood Risk and Drainage Impact Assessments required.Diversion of
bus route through site should be investigated; developer contributions
Berryhills South/North
may be required for improvements to B9124 (rail bridge) and cycle/
pedestrian route to Bannockburn.Links, including road link, to potential development land to east and through to Main Street should be allowed for.Potential air quality and noise impacts should be assessed.
Site is in Green Network: structural planting, open spaces, footpath
system, etc should be designed with external connections in mind.
Biodiversity audit required. Archaeological evaluation required for any
undisturbed areas.An appropriate assessment (Habitat Regulations
Assessment) required relative to Firth of Forth SPA
H075
25
25
Flood Risk and Drainage Impact Assessments required.Potential air
quality impacts should be assessed.Site is in Green Network: struc-
Station Road
tural planting, open spaces, footpath system, etc should be designed
with external connections in mind; maintain buffer along burn and
around copse to west.Archaeological evaluation required.Shared
access point to B9124 with site H74; developer contributions may be
required for improvements to B9124 (rail bridge) and cycle/pedestrian
route to Bannockburn.An appropriate assessment (Habitat Regulations Assessment) required relative to Firth of Forth SPA.
H076
40
40
Access and design to allow for alleviation of on-street parking along
access routes, including off-site works.Diversion of bus route through
Ochilview
site should be investigated; developer contributions may be required
for improvements to B9124 (rail bridge) and cycle/pedestrian route to
Bannockburn.Requires careful consideration of developable area relative to contours.Potential air quality impacts should be assessed.An
relative to Firth of Forth SPA.
Business
B01
0.9
housing development area.
Berryhills Main Street
B02
32
Opportunities for new or relocated businesses in association with
0.7
Site had planning permission at June 2010. Planning permission
Cowie Main Street west of
provides additional opportunities for new, expanded or relocated busi-
units 1-3
nesses.
a
NORTH
Deanston
Description:
Deanston is located north west of the A84 (T) approximately 8 miles north west of Stirling. It has a population of approximately 475. 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).
Deanston is classed as a Rural Village and a tier 4 settlement within the Settlement Hierarchy The historic
setting of Deanston however is very sensitive and there are limited opportunities for it to grow. It therefore
has potential for only modest amounts of new development as shown in the land supply table.
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 10 dwellings or more, a 50% 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 Lochills Rural Activity Area contributes to sustaining rural communities in the LDP area by providing an opportunity for employment creation providing an
opportunity for employment creation outwith but adjacent to existing settlements.
The area from Teith Road to Bridge of Teith and grounds of Deanston House is a designated Conservation
Area. The area is also subject to an Article 4 Direction requiring planning permission for certain classes of
development that are normally permitted development, but could have a detrimental effect on the character
and appearance of the Conservation Area. Conservation Area Character Appraisals (or shorter Statements)
have been produced as Supplementary Guidance SG36 for all the existing Conservation Areas. The Council is considering altering Conservation Area boundaries within some of the Areas and reviewing the use of
Article 4 Directions and the classes included. Details of this are contained within the Appraisals.
33
a
Deanston
Deanston
Description:
Deanston is located north west of the A84 (T) approximately 8 miles north west of Stirling. It has a
population of approximately 475. 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).
Deanston is classed as a Rural Village and a tier 4 settlement within the Settlement Hierarchy The historic
setting of Deanston however is very sensitive and there are limited opportunities for it to grow. It therefore
has potential for only modest amounts of new development as shown in the land supply table.
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 10 dwellings or more, a 50% 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 Lochills Rural Activity Area contributes to
sustaining rural communities in the LDP area by providing an opportunity for employment creation providing
an opportunity for employment creation outwith but adjacent to existing settlements.
The area from Teith Road to Bridge of Teith and grounds of Deanston House is a designated Conservation
Area. The area is also subject to an Article 4 Direction requiring planning permission for certain classes of
development that are normally permitted development, but could have a detrimental effect on the character
and appearance of the Conservation Area. Conservation Area Character Appraisals (or shorter Statements)
have been produced as Supplementary Guidance SG36 for all the existing Conservation Areas. The
Council is considering altering Conservation Area boundaries within some of the Areas and reviewing the
use of Article 4 Directions and the classes included. Details of this are contained within the Appraisals.
Directions.
34
a
NORTH
There is capacity at the Turret water works but limited capacity at Deanston Waste Water Treatment Works
for new development.
There is capacity for new pupils at Deanston Primary School and McLaren High School although the latter
has a wide catchment area including Callander. Housing development here will require to be phased
within other development so that secondary school pupils can be accommodated. Further information on
education provision can be found in SG15.
The (draft) Open Space Strategy Audit has identified 15 areas of open space in Doune and Deanston and
rated 5 of these as Band C, 5 as Band B and 5 as Band A. Further information on the quantity, quality and
accessibility of individual open spaces is provided in the Audit and SG02.
35
a
Deanston
and Name
Indicative housing
units or area in
hectares (ha)
Phase 1
(20102023)
Phase 2
(20232033)
Housing
H093
14
46
Replacement of the amenity open space and sports area on this site
Leny Road South
H094
in a suitable location.Conserve and enhance the green network.An
Leny Road South
relative to River Teith SAC
Business
B46
Lochills Rural Activity Area
0.6 ha
Suitable for Use Class 4 (business), 5 (industry), 6 (warehousing
and distribution) and visitor oriented businesses.Structural landscaping to contain and screen the site and existing employment uses in
the wider Rural Activity Area.A basic flood risk assessment (topographic information the first instance) with development layout plan
will be required at a planning application stage to assess the risk of
flooding.An appropriate assessment (Habitat Regulations Assessment) required relative to River Teith SAC.
36
a
NORTH
37
a
Doune
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 approximately 1600. 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).
Doune is classed as a Rural Village and a tier 4 settlement within the Settlement Hierarchy. It therefore has
Longer-term potential for housing has been signalled to the east of Station Wynd (H95). However further
development in Doune is constrained by available infrastructure and will be subject to further detailed
assessment as part of the future review of the Local Development Plan.
The shops and services in the centre of Doune are defined as a local centre and part of the Network of
Centres. Further guidance is provided in SG09.
There is an existing employment area at Station Wynd which is safeguarded under Policy 8.
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. Conservation Area Character Appraisals (or shorter
The Council is considering altering Conservation Area boundaries within some of the Areas and reviewing
the use of Article 4 Directions and the classes included. Details of this are contained within the Appraisals.
38
a
NORTH
There is capacity at the Turret water works but limited capacity at Doune waste water treatment works for
new development. There is capacity for new pupils at Doune Primary School and McLaren High School
although the latter has a wide catchment area including Callander. Housing development will require to be
phased. Further information on education provision can be found in Supplementary Guidance 15.
The (draft) Open Space Strategy Audit identifies 15 areas of open space in Doune and Deanston and
rated 5 of these as Band C, 5 as Band B and 5 as Band A. Further information on the quantity, quality and
accessibility of individual open spaces is provided in the Audit and SG02 provides further guidance on open
39
a
Doune
and Name
Indicative housing
units or area in
hectares (ha)
Phase 1
(20102023)
Phase 2
(20232033)
0
60
To be determined in future LDP reviews.
53
0
This site is subject to the Planning Brief for Station Wynd. Site had
Housing
H095
Doune
H096
planning permission at June 2010.
Moray Street
H097
99
0
This site is subject to the Planning Brief for Station Wynd. Site had
planning permission at June 2010.
Station Wynd
Business
B45
Station Wynd
40
0.5ha
0
This site is subject to the Planning Brief for Station Wynd.
a
NORTH
41
a
Dunblane
Dunblane
Description:
Dunblane is located 6 miles north of Stirling and has a population of approximately 8,900. The settlement
is bypassed to the west by the line of the A9 and the M9. 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 Inventory area identified by Historic Scotland as being the Sheriffmuir
Battlefield.
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
on 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. It therefore has potential to accommodate a variety of types and scales of new
development as shown in the land supply table. However the existing infrastructure constraints and the
Green Belt that encircles the settlement limits this potential. For further information on the role and function
of the Green Belt at Dunblane see 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 50% affordable housing contribution will be required
on sites of 10 units or more.
A small site at Bogside (H20) has been identified for 100% affordable housing. Longer-term potential for
housing has been signalled on the flatter slopes east of Kippendavie (H21) up to the edge of the extended
Green Belt. Further development in Dunblane is constrained by available infrastructure and will be subject to
further detailed assessment as part of the future review of the Local Development Plan.
The town centre within Dunblane is part of the Network of Centres. The boundary of the centre has been
extended to include the existing Tesco supermarket, car park areas and the cathedral to reflect the wider
retail and tourism function of the centre. Further information on the role and function of the centre can
be found in SG09. The town centre is surrounded by residential areas to the north, east and west and is
42
a
NORTH
bounded by the Green Belt to the east and south. As there is only potential for limited infill redevelopment
within the town centre, any future retail development will most likely have to take place outside the town
centre. The only business site allocation is at Barbush so there are limited employment opportunities within
the town.
A specific study into the convenience retailing needs for Dunblane was undertaken to inform the LDP. This
study confirms that there is a capacity of only c.800 sq.m net floorspace, when considering both qualitative
and quantitative issues. A single small store of 800 sq.m net however is unlikely to deliver any additional
benefits to Dunblane in qualitative terms such as deliver a wider range of retail goods. A small superstore
(3,900 sq.m gross) is therefore allocated for Dunblane to enhance the retail offer within the local community.
The location of the retail store within Dunblane has been carefully considered, recognising that there are no
suitable development sites adjacent to the town centre that do not raise environmental concerns such as
loss of sensitive Green Belt areas and adverse impacts on the historic environment. The brownfield site at
Barbush has therefore been allocated for the retail store, which although out of centre, does not raise any
adverse environmental issues and will enable the delivery of a long-standing business space requirement
for this location, helping to support the requirements of the Stirling Business Space Strategy.
A large part of Dunblane is designated as a Conservation Area, to safeguard the village’s historic form, and
a number of Listed Buildings. The area is also subject to an Article 4 Direction requiring planning permission
for certain classes of development that are normally permitted development, but could have a detrimental
effect on the character and appearance of the Conservation Area. Conservation Area Character Appraisals
(or shorter Statements) have been produced as Supplementary Guidance SG36 for all the existing
Conservation Areas. The Council is considering altering Conservation Area boundaries within some of the
Areas and reviewing the use of Article 4 Directions and the classes included. Details of this are contained
within the Appraisals.
Directions.
Capacity at the Waste Water Treatment Works is limited but there is capacity at the water treatment works.
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 Supplementary Guidance 15.
The National Transport Strategy identifies a grade separation at Keir Roundabout to the south of the
settlement as part of the improvements to the A9(T).
The (draft) Open Space Strategy Audit identifies 23 areas of open space in the settlement and rated 5 of
these as Band C, 9 as Band B and 9 as Band A. 7 of the open spaces lie west of the Allan Water. The
Allan Water and the main line railway act as a barrier to movement from the east to the west in many parts
43
a
Dunblane
of the settlement. Further information on the quantity, quality and accessibility of individual open spaces
is provided in the Audit and SG02 provides further guidance on the Green Network and open space
provision for new development. Woods on the edge of Dunblane, extending towards Bridge of Allan and
the University and up onto Sheriffmuir, are identified in the Green Network as an opportunity, through coordinated management, to create a ‘North Stirling Woodland Park’.
and Name
Indicative housing
units
Phase 1
(20102023)
Phase 2
(20232033)
Housing
H014
60
66
4
7
6
5
10
For the provision of affordable housing.
Anchorscross
H015
Dunblane High School
H016
Ault Wharrie House
H017
Ardnablane
H018
South of Allan Flats
H019
South of 21 High Street
H020
Bogside
44
a
NORTH
H021
100
Kippendavie
To be determined in future LDP reviews.An appropriate assessment
(Habitat Regulations Assessment) will be required relative to the
River Teith SAC and Kippenrait Glen SAC
Business / Retail
and Name
employment area
in hectares (ha),
retail floorspace
in square metres
(sq.m)
Phase 1
(20102023)
Phase 2
(20232033)
Barbush
1.5ha
Site had planning permission for Class 4 business use at June
B28
business
2010.The provision of Class 4 business space will be a requirement
on this site.Retail superstore and petrol filling station to be provided.
Conserve and enhance green infrastructure surrounding the site.
Visual impact of development (and any advertisements) on views
from A9 should be evaluated and mitigated.Flood risk assessment
will be required at a planning application stage to define the area
at risk of flooding, appropriate detailed design layout and levels.An
relative to the River Teith SAC.
Barbush
3900
R08
sq.m
(gross)
convenience
retail
45
46
a
Dunblane
a
NORTH
47
a
Durieshill
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 2500 houses along with the necessary
infrastructure and facilities.
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 LDP Vision envisages the delivery of a distinct new
community, within an attractive environment, which will protect the setting of Stirling and its historic views.
Supplementary Guidance SG08 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 table below.
The site is subject to particular infrastructure constraints which include:
•
•
•
•
•
•
•
48
Water supply and drainage: A new sewage treatment facility and provision to address constraints in the
provision of an adequate water supply.
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.
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.
management infrastructure will be collected for development schemes that are major in scale consistent
within SG19.
a
NORTH
49
a
Durieshill
Indicative housing
and Name
units, employment
area (ha), retail
floorspace square
metres gross
(sq.m)
Phase 1 (2010-2023) --q
Durieshill
750 units
H057
Durieshill
4ha
B09
Durieshill
2500
R10
sq.m
q-- Phase 2 (2023-2033)
Housing, Business and Retail
1750
Masterplan required which conforms to Supplementary Guidance
units
SG08 on Durieshill and the Key Principles for the development.Specific
6.8ha
requirements include:
•
A high quality of design, materials and layout.
•
A clear and distinctive design concept.
•
A green infrastructure framework
•
Mature trees, shelterbelts and woodlands of conservation and
landscape value to be appropriately managed and retained.·
gross
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 2500 sq.m gross to be located within the
village centre.
•
A village green or square and/or a village park.
•
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 will be required.·An appropriate
assessment (Habitat Regulations Assessment) required relative to
Firth of Forth SPA (in combination effects).
50
a
NORTH
51
a
Fallin
Fallin
Description:
Fallin is one of a group of villages in the south-east of the Plan area, known collectively as the “Eastern
Fallin is located on the flat lands of the Carse of Forth, immediately to the south of the river and has a linear
form which straddles the A905. Like the other Eastern Villages, it has a history of coal mining, the demise of
which had a significant impact on its social and economic vitality which has endured to the present day, and
an area of the village is within the 15% most deprived in Scotland as defined in the Scottish Government’s
Index of Multiple Deprivation. The percentage of the population out of work is high and approximately half of
the housing is Local Authority-owned. The village has in recent years proved a popular location for private
house-building - the centre of the village however has not been developed to the same extent and requires
some upgrading.
A number of businesses and industrial units are dotted along the Main Street and the village has a wellused community centre adjacent to Fallin Primary School. To the south of the village there is a large area
of open space and woodland on the site of the former colliery and bing, which offers good views over the
Carse, and the Wester Moss Site of Special Scientific Interest. The route of the upgraded Beauly to Denny
power line will pass close to the village on the west and south sides.
Fallin is within the Core Area and is a tier 3 settlement within the Settlement Hierarchy identified in
of the regeneration strategy. Housing development to the east of the village has been allocated in order to
bring about some social and economic regeneration. Half of all properties in the village are socially rented,
which is higher than in most other areas in the Plan. The requirement on the allocated sites will however
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. Sites which have planning permission or are under construction are also
shown in the schedule of sites.
A site for employment purposes is identified at Polmaise Park (B3) to provide local employment
opportunities and further local employment is safeguarded at Bandeath under Policy 8.
The Stirling Green Belt extends to the southern side of the village which plays a key role in maintaining the
separate identity between Fallin and Cowie, ensuring that the character of both settlements is retained.
More information on the role and function of the Green Belt can be found in SG03.
52
a
NORTH
The shops and services within Fallin are defined as a local centre in the Network of Centres, further
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.
The (draft) Open Space Strategy Audit identifies 13 areas of open space in the settlement and rated the
majority of these as Band C or Band B. Further information on the quantity, quality and accessibility of
individual open spaces is provided in the Audit and SG02 provides further guidance on the open space
provision for new development.
53
a
Fallin
and Name
Indicative housing
units or area in
hectares (ha)
Phase 1
(20102023)
Phase 2
(20232033)
Housing
H077
200
200
Masterplan must be prepared by developer and approved by
Council prior to development commencing.Regeneration benefits
East Fallin
for village required (financial or in kind).Affordable housing requirement is 25%, all to be on-site provision.Development must front on
to Main Street and integrate existing buildings on frontage with new
development.Access should be linked to Wallace Grange development on south side of Main Street.Development must not affect
water quality of River Forth and buffer strip is required along river
frontage at minimum of 6 metres measured from top of riverbank.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.An
relative to Firth of Forth SPA.Basic Flood Risk Assessment required.
H078
42
Site is under construction at June 2011.
12
0.8
Site restricted to Class 4 Business uses.The existing tree-screening
BMX
H79
Manse and Ice Creamery
Business
B03
Fallin Polmaise Park(Former
on the road frontage should be protected and enhanced.An ap-
Depot)
propriate assessment (Habitat Regulations Assessment) required
relative to Firth of Forth SPA
54
a
NORTH
55
a
Fintry
Fintry
Description:
Fintry is located 17 miles south west of Stirling and 14 miles north of Bishopbriggs and has a population of
approximately 700. It sits in the valley of the middle Endrick Water, north of the Campsie Fells and south
of the Fintry & Gargunnock Hills. The Endrick Water Special Area of Conservation (SAC) flows through the
settlement.
Historically, Fintry was a small industrial village that developed 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. There is a large open space used as sports facilities west of
the settlement.
Fintry is classed as a Rural Village and a tier 4 settlement within the Settlement Hierarchy. It therefore has
contribution will be required
A Conservation Area is designated at Fintry Main Street. Conservation Area Character Appraisals
(or shorter Statements) have been produced as Supplementary Guidance SG36 for all the existing
Conservation Areas. The Council is considering altering Conservation Area boundaries within some of the
Areas and reviewing the use of Article 4 Directions and the classes included. Details of this are contained
within the Appraisals.
The settlement is situated in the Campsie Fells, Fintry, Gargunnock & Touch Hills Local Landscape Area,
further Guidance on which is provided in SG27 Protecting Special Landscapes.
There is capacity in terms of water supply and at the Waste Water Treatment Works for new development.
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.
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these as Band C and 2 as Band B. Further information on the quantity, quality and accessibility of individual
open spaces is provided in the Audit and SG02 provides further guidance on open space provision for new
development.
Fintry is in a Demand Responsive Transport Scheme area therefore Developer Contributions towards public
transport may be required. Further information is provided in SG14.
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Fintry
and Name
Indicative housing
units or area in
hectares (ha)
Phase 1
(20102023)
Phase 2
(20232033)
Housing
H098
40
Design to conserve and enhance the setting of the listed Culcreuch
Castle and create a new settlement edge.A basic flood risk
Menzies Terrace
assessment (topographic information the first instance) with
development layout plan will be required at a planning application
stage to assess risk of flooding.An appropriate assessment (Habitat
Regulations Assessment) required relative to Endrick Water SAC.
H099
Main Street
8
Layout and design to create a new settlement edge.An appropriate
Endrick Water SAC.
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Gargunnock
Gargunnock
Description:
Gargunnock is located south of the A811 approximately 7 miles west of Stirling. It has a population of
approximately 800.The settlement’s sits within the Campsie Fells Local Landscape Area, in the hill fringes
of the Gargunnock/Fintry range. It is a small hillside settlement established from a clachan alongside a
medieval church.
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.
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 50% affordable housing contribution will be required.
The historic centre of the village is designated as a Conservation Area. Conservation Area Character
Appraisals (or shorter Statements) have been produced as Supplementary Guidance SG36 for all the
existing Conservation Areas. The Council is considering altering Conservation Area boundaries within
some of the Areas and reviewing the use of Article 4 Directions and the classes included. Details of this are
contained within the Appraisals.
Directions.
There is limited capacity at the water works and Waste Water Treatment Works for new development.
Capacities at Gargunnock Primary School and Stirling High School are also limited. Further information on
education provision can be found in Supplementary Guidance SG15.
There is a waste management infrastructure site located 4000 metres to the east of the village in a layby
on the A811. This will be safeguarded under Policy 26 as the Council uses this site for dropping off and
collecting containers of waste.
these as Band C and 5 as Band B. Further information on the quantity, quality and accessibility of individual
open spaces is provided in the Audit and SG02 provides further guidance on open space provision for new
development.
should be provided in association with any new development. Developer contributions towards waste
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Keltie Bridge
Keltie Bridge, Callander
Description:
Keltie Bridge is 16 miles north west of Stirling on the A84(T) and is separated from Callander to the west,
by the Keltie Burn. Keltie Bridge is a small row of houses north of the road and a former plant nursery.
The Keltie Burn is a tributary of the River Teith, and both are part of the River Teith Special Area of
Conservation (SAC).
The Keltie Bridge Rural Activity Area contributes to sustaining rural communities in the LDP area by
providing an opportunity for employment creation outwith but adjacent to the existing settlement of
Callander in the National Park.
In its emerging Local Plan, the Loch Lomond and Trossachs National Park has identified a long-term
opportunity for tourism development at the Cambusmore Estate to the east of Callander. The Estate
straddles the boundary between the National Park and the Stirling LDP Plan area, and opportunities for
the development of the portion of the Estate within the Plan area will be considered as part of future Plan
reviews.
Turret water works has capacity.
Keltie Bridge is adjacent to the Trossachs Demand Responsive Transport Scheme area therefore
Developer Contributions may be required. Further information is provided in SG14.
and Name
Area in hectares
(ha)
Phase 1 (2010-2023) --q
q-- Phase 2 (2023-2033)
Business
B44
Keltie Bridge Rural Activity
Area (Callander East)
62
0.9ha
Suitable for horticulture, small scale wood processing, food
processing. Use classes 4 (business), 5 (industry), 6 (warehousing
and distribution) and visitor oriented businesses may be considered
if they cannot be accommodated in sites in Callander.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. A basic flood
risk assessment (topographic information the first instance) with
stage to assess the risk of flooding.An appropriate assessment
(Habitat Regulations Assessment) required relative to River Teith
SAC.
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Killearn
Killearn
Description:
Killearn is located on the A875 approximately 22 miles west of Stirling and 9 miles north of Milngavie. It
has a population of approximately 1700. The quality of its landscape setting on south-west facing slopes
overlooking the Blane Water and Endrick Water valley with the backdrop of the Campsie Fells to the east
adds greatly to the 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, now included in
the Conservation Area.
Killearn is classed as a Rural Village and a tier 4 settlement within the Settlement Hierarchy. It therefore has
prices in the Stirling Rural sub area, that includes all the rural villages. There is a high ratio of waiting
Killearn has a designated Conservation Area, to safeguard the village’s historic form, and a number of
Listed Buildings. Conservation Area Character Appraisals (or shorter Statements) have been produced as
Supplementary Guidance SG36 for all the existing Conservation Areas. The Council is considering altering
Conservation Area boundaries within some of the Areas and reviewing the use of Article 4 Directions and
the classes included. Details of this are contained within the Appraisals.
The West Highland Way lies to the west of the settlement and the Campsie Fells to the east are a Local
Landscape Area, further Guidance on which is provided in SG27 Protecting Special Landscapes.
There is some capacity at the water works and the Waste Water Treatment Works to accommodate new
development.
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.
The (draft) Open Space Strategy Audit identifies 12 areas of open space in the settlement rates 3 of these
as Band C, 4 as Band B and 5 as Band A. Further information on the quantity, quality and accessibility
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of individual open spaces is provided in the Audit and Supplementary Guidance SG02 provides further
guidance on open space provision for new development.
Killearn is in the Demand Responsive Transport Scheme area, therefore Developer Contributions toward
public transport provision may be required. Further information is provided in Supplementary Guidance
SG14.
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and Name
a
Killearn
Indicative housing
units or area in
hectares (ha)
Phase 1
(20102023)
Phase 2
(20232033)
6
0
Housing
H100
Small site suitable for affordable housing.An appropriate assessment (Habitat Regulations Assessment) required relative to Endrick
Crosshead Road
Water SAC (in combination effects)
H101
20
0
Structural planting scheme required to create a new settlement
edge.A basic flood risk assessment (topographic information in
Station Road
the first instance) with development layout plan will be required at
planning application stage to assess risk of flooding.An appropriate
Endrick Water SAC (in combination effects).
H102
30
0
A residential development with scope for home-work units and a
communal building (e.g. IT hub, community transport base, equip-
Blairessan
ment storage, meeting rooms - social and business, etc).An innovative design and layout, reflecting but not necessarily reproducing local character, working with topography and micro-climate to create a
distinctive, high amenity development well integrated with the village
(adjoins Killearn Conservation Area). An exemplar for energy and
resource efficient site layout and buildings.Vehicular access to conform with drawings discussed with Roads Service; pedestrian links
to village centre and Drumtian Road to be improved (e.g. safe crossing point on Station Road to footpath along south side).Landscape
and habitat management plan covering all areas of open space and
other land outwith curtilages, street trees, planted boundaries; to
include a management scheme to ensure maintenance of amenity,
e.g. providing a landscape structure for areas intended for cultivation but not yet used as such.An appropriate assessment (Habitat
Regulations Assessment) required relative to Endrick Water SAC (in
combination effects).
Business
B47
1.5ha
1ha busi-
The site requires a Development Brief because of its countryside
Killearn Hospital Rural Activity
business
ness
location, landscape value and range of potential uses. The entire
Area
site is 11ha and 2.5ha of this is part of the business land supply.
The remainder of the site may be suitable for residential, tourism
and leisure development. The site has contamination issues that
need to be remediated to a standard appropriate for any proposed
use.There is a TPO on part of the site.A basic flood risk assessment (topographic information the first instance) with development
layout plan will be required at planning application stage to assess
risk of flooding.An appropriate assessment (Habitat Regulations
Assessment) required relative to Endrick Water SAC (in combination
effects).
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Kinbuck
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 closed in 1998 and is now used as a community hall, and there
are no local shops within the village. It has a population of approximately 110 people.
Kinbuck is a tier 5 settlement within the Settlement Hierarchy. Given the size of the settlement and the lack
of local shops and services, it is considered that there are limited opportunities for new development and
therefore no development sites are allocated in Kinbuck.
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Kippen
Kippen
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 1200. It is bounded to the south and east by a Local Landscape Area 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. Its position
close to the busy A811 means it now receives visitor traffic en route to the Loch Lomond and Trossachs
National Park. Until the 1950s, the village was served by a branch of the Forth and Clyde Junction Railway.
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.
Kippen is classed as a Rural Village and is a tier 4 settlement within the Settlement Hierarchy. A high
proportion of the residential properties in the village are owner-occupied or privately rented (approximately
80%), and 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 affordable rented
housing than any of the other tier 4 settlements within the Plan area - no sites have been allocated for
development up to 2023.
Longer-term potential for housing has been signalled to the south of Burnside (H103). However further
development in Kippen is constrained by available infrastructure and will be subject to further detailed
assessment as part of the future review of the Local Development Plan. Sites which have planning
permission are also shown in the schedule of sites.
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 seventeenth 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 (or shorter Statements) have
considering altering Conservation Area boundaries within some of the Areas and reviewing the use of Article
4 Directions and the classes included. Details of this are contained within the Appraisals.
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a
Kippen
The (draft) Open Space Strategy Audit identifies 6 areas of open space in the settlement and rates 3 of
these as Band C, 2 as Band B and only 1 as Band A. Further information on the quantity, quality and
accessibility of individual open spaces is provided in the Audit and SG02 provides further guidance on the
open space provision for new development.
and Name
Indicative housing
units or area in
hectares (ha)
Phase 1
(20102023)
Phase 2
(20232033)
Housing
H103
30
Burnside
H104
4
18
Site developed and complete at June 2011.
Reid and Ure Garage
H105
Former Nursery
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a
Plean
Plean
Description:
Plean is one of a group of villages in the south-east of the Plan area, known collectively as the “Eastern
Plean is located in attractive countryside 7 miles to the 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, although to a lesser extent than the other Eastern Villages. However, the percentage of the
population out of work is high (around 20%). Although approximately half of the housing is Local Authorityowned, the village has in recent years 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 there are a number of
empty plots available on the Main Street for retail and commercial uses. Plean Country Park, an attractive
area of public parkland and open space to the south is a significant asset to the village and the wider area.
Plean is within the Core Area and is a tier 3 settlement within the Settlement Hierarchy identified in
of the regeneration strategy. Sites with planning permission are shown in the land supply table however
the longer-term potential for housing (H69) is uncertain and dependent on the outcome of the Pleanbank
proposal or the suitability of other sites (ie. Cushenquarte Farm). Further detailed assessment as part of the
future review of the Local Development Plan will be required.
Around half of all properties in the village are socially rented, which is higher than in many other areas in the
Plan. The requirement on the allocated sites will however 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.
The shops and services within Plean are defined as a local centre in the Network of Centres, further
The existing employment area at Plean Industrial Estate has been safeguarded under Policy 8.
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Capacity at the Waste Water Treatment Works will require to be augmented to enable large-scale housing
development (and should be planned taking into account whatever arrangements are to be made for
dealing with foul drainage from Durieshill).
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.
The (draft) Open Space Strategy Audit identifies 12 areas of open space within the village, 11 of which are
rated as Band C. Further information on the quantity, quality and accessibility of individual open spaces is
provided in the Audit, and SG02 provides further guidance on open space provision for new development.
The route of the upgraded Beauly to Denny power line will pass close to the village on the east and south
sides.
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a
Plean
and Name
Indicative housing
units or area in
hectares (ha)
Phase 1
(20102023)
Phase 2
(20232033)
Housing
H069
500
Pleanbank site subject of undetermined planning application
(no agreement so far reached regarding planning obligations).
Pleanbank/East Plean
Drainage impact assessment required.Existing woodland areas and
undeveloped areas of higher ground to be managed for access and
biodiversity.Footpath links to Plean Country Park to be established.
If no agreement reached on Pleanbank site, reconsider housing
development capacity of Cushenquarter Farm, relative to location
near waste water treatment works, Beauly – Denny transmission
line, road access, primary school requirements, etc.
In either case an appropriate assessment (Habitat Regulations
Assessment) required relative to Firth of Forth SPA.
H070
4
Balfour Crescent
H071
15
Coalyard part of site had planning permission at June 2011.
Inclusion of adjacent open space in development area conditional
Coal Merchants’ Yard
upon maintenance of footpath links and adequate amenity green
space.Potential to address on street parking capacity on Wallace
Crescent should be investigated.Piped watercourse runs through
site. Drainage impact assessment required.Archaeological
evaluation advisory.A basic flood risk assessment (topographic
information the first instance) with development layout plan will
be required at a planning application stage to assess the risk
of flooding.An appropriate assessment (Habitat Regulations
effects).
H072
167
Site has planning permission at June 2011. Subsequent
applications to be determined in accordance with LDP policies and
Touchill Farm
Supplementary Guidance.
H073
Main Street 1
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15
Planning permission as at June 2011.
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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 city.
The population of the city area is approximately 41,000 (17,000 households) and it occupies an area of
about 31 square kilometres. Around 15% of the population is aged 65 years and above (source: 2001
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,
and Stirling Castle and the National Wallace Monument on the Abbey Craig, which are two of the most
recognisable sights in Scotland, are major landmarks in views of the city. The mountains of the National
Park are also clearly visible in long-distance views to the west.
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.
The more modern residential suburbs of Causewayhead and Cornton, the majority of which were built in the
20th century, have expanded the city to the north towards Bridge of Allan. The new Wallace High School
has been built in this area. Cornton Vale Prison is also located in the area. The Council is in the process of
carrying out physical, social and economic regeneration in Cornton to improve the physical environment,
green space and community facilities including housing stock in this area. A Development Framework for
the physical aspects of the Cornton regeneration has been produced (Supplementary Guidance 08), which
sets the context for future development in the area and any interim uses.
Areas within Raploch and Cultenhove fall into the most deprived 5% in Scotland (Scottish Index of Multiple
Deprivation 2009). This comprises a total population of around 2500. Cornton has moved out of the 15%
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most deprived since 2006 (although it remains in the 20% most deprived) through improvements in income,
employment and education. The Cultenhove area remains within the 15% threshold.
Raploch is currently undergoing a process of regeneration as one of 6 pathfinder Urban Regeneration
Companies supported by Scottish Government. In accordance with a Council approved Masterplan for
the area (SG08), large-scale housing redevelopment is taking place, and the area is now home to a new
Community Campus. To the west of Raploch lies Castle Business Park - a high amenity business park, and
the recently relocated Forth Valley College. Further business and housing development is envisaged within
this area, at the former Kildean Auction Mart site.
The Battlefields Inventory prepared by Historic Scotland proposes an inventory boundary for the Battle of
Stirling Bridge (which includes the areas of Riverside, Causewayhead, part of Raploch and the City Centre).
The City Centre is a mixed use area comprising of the Thistle Shopping Centre, traditional shopping streets,
and a wide range of commercial uses on the upper floors. The prime retail area around the Thistle Centre is
small relative to the wider City Centre, recognising the wider range of uses that exist. The historic core and
existence of historic attractions such as the Castle highlight the wider role that the City Centre plays. To the
east of the railway lies Forthside, a large area in public ownership occupied by the former barracks buildings
and earmarked as a new inner-city neighbourhood. This area is partly developed for flatted development,
commercial leisure and retail uses.
Further to the east of the railway line on the flat land south of the Forth, a range of uses have been
developed since the 1960s, including the extensive commercial and industrial development at Springkerse
and Broadleys. St. Modan’s High School has also been relocated to this side of the city, and in 2009, the
Council opened The Peak, a new public sports and leisure facility.
Stirling’s economy is diverse and has few clear business sectors of significant scale. Tourism, retail, and
higher value business services are notable exceptions, and there is also a high density of jobs in the
environmental sector. More recent developments within and just outside the city (Castle Business Park,
Dobbies etc) 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.
Further out from the City Centre and its immediate environs, the areas of Broomridge, Braehead, St.Ninians
and Torbrex form part of the Stirling urban area. The new Stirling High School has been built in this area.
The Council is in the process of carrying out physical, social and economic regeneration in the Cultenhove
area of St.Ninians to improve the physical environment, green space and community facilities including
housing stock in this area. A Development Framework for the physical aspects of the Cultenhove
regeneration has been produced (Supplementary Guidance 08), which sets the context for future
development in the area and any interim uses.
Surplus land and buildings within the site of the former Stirling Royal Infirmary (the future site for the Care
Village and Community Hospital) are identified for the development of residential, health and care use
conducive to meeting the needs of older people.
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STIRLING
Bannockburn although part of the city, still retains its distinct ‘village’ centre. In the late 18th and early 19th
centuries, Bannockburn was home to a number of textile industries, but is most commonly associated with
the Battle of Bannockburn in 1314, which has given the village cultural significance throughout Scotland.
The battlefield has now been identified in the Battlefields Inventory prepared by Historic Scotland, wherein it
is considered to cover a large portion of the south side of the city including areas of Braehead, Broomridge,
Hillpark, Borestone and St. Ninians. Further information on the battlefield can be found in SG24 on
Battlefields. At Whins of Milton, proposals to redevelop the Bannockburn Heritage Centre in time for the
700th anniversary celebrations in 2014 have been put forward by National Trust for Scotland.
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 is in place* (i.e. 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*
Drip Bridge
Kings Park*
Park Place (*part of)
Randolph Road (*part of)
Stirling Town (*part of)
St.Ninians*
Torbrex*
Conservation Area Character Appraisals (or shorter Statements) have been produced as Supplementary
Guidance SG36 for all the existing Conservation Areas. The Council is considering altering Conservation
Area boundaries within some of the Areas and reviewing the use of Article 4 Directions and the classes
included. Details of this are contained within the Appraisals.
Directions.
Within the city there are also a number of areas of high-quality public open space, the largest of which
being the Kings Park. The Bannock Burn valley is another of the major urban open spaces in the Plan area.
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 and mapped in Supplementary Guidance SG02.
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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 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 Vision identifies 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.
These objectives were based on a range of views expressed in the City Visioning exercise which included:
• Historically, new developments in the city have tended to have a poor relationship with particular
landscape features within the city, particularly the river. “The experience of being in the city bears little
relationship to that gained on approach” (quote: Stirling City Vision, 2010).
• Stirling is a city beside a university. It is not a university town in itself and there is little connection
between the university, the place, and Stirling, the place.
• The central route of the city (A782/A9) is now a line, which both enables significant movement but also
divides the city and fragments it. This line referred to as the ‘City Spine’ is reflected by the City Corridor
identified in the Spatial Strategy.
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 regeneration of existing communities at Raploch, Cornton and Cultenhove, is prioritised
within the city. Strategic development areas are also identified around the city, 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, Airthrey Kerse South, (Forthside South) Ministry of Defence site, Milhall etc 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.
A substantial number of sites from the previous Local Plan and sites with planning consent but yet to be
developed (existing supply sites) are being carried forward into the LDP. Within the city, these include the
sites at Raploch, Kildean, the redeveloped High School sites, and sites within the City Centre at Station
Road, Forthside and Baker Street.
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Further details of all the existing supply sites and new supply sites can be found in the Site Schedules
(Appendix B).
The existing employment areas at Broadleys, Castle Business Park, Craigforth and Springkerse & Thistle
Industrial Estates have been safeguarded under Policy 8.
The priority locations for the development of affordable housing are the ‘pressured areas’1 (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 city.
In addition to this, new developments are expected to a provide mix of house types and tenures on sites,
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, is defined within the Plan. Further information on the Network of Centres can be
found in SG09. In order to support the vitality and viability of the City Centre, further retail development
opportunities are identified at Station Road, Spittal Street, Rainbow Slides, Burghmuir, STEP/Vico locations.
Within the newly defined Commercial Centre, commercial development opportunities are identified at
Springkerse, Crookbridge and Milhall.
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 and Bannockburn. 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 on their crags 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 roof-scape of new
development.
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. Some of these are developer-
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1
Pressured Area Status (approved by Scottish Government) exists for the Stirling Rural Sub-Area and for the Stirling Core
Area in Cambusbarron, Dunblane, Bridge of Allan, Causewayhead, Stirling town centre, Broomridge, St Ninians, Riverside and
Braehead, Bannockburn, Whins of Milton, Hillpark and Firs.
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produced documents (Airthrey Kerse and South Stirling Gateway) others have been produced by the
Council. The frameworks include: -
-
-
-
-
-
City Centre
Airthrey Kerse South (includes Airthrey Kerse North which is in Bridge of Allan) (H56)*
Kildean (H54)
Cornton Regeneration Area (H60)
Cultenhove Regeneration Area (H58 and H59)
South Stirling Gateway (H55)*.
* Both these developer-led documents are produced for information, in draft form, and do not yet comprise
Supplementary Guidance. Representations made to them will help inform the final Framework documents
which the Council will prepare once the sites are confirmed in the adopted Plan.
A further Development Framework will be prepared to guide development in the (Forthside South) Ministry
of Defence (H49) and Springkerse/Broadleys/Millhall area (B29-B41, B11-B13) and the Former Stirling
Royal Infirmary Site (H52).
Development Masterplans also exist for Raploch and Forthside and further Masterplans will be required to
support the Development Frameworks identified above and the redevelopment of Viewforth (H50).
More detailed development Briefs exist for key sites within the Stirling area at Rainbow Slides (R1),
Burghmuir (R5), and for smaller unallocated sites and buildings at the Argyll Centre and the former Stirling
Ice Rink.
Further Briefs will be prepared for individual sites as highlighted within the Action Programme.
For developments within Category 1 Areas shown on the Archaeological Consultation Map, the Council will
consult with Historic Scotland before considering granting issuing planning consent; and similarly in relation
to Category 2 Areas will consult the Council Archaeologist.
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Water and Drainage
Stirling is served by the Stirling Waste Water Treatment Works, which is likely to have sufficient capacity to
serve future development, although specific Drainage Impact Assessments will be required for larger sites.
Education Provision
6 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 Core Area towards both primary and secondary school provision.
Transport Infrastructure
The Scottish Government’s Strategic Transport Review includes the electrification of the Stirling/Dunblane
to Edinburgh and Glasgow rail lines. Stirling Council’s Local Transport Strategy proposes new/upgraded
road links at Kildean and the University, at Forthside and a Viewforth inner link road. Park and ride/walk
in the east and west of the city, and a further park and ride is proposed for the south of the city. Further
improvements for the city are outlined within the City Transport Strategy.
Green Infrastructure
The (draft) Stirling Open Space Strategy has audited 119 areas of open space across the city. Of these,
43 were rated as ‘in need of improvement’, 56 as ‘fair’ and only 20 as ‘good’ in quality terms. The following
table summarises the quality audit results across the city:
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Draft) Open Space Strategy: Quality Audit
Sites audited
Band C
Band B
Band A
Bannockburn
13
5
7
1
Borestone
15
9
5
1
Braehead
18
7
10
1
Broomridge
13
2
8
3
Cambuskenneth
4
3
0
1
Causewayhead
9
2
3
4
Cornton
5
1
4
0
Hillpark
4
1
3
0
Kings Park
10
1
4
5
Mercat Cross
7
3
3
1
Raploch
11
3
7
1
Riverside
5
4
1
0
Torbrex
5
2
1
2
Within the city of Stirling there is an average area of 139 sq.m per person of open space. Only at
Bannockburn at 49 sq.m per person and Cornton at 55 sq.m per person does the quantity of open space fall
significantly below this. On the whole however, most residential areas within the city are within reasonable
walking distance of open spaces although the type and quality of spaces available varies from place to
place.
In Bannockburn, Ladywell Park to Skeoch Mill amenity greenspace is considered to be Band A, more than
half the sites in Bannockburn are considered to be Band B and it lacks community growing space. The
golf course at Bannockburn contributes significantly to the sports open space provision within the area.
In Hillpark, a predominantly residential area with limited public open space (not including the extended
grounds of Bannockburn High School) and with limited Band A play space. At Borestone, Thistle Park is
below average in quality terms, but proposed works should improve this.
In Torbrex, Beechwood Park provides is considered as a Band A local open space. Play provision is
adequate and sport provision is good due to the existence of the high school. In Braehead over half the
audited sites are “amenity greenspace” related to established housing and business areas, which are of
fair quality. In Broomridge, Balquiderock Wood is considered an important open space resource and has a
Band A rating.
In Causewayhead, Abbey Craig/Wallace Monument is recognised as an important open space for the local
community, but access/linkages to other open spaces are hindered by the railway. Kings Park contains
the city park with a variety of activities including sports pitches, tennis, putting, bowling green, skate park,
and golf course but no allotments/food growing space. Mercat Cross within the City Centre has few private
gardens so the retention of existing open space will be important and there is limited sports provision.
Raploch contains an attractive riverside park and adequate parks and play areas although there are no
allotments/food growing space. Within Riverside there are adequate parks and play area provision and
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there is potential for extending the riverside walkway at Forthside to link within the wider greenspace in
Riverside.
Further information on the quantity, quality and accessibility of individual open spaces is provided in the
(draft) Open Space Strategy Audit, and Supplementary Guidance SG02 provides further guidance on the
Green Network and open space provision for new development.
Floodrisk 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 maps show areas identified by SEPA and the Council as being at risk from the
main rivers and the estuary (They show the so-called 1 in 200-year flood envelope. This is a more severe
flood event than has so far occurred locally). In future Flood Risk Management Plans will be prepared to
coordinate measures to alleviate flood hazard. Meantime planning policy is to avoid new development
that is either on the flood plain or is of a nature that may add to the likelihood of flooding occurring (e.g. by
creating hard surfacing in situations that speed up surface water run-off).
The maps 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 26. 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.
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and Name
Indicative housing
units
Phase 1 (2010-2023) --q
q-- Phase 2 (2023-2033)
Housing
H001
4 units
6 units
Small Council owned site suitable for 100% affordable and particular
Former Women’s Aid Refuge
H002
Firs Crescent
H003
needs housing.
4 units
Quakerfield/Downie Place
H022
needs housing.
3 units
West Haugh Farm (Remainder)
H23Braehead 1(Broom Road)
150 units
To be determined in future LDP reviews. Council owned site suitable
for affordable and particular needs housing.School capacity issues
require to be resolved.A basic flood risk assessment (topographic
information the first instance) with development layout plan will be
required at planning application stage to assess risk of flooding.
H024
28 units
23 units
5 units
Previous studies have shown that the area is at risk of flooding and
Torbrex 1A
H025
Torbrex 1B
H026
19 Cornton Road
at least a review of current information will be required at a planning
application stage to define the area at risk of flooding, appropriate
detailed design layout and levels.
H027
8 units
56 Abbey Road
H028
164 units
Riverbank Works
To be determined in future LDP reviews. Studies have shown that
the area is significantly constrained due to the risk of flooding therefore not all the site area is available for development.
H029
175 units
189 units
18 units
80 units
2 units
Compliance with Forthside Masterplan.Site had planning permission
Stirling High School
H030
Former Wallace High School
H031
St Modans High School A
H032
St Modans High School B
H033
Forthside Phase 1
H034
at June 2010.
134 units
Compliance with Forthside Masterplan.Site had planning permission
Forthside Phase 2
H035
at June 2010.
9 units
78 Causewayhead Road
H036
21 Dumbarton Road East
6 units
Site had planning permission at June 2010 but is not currently being
progressed.
87
and Name
Indicative housing
units
Phase 1 (2010-2023) --q
a
STIRLING
q-- Phase 2 (2023-2033)
Housing
H037
60 units
Site had planning permission at June 2010.Design scale and massing to be appropriate to the city townscape and character and setting
32 Baker Street
of the Conservation Area.
H038
4 units
11 units
108 units
Compliance with Forthside Masterplan.A basic flood risk assess-
South West of Milton Mill
H039
Torbrex House
H040
ment (topographic information the first instance) with development
Forthside east of cinema
layout plan will be required at planning application stage to assess
risk of flooding.
H041
4 units
6 units
4 units
Former Bolt Works Sunnyside
H042
70-76 Murray Place
H043
needs housing.
Barn Road
H044
5 units
needs housing.
De Moray Court
H045
12 units
6 units
Compliance with wider masterplan to be prepared for the site.De-
111 Drip Road
H046
sign scale and massing to be appropriate to the city townscape and
11 Station Road
character and setting of the Conservation Area.
H048
10 units
needs housing.
Garages, Burghmuir Road
H0490
100 units
100 units
Compliance with Development Framework to be prepared for
Current Ministry of Defence
Springkerse/Broadleys area. Masterplan complying with Frame-
Site
work required.Mix of uses suitable for residential environment eg.
home working, commercial leisure, all reflected in a high quality,
high density development.Conserve & enhance 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.
H050
Viewforth
50 units
50 units
Area for redevelopment to be determined.Compliance with Masterplan (to be prepared) required.Site suitable for residential along with
other possible commercial uses such as Class 4 offices, leisure and
hotel uses.Design scale and massing to be appropriate to the city
townscape and character and setting of the Conservation Area.
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and Name
Indicative housing
units
Phase 1 (2010-2023) --q
q-- Phase 2 (2023-2033)
Housing
H051
6 units
needs housing.Layout of development to respect the proximity of
Edward Avenue
residential properties in terms of privacy.Access and parking issues
to be dealt with ‘in-curtliage’.A basic flood risk assessment (topographic information the first instance) with development layout plan
will be required at planning application stage to assess the risk of
flooding.
H052
100 units
50 units
Compliance with Development Framework (to be prepared) and
Former Stirling Royal Infirmary
then Masterplan complying with Framework required.Provision of
Site
new housing, health and social care along with leisure, recreational,
commercial and education facilities conducive to meeting the growing needs for care and support for older people. Likely to include
GP and other community based healthcare services.Design scale
and massing to be appropriate to the city townscape and character
and setting of the Conservation Area.Original SRI building of local
architectural and historic interest and should be retained.Stone villa
neighbouring SRI staff car park (within Conservation Area) should
be retained.Appropriate landscape framework required and established trees on site boundaries to be protected.
H053
50 units
Not all the area of the site is available for development due to flooding constraints. A basic Flood Risk Assessment will be required to
Kildean Hospital
assess the risk of flooding on the site.Retention of C Listed buildings
on the site, conversion to respect the character and setting of the
listed buildings. Retention of frontage walls and mature trees.Compliance with Development Brief (to be prepared).
H056
400 units
400 units
Note - only part of this site, Airthrey Kerse South, lies within Stirling.
Airthrey Kerse (North and
It is envisaged that the northern part of the site will take place in
South)
Phase 1.Compliance with Development Framework for Airthrey
Kerse and then Masterplan complying with Framework required.New
primary school and grounds in Airthrey Kerse South & extension to
Bridge of Allan Primary School.Development should provide for an
enhanced Green Belt between Bridge of Allan and Causewayhead,
including: a park, community food growing area, University of Stirling
Playing Fields and link to the green corridor of North Stirling Woodlands.An appropriate open space link should be provided between
the Green Belt and Easter Cornton Road.A full flood risk assessment will be required to assess the risk of flooding on this site.An
relative to River Teith SAC & Firth of Forth SPA.
H058
Newpark
100 units
A basic flood risk assessment (topographic information in the first
instance) with development layout plan will be required at planning
application stage to assess risk of flooding.
89
and Name
a
STIRLING
Indicative Housing Key site requirements
Units or Area in
hectares (ha)
Phase 1 (2010-2023) --q
q-- Phase 2 (2023-2033)
Housing
H059
50 units
50 units
Compliance with Cultenhove Development Framework.
50 units
50 units
Compliance with Cornton Development Framework.A flood risk
assessment will be required at planning application stage to define
the area at risk of flooding, appropriate detailed design layout and
levels.
100 units
130 units
Compliance with Raploch Masterplan.
52 units
To be determined in future LDP reviews. Compliance with Raploch
Masterplan.Difficult to mitigate the flood risk when developing this
site unless the development keeps to the original footprint of the
existing building – not all the site area is available for development.
89 units
Site had planning permission at June 2010 but has not progressed.
Masterplan.
Cultenhove
H060
Cornton
H061
Area 8 Raploch Schools,
Raploch
H062
Area 3 Laurencecroft, Raploch
H063
Area 7 Craigforth Crescent,
Raploch
H064
77 units
Site had planning permission at June 2010. Compliance with
Raploch Masterplan.
183 units
Compliance with Raploch Masterplan.
Area 5 The Frontages,
Raploch
H065
Area 4 Glendevon, Raploch
H066
114 units
Area 6 Gowanhill Gardens,
Masterplan
Raploch
H067
25 units
Compliance with Raploch MasterplanA basic flood risk assessment
(topographic information the first instance) with development layout
plan will be required at planning application stage to assess risk of
flooding.
14 units
Site had planning permission at June 2010. Compliance with
Raploch Masterplan.
H54
240 units
Kildean
12 ha
Class 4 business uses will predominate with other ancillary
commercial uses, housing and Forth Valley College (under
construction at June 2011).Compliance with Kildean Development
Framework which identifies residential uses as suitable for the
southern part of the site.A flood risk assessment or review of
current assessment will be required at a planning application stage
to define the area at risk of flooding, appropriate detailed design
layout, mitigation and levels.Developer contributions to upgrade
the electricity network may be required.Waste management
infrastructure site located to the south of the site in layby to be
safeguarded under Policy 26.An appropriate assessment (Habitat
Regulations Assessment) required relative to Firth of Forth SPA (in
Area 9 Kildean, Raploch
H068
Area 10 The Nursery, Raploch
Housing & Business
B6
Kildean
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a
NORTH
and Name
Units or Area in
hectares (ha)
Phase 1 (2010-2023) --q
q-- Phase 2 (2023-2033)
Housing & Retail
H047
61 units
Site had planning permission at June 2010.Compliance with the City
Station Road (north)
Retail to
Centre Development Framework.Mixed development suitable for
R02
be con-
civic, retail, residential, hotel, restaurant and other town centre uses.
Station Road (north)
firmed
H055
400 units
South Stirling Gateway
4000
Gateway. Masterplan complying with Framework required.Evaluate
R09
sq.m
and mitigate potential impact on Bannockburn Battlefield Inven-
South Stirling Gateway
(net)
Design scale and massing to be appropriate to the city townscape
and character and setting of the Conservation Area.
400 units
Compliance with Development Framework for Stirling South
tory site.Neighbourhood centre to include provision of new primary
school, superstore and other local services.Park and ride site to be
provided.Enhance adjacent Green Belt and conserve and enhance
green corridor along the Bannock Burn and within the site.Open
space and leisure provision required to compensate for loss of
recreational resource ie. golf course and informal play area off Milne
Park Road.A basic flood risk assessment (topographic information
the first instance) with development layout plan will be required at
planning application stage to assess risk of flooding.Ground stability
and undermining assessment required.An appropriate assessment
(Habitat Regulations Assessment) required relative to Firth of Forth
SPA (in combination effects).
Retail
R01
Retail to
Compliance with the City Centre Development Framework and
Rainbow Slides
be con-
Development Brief prepared for the site.Design scale and massing
firmed
to be appropriate to the city townscape and character and setting of
R03
Retail to
Compliance with the City Centre Development Framework.Design
Station Road (south)
be con-
scale and massing to be appropriate to the city townscape and
firmed
R04
Retail to
Compliance with the City Centre Development Framework.Design
Spittal Street
be con-
scale and massing to be appropriate to the city townscape and
firmed
R5
3207
Site had planning permission at June 2011. Compliance with the
Burghmuir
sq.m
City Centre Development Framework and Development Brief for
(net)
site.
R06
the adjacent Conservation Area.
9400
Site had planning permission at June 2011.Compliance with Spring-
Stirling Enterprise Park
sq.m
kerse/Broadleys Development Framework (to be prepared).
(STEP)
(gross)
R07
4650
Former MFI
sq.m
(gross)
R11
2230
Site had planning permission at June 2011.Compliance with Spring-
Springkerse
sq.m
kerse/Broadleys Development Framework (to be prepared).
(net)
91
a
and Name
Area in hectares
(ha)
Phase 1 (2010-2023) --q
q-- Phase 2 (2023-2033)
Business / Retail
B26
2.5 ha
Compliance with Springkerse/Broadleys Development Framework
Crookbridge
Retail to
(to be prepared).Masterplan complying with Framework required.
R12
be con-
Suitable for household bulky goods retail and/or commercial leisure.
Crookbridge
firmed
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.Evaluation and mitigation of potential impact of
development on flood risk from the Pelstream Burn.An appropriate
B11
2.5 ha
Millhall
Retail to
R13
be con-
Millhall
firmed
Must provide Class 4 business on part of the site. Vehicular links
2.5 ha
to Broadleys B Expansion (B12) and Broadleys Extension (B13) to
the west.Conserve and enhance the green corridors of tree belts to
the north and east and south, to screen the site from the A roads,
and the Fallin Cycleway to the south.Flood risk assessment will be
required at planning application stage to define the area at risk of
flooding, appropriate detailed design layout and levels.An appropriate assessment (Habitat Regulations Assessment) required relative
to Firth of Forth SPA (in combination effects).
Business
B4
0.2 ha
Site had planning permission at June 2010. Suitable for Class 4
(business), 5 (industry) or 6 (warehousing and distribution uses).
Back O'Hill
B7
6.5 ha
Suitable for Class 4 business use.Requirement to provide pedestrian and cycle link to Stirling.An appropriate assessment (Habitat
Pirnhall
B10
3.9 ha
4.0ha
Compliance with South Stirling Gateway Development Framework
Stirling South Gateway
required.Masterplan complying with Framework required.Suitable for
(Pirnhall)
Class 4 (business) uses only.Evaluate and mitigate potential impact
on Battle of Bannockburn inventory site.Structure planting to screen
development and mitigate impact on Green Belt. Conserve and
enhance green corridor along the Bannock Burn.Flood risk assessment will be required at planning application stage to define the area
at risk of flooding, appropriate detailed design layout and levels.An
relative to Firth of Forth SPA (in combination effects).
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a
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and Name
Area in hectares
(ha)
Phase 1 (2010-2023) --q
q-- Phase 2 (2023-2033)
Business
B12
1 ha
Broadleys B Expansion
Must provide Class 4 business on part of the site. Conserve and
enhance green corridor to west along Pelstream Burn and tree belt
to the south.A basic flood risk assessment (topographic information
in the first instance) with development layout plan will be required at
planning application stage to assess risk of flooding.An appropriate
B13
5 ha
5 ha
Broadleys Extension Area
Suitable for Class 4 (business), 5 (industry) or 6 (warehousing 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 wood to the south and the Fallin Cycleway. A basic flood
risk assessment (topographic information in the first instance) with
development layout plan will be required at planning application
stage to assess risk of flooding.An appropriate assessment (Habitat
B14
4 ha
4 ha
Site had planning permission at June 2010. Predominant use of
site is for Class 4 business and hotel and leisure uses.Evaluate &
Craigforth
mitigate potential impact on views from Stirling Castle and the Old
Town ridge over the wooded Craigforth and the Carse.Evaluation
and mitigation of potential impact of development on flood risk. A
flood risk assessment may show that large areas of greenfield are
not suitable for development.An appropriate assessment (Habitat
B25
2 ha
Suitable for Class 4 business uses only.Sensitive site in the countryside, Development Brief required. It will be preferable to retain
Bannockburn Hospital
the existing red facing Victorian buildings of architectural interest
on the site that reflect the historical uses of the site as a hospital.An
relative to Firth of Forth SPA and River Teith SAC (in combination
effects).
B27
Forthside
0.5 ha
Site had planning permission at June 2010.Compliance with Forthside Masterplan.
93
a
and Name
Area in hectares
(ha)
Phase 1 (2010-2023) --q
q-- Phase 2 (2023-2033)
Business
B29
1.9 ha
(business), 5 (industry) or 6 (warehousing and distribution) uses..
Broadleys 13/14, Craig Leith
Road
B30
1.7 ha
Site had planning permission at June 2010.Suitable for Class 4
(business), 5 (industry) or 6 (warehousing and distribution) uses.
1.1 ha
0.5 ha
distribution) uses.An appropriate assessment (Habitat Regulations
effects).
0.2 ha
effects).
0.7 ha
Conserve and enhance trees to the south west, that from part of a
green corridor and screen the site from the road to the south.Class 4
business use only.An appropriate assessment (Habitat Regulations
effects).
0.6 ha
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.An appropriate assessment (Habitat Regulations
effects).
0.4 ha
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.An appropriate assessment (Habitat Regulations
effects).
0.1 ha
0.9 ha
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.An appropriate assessment (Habitat Regulations Assessment) required relative to Firth of Forth SPA
(in combination effects).
Broadleys 18
B31
Broadleys 17, Craig Leith
Road
B32
Broadleys 12, Craig Leith
Road
B33
Broadleys 2
B34
Springkerse Roundabout,
Springkerse
B35
Munro Road A, Springkerse
B36
Munro Road C,Springkerse
B37
11 Borrowmeadow Road,
Springkerse
B38
South West Springkerse
Roundabout
94
B39
0.3 ha
effects).
0.3 ha
0.8 ha
Cunningham Road, Springkerse
B40
15 Borrowmeadow Road,
Springkerse
B41
12 Whitehouse Road, Springkerse
NORTH
a
Map Coverage Index
95
96
North
Map 1
a
STIRLING
a
NORTH
97
98
Central
Map 2
a
STIRLING
a
NORTH
99
100
South
Map 3
a
STIRLING
a
NORTH
101
102
Map 4
a
STIRLING City Centre
a
NORTH
103
a
Strathblane & Blanefield
Strathblane and Blanefield
Description:
The historic weaving villages of Strathblane and Blanefield are located in the south-west of the Plan area
straddling the A81, around 12 miles from the Glasgow conurbation. The villages have expanded steadily in
the last 30 years so that they now form one continuous settlement, The Campsie Fells and Strathblane Hills
provide a strong valley landscape setting and are identified as a Local Landscape Area. The settlement has
a population of approximately 2000.
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. 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.
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. A
site at Campsie Road (H106) has been allocated that will provide housing that is of a mix of tenures (50%
of which should be affordable housing). Sites which have planning permission or are under construction are
also shown in the land supply table.
Strathblane Primary School has some spare capacity and could accommodate small-scale 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.
The (draft) Open Space Strategy Audit identifies 7 areas of open space in the settlement and rates 3 of
these as Band A. Further information on the quantity, quality and accessibility of individual open spaces is
provided in the Audit and SG02 provides further guidance on open space provision for new development.
104
a
NORTH
105
a
Strathblane & Blanefield
and Name
Units
Phase 1
(20102023)
Phase 2
(20232033)
Housing
H106
50 units
Highly visible site requiring a site-specific design solution respecting
sensitive settlement edge/countryside setting. Compliance with
Campsie Road
Development Brief required (to be prepared). Robust Green
Belt boundary to be established, appropriate to sensitive setting.
Additional tree planting on the outer boundary (in addition to
existing) to create a permanent new edge to the settlement.Potential
extension to the cemetery (in the Green Belt) to be explored to
define outer edge of development site.Ground investigations
required due to former use of site. Archaeological investigation
due to history of prehistoric settlement in this area.New footway
over frontage and extended to meet existing footway at Station
Lofts. New crossing facility to assist safe route to school.T-junction
on to Campsie Road to achieve minimum stagger of 40 metres
with existing accesses and required sight lines.New 30 miles per
hour signage required beyond the new access point.A basic flood
risk assessment (topographic information the first instance) with
stage to assess the risk of flooding.
H108
South of 13 Old Mugdock
Road
106
4 units
2010 Housing Land Audit site.
a
NORTH
107
a
Thornhill
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.
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 Housing Need and Demand Assessment has shown there to be high levels of housing 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 10 dwellings or more, a 50% affordable housing
A new Conservation Area is proposed for Thornhill. Conservation Area Character Appraisals (or shorter
Statements) have been produced as Supplementary Guidance SG36 for all the Conservation Areas.
The current consultation on the Proposed Plan affords an opportunity to comment on the suggested
designation of the Thornhill Conservation Area and comment on the Conservation Area Appraisal.
There is capacity at the water works and Waste Water Treatment Works for new development.
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.
The (draft) Open Space Strategy Audit identifies 4 areas of open space in the settlement and rates
none of these as Band C, 1 as Band B and 3 as Band A. Further information on the quantity, quality and
accessibility of individual open spaces is provided in the Audit and Supplementary Guidance SG02 provides
further guidance on open space provision for new development.
108
a
NORTH
109
a
Thornhill
and Name
Units
Phase 1
(20102023)
Phase 2
(20232033)
Housing & Business
H109
5 units
Conserve Tannery Managers House on the site that is identified as
Site on A873, Thornhill
0.3ha
a Building at Risk.In addition to housing, site is suitable for Class 4
B49
(business) uses.Development to respect and enhance the character
Site on A873, Thornhill
and setting of the proposed Conservation Area.
Housing
H110
8 units
the south.
Doig Street (South)
H111
Norrieston Glebe
Design and layout to create a new appropriate settlement edge to
21 units
Design and layout to create a new appropriate settlement edge to
the south.Development to respect and enhance the character and
setting of the proposed Conservation Area.
110
a
NORTH
111
a
Throsk
Throsk
Description:
Throsk is a very small village close to but visually separated from Fallin which lies on flat carse to the south
of the Forth on the north side of the A905, and is bisected by the entrance to Bandeath Industrial Estate.
Throsk lies in close proximity to the city and is part of the Stirling Core Area as identified in the Spatial
Strategy. The population of the village is approximately 160.
The village began as a base for workers at the Naval Armament Depot at Bandeath and the housing passed
into Council hands when the Depot closed following World War 2. Most is still in Council ownership. There
are no shops or services in the village, the only community facility being the recently completed Community
Centre. Children from Throsk attend Fallin Primary School. The route of the upgraded Beauly to Denny
power line will pass the village on the south side.
Throsk is within the Core Area and is a tier 3 settlement within the Settlement Hierarchy identified in
recognition of the socio-economic issues which require to be addressed in the village. The allocation of
land for housing development, tied by agreement to other improvements, is an element of the regeneration
strategy.
In the previous Development Plan, the whole of the village was within the area identified as Countryside.
However, a Countryside Policy Boundary for the settlement has now been identified, excluding it from the
countryside. This will allow the settlement to become an established village, catering for some of its own
services.
Longer-term potential for housing has been signalled within Throsk. However further development is
constrained by available infrastructure and will be subject to further detailed assessment as part of the
future review of the Local Development Plan. Housing development is not being considered until phase 2
as Throsk is identified in the Plan as a settlement for the first time, and infrastructure and services within
the village require to be improved before development can take place. A small site is allocated for Phase 1
which has previously had planning permission. The requirement on the allocated sites will be for market and
affordable housing (25%) in order to provide for both local and the wider housing needs in the Core Area.
The existing employment areas at Bandeath Industrial Estate have been safeguarded under Policy 8. Given
the proximity of the village to Bandeath Industrial Estate, any development which takes place within the
estate should make improvements to the road infrastructure within and around the village of Throsk. Sites
which have planning permission are shown in the schedule of sites.
112
a
NORTH
Capacity at the Waste Water Treatment Works is very limited.
School pupils from Throsk currently go to Fallin Primary School and Wallace High School where capacity to
take additional pupils will be 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 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).
A small watercourse runs to the north of the village which may present a flood risk. A basic flood risk
assessment (topographic information the first instance) with development layout plan will be required at
planning application stage to assess the risk of flooding.
There are two areas of play space/recreation ground within the village and opportunities to improve these
spaces should be pursued through any new development in the village.
113
a
Throsk
and Name
Indicative housing
units or area in
hectares (ha)
Phase 1
(20102023)
Phase 2
(20232033)
Housing
H080
75 units
Throsk
H081
10 units
An appropriate assessment (Habitat Regulations Assessment)
required relative to Firth of Forth SPA.
East of 39 Kersie Road
Business
B15
7.3 ha
Compliance with Masterplan to be prepared for Bandeath. An
Bandeath East
B16
1.0 ha
East of block 6, Bandeath
Industrial Estate
B17
1.8 ha
West of Throsk House
B18
0.3 ha
Throsk B
B19
0.9 ha
Bandeath Infill
B20
43.0 ha
Bandeath North
B21
41.0 ha
Bandeath West
B22
3.2 ha
Site had planning permission at June 2010. An appropriate
Throsk C (part 4)
Firth of Forth SPA.
B23
Throsk C(part 1)
0.7 ha
Site had planning permission at June 2010. An appropriate
Firth of Forth SPA.
114
a
NORTH
115

Stirling Local Development Plan

Transcription

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