draft 1 Cornton Development Framework Council Anderson Bell Christie

August 2011

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Contents

1.0: Introduction Page 05

2.0: Context Page 06

3.0: Community Engagement Page 16

4.0: Summary SWOT Analysis Page 20

5.0: Vision Page 23

6.0: Long Term Development Framework Page 25

7.0: Guidance for Specific Development Sites Page 28

8.0: General Framework Guidance Page 43

9.0: Interim uses for vacant development sites Page 55

10.0: Action Plan Page 61

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4 draft 1 1.0 Introduction

This Development Framework outlines a community-led spatial master plan, commissioned by Stirling Council and prepared by Anderson Bell Christie.

1.1 Background The economic downturn has affected the extent • Good quality housing: future housing which is of funding available for future improvements to well integrated with existing residential areas the Cornton area of Stirling. Because of this, earlier and greenspace Master Plan proposals - which were focused on new • Better facilities - such as improved community housing within Cornton - are no longer guaranteed facilities and shops to go ahead. This new Development Framework now • Finding temporary uses for vacant sites: where updates the previous Master Plan. possible, matching them to community needs. Although there is little or no funding available, • Medium to long term development: It is it is still important to record local people’s aims intended that this Development Framework and aspirations for the area, so that when there is will sit as Supplementary Guidance to the Local money available there is guidance to ensure that it Development Plan. It will provide the planning is spent in the right way, addressing issues which the framework and vision for future regeneration community have identified as mattering to them. The Framework firstly describes the context for long-term development, covering the land use elements of regeneration, which: • Documents the community’s aspirations. • Describes the impact of current policy and guidance on future proposals. 1.2 Document Structure • Identifies potential future development. This document is therefore structured as follows: • Identifies boundaries for the regeneration area. Firstly – it sets the context for future development, analysing and describing: The Development Framework then identifies • Relevant Policy key principles and issues for future action. It • Physical Context is intended to “set the scene“ for more detailed • The results of community consultation and planning for individual sites to take place as and stakeholder consultation when funding becomes available. Importantly, it also • Strengths, weaknesses, opportunities and threats allows compatible interim uses to be identified and accommodated. These include: Next, it sets out a framework for development in the long term, based upon consideration of: • Better connections: including improvements to • the local path network, to provide better access Connection • Streets to the riverside. • • Better streets: Improving traffic calming, Greenspace • Housing pavements, lighting, signage. Ensuring future • development includes good quality shared spaces Facilities for cars and pedestrians Finally, it considers temporary uses for vacant • Greenspace: From small scale greenspaces shared development sites within the regeneration area - taking by a few houses, to larger areas of open space into consideration long term plans, potential funding and which can be used by the whole community. current levels of interest within the local community.

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2.1 Relevant Policy and Strategy for street design and marks a change in emphasis towards place-making and away from All new development will need to take into account a system focused upon the dominance of motor relevant Policy and Strategy Documents developed vehicles. by Stirling Council and the Scottish Government. • Central Scotland Green Network is a partnership Those which are most relevant to the Development organization which is tasked with restoring and Framework area are noted below: transforming the landscape of Central Scotland – it has been identified as a national priority by the 2.1.1 Relevant Stirling Council Policy Scottish Government. • The Local Development Plan sets out a Vision CSGN are currently assessing path networks for Stirling, including spatial strategy options. and green corridors in the area with a view to Cornton is identified as a Regeneration Area, improving and extending them. (Green Corridors where redevelopment and/or new development are greenspaces which will be developed further can help to improve housing and its environment to improve access to good quality greenspace and - including the quality of open spaces. recreation provision). • Stirling Council Housing Need and Demand Assessment: This document reinforces the message that there is a need to continue to plan for a range 2.1.3 Previous Master Plans and choice of housing to meet current and future • 2005 Master Plan: A Masterplan for housing- needs. led regeneration of Cornton was completed in • Open Space Strategy: Stirling Council have been December 2005 by Fraser Brown Newman. It engaged on a review of their open space provision was linked to investment from the then Scottish throughout Stirling. This ongoing exercise classifies Executive. quality, type and access to Open Spaces (which are defined as significant open spaces which are The master planning process had significant accessible to the public – including those in public community involvement and consultation, with and private ownership). local community organisations being recognized The Open Space Strategy is likely to confirm that as key partners. Within Stirling Council, Housing there are an adequate number of play spaces and Services and Community Services supported the informal and formal sports pitches in the area, and process which saw new houses built for social will identify areas owned by the Council which can rent. potentially contribute to redevelopment. Following a No vote in the Community Ownership ballot, and a reduction in Council budgets, 2.1.2 Relevant National Policy funding for future stages of development was no longer available. Significant demolitions have, • Scottish Planning Policy and National Planning however, taken place including a number of Framework together set the spatial strategy flatted properties. As a result there are now large for Scotland’s development to 2030, providing areas of vacant land within the area. statutory guidance on sustainable development and planning. These have informed the Local Development Plan process. • Planning Advice Notes PAN 67 (Housing), PAN 78 (Inclusive Design) • Nature Conservation (Scotland) Act 2004 • Designing Places emphasises the importance of good quality design • Designing Streets is the first policy statement in

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2005 Master Plan

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Vacant development sites following demolition 7 draft2.0 Context 1 2.2 Physical Context In the past there has been a tendency to focus on the area’s problems while overlooking its good points. It is important to remember that the area has many positive features which can influence future choices.

2.2.1 Landscape and Urban Setting Topography and Urban Form Although the Framework Area has a mainly The Framework area is split from north to south by suburban character, it is still very centrally Cornton Road . To the west are newer family homes located. Stirling’s city centre and railway station which are mainly owner occupied and to the east is an sit to the south – it is only a half hour walk to area of council housing stock where many residents the railway station and into town. Beyond the have exercised their right to buy. A significant area to river to the west is the Regeneration the west, bounded by the river and open space – the area. location for agricultural land and sports facilities. To the East the Framework area is contained by Looking outwards there are a series of attractive long the railway line, - although it is possible to cross views to the surrounding hills, as well as closer views over this to access the suburban housing area to to the Stirling Monument and Stirling Castle. the other side , and to use the pedestrian/cycle The Framework area is almost entirely flat and, given route heading north parallel to the railway. its location beside the , there is a risk that To the north there is open countryside – mainly some locations can be prone to flooding. agricultural land (greenbelt) while to the south The flood maps opposite have been produced by and west the area is bounded by the River Stirling Council and illustrate the likely extent of Forth. flooding in terms of the largest single flood event anticipated within 50 years, 100 years and 200 years. Masterplan boundary

north

views to countryside

paths to river Cornton Road

Raploch URC area

to city centre station

8 draft2.0 Context 1 2.1.4 Revised Boundary Locations The Development Framework boundary has been • the Cornton area is at risk of flooding extended outwards from the original regeneration from the River Forth - a flood risk area boundary associated with the previous Master assessment was commissioned and the Plan. This has enabled: forecasts to are mapped in the diagrams • Consultation with a wider range of residents below • Consideration of new uses for development sites 50 years: maximum anticipated flood event which could potentially benefit a wider range of people • An assessment of connectivity to a wider area

50 years: maximum anticipated flood event

100 years: maximum anticipated flood event

2.2.2 History

The area was substantially developed for housing after WWII, changing its character from rural and agricultural to an area where there were both attractive neighbourhoods of two storey housing and significant numbers of high density tenemental flats. The flats were not successful and led to significant social problems caused by a largely transient population. The majority of these flats have recently been demolished.

200 years: maximum anticipated flood event 9 draft2.0 Context 1 2.2.3 Greenspace

Existing areas of significant greenspace include:

• Green Corridor at Cornton Road: this area is generally attractive and works well in terms of separating housing from what can sometimes be a busy road, but does not provide residents with useful amenity space which is appropriate for childrens play, sitting outdoors, informal kickabout etc. • Paths into the countryside: there are well–used paths in the area including a riverside path and a path/cycle track leading out into the greenbelt to the north. • New Strathallan sports pitches: to the west of Cornton Road; these have recently been completed and provide good quality pitches used by local football teams • Multi use games area and equipped play areas: there is a floodlit MUGA and equipped play area located at Achray Drive. It is closely overlooked by a relatively dense development of two storey housing constructed as the first phase of the previous master plan. There is another new, equipped play area beside the Strathallan pitches and at Waterfront Way there is a small, factored play area for younger children which has been constructed as part of a development of owner – occupied housing. • Smaller pockets of greenspace: these are associated with specific neighbourhoods and have no particular function, they are not generally suitable for children’s play or for residents to sit outside. • There are few areas of useable flat, open greenspace which feel safe and are overlooked* and which are flexible enough to be suitable for kickabout, informal play and potential community events. • Flatted Properties: Despite the demolition of a number of tenemental properties to the east of Cornton Road there are still a significant number of flatted properties which lack attractive outdoor spaces for residents to use - for example for older residents to sit outside

Stirling Council does not have any current plans or funding available for greenspace. Land Services may consider future proposals which are based on the “spend to save” principle (ie. Those which reduce maintenance on existing areas, thus freeing up money to spend on new proposals.) There is anticipated to be funding available for greenspace projects through CSGN(Central Scotland Green Network) and the new Community Spaces Scotland scheme from the Big Lottery Fund

*vacant development sites not included

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new pitches

river

Existing green space

Key

Greenbelt Agricultural land Playspace

Riverside walkway Land maintained by Stirling Council MUGA p

Good quality, attractive greenspaces in the area

11 2.0 Context draft 1 Lack of connection in this area 2.2.5 Connectivity Traffi c

Key

Path Network Busy Cornton Road Quiet Residential Street Bus stop Pedestrianised area

Cornton’s central location within Stirling means that is well connected to the city centre, station and local transport hubs.

Cornton Road:-carries traffic between Stirling network of existing paths, some of these are in and . Traffic can be slow-moving at poor condition and are not pleasant to use. the junction with Causewayhead Road. There are limited safe crossing points across Cornton Road Connectivity to existing countryside paths and it is anticipated that the new pitches will create and cycle routes: it can be difficult to access the additional pedestrian traffic across this busier road riverside pathway, unless you already know the Route to existing shopping centre/community way. hub: it can be hard to work out the main route towards the existing shopping centre from Pedestrian routes to schools: the local secondary Cornton Road and traffic is directed though quiet school is located on the opposite side of the railway residential streets. Signage can be obtrusive. Once line to the Cornton area. Although pupils are at the shopping centre there are a limited number directed to use the pedestrian bridge at Adamson of dedicated parking spaces. Place, they often use the unmanned crossing to the north, as recent redevelopment in the Routes through housing area to east of Causewayhead area has altered pedestrian routes. Cornton Road: some roads have been stopped Routes through the housing area to the set of up and traffic movement from north to south Cornton Road: comprises a series of linked streets is difficult. Although there is a well connected and cul de sacs.

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Good Quality Streets

Poor Quality Areas: 1. Paths to north east of existing shops do not feel safe and are unnattractive 2. Flats face on to low quality greenspace. 3. Poorly maintained boundary treatments. 4. Poor quality pedestrian area with no parking provision for residents. 1 2 3

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13 draft2.2.4 Housing 1 Housing stock within the area comprises predominantly two storey housing with some pockets of flats. With the exception of a small number of individual properties to the south, almost all homes have been constructed in the 20th/21st century.There are a range of types of housing neighbourhoods, each with their own character, which include:

• Mid 20th Century Council housing stock (some of which is now owner-occupied) ranging from well maintained attractive and pleasant two storey housing to less attractive tenemental flats. • Good quality housing for rent provided by local Housing Associations. • Good quality, recently constructed owner –occupied housing

Stirling Council Housing Services are planning to construct a limited number (circa 10) new amenity bungalows in the next year with the potential to build up to 10 new homes in the area thereafter. They have already carried out a consultation exercise in the area with the local community and have identified a site at Adamson Place as the location for this new housing. The flats that are here at the moment are likely to stay - there are no plans at present for any more demolitions

flats

locations of flat blocks

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