GILSTON PARK 1 Introduction Welcome Hansteen Land Ltd welcome you to contribute to this pre-application consultation process to help advise the form and design of a proposed mixed use development at land to the east of Gilston Crescent / Gilston Farm, . We are keen to hear your views and ideas for the proposed development at Gilston prior to finalising and submitting a Planning Permission in Principle (PPP) application to Council (‘the Council’). The site was recently identified by the Council as suitable to be allocated within its emerging Local Development Plan for a mix of uses including residential development, business and employment land uses, a neighbourhood centre (retail / commercial / community uses) and open green spaces for recreation, play and sport. Our forthcoming PPP planning application looks to set an overall development framework for the site which establishes the development principles and land uses to guide future detailed planning proposals and the long term delivery of an attractive and integrated new neighbourhood at Gilston.

Site Location

Main Street Avondale Landfill POLMONT A803 M9

GILSTON Station Road

Gilston Crescent

A801 Polmont Railway Station

Union Canal

The Proposed Development Planning Context Our vision for the 55.6ha site at Gilston is to deliver an The Gilston site has been recently identified by the attractive and accessible new mixed use neighbourhood at Council for allocation as a mixed use Strategic Growth Polmont, focused around the provision of a major network Area / Eastern Gateway Strategic Business Location of connected parks and wetland areas which can become within its emerging Local Development Plan (LDP2). a key ecological and recreational asset to the surrounding This will provide local business opportunities area. while making a substantial contribution to housing The proposed development will look to provide: requirements in the Council area as a whole through • Residential land for circa 500 homes (including 25% delivery of an indicative capacity of 500 homes, affordable housing); including affordable housing. • Land for employment land uses and a new neighbourhood centre (c. 4ha) with potential for retail Prior to this change, the site was allocated solely for and community uses; business use and there have been previous planning • A major new area of connected parks and wetland areas applications for residential or mixed use redevelopment. (of c. 26ha), with boardwalks allowing access through This included an application which was refused in July ecological habitat areas and a network of connected 2019 due to it being contrary to the LDP allocation. ponds; • Areas for recreation and sports; This current proposal looks to help deliver the strategic • Provision for a new bus route through the site and aims of the Council’s new LDP. integration with new and existing path networks. GILSTON PARK 2 Site Assessment

Flooding / Drainage Access Natural /Built Heritage • Functional Flood Plain (1 in 200 yr event) on • Primary access to be taken from existing • Gilston Burn, existing tree lines and existing upper level of the site is not developable roundabout at the north man made ponds are main natural heritage • FFP+35% for climate change extends to the • Gilston Crescent being investigated as features on site NE of site which can be remodelled into the secondary access point • Ecological surveys are being undertaken centre of the site • Assessment of junction capacities and road to identify habitat potential for protected • Potential to integrate site drainage with network being undertaken species open spaces • Consideration required of sustainable travel • No protected heritage features on site. • A new Flood Risk Assessment has been route to Polmont Railway Station Union Canal Scheduled Monument lies to the prepared. south with listed buildings and a Scheduled • Potential links to Union Canal Monument to the east of the A801 Services / Infrastructure Landscape Odour / Dust / Noise • Council has identified potential for financial • Gilston Burn is a key feature of the site • Consideration being given to potential odour contributions to enable permanent extension • The site is well screened by existing and dust impacts from Avondale landfill (when to St Margaret’s Primary to address capacity landscape to the north and east prevailing wind changes direction) issues • Canopy trees and woodland to be retained • Noise mitigation required for residential • Capacity enhancement at Graeme High where possible development near railway School may be required • Need to integrate open space with site • Survey work and discussion with SEPA and • Meadowbank Health Centre is operating drainage the Council are ongoing to support any future at or close to capacity. NHS Forth Valley planning application are considering new sites locally. Land or financial contributions to this may be required. GILSTON PARK 3 Site Evaluation Access & Movement Drainage

A803 A803

Key Key

Primary Street Gilston Burn Secondary Street Gilston Burn Functional Flood Plain Proposed Overflow Tertiary Street Route (watercourse) Surface Water Drainage First stage Ponds (SuDS) surface water Primary Street treatment & Bus Route Swales (SuDS)

A801 A801 Secondary Street forming a loop Functional Secondary Flood Plain Street forming a loop First stage surface water treatment

Union Canal Union Canal Railway Line Railway Line

• Roundabout access from A803 (north) • Functional Flood Plain (1 in 200 yr event) free from development • Roundabout access from Gilston Crescent (west) or any land raising • Street / bus route connection between accesses • Over-topping flows in excess of 200 year event (accounting for climate change) accommodated within landscaped areas • Secondary streets to south create a loop improving accessibility • All flood and surface water attenuated and treated before discharge to Gilston Burn • Nicolton Road closed to vehicles, becoming a pedestrian and cycle route Landscape & Open Space Development Structure

A803 A803

River Park

Homes Employment Land Uses / Neighbourhood Centre

Homes Homes

Wetland Park A801 A801

Homes Upper Park

Homes

Union Canal Union Canal Wooded Railway Line Park Railway Line

• Approximately 45% of the site retained as open space • Employment land / neighbourhood centre located adjacent to A803 • Four distinct open spaces / parks created • Land available for c. 500 homes • Green and Blue Infrastructure connects open spaces • All development should positively address adjacent open spaces • Nicolton Road as a pedestrian and cycle route • Financial contributions to be made to school and healthcare facility • Green Infrastructure fully integrated with Blue Infrastructure improvements GILSTON PARK 4 Concept Masterplan

Site Boundary

Residential Blocks

Employment Land A803 M9 Primary Street

Open Space

Area of Wetland

Ponds

Existing Trees 9

Proposed Trees

Gilston Burn Gilston 1 5 5 Proposed Watercourse Crescent C

3 4

3 B

3 2 7

6 A801 4

7

10 A 8

11

4 Union Canal 10

Masterplan Features 1 Completed dualled access road & roundabout 2 Proposed roundabout access 3 Primary Street connecting A803 with A B C Gilston Crescent (carrying buses) 4 Nicolton Road closed but retained as pedestrian & cycle route 5 Neighbourhood centre / employment uses 6 Park and wetland area 7 Boardwalk through wetland area 8 Upper Park with sports pitch 9 River Park 10 Natural Edge 11 Planted buffer to railway line Well integrated open space High-quality homes Mixed-use GILSTON PARK 5 Landscape Strategy

A A

B

B

D B

C A

D

C

D

C D

G C G

E F

G C

F F E E G G

Landscape Character Areas A Northern Gateway - As the main D Park and Wetland Area - The heart arrival point to the neighbourhood the of the neighbourhood will be an open development edge is to be attractively space for recreational use by the local offset by a generous semi-rural landscape and wider community. It is located buffer, designed with connecting walls, partially on hillside leading to low- low earth bunding hedgerows and canopy lying marshy ground. This will also act F Southern Woodland Edge - This will trees. as a flood storage area (accounting for provide both a strong woodland edge to soften views of the new built form B River Park - Set on a natural hillside falling climate change) while incorporating best wetland habitat techniques to create a in elevated views from the south, and a down to Gilston Burn this character area green infrastructure connection. will be a scenic and recreational asset rich biodiverse landscape of ponds and for the development with a very natural wetland accessible by raised walkways. G Woodland Park - This landscape zone will semi-rural character. serve an important function as a buffer E Recreation Park - Opportunity will be to the Green Belt and will provide an C Gilston Burn - Gilston Burn runs through attractive setting for the commercial and the site and is an important green investigated to provide a recreational heart within the neighbourhood which residential elements of the development infrastructure connector to adjacent and recreational resource. As a parkland wildlife habitats and recreational routes. could incorporate play areas and pitch provision for more formal sports. This landscape it will function as an attractive The burn will form a unifying element woodland area with recreational access. of natural character linking through the would be integrated into the wider new neighbourhoods and with the wider parkland setting. Tree planting on the landscape/townscape. edges of the space will soften the built edge and provide enclosure and shelter. GILSTON PARK 6 Timeline & Feedback

Planning Process Timeline

Report of ExaminationProposal of Proposedof Application Notice (PAN) Target Submission of PlanningLikely Permission Detailed Planning Application(s) Falkirk Council CommitteeOnline Public Approval ConsultationDeadline of for EventConsultation FeedbackStatutory Decision Date for ExpectedPPP Application Decision on Detailed Local Development Plan (LDP) 2 in Principle (PPP) Application Potential Site Start Submitted Modified LDP2 / Gilston Allocation for First PhasesPlanning Application(s)

2020 Mid 2023 7 May 2020 Early 2022 Late 2022 27 March 2020 30 July 2020 Mid September January 2021 30 June 2020 21 August 2020

Comments and Feedback This consultation event is an important part of our team’s The website also has feedback forms that can be development of our planning and initial masterplan ideas for downloaded and returned by email to: Gilston so we would be grateful if you could provide us with [email protected] your views and ideas for delivering development on this site. These will be considered as the proposals are developed If you cannot access the website and wish for copies of the further. forms to be emailed or posted to you then please request this in writing to: Questions can be asked to our Project Team via a live chat function on www.gilston-park.scot between 1pm and 8pm Orbit, 4 Queen Street, EH2 1JE on 30 July 2020. or by calling 0131 220 7772. Feedback can also be submitted via that website through The deadline for submitting feedback to the Project Team is the ‘Submit Feedback Online’ button, or via the Interactive the evening of Friday 21 August 2020. Masterplan Feedback tool.

Next Steps Following on from this event, Hansteen Land Ltd will Please note that comments made on the proposal on these consider the feedback comments received during the boards are to the prospective applicant as pre-application consultation. feedback and are not formal representations to Falkirk These will inform the preparation of a planning application Council as the Planning Authority. and its supporting Indicative Masterplan, which will be When the planning application is submitted, interested submitted to Falkirk Council. Feedback received will parties will be able to submit formal, statutory be summarised and responded to in a Pre-Application representations to be considered by Falkirk Council as part Consultation Report. of the planning application process.