Airthrey Green, Stirling
Environmental Statement Volume 1 - September 2014
Environmental Impact Assessment Environmental Statement Volume 1
On behalf of: Robert Graham & Son (Ltd) and Mactaggart & Mickel (Homes) Ltd
In respect of: Land at Airthrey Green
Date: September 2014
Reference: RLP034-R002
Redline Planning Ltd, Centrum House, 38 Queen Street, Glasgow G1 3DX Tel: 0141 548 8211 Fax: 0141 548 8001 www.redlineplanning.com Airthrey Green, Environmental Statement www.redlineplanning.com
Contents
1.0 INTRODUCTION 2
2.0 PROJECT DESCRIPTION 5
3.0 EIA METHODOLOGY 8
4.0 LANDSCAPE, TOWNSCAPE AND VISUAL 11
5.0 TRAFFIC AND TRANSPORT 81
6.0 HYDROLOGY 100
Reference: RLP034-R002 Page 1 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
1.0 INTRODUCTION
1.1 This Environmental Statement (ES) accompanies the application for planning permission in principle submitted on behalf of Robert Graham & Son (Ltd) and Mactaggart & Mickel (Homes) Ltd for a mixed-use residential led development at Land at Airthrey Green, Causewayhead.
1.2 The description of development for which planning permission is being sought for the proposed development is as follows: “Development of a public park, residential development (including affordable housing) of 600 units, commercial space (neighbourhood centre), improvements to road and drainage infrastructure, new primary school at Airthrey Kerse (south) Causewayhead.”
1.3 The ES has been prepared in accordance with the Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2011 (the EIA regulations). This Statement forms part of the application for planning permission in principle, with further background and technical justification for the proposed development found in the following documents prepared by the Airthrey Green professional consultancy team:
Application forms; Development Framework Strategy – Simpson and Brown Architects Site Masterplan – Simpson and Brown Architects Planning Statement – Ristol Consulting Ltd Pre-Application Consultation Report – Redline Planning Ltd Transport Statement Drainage Impact Assessment – Ecus Ltd Flood Risk Assessment – Ecus Ltd Landscape Impact Assessment – Optimised Environments Ltd Housing Land Assessment – Redline Planning Ltd Education Impact Analysis – TPS Ltd Economic Impact Assessment – MKA Economics
Requirement for Environmental Impact Assessment
1.4 Environmental Impact Assessment (EIA) is the process by which environmental information is collected, publicised and taken into account in reaching a decision on a planning application. The relevant legislative and policy context is provided in the Town and Country Planning (The Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2011 and accompanying Scottish Government Circular 3/2011.
Reference: RLP034-R002 Page 2 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
1.5 The proposed development is more than 0.5 hectares in area and is categorised as within Schedule 2 Class 10(b) of the EIA Regulations 2011 as an Urban Development Project.
1.6 Paragraph 5 of the EIA Regulations makes provision for applicants to request a screening opinion from the relevant Local Authority as to whether or not the proposed development is EIA development. Environmental Impact Assessment (EIA) is necessary for Schedule 2 development if it is likely to have significant environmental effects as referred to in Schedule 3 of the Regulations, and having regard to matters such as the scale and nature of the proposed development and the sensitivity of the existing environment.
1.7 A request for Screening Opinion for the proposed development from Stirling Council was submitted on 16th January 2014. This set out the applicants‟ assessment of the proposed development against the Schedule 3 criteria, concluding that it would not be development that is likely to have a significant effect on the environment. This view was formed on the basis that:
The size and cumulative effects of the proposed development can be accommodated by the site in question; The site can be sensitively developed to mitigate the potential risk of flooding, utilising effective management systems and landscape design The development will not significantly or adversely affect the neighbouring Area of Great Landscape Value to its detriment; The landform and pattern of existing urban development is such that the proposed development can be accommodated without adverse impact on neighbouring uses; The proposed development will result in strengthened settlement boundaries and urban to rural transition areas; The proposals will increase the accessibility of green space and prevent coalescence of existing urban areas through formalising the existing Green Belt; and Any impacts on surrounding properties, occupants or land uses can be mitigated through thorough control of the construction process and sensitive development design and phasing.
1.8 Further, it was the applicants‟ assertion that the key environmental factors relevant to the determination of the planning application could be appropriately considered through the submission of the necessary relevant technical assessments.
1.9 Notwithstanding this position, Stirling Council officers confirmed on 24th February 2014 that the proposed development would be likely to result in a significant effect
Reference: RLP034-R002 Page 3 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
on the environment, and requested that an EIA be submitted with the planning application. Officers also confirmed that the scope of the EIA should be limited to assessment of the environmental effects arising from the development in respect of traffic, hydrology (including flood risk and drainage impact), landscape and visual impact (including relation with the surrounding area including further urbanisation and reduction of the greenbelt area).
Environmental Impact Assessment Structure
1.10 The Environmental Impact Assessment for Airthrey Green comprises this Environmental Statement (ES) together with the accompanying Non-Technical Summary (NTS). It considers the significance of the likely environmental effects arising from the proposed development, focussing on the scope set out by Stirling Council planning officers, and where appropriate establishing suitable mitigation measures.
1.11 The ES and NTS have been complied by Redline Planning Ltd, drawing on the work undertaken the Airthrey Green professional consultant team. This ES comprises 2 volumes including the full text ES and figures. The ES structured as follows:
Vol Chapter Title Author
1 1 Introduction RLP
1 2 EIA Methodology RLP
1 3 Project Description RLP
Optimised 1 4 Landscape, Townscape and Visual Environments Ltd
1 5 Traffic and Transport
1 6 Hydrology Ecus
Optimised 2 - Figures 1-25 Environments Ltd
2 - Figures 26-34
2 - Figures 35-37 Ecus
Reference: RLP034-R002 Page 4 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
2.0 PROJECT DESCRIPTION
2.1 The chapter describes the key characteristics of the Airthrey Green site and its surroundings. An explanation of the respective components of the proposed residential-led mixed use development is also provided, together with a description of the evolution of the scheme design.
Site and Surroundings
2.2 The Airthrey Green site is located on the northern edge of Stirling, to the east of the River Forth, on part of an area of land which is known as the Carse of Forth (Figure 1). The site extends to approximately 63ha and forms part of an area of open, urban fringe agricultural land forming part of a green wedge between Causewayhead to the south, and Bridge of Allan to the North. The site comprises pastoral fields associated with the Graham‟s The Family Dairy business, defined with hedgerow field boundaries and small watercourses.
2.3 The southern boundary of the site is formed by Easter Cornton Rd and the newly developed Wallace High School, in the Causewayhead area of Stirling. To the east the site boundary follows Airthrey Road (A9) as it passes the University of Stirling, excluding the existing Graham‟s The Family Dairy business. To the west the site boundary is formed by the Stirling to Perth railway line and a public footpath/cycleway, which connects Stirling and Bridge of Allan. The northern boundary of the site is formed by Westerlea Drive, extending around the Strathallan Games Park.
Description of Development
2.4 The description of the proposed development at Airthrey Green is the “Development of a public park, residential development (including affordable housing) of 600 units, commercial space (neighbourhood centre), improvements to road and drainage infrastructure, new primary school at Airthrey Kerse (south) Causewayhead.”
2.5 While the application proposals seek planning permission in principle, a comprehensive masterplan approach has been adopted by the design team to establish key development principles. This strikes a balance between the key physical, environmental and policy constraints that relate to the site.
Parkland
2.6 The proposed development will seek to reinforce the green network running through the site by providing a 35Ha public park incorporating footpaths, jogging track and informal recreational space, as well as introducing landscape planting and open space provision at the southern boundary of the site with Easter Cornton Road. The public
Reference: RLP034-R002 Page 5 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
park will also act as a defensible boundary between the development and the southern extent of Bridge of Allan, protecting its character and preventing coalescence.
Primary School
2.7 The development is to include a new single stream primary school. Though the masterplanning process, it has been identified that the most appropriate location for this primary school is towards the south-east corner of the site, close to the existing Wallace High school and close to the centre of the community that it is intended to serve.
2.8 It is intended that the development of the new school will be closely linked to development phasing, with the annual build out rate of the houses tied to the need in order to ensure that school accommodation is available as required.
Neighbourhood Centre
2.9 Neighbourhood centre, including local retail and healthcare facilities to serve residents of the proposed development. This will take the form of a small retail parade, located at the heart of the proposed development and will be provided as part of the initial development phases.
Residential Development
2.10 Residential development of circa 600 units of mixed type and tenure, including affordable housing, to the north of Easter Cornton Road and to the west of Airthrey Road.
2.11 A design approach for the whole development has been established to create a clear identity for the development by using traditional layout and materials. The proposed Airthrey Green development has the potential to define and enhance the public realm, improve pedestrian permeability and create a cohesive residential development integrated with the existing development to the south and public open space to the north.
2.12 The design strategy is therefore focused upon responding to the demands of this important site and surrounding area while producing a scheme of high architectural quality that is sensitive to its surroundings and which:
Creates a place with its own identity, including public spaces proportionate to the new size of community
Sets out an appropriate pattern for the area within the context of the surrounding area
Defines and enhances the public realm, improves pedestrian permeability
Reference: RLP034-R002 Page 6 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
creating good quality spaces in the form of streets and courtyards
Creates a high quality residential scheme which responds to the neighbouring land use but has its own character and sense of urbanity
Establishes a hierarchy of spaces that foster public interaction, but allow for private recreation
2.13 New landscape features arising from the water management work have been used to guide the layout of new buildings and add interest. Within each compartment, the houses within the site masterplan have been laid out in groups or clusters in order to avoid the type of layout where houses are spread evenly within each compartment, as this would miss the opportunity to create character. Grouping houses together means that there can be a relationship between development and open space. It is this relationship that can make the best of the opportunities by creating views between houses, spaces and woodland.
2.14 The use of clusters also creates the opportunity to create traditional relationships between houses. Experience shows that a design with clusters of houses based on traditional precedent fosters a character and spirit of community in a way that the typical 20th-century pattern of cul-de-sac developments does not.
Phasing
2.15 It is assumed that all statutory consents will be in place to allow a start on site by late 2015, with completion of first 50 units by June 2016. 50-100 units per year (including affordable housing) are projected to be completed thereafter, entailing completion of the development by 2025.
2.16 The phasing of the development is based upon a sequence of delivery of homes to the market, and a logical sequence of road completion. The character areas in the core are essential to the character of the whole place. They contain the neighbourhood centre, and the centre of the footpath network and could be developed early or at the same time as the zone 1 or 2.
2.17 Early site infrastructure and servicing will also be required to ensure that future development phases can be delivered as discrete components to the overall masterplan. This will include construction SuDS scheme as phase 1. This should permit a logical phasing of delivery and reduced disturbance to existing residents and those moving into the first phases as they are completed.
2.18 The phasing and delivery focuses on managing the landscape at an early stage and will include comprehensive works to maintain, restore and strengthen key landscape features.
Reference: RLP034-R002 Page 7 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
3.0 EIA METHODOLOGY
3.1 The Airthrey Green Environmental Impact Assessment has been undertaken in accordance with the Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2011 (the EIA regulations), Circular 3/2011 and guidance provided in Planning Advice Note 1/2013: Environmental Impact Assessment.
3.2 These regulations establish that the approach to assessment of environmental effects, and the methodologies employed, will be dependent on the nature of the project and of the potential impacts on the environment. This chapter therefore explains the process of identifying the likely significant environmental effects arising from the proposed Airthrey Green development, and establishes a consistent methodology for assessing the significance of these effects.
3.3 This ES is submitted as part of an application for Planning Permission in Principle, which seeks to establish the principle of the proposed development. It is therefore the first part of a multi-stage consent for the purposes of the EIA Regulations, which are explicit that the final form of development “cannot extend beyond the parameters set by the principle decision” (Circular 3/2011). The approach adopted in this ES is to be as specific as possible in assessing the effects arising from the Airthrey Green development in order to minimise the risk of further assessment being required at later stages.
3.4 Therefore, while Planning Permission in Principle is sought for the Airthrey Green project, and that this places restrictions on the degree to which effects can be evaluated, particularly in relation to visual characteristics, the various assessments have been carried out based on the known components of the development, the land uses, the capacity of the various parts of the site, the envisaged bulk and capacity of the buildings, and the estimates used for traffic generation and road system design.
3.5 The Airthrey Green project team includes a number of technical specialists who have prepared relevant portions of this ES and accompanying planning application documents. These are:
Simpson and Brown – Architects
SCC – Transportation Consultants
ECUS – Hydrology
Optimised Environments – Landscape and Visual
Redline Planning
Ristol Consulting
Reference: RLP034-R002 Page 8 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
3.6 The views of statutory consultees were obtained as part of the Scoping exercise and also by pre-application discussion by those carrying out the assessment.
3.7 The assessments of the various components of this ES are generally structured as follows:
Introduction – explains the purpose of each chapter and including the name and credentials of the contributor;
Policy Framework – summarises the relevant statutory and non-statutory policy context;
Assessment methodology – explains the methods for undertaking the technical studies, making reference to best practice and the outcome of the consultation process that has taken place with relevant statutory bodies and other consultees;
Baseline conditions – to determine that nature, extent and sensitivity of existing conditions on the site and its environs or current status
Assessment of effects, including identification of sensitive receptors (i.e. physical resource or user group that will experience an effect) and predicted impacts;
Mitigating measures proposed (where necessary); and
Further data requirements and monitoring, where necessary.
3.8 Each chapter also considers cumulative effects (where relevant), so that the decision maker can determine the wider related combined effects of individual project impacts and impacts from other developments.
3.9 The nature of the effects of the development on each assessment topic are categorised into 'adverse' or 'beneficial', with the judgement of whether the effect of the proposed development is adverse of beneficial being a professional judgement of balancing the loss of certain environmental features of conditions against any gain in positive features/conditions brought about by the development.
3.10 In order to evaluate environmental effect, assessment criteria are identified. The effect is assessed by a combination of the sensitivity of the environment or the degree of alteration from the baseline state which would be experienced.
3.11 The assessment of 'significance' of environmental effects is a required feature of environmental assessments. In some cases, e.g. noise or air quality, it is possible to use measurable international or national guidelines and legislative standards to identify what constitutes a significant effect. However, the assessment of the level of significance of effects on other aspects, such as on the landscape and on visual amenity, is more difficult because these effects have to be measured using a combination of quantitative and qualitative factors. This necessarily involves
Reference: RLP034-R002 Page 9 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
professional judgement.
3.12 Within the broad range of least and worst effect, three bandings have been used within which it is possible to identify combinations of factors which would cause a 'non-material', 'material' or 'fundamental' effect on the environmental resource being considered, these being of increasing significance.
3.13 The following definitions have been used throughout this assessment:
High - a fundamental change to a sensitive location, environmental or species
Medium - a material but non-fundamental change to a location, environment or species;
Low - a detectable but non-material change to a location, environment or species;
Negligible – no perceptible change.
3.14 In terms of the Environmental Assessment Regulations, 'low' (adverse or beneficial) effects are considered to be 'not significant' effects and both 'medium' and 'high' (adverse or beneficial) are considered to be 'significant' effects.
Reference: RLP034-R002 Page 10 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
4.0 LANDSCAPE, TOWNSCAPE AND VISUAL
Introduction
4.1 This chapter assesses the effects of the proposed Airthrey Green development upon the landscape and visual resource. This assessment is an objective evaluation undertaken with experienced professional judgement and which is based on the application of a methodology, as set out further below. The assessment identifies any significant effects arising from the proposed development, and to inform the subsequent development framework for the site by identifying where potential mitigation may be implemented, through measures such as screen planting.
4.2 As the application for planning permission in principle, the assessment of landscape and visual impacts arising from it has been undertaken on the basis of the development framework produced by Simpson and Brown Architects. This makes provision for a strategic development between Causewayhead and Bridge of Allan, with a mix of uses including the following:
600 houses of mixed tenure, including affordable housing;
Flooding alleviation scheme;
An extensive SUDs scheme;
Public park with multi-use footpaths and cycleways;
A single stream primary school for Causewayhead
4.3 This option would involve the loss of existing Green Belt land to accommodate planned growth and to deliver an element of affordable housing. The remaining Green Belt would however, be rigorously protected to retain separation between Bridge of Allan and Causewayhead / Stirling and an opportunity taken to improve its long term defensible boundaries.
4.4 Two chartered landscape architects at Optimised Environments Ltd (OPEN)have undertaken this assessment of landscape and visual impact, with on-site study and written assessment carried out by Simon Martin CMLI and Mark Swithenbank. James Welch FLI has reviewed the findings of the assessment. These Landscape Architects have been involved in advising a wide range of private and public sector clients in relation to landscape and environmental planning issues associated with residential, commercial, retail, industrial and utility based projects.
4.5 The landscape effects assessed include:
Physical Effects on Landscape Elements - Physical effects are restricted to the area within the proposed red line site boundary, and are the direct effects on the
Reference: RLP034-R002 Page 11 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
fabric of the site, such as the removal or addition of trees and alteration to ground cover.
Effects on Landscape Character - Landscape character is the distinct and recognisable pattern of elements that occurs consistently in a particular type of landscape, and the way that this pattern is perceived. Effects on landscape character arise either through the introduction of new elements that physically alter this pattern of elements, or through visibility of the proposed development, which may alter the way in which the pattern of elements is perceived. This category of effects is made up of landscape character receptors, which fall into two groups; landscape character types (LCTs) and landscape designated areas.
4.6 The assessment of effects on views is an assessment of how the introduction of the proposed development will affect views throughout the study area. The assessment of effects on views is carried out in two parts:
An assessment of the effects that the proposed development will have on views from principal visual receptors, which are the notable settlements, routes, features and attractions found throughout the study area; and
An assessment of the effects that the proposed development will have on representative viewpoints.
Effects Scoped Out
4.7 On the basis of the desk based and survey work undertaken, the professional judgement of the landscape and visual assessor, experience from other relevant projects and policy guidance or standards, certain effects of the proposed development have been „scoped out‟ of the assessment on the basis that they will not be significant.
4.8 A relevant „Scope Assessment‟ is therefore included as part of the baseline study for each element, which sets out the landscape and visual receptors that have been scoped in and out of the assessment. It identifies the receptors with potential to undergo significant effects that require to be assessed in full.
Policy and Guidance Framework
4.9 The following publications have been used for policy and guidance and reference in preparation of the LVIA:
Guidelines for the Assessment of Landscape and Visual Effects: Third Edition (Landscape Institute and IEMA, 2013) (GLVIA3);
Advice Note 01/11 Photography and Photomontage in Landscape and Visual Effect Assessment (Landscape Institute, 2011);
Reference: RLP034-R002 Page 12 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Landscape Character Assessment Guidance for England and Scotland (SNH and TCA 2002);
Stirling Green Belt Study (LUC, 2009);
Stirling Council LDP (incl. post-Examination modifications)
Landscape Character Assessment, Proposed Supplementary Guidance SG28, (Stirling Council, 2012);
Proposed Supplementary Guidance to the Local Development Plan, SG27;
Inventory of Gardens and Designed Landscape in Scotland (HistoricScotland, 1998)
Assessment Methodology
4.10 The methodology used in this chapter has been specifically devised by OPEN and accords with the guidance contained in the Guidelines for Landscape and Visual Effect Assessment: Third Edition (Landscape Institute and IEMA, 2013).
4.11 The process and findings of the effect of the proposed development on the Landscape and Visual Impact resource are presented in this chapter of the Environmental Statement. It considers landscape and visual effects arising from the introduction of the proposed development and identifies significant effects in EIA terms.
4.12 In this assessment of landscape and visual impact, potential effects on the landscape and visual resource have been grouped into two categories:
Landscape effects: landscape effects can be direct or indirect – direct effects are those that occur on the physical fabric of the site, such as the removal of hedgerows or woodland, while indirect effects are effects on landscape character. Effects on landscape character arise either through the introduction of new elements that physically alter the pattern of features that make up landscape character, or through visibility of the proposed development, which may alter the way in which landscape character is perceived. Landscape effects fall into two categories; Landscape elements, which are the elements such as hedgerows and woodland that may be directly affected, and landscape character receptors.
Effects on views: the assessment of effects on views describes how the introduction of the proposed development will affect views from a series of representative viewpoints and a number of visual receptors (notable settlements and routes) throughout the study area.
Reference: RLP034-R002 Page 13 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
4.13 Following consideration of the characteristics of the proposed development, including its scale, siting and context, a 2km radius study area, centred on the site was selected for the purposes of visual assessment.
4.14 Tables 4.1 - 4.3 below and over outline the criteria that contribute to sensitivity and magnitude of change on landscape elements, landscape character receptors, and views, and provides definitions of levels of magnitude of change.
4.15 The objective of this assessment of the proposed development is to predict the magnitude of landscape and visual effect that may occur as a result of its development and to indicate where mitigation may help to may help to minimise effects.
4.16 This is assessed using professional judgement and through a combination of two considerations – the sensitivity of the landscape or visual receptor and the magnitude of change that will result from the proposed development either individually or cumulatively. Levels of effect are defined as being low, medium or high. Intermediate levels may also be included.
Table 4.1: Summary of Criteria for Assessment of Effects on Landscape Elements
Effect on Landscape Element
Sensitivity criteria Magnitude of change criteria
The sensitivity of a landscape Levels of magnitude of change on landscape element is an expression of the elements are defined as follows: following: High: complete removal or alteration of a key Value of the landscape element of the landscape element: its importance in the Medium: the removal of a notable part of an pattern of elements that element or a notable alteration to a key constitutes the landscape character landscape element of the area Low: the removal of a minor part of an Quality of the landscape element or a minor alteration to a key element: a reflection of its landscape element condition and state of repair Negligible: the change is barely discernible and Potential for mitigation: the equates to a „no change‟ situation degree to which the element can Intermediate levels of magnitude may also be be restored, replaced or included. substituted.
Reference: RLP034-R002 Page 14 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Nature of Effect, Duration and Reversibility
4.17 In relation to many forms of development, the landscape and visual assessment will identify „beneficial‟ and „adverse‟ effects by assessing these under the term „nature of effect‟, as a further criteria to inform the assessment. Generally, in the creation of new developments, a precautionary approach is taken that assumes that significant landscape and visual effects will be weighed on the adverse side of the planning balance. A neutral effect will occur where the proposed development can be accommodated in the receiving environment with neither beneficial nor adverse effects. Where defined in this assessment, the nature of effect takes into consideration the context of the proposed development at the site and how it relates to the features and context of the landscape or view. The nature of effect is impartially defined in relation to specific definitions for beneficial, neutral or adverse effects as follows:
Beneficial effects contribute to the landscape and visual resource through the enhancement of desirable characteristics or the introduction of new, positive attributes. The removal of undesirable existing elements or characteristics can also be beneficial, as can their replacement with more appropriate components;
Neutral effects occur where the proposed development neither contributes to nor detracts from the landscape and visual resource or where the effects are so limited that the change is hardly noticeable. A change to the landscape and visual resource is not considered to be adverse simply because it constitutes an alteration to the existing situation. Neutral effects may arise where the effect of the proposed development is neither overtly beneficial or adverse, where it achieves a suitable relationship with the landscape or view, all things considered; and
Adverse effects are those that detract from or weaken the landscape and visual resource through the introduction of elements that contrast, in a detrimental way, with the existing characteristics of the landscape and visual resource, or through the removal of elements that are key in its characterization.
4.18 Judgements on the nature of effect are based on professional experience and reasoned opinion informed by best practice guidance. In this assessment and given the nature of the proposed development that is proposed, the effects are generally assumed to be adverse, and the duration and reversibility are assessed to be long term and permanent in landscape and visual terms.
Reference: RLP034-R002 Page 15 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Table 4.2: Summary of Criteria for Assessment of Effects on Landscape Character
Effect on landscape character receptor Sensitivity criteria Magnitude of change criteria The sensitivity of a landscape character The magnitude of change on landscape character receptor is an expression of the following: receptors is an expression of the scale of the Value of the landscape character receptor: change that will result from the proposed Its importance in terms of any development, and is dependent on a number of designations that may apply. variables regarding the size or scale of the change Its quality in terms of scenic quality, and its geographical extents. The basis for this sense of place, rarity and assessment is made clear using evidence and representativeness. professional judgement, based on the following The experience of the landscape in criteria: relation to perceptual responses, The extent of existing landscape elements that cultural associations, its iconic status, its will be lost, the proportion of the total this recreational value, and the contribution represents and the contribution of that element of other values such as nature to the character of the landscape; conservation or archaeology. The degree to which the pattern of elements Susceptibility to change: its ability to that makes up the landscape character will be accommodate the changes that will occur altered by the proposed development, by as a result of the addition of the proposed removal or addition of elements in the development. These include: landscape; The specific nature of the proposed The extent to which the effects change the key development, its size, scale, location, characteristics of the landscape, identified in the context and characteristics. baseline study, which may be critical to the The degree to which the receptor may distinctive character of the landscape; accommodate the influence of the The distance between the landscape character proposed development. receptor and the proposed development. The extent to which the proposed Generally, the greater the distance, the lower development will influence the character the scale of change; and of the landscape receptors across the The amount of the proposed development that study area. will be seen. The geographic area over which the landscape effects will be experienced is also assessed, which is distinct from the size or scale of effect. Levels of magnitude of change are defined as follows: High: a major alteration to the baseline characteristics, providing the prevailing influence
Reference: RLP034-R002 Page 16 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
and/or introducing elements that are substantially uncharacteristic in the receiving landscape; Medium: a moderate alteration to the baseline characteristics, providing a readily apparent influence and/or introducing elements that may be prominent or uncharacteristic in the receiving landscape; Low: a minor alteration to the baseline characteristics, providing a slightly apparent influence and/or introducing elements that are characteristic in the receiving landscape; and Negligible: a negligible alteration to the baseline characteristics, providing a barely discernible influence and/or introducing elements that are substantially characteristic in the receiving landscape, Intermediate levels may also be included.
Table 4.3: Summary of Criteria for Assessment of Effects on Views
Effect on views Sensitivity criteria Magnitude of change criteria The sensitivity of a view is determined by a The magnitude of change on views is dependent on combination of the value of the view and a number of variables: the susceptibility of the visual receptors to The distance between the visual receptor and the change that the proposed development the proposed development; generally, the will have on the view: greater the distance, the lower the magnitude Value of the view: a reflection of the of change; recognition and importance attached either The scale and character of the context within formally through identification on mapping which the proposed development will be seen, or being subject to planning designations, as this will determine the degree to which the or informally through the value which proposed development can be accommodated society attaches to the view(s). The value in the existing outlook. The scale of the of a view is classified as high, medium- landform and the patterns of the landscape, the high, medium, medium-low or low and the existing land use and vegetation cover, and the basis for this assessment is made clear type of development and settlement seen in the using evidence and professional judgement. baseline view will all be relevant; Susceptibility to change: the nature of The extent of the proposed development that the viewer experiencing the view and how will be seen. Visibility of the proposed
Reference: RLP034-R002 Page 17 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com susceptible they are to the potential effects development may range from full visibility of the of the proposed development. site to partial visibility due to screening; Professional judgement is used based on: The position of the proposed development in Nature of the viewer: the occupation or relation to the principal orientation of the activity which they are engaged in at the receptor. If the proposed development is seen viewpoint or series of viewpoints. in a specific, directional vista from a receptor The principal visual characteristics: those the magnitude of change will generally be features which define the view. greater; and Experience of the viewer: The experience The width of the view available and the of the visual receptor relates to the extent proportion of the view that is affected by the to which their focus is directed on the view, proposed development. Generally, the more of the duration and clarity of the view and a view that is affected, the higher the whether it is a static or transitory view. magnitude of change will be. Levels of magnitude of change are defined as follows: High: a major alteration to the baseline view, providing the prevailing influence and/or introducing elements that are substantially uncharacteristic in the view; Medium: a moderate alteration to the baseline view, providing a readily apparent influence and/or introducing elements that may be prominent but are not uncharacteristic in the view; Low: a minor alteration to the baseline view, providing a slightly apparent influence and/or introducing elements that are characteristic in the view; and Negligible: a negligible alteration to the baseline view, providing a barely discernible influence and/or introducing elements that are substantially characteristic in the view.
Zone of Theoretical Visibility
4.19 Two separate Zone of Theoretical Visibility (ZTV) models of the site have been prepared to illustrate the extent of theoretical visibility of development within the local area, using ArcGIS software. The ZTV in Figure 2 is based on OS Terrain 50 digital terrain model(DTM) and a simple model of the built development area, with gridded points at 12m height above ground over the area to the south of the site
Reference: RLP034-R002 Page 18 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
which is proposed for development. A height of 12m has been chosen to account for a worst case impression of the potential visibility of a four storey building. In reality, the majority of the buildings within the built development area will be circa 5.5m - 6m high. The ZTV is graded to demonstrate the amount of the site that may theoretically be seen from any point in the surrounding area.
4.20 There are limitations in using the terrain model since it illustrates the „bare ground‟ situation and does not take into account the screening effects of vegetation, buildings, or other local features that may prevent or reduce visibility.
4.21 The ZTV in Figure 3 uses a surface model which uses the same DTM data and 12m gridded points, but factors in a height for large woodland areas and buildings in the landscape to give a more realistic impression of visibility. The surface model however does not include hedgerows, individual or scattered trees which may be found along roadsides, in gardens or feature as riparian trees along a watercourse. It is therefore only a tool to assist the assessment rather than being a definitive indicator of visibility.
Study Area
4.22 The initial step in the LVIA is the establishment of the study area which covers the area within which the proposed development may have significant effects upon the landscape and visual resource. An initial study area of 5 km was created using the maximum extent of potential effects identified in the terrain model ZTV (Figure 2). Further ZTV analysis using the surface model (Figure 3), in combination with desk based study and site investigation narrowed the study area to an area of 2 km within which potential significant effects are more likely to occur. This results in a study area extending from the M9 in the west, to just beyond Abbey Craig in the east. To the north the study area extends to the Ochil Hills and northern edge of Bridge of Allan, while to the south it reaches Stirling, the River Forth and Stirling Castle. Where study area is referred to in this report, it refers to the 2 km study area unless stated otherwise.
Landscape Assessment
Site Location & Context
4.23 The site is located on the northern edge of Stirling, to the east of the River Forth, on part of an area of land which is known as the „Carse of Forth‟. The site extends to approximately 65ha and forms part of an area of open, urban fringe agricultural land forming part of a „green wedge‟ between Stirling, to the south, and Bridge of Allan, to the north.
4.24 The southern boundary of the site is formed by Easter Cornton Road, in the
Reference: RLP034-R002 Page 19 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Causewayhead area of Stirling. The eastern site boundary follows Airthrey Road which is a strategic movement corridor with high pedestrian and cycle usage from Bridge of Allan, Causewayhead and the University of Stirling.
4.25 To the west the site boundary is formed by the Stirling to Perth railway line and a public footpath/cycleway alongside the railway line, which connects Stirling and Bridge of Allan. The northern boundary of the site is formed by hedgerow field boundaries crossing pastoral fields between Wester Cornton and the University of Stirling.
4.26 Stirling‟s historic growth focused around the Castle and old town, located on Castle Craig. During the nineteenth century the town expanded south on the rim of higher ground to the south of the Carse, merging with the linear settlement of St Ninians and the more nucleated village of Bannockburn. To the north and east of Stirling the Carse plays a role in maintaining the separate identity of the Causewayhead area of Stirling and Bridge of Allan to the north, though the pattern of 20th century development has weakened this distinction. In relation to the proposed housing site the Green Belt in this area is characterised by flat, open, farmland with remnant hedgerows through which no public access is currently facilitated.
4.27 Bridge of Allan is a „planned‟ spa settlement that was laid out during the second half of the nineteenth century. The town is located on the very northern edge of the Carse of Forth, with parallel lines of stone villas climbing the wooded hill slopes, and a grid of streets on the flat land of the Carse. Church spires and towers create key landmarks, generally viewed against the backdrop of rising ground.
Topography
4.28 Stirling‟s historic growth as a settlement has been shaped considerably by the prevailing landforms of the Carse of Forth. The settlement originates around the Castle and old town, located on Castle Craig, overlooking the Forth Valley at a point where it is pinched between the Ochil Hills to the north and east and the Touch Hills to the south and west (Figure 9). This narrowing is accentuated by the outcropping crags most evident at Castle Craig, Abbey Craig and Craig Forth and the sinuous meanders of the Forth which almost touch them. The Castle looked out over the undrained carse and guarded what was, until the 20th century, the lowest bridging point over the Forth.
4.29 These distinctive landforms continue to shape proposed development pattern to the present day, with the majority of settlement occupying lowlying ground in the Carse of Forth and a limited amount of development rising up the lower sides of the adjacent hills, emphasising the relationship Between the built environment and dramatic topography. The western edge of the Ochils rises sharply from the flat carse
Reference: RLP034-R002 Page 20 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
to the south, but rises more gradually from Bridge of Allan and Airthrey Castle policies, providing a backdrop to the town and a contrast between the settled valley floor and slopes, which rise up to over 500m AOD. The overall settlement pattern reflects the historic distinction between the wet Carse and higher ground to the north and south.
4.30 The landform of the wider landscape is evident in long distance views to the northwest, where the rugged profiles of the mountains in the Loch Lomond and the Trossachs National Park form a distant backdrop. The landform of the site, occupying a position in the Carselands to the north of the River Forth, is relatively flat, with gently undulating, low-lying fields around 10m above ordnance datum.
Landscape Character (Regional)
4.31 At the regional level, the baseline landscape character of the site and surrounding area makes reference to the Landscape Character Assessment, Proposed Supplementary Guidance SG28, published in 2012 by Stirling Council as part of the Local Development Plan. This landscape character assessment draws on the Central Region Landscape Character Assessment, (SNH, 1999). These studies identify broad landscape character types and areas that cover large geographical areas on a relatively large (regional) scale.
4.32 The site is located within the lowland landscape of the Midland Valley of Scotland, a relatively low-lying part of the country, between the Grampian Highlands to the north and the Southern Uplands to the south. Geologically the area is defined by two parallel fault lines, approximately 50 miles apart, between which land has subsided, creating an ancient rift valley (the Midland Valley). The Midland Valley is, however, quite diverse in character ranging from low lying arable farmland to large areas of upland pasture and moorland. The area mainly comprises the large flat valley of the River Forth which, with the Clyde, is one of the two largest river systems in the Midland Valley.
4.33 The site is located within the Lowland River Valleys landscape type, and the Flat Valley Floor; L2 Carse West of Stirling Unit (Figure 11). This area is characterised by the broad, flat floodplain of the River Forth, known as the „Carse of Forth‟. The horizon line of Ochil Hills to the north and the closely encroaching craggy mass of the Gargunnock and Touch Hills to the south, confine the wide extent of the flat land, punctuated to the east by the volcanic crags of Abbey Craig and Stirling Castle. Views of Stirling, its castle and the Wallace Monument are important in the landscape setting of Stirling.
4.34 The fertile soils of the valley floor support a large network of arable fields, divided by fences or occasional sparse, broken hedgerows, creating a patchwork of crops,
Reference: RLP034-R002 Page 21 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
ditches and fences. Hedgerow trees are widely scattered, but the valley is notable for its lack of woodland, limited to dispersed copses and shelterbelts.
Landscape Character (Local)
4.35 At a local level, the Stirling Green Belt Study (April 2009) reviews and refines the existing regional landscape character assessments across the study area. Within this study, the existing landscape character areas are subdivided to provide a more detailed series of units (Local Landscape Character Areas LLCA) which are better able to reflect important local variations in landscape character. These LLCAs are used as the basis for this assessment where they are available. The LLCA for the study area are shown in Figure 12.
4.36 The Green Belt Study focused on the existing green belt areas and therefore did not describe areas with existing settlement. This is most noticeable in relation to the rising landform to the north-east of the A9. In the regional landscape character analysis this area is identified as part of the Transitional Landscape - L12 West Ochil Hill Fringe; Farmed Hill Fringe Unit which incorporates the north-western section of the Bridge of Allan and University of Stirling campus. This landscape character unit (L12 West Ochil Hill Fringe; Farmed Hill Fringe Unit) is therefore assessed alongside the LLCAs identified in the Green Belt Study. Abbey Craig LLCA is assessed separately to the Transitional Landscape - L12 West Ochil Hill Fringe; Farmed Hill Fringe Unit.
Landscape Elements - Baseline and Assessment
4.37 Physical effects occur only within the site boundary, where existing landscape elements may be removed, altered or added by the proposed development. These landscape elements include features such as ground cover that may be physically affected by the proposed development. The principal physical effect of the proposed development would be on the carse land that covers the area within which the proposed development will be located. The individual elements within the carse land are shown in Figure 10.
Value
4.38 Although the site area has no landscape designations denoting its scenic value, carse land is an important component of the Lowland River Valleys LCT. In particular its flat, open nature provides the setting to the settlement of Stirling and to the natural and historic features in the landscape such as Abbey Craig and the Wallace Monument, Craigforth, Stirling Castle and the Ochil Hills. Views to these features are valued from areas of carse land from which they are visible.
4.39 In the Council‟s Green Belt Study, the LLCA within which the proposed site is situated is the Netherton and West Cornton LLCA. Land use and land cover of the Netherton
Reference: RLP034-R002 Page 22 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
and West Cornton LLCA is described as „predominantly pasture fields and some arable with occasional small woodland copses and shelterbelts in association with farmsteads and dwellings. Field boundaries are delineated by post-and-wire fencing, hedgerow trees and occasional remnant hedgerows.‟ These are evident as elements in the proposed development site and are shown in Figure 8, and in Viewpoints 1, 3 and 7 in later sections of this chapter. Since the Green Belt Study in 2009, a large secondary school has been developed in the south-east corner of the LLCA and this now forms a conspicuous part of the existing landscape elements (item 3. in Figure 10). The school breaches Easter Cornton Road and is visually prominent within the Carse Land. Other additional local built elements near the proposed site include, a prison complex, a railway line, a mobile mast (item 5. in Figure 10) and footpath and cycleway (items 7. and 8. in Figure 10). These elements increase the links to the surrounding urban environment and reduce value of the carse locally where they occur. In particular the prison complex visually joins the settlement areas of Causewayhead to the north and Bridge of Allan to the north and separates the Carse from the wider carseland to the west.
Quality
4.40 The Green Belt Study describes the condition of land use and land cover elements: „Although managed for agriculture, the field boundaries are poorly maintained and in decline. Hedgerows are patchy and field trees are in poor condition where they occur.‟ The quality of the physical elements of the site reflect this assessment and are clearly illustrated in Viewpoint 11, Figure 25.
Landscape Elements: Susceptibility to Change and Potential for Mitigation
4.41 Susceptibility of landscape elements to change from the proposed development is assessed as high as would be expected since the proposed development will replace pastoral fields and hedgerows with built elements, SUDs ponds, and parkland.
4.42 Minimization of effects on the landscape elements is achieved through mitigation. Enhancement of the existing landscape elements is discussed in the Green Belt Study which states that „Improved maintenance of the field boundaries would enhance the landscape condition and ensure continuity of the enclosure pattern. This includes hedgerow reinstatement and field tree replacement, and enhancement of riparian woodland.‟ The agricultural nature of the fields encourages the pastoral qualities of the fields for grazing cattle. Part of the site would be retained for this use and mitigation planting and enhancement in this area would encompass this use.
4.43 The proposed development would change the use of the landscape to the middle and south of the site and introduce built elements including housing, road and patvh infrastructure into the fields, and a park area. SUDS ponds and extensive riparian
Reference: RLP034-R002 Page 23 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
tree planting would be introduced alongside the built development. Alongside this there would be enhancement of the physical features in the parkland area and in fields to the north of the site - in line with the enhancement measures outlined in the Green Belt Study above.
Sensitivity
4.44 The overall sensitivity of the landscape elements to change from the introduction of the proposed development is assessed as high in the south of the site and low- medium to the north of the site.
Magnitude of Change
4.45 The proposed development will result in the loss or partial loss of small scale fields and associated hedgerows and fencing. Housing will be erected within the southern part of the site with extensive use of SUDS ponds and riparian woodland planting. Fields to the centre of the site will be enhanced into a parkland area with increased woodland planting and the introduction of a path. Fields to the north of the area around Airthrey Kerse Dairy will remain undeveloped with the exception of some riparian tree planting along Forglen Burn at the southern edge of the fields (as shown in Figure 5). Housing in the proposed development will be mainly two or three storey, and four storeys in places (as illustrated in the representation in Figure 4).
4.46 The area of carse land to be removed in the course of the proposed development consists of eight small scale fields in the south-eastern area of the Netherton and West Cornton LLCA. A further four fields will be enhanced with SUDS ponds and woodland planting. This amounts to approximately 20% of the total area of carse land within the Netherton and West Cornton LLCA, and represents a limited loss of carse land in the Lowland River Valleys LCT; Carse of Forth West of Stirling Landscape Unit.
4.47 In relation to the landscape elements which will be changed, the magnitude of change is considered to be high in the south of the site and low-medium to the north of the site.
Assessed Effect
4.48 The removal of areas of carse land will form a change to the on-site landscape elements, and will redesign the function of the landscape elements as a result of the proposed development. It is considered that the proposed development would not result in a major loss of carse land in the wider area. The effect of the proposed development on the carse land within the site will be a permanent, long term effect. The nature of effect of the proposed development on the open agricultural land element is assessed as adverse in the area of built development and the level of
Reference: RLP034-R002 Page 24 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
effect is assessed as significant in the south of the site.
4.49 The nature of effect of the proposed development on the open agricultural land element to the north of the built area (in the area of proposed parkland) is assessed as beneficial and the level of effect is assessed as not significant at the local scale and in the wider context.
Landscape Character Baseline and Assessment
Landscape Character Areas – Scoping
4.50 LCTs in the study area are assessed using ZTV analysis (Figures 2 and 3), to identify which of the LCTs are likely to be influenced by the proposed development. Using this analysis, Table 12 below identifies the LCTs that have the potential to undergo significant effects and require to be assessed in full, and the LCTs that can be scoped out of the assessment at this stage:
Table 12: Scope Assessment - Landscape Character Types
Scope Assessment - LCTs
Status Landscape Character Unit
LCTs which have little or no relationship 7 Manor Powis with the proposed development, where L25 Ochil Hills there is limited/no visibility of the L19 Moorland Hill Fringe, Sherrifmuir proposed development and the proposed
development will not be a characteristic element. No likely significant effects.
LCTs located at distances where the 1 Drip Moss perception of the landscape may be L2 Carse of Forth West of Stirling influenced by the proposed development, 8 Cambuskenneth but where the proposed development will not provide a defining characteristic. No 20 Craigforth likely significant effects. 18 Castle Ground
4 Kier & Kippenross
LCTs immediately around the proposed 5 Netherton and West Cornton development where the proposed L12 West Ochil Hill Fringe / 6 West Ochil development may influence their defining Fringe characteristics and there is potential for 19 Abbey Craig significant effects on landscape character. Significance assessed below.
Reference: RLP034-R002 Page 25 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
4.51 The effect of the proposed development on the landscape character of the Netherton and West Cornton LLCA (5), West Ochil Fringe LLCA (6) and Abbey Craig LLCA (19) is assessed in full below.
Netherton and Wester Cornton LLCA
4.52 The site is located within LLCA 5 Netherton and West Cornton. This is described in the Green Belt Study as an area of carse extending between Bridge of Allan and the northern edge of Stirling and as having a close relationship with them. The flat carse plays a key role in contributing to the wider landscape setting of key landmarks including Abbey Craig, Craigforth, Stirling Castle and the Ochil Hills. The area also contributes to maintaining the individual identity of Stirling and Bridge of Allan and maintaining views to key features of importance to the setting of the settlement. The LLCA has some open space role with local access routes, such as a footpath/cycle route between Stirling and Bridge of Allan, alongside the Stirling-Perth railway.
4.53 The existing urban edge of Bridge of Allan and Causewayhead is described in the Green Belt Study as being unsatisfactory in landscape terms and in relation to the guidance on boundaries in SPP21. The study states that any new development in this area aiming to improve the existing settlement edge „would need to be carefully considered and designed, and linked to wider landscape enhancements‟.
Value of the local landscape character receptor
Landscape designations - There are no landscape designations within the Netherton and West Cornton LLCA. Although the LLCA is located adjacent to Airthrey Castle GDL and Ochil Hills LLA and has a role in the setting of these designated landscapes. Effects on designated areas are discussed further in later sections of this chapter.
Amenity and recreation - has some role in providing accessible open space, including fields and local cycle route/footpath, but due to containment of river, railway and settlements, does not provide wider connections to open space networks.
Contribution to urban landscape - contributes strongly to the settlement setting and identity, and contributes to maintaining individual identity of Stirling and Bridge of Allan.
Cultural associations - historic associations as strategically important defensive stronghold, as the lowest crossing point on the River Forth and the funnelling effect of adjacent uplands. Wallace Monument and Stirling Castle form visible reminders of historic significance.
Reference: RLP034-R002 Page 26 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Resident and visitor perceptions - recent resident surveys indicate higher level of satisfaction for countryside access and paths than urban greenspaces, however results indicate significant opportunity for improvement. Stirling Visitor Survey 2006 and 2008 demonstrate the importance of the Castle and Wallace Monument, including the importance of views to and from these landmarks.
Rarity - Carse lands from a broad, flat floodplain for the River Forth. They are a relatively common resource in the wider landscape, as they follow the course of the meandering River Forth - extending several kilometres west of the city of Stirling beyond the settlement of the Bridge of Allan (where they form the Carse of Forth West of Stirling Landscape Unit), and to the east of the city to the Firth of Forth (where they form the Carse of Forth East of Stirling Landscape Unit). Within the local character type and unit, Netherton and West Cornton LLCA describes a locally rare „green wedge‟ of undeveloped carseland which provides separation between Stirling and Bridge of Allan.
Perceptual aspects - The carse land in which the proposed development is located is situated to the immediate northern edge of the settlement of Stirling and forms part of the visual and physical separation between Stirling and the settlement of the Bridge of Allan. Part of its character and value is linked to this setting and its relationship to the physical features in the surrounding landscape. The Green Space Study states that: „The flat carse plays a key role in contributing to the wider landscape setting of key landmarks including Abbey Craig, Craigforth, Stirling Castle and the Ochil Hills‟
4.54 The flat nature of the carse in this area provides the opportunity for views to landmarks and landscape features such as the Ochil Hills, the Wallace Monument and Stirling Castle - although these are influenced by HMP Cornton Vale which appears to join Stirling and the Bridge of Allan from the west creating a split in the LLCA. The apparent difference between the east and the west of the LLCA is acknowledged in the Green Space Study which states that: ‘The landscape to the immediate east of the M9 plays a slightly different role to the area further east (between Bridge of Allan and Cornton), which is largely encircled by built development. The western area contributes more to the wider setting of Stirling within the carse landscape. The eastern area contributes to maintaining the individual identity of Stirling and Bridge of Allan, and also in maintaining views to key landscape features of importance to the settlement identity.’
4.55 To the east, the Netherton and West Cornton LLCA is heavily influenced by the built environment and is encircled by residential housing to the south and north, HMP Cornton Vale to the west and the University of Stirling to the east. The influence of the River Forth is less evident. In contrast the area of Netherton and West Cornton
Reference: RLP034-R002 Page 27 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
LLCA to the west of Cornton Vale prison relates both to the River Forth and the rural agricultural landscape to the east, with less of a relationship to the urban influence to the east (as illustrated in Viewpoint 10, Figure 24).
4.56 The value of the Netherton and West Cornton LLCA is reduced in the immediate location of the proposed development by the presence of the built environment which includes Cornton Vale prison, a rail line, a mobile mast the A9, housing and Wallace High School. Such developments reduce its scenic quality locally (as shown in Figure 10 and in the aerial view in Figure 4).
4.57 Considering all of the factors discussed above, the area to the west of Netherton and West Cornton LLCA is considered to have a medium-high value and the area to the east of the LLCA in the immediate location of the proposed development is considered to have a medium value.
Susceptibility to change
4.58 The proposed development will introduce new housing and infrastructure into the LLCA. This will include the introduction of roads, footpaths and buildings. In addition the proposed development will introduce extensive SUDS ponds with footway bridges in some locations and riparian woodland planting (as illustrated in Figure 13 and in the representation in Figure 4).
4.59 Key considerations in terms of susceptibility are listed below:
Scale and enclosure - large scale open Carse, enclosed by adjacent hills and urban development.
Landform - flat, forming part of wider floodplain, contained by adjacent hills and mountains.
Land use and land cover - mainly pasture fields enclosed with hedgerows and fences. Occasional hedgerow trees and woodland copses.
Infrastructure and built elements - Flanked by the M9 , A9 and Stirling-Perth railway. Several large scale buildings, including dairy, Wallace High School, Mobile phone mast. Divided by Cornton Vale Prison, rail line and B823.
Settlement - Sparsely settled, but location between Stirling and Bridge of Allan contributes to maintaining their individual identity. Visual link with undeveloped Carse to the west. Creates an abrupt change to urban edges at Causewayhead and Bridge of Allan.
Key views/landmarks/features - Important in views from the Wallace Monument, Stirling Castle and the Ochil Hills. Open views from the floodplain back to these features of importance to the setting and identity of the settlement.
Reference: RLP034-R002 Page 28 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Movement/remoteness - Several major routes through the landscape are busy and create visual movement of people, vehicles and trains. Countryside attributes present, but not remoteness, due to proximity to settlements and infrastructure.
4.60 Some of these susceptibility considerations are also echoed in the regional studies. The key strategic aim cited in the SNH (1999) landscape character study for the Carse West of Stirling landscape character area unit is to „protect the views and setting of Stirling, the Castle, the Wallace Monument and retain the predominantly open character, with limited restructuring of tree cover‟. The 2012 landscape character assessment also identifies this as a sensitivity for the Carse West of Stirling Unit within a list of „Particular sensitivities within the Carse West of Stirling Landscape’:
Role and importance of the open landscape in the setting of key natural and cultural heritage features. Including: Stirling Castle; ... the Abbey Craig and Wallace Monument; Craigforth; ... the Rivers Teith and Forth and their riparian features.
4.61 Other sensitivities on the list include:
Cumulative effects of development, which can erode the distinct identity and quality of the landscape. Sensitivities are heightened: east of the M9; .... [where]... the risk of attrition of character is increased.
Strong horizontal emphasis - making the landscape particularly sensitive to the introduction of tall structures, such as chimneys, masts or wind turbines.
4.62 The proposed development will be sited in the eastern half of the LLCA and will comprise: an area of built development which would occur to the south of the proposed site; a parkland area to the centre of the proposed site including the introduction of riparian woodland and a footpath as well as a large SUDS pond; and, minor enhancement of field boundaries in the northern area of the proposed site (Figure 5).
4.63 The flat nature of the Netherton and West Cornton LLCA mean that the proposed development will be screened in places in views from the western section of the LLCA due to riparian trees along the River Forth and hedges (as illustrated in Viewpoint 10, Figure 24) and existing development at Cornton Vale prison complex.
4.64 The western half of the LLCA (west of the rail line and Cornton Vale prison complex) is assessed as having a low-medium susceptibility to character change from the introduction of the proposed development. The visual association with the area of carse to the east of Cornton Vale prison is not as strong as the connection to the wider carse and surrounding agricultural landscape.
Reference: RLP034-R002 Page 29 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
4.65 The eastern half of the LLCA (east of the rail line and Cornton Vale prison complex) is assessed as having a high susceptibility to character change from the introduction of the proposed development. The introduction of built development will necessarily affect the existing carseland character.
Sensitivity
4.66 The overall sensitivity of a landscape character area is derived from a combination of value and susceptibility using professional judgement. Considering all of the factors discussed above, the area to the west of Netherton and West Cornton LLCA is considered to have a low-medium sensitivity to the proposed development and the area to the east of the LLCA in the immediate location of the proposed development is considered to have a medium-high sensitivity.
Magnitude of Change
4.67 The magnitude of change resulting from the proposed development has been assessed against the key characteristics of the Netherton and West Cornton LLCA, outlined in the Green Belt Study as follows:
Summary of key characteristics Likely Change Topography This area is flat, forming a part of the wider large The proposed development would scale carse, which occupies the floodplain of the introduce SUDS ponds, road River Forth to the west. Distant skylines of hills and infrastructure and buildings into the to mountains to the north and the Touch Hills to the the south east of the LLCA which would south confine the extent of these flatlands, with require elements of regrading. Elsewhere the Ochils, Abbey Craig, and Castle Hill nearer at the topography of the LLCA would hand. The meandering Forth forms the southern remain unaffected. boundary of this LLCA Land use and land cover Eight small scale fields and associated Land cover consists of a mixture of predominantly field boundaries would be developed to pasture fields and some arable with occasional the south-east of the LLCA. The small woodland copses and shelterbelts in proposed development would introduce association with farmsteads and dwellings. Field housing, road and path infrastructure boundaries are delineated by post-and-wire into this area with extensive use of SUDS fencing, hedgerow trees and occasional remnant ponds and riparian woodland planting. hedgerows. The meanders of the river are Increased woodland and a SUDS pond frequently flanked by riparian woodland, and this is would be introduced to the north of the particularly notable at the confluence of the Allan built development to create an area of Water and River Forth. parkland. The proposed development would not
Reference: RLP034-R002 Page 30 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
affect the existing riparian woodland along the River Forth. Infrastructure and settlement The M9 motorway flanks the western edge of this The proposed development would character area, which is bisected by the B823 and introduce road and path infrastructure railway between Stirling and Bridge of Allan. The into the southeast of the LLCA that A9 runs along the eastern edge of this landscape would connect with the A9 and the character area. This is a sparsely settled landscape urban edges of Stirling. Housing would with only two farmsteads in the western area, also be introduced at the urban edge of including the meat factory at Longley, a large-scale Stirling further extending the urban industrial building, the dairy close to the A9, and influence on the carse. the large plastics factory. The LLCA is bounded by the urban edges of Stirling and Bridge of Allan, where these have extended onto the carse. Cornton Vale prison complex almost closes the gap on the B823 between the two settlements and dividing this LLCA into two. Key views/ Landmarks/ features Views from the south-east of the LLCA From this LLCA, panoramic views can be obtained will be restricted in the immediate across the floodplain towards the Ochils to the vicinity of the proposed development. north east, Touch Hills and Gargunnock Hills to the Views from the M9 will be relatively south west, and Ben Vorlich and surrounding unaffected by the proposed summits to the north west. There are also open development. There would be an views to Abbey Craig and the Wallace Monument. increase in the built urban environment The landscape is important in views from the in views from the A9 and in views from Wallace Monument and Stirling Castle, providing the Wallace monument and Stirling visual connectivity with the carse to the west. The Castle. landscape provides a foreground in views from the M9 and A9 to the landmark features of the Wallace Monument and Stirling Castle. Relationship to settlement This is an area of flat carseland adjacent to Bridge The proposed development would of Allan and the Cornton and Causewayhead area introduce housing into the area of of Stirling. The LLCA extends between the carseland at the northern edge of settlement edges forming a visual link with the Causewayhead. This would have an undeveloped carse to the west. The undeveloped effect on the visual link with the landscape provides a contrast with the rising slopes undeveloped carse to the west. of the Ochils to the east.
Reference: RLP034-R002 Page 31 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
4.68 The extent of the Netherton and West Cornton LLCA that will be theoretically affected visually by the proposed development is informed by the ZTVs in Figures 2 and 3 in conjunction with Figure 12. The ZTV in Figure 3 show that the proposed development is theoretically visible across the LLCA with the exception of locally low points around the River Forth. This is due to the flat nature of the landscape and does not take into account any hedgerow or field boundary trees in the landscape. Actual views from the west of the LLCA will be partially screened by riparian woodland and the Cornton Vale Prison complex (Figure 24). Views away from the edge of the urban settlements will also be restricted by the surrounding built environment.
4.69 The proposed development will result in the loss of some of the existing pattern of landscape elements, consisting of several fields in the south-east of the LLCA. This represents approximately 20% of the total area within the Netherton and West Cornton LLCA. The proposed development will introduce new components to the landscape, consisting of buildings of mainly two storey but up to three or four storeys high, road infrastructure, SUDS ponds, riparian woodlands and paths. The fields to be developed are adjacent to residential housing and currently abut the northern edge of the settlement of Stirling. The proposed development would be visible in the context of this existing urban edge, Cornton Vale prison and Wallace School, which have also been developed on carseland.
4.70 Based on the above assessment of factors influencing the magnitude of change, the proposed development is assessed as having a high magnitude of change on the landscape character of the Netherton and West Cornton LLCA within the eastern area of the LLCA (east of Cornton Vale prison) and a medium magnitude of change on the wider landscape character of the Netherton and West Cornton LLCA (west of Cornton Vale prison).
Assessment of Effect
4.71 Netherton and West Cornton LLCA is spread over a small geographic area. Scenic quality within the area relates to views from the LLCA to surrounding natural and historic landscape features. The proposed development will introduce a new area of development into the LLCA which will be visible from the eastern section of the LLCA in the immediate vicinity of the proposed development. Key features and characteristics in the eastern area of the Netherton and West Cornton LLCA will be
4.72 influenced by the introduction of the proposed development. The overall magnitude of change will be greater in this eastern area. However in the area to the west of the LLCA, the magnitude of change is decreased due to localised screening from mature riparian woodland and the presence of Cornton Vale prison.
4.73 The overall effect arising from the proposed development is assessed as significant
Reference: RLP034-R002 Page 32 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
within the eastern area of the LLCA of the proposed development and not significant on the western area of the LLCA (west and northwest of Cornton Vale prison).
West Ochil Hill Fringe LLCA
4.74 The West Ochill Hill Fringe lies to the north east of the study area, roughly parallel to the A9 road corridor. The landform in this area is described in the Stirling (2012) landscape character description as: „...an area of strongly rolling and sloping farmland and woodland, which comprises this transitional hill fringe landscape‟; „rolling and (sometimes steeply) sloping ... overlaid with woodland, farmland, historic parkland, two golf courses, the residential area of Upper Bridge of Allan and the complex of buildings and open space that make up the university campus‟ and „Outstanding and varied panoramic outward views - to Stirling town and castle, the Forth Valley and the surrounding uplands, alternating with more introverted views where landform and/or tree cover close in. Views to this landscape are as important as views from within, forming an attractive backdrop to Bridge of Allan and foreground to views of the Ochils. Abbey Craig and the Wallace Monument are often seen together with Stirling Castle, standing sentinel either side of the River Forth and creating a strong sense of place and local identity.‟ Abbey Craig is assessed separately in line with the Green Belt landscape character study.
Value of the local landscape character receptor
Landscape designations - There are two landscape designations within the West Ochil Hill Fringe LLCA. Airthrey Castle GDL covers the area around the university campus to the south of the LLCA / Unit. This is a national designation and denotes the value of the campus grounds in terms of its scenic and historic qualities. The Ochil Hills Local Landscape Area (LLA) is a local designation described in the Stirling Local Development Plan and indicates value at a local level.
Amenity and recreation - extensively used for recreational purposes including woodland walks, equestrian activities and golf. The university grounds contain various sports pitches and tennis courts and provide opportunity for a variety of recreational activities.
Contribution to urban landscape - contributes strongly to the settlement setting and identity as a back-drop to Stirling and a setting to the north-eastern edge of Bridge of Allan.
Cultural associations - whilst there are few associations with this particular area of the Ochil Hills, the hills have been witness to several key historic events such as the Battle of Sheriffmuir (1715) and the battle of Stirling Bridge (1297).
Reference: RLP034-R002 Page 33 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Airthrey Castle has a history dating back over 800 years. Bridge of Allan also has a strong association with Robert Louis Stevenson who frequently stayed in the town.
Resident and visitor perceptions - recent resident surveys indicate higher level of satisfaction for countryside access and paths than urban greenspaces, however results indicate significant opportunity for improvement. Stirling Visitor Survey 2006 and 2008 demonstrate the importance of the Castle and Wallace Monument, including the importance of views to and from these landmarks.
Rarity - There are several Hill Fringe Units in the local area. Although the West Ochill Hill Fringe LLCA has unique features, it is not a locally rare LLCA.
Perceptual aspects - The rolling landscape rises from Bridge of Allan where it forms the north-eastern edge of the settlement. The urbanised influence in Bridge of Allan, scattered farms and the university complex all reduce the perception of rural countryside. Extensive wooded areas on the steeper slopes, however give a strong sense of nature. The West Ochill Hill Fringe is seen as a back-drop to Bridge of Allan and Stirling and is seen in the context of activity within these areas. The undulating land is often viewed from the busy A9 which defines the southern edge and introduces movement and aural influences into the area.
4.75 Considering the factors discussed above, West Ochill Hill Fringe LLCA s considered to have a medium-high value.
Susceptibility to change
4.76 The proposed development will introduce new housing and infrastructure close to the western boundary of the LLCA. This will include the introduction of roads, footpaths and buildings. In addition the proposed development will introduce extensive SUDS ponds with footway bridges in some locations and riparian woodland planting (as illustrated in Figure 5 and in the representation in Figure 6). Key considerations in terms of susceptibility are listed below:
Scale and enclosure - intimate nature of the landscape created by the undulating landform, urban development, enclosure by upland to the north-east and extensive woodland.
Landform - rolling, steeply sloping in places, contained by adjacent upland hills and mountains.
Land use and land cover - some urban use, extensive woodland. Away from urban influences and woodland the land has comprises pastural fields in combination with designed landscapes at Airthey Castle and to a lesser extent a
Reference: RLP034-R002 Page 34 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
recreational golf course north of Bridge of Allan. Across the upper parts of this character area, peaty ground and extensive stretches of grassland and heather moorland are the dominant land cover, as well as a large forest plantation at Black Hill.
Infrastructure and built elements - Flanked by the A9 to the south-west. Contains residential dwellings and residential roads to the west of the area and the university campus to the south. The Stirling-Perth railway cuts through the area to west at Bridge of Allan.
Settlement - Forms the north and north-eastern edge of Bridge of Allan. Sparsely settled beyond this to the north-west of the LLCA.
Key views/landmarks/features - „Outstanding and varied panoramic outward views - to Stirling town and castle, the Forth Valley and the surrounding uplands, alternating with more introverted views where landform and/or tree cover close in. Views to this landscape are as important as views from within, forming an attractive backdrop to Bridge of Allan and foreground to views of the Ochils‟ (Stirling LCA, 2012). There are extensive views over the adjoining carseland and the abrupt urban edges of Causewayhead and Bridge of Allan from open, upland areas. Areas of woodland restrict views in places.
Movement/remoteness - The A9 road corridor is busy and creates visual movement of people and vehicles along the south-western edge of the LLCA. There is also movement in the urban area at Bridge of Allan / Sunnylaw. Further north-east there is a visual and physical connection with the more remote upland landscape. Countryside attributes present, but not remoteness, due to proximity to settlements and infrastructure.
4.77 The proposed development site will be situated in open pastural fields within the carseland to the west of the university campus and will comprise: an area of built development which would occur to the south of the proposed site; a parkland area to the centre of the proposed site consisting of the introduction of riparian woodland and a footpath as well as a large SUDS pond; and, minor enhancement of field boundaries in the northern area of the proposed site (Figure 5).
4.78 This will slightly increase the influence of urban development to the south-western edge of the LLCA. The „Particular sensitivities within the West Ochil Hill Fringe Landscape‟ are described in the Stirling (2012) landscape character description as:
“This landscape comprises part of the distinctive hill edges of the Western Ochil Hills, with an important role in the wider composition of the Forth Valley west of Stirling. Particular sensitivity to development or land-use change that could
Reference: RLP034-R002 Page 35 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
compromise physical integrity and views of these edges and skylines. As well as important public viewpoints within the character area there are many external locations with good views towards the hill fringe and Ochil Hills (e.g. Stirling Castle Esplanade and major transport routes as well as a large number of residential properties) and a large viewing population.
Role and importance of the landscape to the setting of Stirling University, Causewayhead, Bridge of Allan and the south-eastern edge of Dunblane.
Safeguarding the setting of historic mansion houses and associated designed landscapes and the setting of the Wallace Monument Grade A Listed Building.”
4.79 The West Ochill Hill Fringe LLCA is assessed as having a low-medium susceptibility to character change from the introduction of the proposed development. This is due to the location of the proposed development outside the LLCA and the presence of built features and existing urban elements within the LLCA. The proposed development has the potential to affect the setting of key features within the LLCA.
Sensitivity
4.80 The overall sensitivity of a landscape character area is derived from a combination of value and susceptibility using professional judgement. Considering all of the factors discussed above, the area to the west of West Ochill Hill Fringe LLCA is considered to have a low-medium sensitivity to the proposed development.
Magnitude of Change
4.81 Since the proposed development is located in an adjoining LLCA there are no physical effects to the West Ochill Hill Fringe LLCA and therefore no effects on topography, land use or settlement and infrastructure within the LLCA. The main change from the proposed development is in the setting of Stirling University campus and views to and from West Ochill Hill Fringe LLCA. The magnitude of change resulting from the proposed development has been assessed against the key characteristics of these elements as outlined in the Green Belt Study:
Summary of key characteristics Likely Change Key views/ Landmarks/ features The extent of the panoramic views of the Panoramic views of the meandering river Forth meandering River Forth will be unchanged. can be obtained from the southern edge of the The proposed development will introduce a Ochils, allowing a birds-eye view of the sharp new urban edge and slightly increased urban contrast between the steep and rugged hillsides massing in a minor section of the overall view with the flat grid of the valley below. Popular - in an area of the view that is already viewpoints include Dumyat Hill and Drumbrae. influenced by settlement. Abbey Craig and Stirling Castle form distinct
Reference: RLP034-R002 Page 36 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
features in views towards the south. The craggy Dumyat Hill is a distinctive landmark from the valley.
Setting The steeply rising slopes of the Ochils provide a The proposed development would introduce backdrop to Bridge of Allan, the university, and housing and parkland into the area of the carse to the east. The wooded slopes, and carseland to the immediate south-west of their contrast with the fl at carse, are an Stirling University campus. This will affect the important component of the landscape, and have context of the carse land by replacing a strong association with Bridge of Allan. The pastural fields and redefining the abrupt policy woodlands of Airthrey Castle provide a existing urban edge at Causewayhead, but it strong linkage between the built environment will not affect the contrast of the wooded and the open landscape to the north. The hills slopes with the flat carse landscape. are an important part of the setting of Airthrey Castle designed landscape. The slopes are important in views from a number of major transport routes including the M9, A9, A91, and A907, and from static viewpoints such as Stirling Castle. The slopes form a visual boundary to the Forth Valley, and are an important element in the appreciation of the Ochil Hill mass. The area to the west of Black Hill is visible from Dunblane, although this area is not prominent due to the complexity of the topography, and the dense woodland along the Allan Water and Kippenrait Glen.
4.82 One of the main features in relation to setting within the West Ochill Hill Fringe LLCA is the contrast of the rising wooded slopes with the flat carseland and the contribution of this contrast to the setting of the surrounding elements including Causewayhead and the pastural fields where the proposed development is located. The proposed development will not influence this contrast.
4.83 A further element is the importance of views out of the LLCA over the surrounding landscape which are described as panoramic. This is emphasised in both the Stirling LCA and the Green Belt study. In this context the proposed development will present a change to the existing view in a small part of the view which is already influenced
Reference: RLP034-R002 Page 37 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
by urban development.
4.84 The proposed park will help to soften the abrupt urban edge at Causewayhead and will to a certain degree echo the designed elements of Stirling university campus.
4.85 Based on the above assessment of factors influencing the magnitude of change, the proposed development is assessed as having a low magnitude of change on the landscape character of the West Ochill Hill Fringe LLCA .
Assessment of Effect
4.86 West Ochill Hill Fringe LLCA is a valued landscape with both national and local designations. It is one of several transitional landscapes in the wider area. Many of the distinct features of the LLCA, such as topography and land use, will not be affected by the proposed development. The setting of Stirling University campus and views from the West Ochill Hill Fringe LLCA are described as having particular sensitivity in the Stirling LCA. The assessment found that there is likely to be a low magnitude of change on these features of the LLCA.
4.87 The overall effect arising from the proposed development is assessed as not significant.
Abbey Craig LLCA
4.88 Although part of the West Ochill Hill Fringe Unit in the Stirling LCA, 2012, Abbey Craig is identified as a seperate LLCA in the Green Belt Study. It is a distinctive steep rocky outcrop of the Ochil Hills with glacial features of a “crag and tail”. The craig is wooded and forms part of the backdrop to the settlement of Stirling. The landform in this area is described in the Stirling (2012) landscape character description: „...the steep rocky and largely wooded outcrop of Abbey Craig rises dramatically from the fl at carse and gains added height from the presence of the Wallace Monument ... although Abbey Craig is much lower than the hill summits, together with the tower it creates a complementary focal point and landmark feature.‟
Value of the local landscape character receptor
Landscape designations - Abbey Craig is designated as part of the Ochil Hills Local Landscape Area (LLA). This is a local designation described in the Stirling Local Development Plan and indicates value at a local level.
Amenity and recreation - extensively used for recreational purposes. The Monument has a visitor centre, car park and there are woodland walks up to the monument.
Contribution to urban landscape - contributes strongly to the settlement setting: „Abbey Craig and the Wallace Monument are often seen together with Stirling
Reference: RLP034-R002 Page 38 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Castle, standing sentinel either side of the River Forth and creating a strong sense of place and local identity.‟ (Striling LCA, 2012).
Cultural associations - Overlooks the site of the battle of Stirling Bridge (1297), the Wallace Monument was erected in memory of William Wallace who defeated the English forces at the battle. As such it has a strong association with key events in Scottish history. It is seen as an iconic landmark.
Resident and visitor perceptions - Stirling Visitor Survey 2006 and 2008 demonstrate the importance of the Castle and Wallace Monument, including the importance of views to and from these landmarks.
Rarity - Although part of the West Ochill Hill Fringe LLCA, Abbery Craig has unique local features, and, togther with the Wallace Monument, acts as a key focal point in the local and wider landscape.
Perceptual aspects - „This prominent landform, with its iconic monument, is very important to the setting and identity of Stirling and the wider area.‟ (Green Belt Study, 2009)
4.89 Considering the factors discussed above, Abbey Craig LLCA is considered to have a high value.
Susceptibility to change
4.90 The proposed development will extend the built urban edge to the west of Abbey Craig. This will include the introduction of roads, footpaths and buildings of up to four storeys in height. In addition the proposed development will introduce a park area and extensive SUDS ponds with footway bridges in some locations and riparian woodland planting (as illustrated in Figure 5 and in the representation in Figure 6).
4.91 Key considerations in terms of susceptibility are listed below:
Scale and enclosure - although the LLCA is geographically small in scale, the Craig together with the Monument are highly visible, described as: „a dominant feature in views from Stirling and Bridge of Allan, and stands directly above urban development at Causewayhead.‟ (Green Belt Study, 2009)
Landform - „rocky outcrop showing typical glacial features of a “crag and tail”, sloping down from the west to the east.‟ (Green Belt Study, 2009)
Land use and land cover - Abbey Craig is covered in mixed woodland.
Infrastructure and built elements - „Bound by the B998 to the north and the A907 and railway to the south west, Abbey Craig is adjacent to development associated with Stirling and Stirling University to the west and north, with industrial development to the south.„ (Green Belt Study, 2009).
Reference: RLP034-R002 Page 39 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Settlement - The settlement of Causewayhead and development on Spittal Hill are situated immediately west of the LLCA.
Key views/landmarks/features - „The Wallace Monument is prominently positioned on Abbey Craig and forms an iconic landmark, visible from across the Forth Valley, and is a distinctive feature on the wider Stirling skyline. Panoramic views can be obtained from Abbey Craig across the carse, taking in the meandering River Forth and its broad floodplain, although views to the east are more limited by woodland.‟ (Green Belt Study, 2009).
4.92 Movement/remoteness - Abbey Craig is visible from long distances from the whole of the surrounding area, including the settlements of Stirling, Bridge of Allan and the main transport routes within the area. The proposed development site will be situated in open pastural fields within the carseland to the north-west of Abbey Craig and will comprise: an area of built development which would occur to the south of the proposed site; a parkland area to the centre of the proposed site consisting of the introduction of riparian woodland and a footpath as well as a large SUDS pond; and, minor enhancement of field boundaries in the northern area of the proposed site.
4.93 This will extend the existing urban edge of Causewayhead in views from the LLCA. In relation to Abbey Craig, the „Particular sensitivities within the West Ochil Hill Fringe Landscape‟ described in the Stirling (2012) landscape character description include:
Safeguarding the setting of historic mansion houses and associated designed landscapes and the setting of the Wallace Monument Grade A Listed Building.
4.94 The proposed developments situation adjacent to Causewayhead may influence the setting of the monument. There will be no physical change within the LLCA.
4.95 The West Ochill Hill Fringe LLCA is assessed as having a low – medium susceptibility to character change from the introduction of the proposed development. This is due to the location of the proposed development outside the LLCA and the presence of built features and existing urban elements within the LLCA. The proposed development has the potential to affect the setting of key features within the LLCA.
Sensitivity
4.96 The overall sensitivity of a landscape character area is derived from a combination of value and susceptibility using professional judgement. Considering all of the factors discussed above, Abbey Craig LLCA is considered to have a medium sensitivity to the proposed development.
Reference: RLP034-R002 Page 40 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Magnitude of Change
4.97 Since the proposed development is located in an adjoining LLCA there are no physical effects to Abbey Craig LLCA and therefore no effects on topography, land use or settlement and infrastructure within the LLCA. The main change from the proposed development is in the setting of, and views to and from Abbey Craig and the Wallace Monument. The magnitude of change resulting from the proposed development has been assessed against the key characteristics of these elements as outlined in the Green Belt Study:
Summary of key characteristics Likely Change
Key views/ Landmarks/ features
The Wallace Monument is prominently The proposed development will not positioned on Abbey Craig and forms an change visibility of the Craig and iconic landmark, visible from across the Forth monument across the Forth Valley or Valley, and is a distinctive feature on the on the wider Stirling skyline. The wider Stirling skyline. Panoramic views can be proposed development will extend obtained from Abbey Craig across the carse, the urban edge in a minor section of taking in the meandering River Forth and its the overall view over the River Forth broad floodplain, although views to the east and its broad floodplain. are more limited by woodland.
Setting
Abbey Craig is visible from long distances The proposed development will not from the whole of the surrounding area, change the relationship of Abbey including the carse, the Ochils, Castle Hill, and Craig with the surrounding area and the main transport routes within the area. the landscape setting of Stirling. The juxtaposition of the craig with the Ochil Hills, and the visual association with Stirling Castle, form an integral part of the landscape setting of Stirling.
4.98 Based on the above assessment of factors, the proposed development is assessed as having a low magnitude of change on the landscape character of Abbey Craig LLCA.
Assessment of Effect
4.99 Abbey Craig LLCA is a valued landscape with an iconic monument and local designations. Susceptibility to change from the proposed development was
Reference: RLP034-R002 Page 41 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
considered low due its location, outside of Abbey Craig LLCA in an area already influenced by settlement. This meant that many of the distinct features of the LLCA, such as topography and land use, will not be affected by the proposed development. The setting of the Wallace Monument is described as having particular sensitivity in the Stirling LCA. The assessment found that there is likely to be a low magnitude of change on this feature of the LLCA.
4.100 The overall effect arising from the proposed development is assessed as not significant.
Landscape Designations
4.101 The proposed development site itself is not covered by any known national or local landscape related planning designations. Several nationally and regionally designated areas are, however, found in the wider study area and have been considered in the assessment. These are shown in Figure 13. The presence of a designation can give an indication of a recognised value that may increase the sensitivity of a landscape character receptor or viewpoint, which requires inclusion in the assessment. If necessary, effects on certain designated areas can then be avoided or reduced through the design of the proposed development.
Gardens and Designed Landscapes
4.102 Sites designated in the Inventory of Gardens and Designed Landscape in Scotland (Historic Scotland, 1998) are protected in planning policyfrom development that may affect the landscape itself or its setting. There are three inventory landscapes in the study area:
Airthrey Castle - 18th and 19th century designed landscape notable for its parkland and lake. A modern university campus (Stirling University) has been integrated into the historic parkland. Located immediately east of the proposed development.
Keir - an intact designed landscape exhibiting different styles of garden and landscape design, which provide the setting for Category A listed Keir House. Located approximately 2.5km to the north-west of the proposed development.
Kings Knot - Historically Kings Knot was the garden and park attached to Stirling Castle - remnants of the structure are visible today. It provides an important landscape setting for the castle. Located approximately 2km to the south-west of the proposed development.
Local Landscape Areas (LLA)
4.103 LLAs are locally designated landscape areas that are defined in SG27, Proposed
Reference: RLP034-R002 Page 42 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Supplementary Guidance to the Local Development Plan. Their purpose is to:
Safeguard and enhance the character and quality of landscapes, which are important or particularly valued regionally or locally
Promote understanding and awareness of the distinctive character and special qualities of local landscapes
Safeguard and promote important settings for outdoor recreation and tourism locally
4.104 There are two LLAs within the 2 km study area: Western Ochils Local Landscape Area (LLA3); and, Kier Local Landscape Area (LLA4)
Landscape Designations - Scoping
4.105 Designated areas within the 2 km study area are assessed using ZTV analysis (Figure 3), to identify which of the designations are likely to be influenced by the proposed development. Using this analysis Kier Local Landscape Area (LLA4), Kier GDL, and Kings Knot have been scoped out of the assessment since the ZTV shows that they are unlikely to experience any significant effects from the proposed development.
4.106 The effects on Airthrey Castle GDL and Ochil Hills (LLA3) are discussed further below.
Gardens and Designed Landscapes - Airthrey Castle GDL
Value
4.107 The inclusion of Airthrey Castle on the Inventory of Designed Gardens and Landscapes indicates that the garden is regarded as nationally important in terms of its scenic and historic value. It is therefore afforded a high value as a landscape receptor.
Susceptibility to change
4.108 Airthrey Castle GDL is located to the immediate east of the proposed development site, on the eastern side of the A9 road corridor. As previously described, this is an 18th and 19th century designed landscape notable for its parkland and lake within which a modern university campus (University of Stirling) has been integrated. The GDL is situated in a semi-urban context and flanked by the settlements of the Bridge of Allan to the northeast and Causewayhead to the southeast.
4.109 The ZTV in Figure 3 shows that the main theoretical visibility of the proposed development will be along the western edge of the GDL, adjacent to the A9 and along the more elevated northern edge of the GDL where the topography begins to rise towards the Ochil Hills which form the backdrop to the GDL.
4.110 A large proportion of the areas of theoretical visibility highlighted in the ZTV are
Reference: RLP034-R002 Page 43 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
wooded and there would be limited visibility of the proposed development in these areas. In addition there are built elements within the GDL that would also introduce a degree of screening.
4.111 The area of the proposed development site forms part of the setting of the GDL in views from the northwest, west and southwest. These are already influenced by urban development at Causewayhead and the Bridge of Allan and the proposed development would increase the influence of the developed landscape by re-defining the urban edge at Causewayhead further to the north. The setting however would be enhanced by SUDS ponds and increased woodland planting with new parkland to the north of the built area of the proposed development. Susceptibility to change from the introduction of the proposed development is considered to be low-medium .
Sensitivity
4.112 Despite its high value, on balance, the sensitivity is assessed as medium due to the low-medium susceptibility of the GDL to the changes proposed.
Magnitude of change
4.113 The magnitude of change on Airthrey Castle GDL is assessed as low-medium . The introduction of the proposed development will not introduce changes within the GDL but will influence the setting of the GDL. Existing urbanisation adjacent to the GDL and landscape enhancements proposed as part of the proposed development reduce the magnitude of change.
Assessment of Effect
4.114 The overall assessment of effect is not significant. Although the proposed development will be a visible element in views from the GDL, it will theoretically only be visible from the wooded western edge of the GDL and situated in a part of the view already influenced by urban development.
Local Landscape Areas
LLA3 - Western Ochils
4.115 The proposed development is located adjacent to Ochil Hills (LLA3). This is described in the Proposed Supplementary Guidance SG27 as: ‟A landscape of marked diversity, contrast and drama, including dominant natural and man-made landmarks.‟ The special qualities of the LLA are described as:
Juxtaposition of the abrupt, extremely steep southern scarp and carse.
Presence of other key landmark features of the Abbey Craig and Wallace Monument, visible over a wide area.
Reference: RLP034-R002 Page 44 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Contrast between sense of isolation and remoteness on parts of the hills and Sheriff Muir and busy activity and development at the university campus and in views across the Forth Valley from the hill edges.
Contrast between open hills and moor with areas of woodland and welltended fields across the lower hill fringe slopes.
Contrast between steep, sometimes precipitous, hill fringe slopes and the settlements huddled at their base. (Particularly Blairlogie, but also Causewayhead and Bridge of Allan.)
4.116 The LLA is also noted for its panoramic views, accessibility from local settlements and as a setting to Stirling University.
Value
4.117 Local Landscape Areas are defined within Stirling Proposed Local Development Plan in the Proposed Supplementary Guidance SG27. They are areas that are locally valued for their scenic qualities. As previously noted in respect of the Ochill Fringe LLCA and Abbey Craig LLCA, both of which are contained within the Western Ochils LLA, the area has a high level of accessibility, strong cultural associations, an iconic feature and contributes strongly to the settlement in the carse. As such Western Ochils LLA is considered to have a medium-high value as a landscape receptor.
Susceptibility to change
4.118 Ochil Hills (LLA3) is located to the immediate east of the proposed development and includes Airthrey Castle GDL described above, and Abbey Craig - where the Wallace Monument is situated. Beyond this the LLCA extends north and east to cover the upland areas and slopes forming the western Ochil hill range (Figure 13).
4.119 As stated in Airthrey Castle GDL, the ZTV shows limited theoretical visibility within the GDL which is restricted to the western edge of the GDL and the wooded rising slopes of the Ochils to the north of the GDL. Visibility at Abbey Craig is similarly restricted to the western wooded slopes up to and including the Wallace Monument.
4.120 The ZTV also shows theoretical visibility on the south-western slopes of the Ochils to the north of the settlement of the Bridge of Allan and on south-west facing slopes of the upland areas of the Ochils.
4.121 Some of these areas are areas of woodland from which there will be no visibility of the proposed development. Views from more open areas of visibility are assessed in Viewpoints 2 and 8, shown at Figures 16 and 22 respectively.
4.122 Proposed Supplementary Guidance SG27 identifies sensitivity to change within the LLA. In relation to development and land management outside the LLA, the SPG
Reference: RLP034-R002 Page 45 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
states that areas of sensitivity include:
Prominent buildings or structures that interrupt the distinctive skyline of the LLA in external views or compete with the landmark feature of the Wallace Monument.
Additional large man-made structures outwith the LLA could potentially encroach on panoramic views or affect the perception of scale and/or remoteness of the landscape. Particular areas of concern are on the carse at the base of the southern scarp and Abbey Craig, on the hill summits to the east of the LLA and on the Braes of Doune.
4.123 The proposed development would not introduce any prominent buildings into the landscape that would compete with the Wallace Monument.
4.124 The proposed development would be situated in an area of carse beyond the western scarpe in an area already developed at Causewayhead. This would not influence the area of carse at the base of the southern scarpe and Abbey Craig.
4.125 Taking these factors into consideration, susceptibility to change from the introduction of the proposed development is considered to be low.
Sensitivity
4.126 Despite its value as a landsacpe receptor, the sensitivity of LLA3 - Western Ochils to the proposed development is assessed as low-medium. This reflects the low susceptibility to change from the proposed development which would be visible in part of the landscape context already influenced by urban development.
Magnitude of change
4.127 The magnitude of change on LLA3 within the study area is assessed as low. The introduction of the proposed development would not introduce changes within the LLA but would influence an area of carse in the setting of the LLA which would be seen as a small area in the wider context.
Assessment of Effect
4.128 LLA3 is a locally valued landscape which provides the dramatic backdrop and setting to Stirling and Bridge of Allan within the study area and surrounding settlements in the wider area. The designated area of LLA3 incorporates important features in the local landscape and provides panoramic views from its elevated slopes and peaks. The proposed development would be situated in the context of the wider views and would be visible in a part of the view already influenced by urban development. The scale of the view from elevated areas are such that the proposed development would only occupy a small part of the overall view in an area that would not be a primary
Reference: RLP034-R002 Page 46 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
focus.
4.129 The overall assessment of effect is not significant.
Visual Effects
4.130 The countryside around Stirling plays an important role in contributing to the visual amenity and setting of the settlement. The areas of undeveloped Carse enclosed by meanders of the River Forth pinch the historic centre of the settlement from the west and east, and are notable features of the setting. These areas of Carse contribute to the identity of Stirling, emphasising the dramatic setting of the Castle and Wallace Monument and reflecting the historic distinction between the wet Carse and higher ground to the north and south. These areas of gently undulating countryside form an important component of views from the Castle and old town, and from the Wallace Monument and higher ground to the north. Key views include those between the Castle and Wallace Monument, views west from the Castle and Wallace Monument along the Carse towards the mountains of Loch Lomond and the Trossachs National Park, and those from the Ochil Hills (e.g. Dumyat Hill).
4.131 Elevated ground to the north (Ochil Hills) and south (Touch Hills) forms an important part of the setting and backdrop to the lower lying Carse. Abbey Craig and Castle Craig enhance this contrast and form focal features in views. The Wallace Monument, on Abbey Craig, further emphasises the relationship between the built environment and dramatic topography. Recent development has weakened the contrast between the drier hills and the wetter Carse, with extensive commercial and industrial development at Springkerse and the growth of residential areas at Causewayhead, Raploch and, more recently, at Braehead and Broomridge. Some of the most dramatic views are gained from transport routes along the Carse to the east and west of Stirling, from where the Castle and Wallace Monument punctuate views along the lowland corridor. There are also dramatic views from the main north-south rail and road routes, though much of the M9 runs through the more undulating hill slopes to the south west of the city, with only glimpses of the historic core until the road drops onto the Carse to the west of the Castle. From the north, the M9 south of Dunblane also affords dramatic views over the Carse to Stirling Castle, and east to the Wallace Monument.
4.132 The countryside also plays an important role in contributing to the setting and identity of Bridge of Allan. Key elements include the wooded slopes forming the backdrop to the town (currently excluded from the Green Belt) and the undeveloped area of Carse which wraps around the south and west of the settlement. To the south this helps maintain the separate identities of Bridge of Allan and Causewayhead.
Reference: RLP034-R002 Page 47 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
4.133 Further north, this provides the open foreground in views towards Bridge of Allan from the railway and, in particular, from the M9. The wooded slopes are of importance for recreation, particularly where they link through to a network of access routes between Bridge of Allan and Dunblane. The Carse, by contrast, is less significant in recreational terms and, in respect of the proposed development site, currently has no formalised public access or recreation provision at all.
Visual Receptor Assessment
4.134 Effects are assessed on the visual resource through an assessment of visual receptors and representative viewpoints. The relevant visual receptors and viewpoints in the study area are shown in Figures 8 and 14. An initial assessment was carried out through a desk study and site survey which examined the visibility of the proposed development from these visual receptors and viewpoints, using the ZTV and visual representations.
4.135 The initial assessment identified visual receptors within the study area that would have little or no relationship with the proposed development, where there is limited/no visibility of the proposed development:
The A91 road corridor and scattered dwellings to the east of Abbey Craig where the topography precludes visibility. (This is illustrated in the ZTV in Figure 8).
A907 The ZTV shows limited visibility. The built environment blocks views at the north-western end of the road.
The A84 would experience some views towards the proposed development from an elevated area adjacent to the M9 gyratory junction. However this would be a fleeting view and the rest of the route is screened by vegetation and the built environment.
B998, the ZTV shows no visibility of the proposed development from the B998 with the exception of the eastern edge where it joins Airthrey Road (this is further assessed in Viewpoint 5).
Stirling to Dunfermline Rail line. The ZTV shows limited visibility. The built environment and vegetation blocks views.
4.136 The effect of the proposed development is assessed in full in this chapter for a number of visual receptors and viewpoints for which the proposed development has the potential to result in significant effects. These visual receptors are listed below and assessed in full in viewpoint analysis in the following sections of this chapter:
Settlements - Bridge of Allan (Viewpoint 11) and Stirling (Viewpoints 3, 4, 5 and 8).
Reference: RLP034-R002 Page 48 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Roads and railways - M9 (Viewpoint 10), A9(T) (Viewpoints 1 and 5), B823 (Viewpoint 9), and Stirling to Perth rail line (Viewpoint 4 and 9).
Natural Features - Ochil Hills (Viewpoints 2 and 8),
Tourist / Visitor Attractions - Wallace Monument / Abbey Craig (Viewpoint 6), Stirling Castle / Castle Craig (Viewpoint 7).
Viewpoints
4.137 The landscape and visual assessment is informed by a series of eleven viewpoints, shown in Figure 14 and listed below, which are selected to cover locations with specific receptors of importance, such as recognised viewpoints, designated landscapes, important routes and attractions.
Viewpoint 1: Airthrey Road, near The Meadow Park Pub and Restaurant
Viewpoint 2: Craig Gullies, Ochil Hills
Viewpoint 3: Easter Cornton Road
Viewpoint 4: Public Footpath adjacent to Railway Line
Viewpoint 5: Airthrey Road near Wallace High School
Viewpoint 6: Wallace Monument
Viewpoint 7: Stirling Castle
Viewpoint 8: Near Drumbrae Farm Riding School
Viewpoint 9: Cornton Road (B823)
Viewpoint 10: Minor Road Adjacent to M9
Viewpoint 11: Westerlea Drive, Bridge of Allan
4.138 The viewpoint assessment is used to inform and illustrate the assessment of effects on visual receptors and landscape character. While these viewpoints have not been agreed with Stirling Council, they present a carefully considered and representative impression of views that are available towards the site.
4.139 The reasons for the selection of the viewpoints are two-fold. Firstly views in close proximity to the site have been selected to illustrate the existing site character in detail. Further viewpoints are included to illustrate the surrounding context and are representative of views that may be achieved looking towards the site.
Viewpoint 1: Airthrey Road, near The Med Pub and Restaurant
Existing View
4.140 The viewpoint is located on Airthrey Road (A9(T)) near the Med Pub and Restaurant.
Reference: RLP034-R002 Page 49 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
The viewpoint is representative of views experienced by road users and users of the Public House. The view is over flat carseland fields which form the foreground and midground features of the view. The fields are of a simple composition with wire and post fencing and occasional remnants of hedgerow forming horizontal field boundaries, criss-crossing the view. A wooded edge to the fields is also evident where the fields adjoin the road in the middle distance. Improved grassland introduces an openness to the view and provides a repetitive simplicity.
4.141 Key features in the existing view from this location include the Wallace Monument, which is visible as a point feature in the direction of travel for south-east bound road users, and Stirling Castle, which is a point feature on the skyline to the right of the Wallace Monument. These are annotated in the existing view photograph (Figure 15). Other built features include Wallace School and the settlement of Stirling, visible between Stirling Castle and Wallace School. The edge of Bridge of Allan is also visible in the middle ground of the view, behind a car parking area associated with Grahams Dairy, out of shot to the right.
4.142 The viewpoint provides an elevated view over the Carseland due to its situation at the cusp of the rising landform of the transitional slopes towards the Ochil Hills to the left of the view. It shows the relationship between the flat carselands and the wider geographical features of the Touch Hills. The horizontal expanse of settlement is filtered in the view by trees and hedgerows.
Value
4.143 The viewpoint location is not recognised as a valued view or noted as a viewing place on OS maps or in tourist guides. Value is slightly increased due to the location of Airthrey Castle GDL which is situated to the left of the view and forms the boundary with the road. The view from Airthrey Road is considered to have a low-medium value.
Susceptibility to Change
4.144 The view from this viewpoint will be seen by two main visual receptor groups: users of the Airthrey Road, and, customers at the Med Pub and Restaurant. For users of Airthrey Road, susceptibility is determined by the speed at which they will be travelling and the location of the proposed development in their direction of travel. Motorists will typically be travelling at speeds of 30-40 mph along this section of road and therefore will not be able to study the view in any great detail. Pedestrians and cyclists would experience the view for longer. Overall, susceptibility to change is considered to be low-medium for users of Airthrey Road.
4.145 Actual visibility of the proposed development will extend along an approximate 1km
Reference: RLP034-R002 Page 50 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
stretch, and will be intermittent behind roadside trees. The view for south-east bound road users is expansive over the carseland to the Touch Hills and includes both the Wallace Monument and Stirling Castle which appear as point features in the landscape.
4.146 Although the view is intermittent and visitors to the area may only experience this view once, locals may experience this view on a more regular basis and therefore will be more susceptible to the effects.
4.147 Visitors to the Med Pub and Restaurant will be visiting the facilities for a relatively short period and their primary focus will be on the interior of the pub / restaurant. Views over the Proposed Development will be through interior windows and from the car park. From here there will be elevated views over the proposed Development at an oblique angel from the building. Susceptibility to change is considered to be low- medium for visitors to the Med Pub and Restaurant. The area of carse directly opposite will remain unchanged by the proposed development.
Sensitivity
4.148 The combination of the value of the view and its susceptibility to the proposed development by users of Airthrey Road results in a low-medium sensitivity. The combination of the value of the view and their susceptibility to the proposed development results in a low-medium sensitivity for visitors to the Med Pub and Restaurant.
Magnitude of Change
4.149 There are several factors which determine the magnitude of change resulting from the proposed development on the view:
The proposed development will introduce built elements (housing, a school and roads) into carse fields in midground of the view, altering the composition of field patterns in the view. The indicative extent of the built development areais indicated in Figure 15.
The built elements of the proposed development will be viewed in the midground of the view at a distance of approximately 490m from the viewpoint.
The proposed development will bring the developed urban edge closer to the viewer.
The proposed development will be seen in the context of existing urban development which spans the area from Wallace School to the fore of the Touch Hills.
The proposed development is viewed in front of Stirling Castle.
Reference: RLP034-R002 Page 51 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
The view from users of Airthrey Road is transitory.
The view will be seen in the context of traffic movement along Airthrey Road.
Stirling Castle and the Wallace Monument will remain strong characteristics of the view.
The proposed development appears at a the same scale as existing urban edge at Causwayhead.
Enhanced woodland will provide screening of the built elements of the proposed development over time.
4.150 Based on an evaluation of these factors, the magnitude of change to the view resulting from the proposed development is assessed as medium.
Assessed Effect
4.151 The overall effect of the proposed development is assessed as not significant for road users and not significant for visitors to the Med Pub and Restaurant.
Viewpoint 2: Craig Gullies, Ochil Hills
Existing View
4.152 The existing view is representative of views from the closest parts of the Ochil Hills LLA, experienced mainly by walkers using the footpaths in this area. The viewpoint is located at a local summit at Craig Gullies, accessible via a stiled footpath from the Sherrifmuir Road.
4.153 The view is over the transitional slopes of the Ochil Hills over the extensive River Forth Valley. The Touch Hills form a distinctive landform and conclusion to the valley in the distance to the south-west, but to the west, the RIver Forth and the River Teith curve around the edge of the hill and continue into the distance. The view is framed by undulations in the Ochil foothills which rise up at either side of the view.
4.154 In the fore and middle ground, the undulating transitional foothills fold down towards the valley floor. Woodland clothes this undulating feature and adds texture to the view, drawing the eye to areas of improved grassland between the woodland. The extent of improved grassland continues in the carseland on the valley floor, particularly to the left of the view where a patchwork of fields spans out along the Forth Valley at the base of the Ochil‟s, and to the right of the view where flat agricultural fields extend along the River Forth and Teith valleys.
4.155 The extent of the settlement within the carselands is clearly visible in the view. The settlement of Stirling is visible, along the Forth River in the middle ground of the view and almost adjoins Bridge of Allan to form a developed core to the view, back-
Reference: RLP034-R002 Page 52 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
dropped by the Touch Hills. Despite the developed area, the expansive carselands envelope the settlement, speckled with rocky oucrops featuring key focal points in the landscape.
4.156 The main focal points in the view include the Wallace Monument which is situated on a prominent wooded rock outcrop at the base of the transitional foothills. In addition to the Wallace Monument, Stirling Castle is visible as a more distant craig, and Craigforth is seen towards the outer edge of the developed area further to the west.
4.157 Stirling University is also apparent as a visible feature in the view situated towards the base of the transitional foothills amongst the woodlands. Key features in the existing view from this location are annotated in the existing view photograph (Figure 16).
Value
4.158 Although there is nothing on an OS map denoting this as a notable view, the viewpoint is situated within the Western Ochil‟s LLA. This is a local landscape designation that denotes the scenic quality of the area. The view from Craig Gullies, Ochil Hills is considered to have a medium value.
Susceptibility to Change
4.159 The view from this viewpoint will be seen by recreational walkers using the footpaths in this area. The view at Viewpoint 2 is taken at a right angle to the path and would not be the main focus of the view at this point. The main focus of the view is likely to be in the direction of travel and would be the view down the Forth valley towards Grangemouth and the Firth of Forth when walking east towards Dumyat, and Cockburn Reservoir forms a feature in the view travelling back towards Sheriffmuir Road from Dumyat. The view is expansive. The foreground of the view is characterised by the outlying wooded slopes of the Ochil‟s, where Yellowcraig Wood and Hermitage Wood clothe the hillsides around the designed landscapes of Airthrey Castle. The Wallace Monument and Stirling Castle form point features in the view, on their respective craigs. The wide, flat landscape of the Carse of Forth forms a broad swathe through the view, enclosed to the south by the Touch Hills. The carselands play host to large scale settlement, concentrated around Stirling and Bridge of Allan.
4.160 The proposed Development is likely to occupy a small part of the view that is already influenced by development. Recreational hill walkers using the path are likely to be focused on the landscape and their attention will be drawn to key features in views.
4.161 Their susceptibility to change from the proposed Development in part of the view is considered to be low-medium.
Reference: RLP034-R002 Page 53 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Sensitivity
4.162 The combination of the value of the view and its susceptibility to the proposed development results in a medium sensitivity for recreational walkers using the footpath.
Magnitude of Change
4.163 The indicative extent of the built development area is illustrated by a white outline in the annotated photograph in Figure 16. There are several factors which determine the magnitude of change resulting from the proposed development on the view:
The proposed development will introduce built elements (housing, a school and roads) into carse fields in midground of the view.
The built elements of the proposed development will be viewed in the midground of the view at a distance of approximately 2.km from the viewpoint.
The proposed development will occupy a minor part of the overall panoramic view, resulting in a small scale change to the overall view.
The proposed development will be seen in the context of expansive existing urban development.
The proposed development will extend the urban edge of Stirling in the view.
The GDL at Airthrey Castle / Stirling University and the Wallace Monument will remain strong characteristics of the view.
The proposed development appears at the same scale as existing urban edge at Causwayhead.
Enhanced woodland will provide screening of the built elements of the proposed development over time.
4.164 Based on an evaluation of these factors, the magnitude of change to the view resulting from the introduction of the proposed development into the view is assessed as low-medium.
Assessed Effect
4.165 The overall effect of the proposed development is assessed as not significant for recreational walkers using the footpath.
Viewpoint 3: Easter Cornton Road
Existing View
4.166 The existing view is representative of views from the Causewayhead area on the northern edge of Stirling and will be experienced mainly by residents in this
Reference: RLP034-R002 Page 54 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
residential area. The view is over a large pastoral field and features an expanse of improved grass on the flat carseland, back-dropped by the rising landform of the West Ochil Fringe. Woodland on the rising landform partially screens built development on the hillside in Bridge of Allan and at Stirling University and provides a sense of enclosure to the view.
4.167 The view features elements that are relatively close range, with more distant landscape features only visible beyond the Ochils to the northwest. Key features in the existing view from this location include Wallace School which is prominent to the east of the view, and Knock Hill, visible as a rounded hill form behind the settlement of Bridge of Allan. These are annotated in the existing view photograph (Figure 17).
4.168 Urban elements in the view are evident in the lamp post and specimen trees along the road to the left of the view and there are further urban elements in the wider field of view in this location.
Value
4.169 There is no recognition of value attached to this view on a map or in tourist literature. The view is most likely to be experienced by local residents. Easter Cornton Road is considered to have a low-medium value as a visual receptor.
Susceptibility to Change
4.170 The view from this viewpoint will be seen by two main visual receptor groups: residents in houses and gardens, and road users using Easter Cornton Road.
4.171 The proposed development will be visible adjacent to residential housing in the wider view. The abrupt transition from residential to open, pastoral fields is a feature of this viewpoint, on the urban edge. The fields in the immediate foreground are grazed by sheep, separated only from the residential area by a post and wire fence boundary and street trees. Mature hedgerows enclose the fields, forming strong landscape features in places, which enclose development, such as around Wallace High School, but also being gappy and broken through sections crossing the site.
4.172 Although the view is over open fields, there are some elements of the built environment existing in the view that reduce sensitivity of residents. These include Wallace School, lighting columns from Aithrey Road and the settlement of the Bridge of Allan which is visible beyond the open fields.
4.173 Residents in local houses along the road have a higher susceptibility to change from the proposed development, since it will be a permanent feature in their views from their primary place of residence. They are considered to have a high susceptibility to change to the proposed development.
Reference: RLP034-R002 Page 55 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
4.174 While the focus, especially for drivers, will be the road, the view towards the proposed development will, nonetheless, form a visible feature and an increased sense of enclosure. Locals will experience this view on a regular basis and therefore will be more susceptible to the effects.
4.175 Road users using Easter Cornton Road will typically be travelling at around 30 mph along this section of road and therefore will not be able to study the view in any great detail. Their close proximity to the proposed Development, however would mean that it would be visible as a change in the view. Road users are considered to have a medium susceptibility to change to the proposed development.
Sensitivity
4.176 The combination of the value of the view and its susceptibility to the proposed development results in a medium-high sensitivity for residents in houses and gardens, and a medium sensitivity for road users using Easter Cornton Road.
Magnitude of Change
4.177 The indicative extent of the built development area is illustrated as white hatching in the annotated photograph in Figure 17. There are several factors which determine the magnitude of change resulting from the proposed development on the view:
The proposed development will introduce built elements (housing, a school and roads) into carse fields in the view.
The built elements of the proposed development will be viewed in the foreground of the view at close proximity.
The proposed development will introduce SUDS ponds and riparian planting in the foreground that will filter views of the built Development over time.
The proposed development will be seen in the context of Wallace School.
The proposed development will filter views to the Ochil Hills and Bridge of Allan - particularly from lower floors and gardens.
4.178 Based on an evaluation of these factors, the magnitude of change to the view resulting from the introduction of the proposed development into the view is assessed as high.
Assessed Effect
4.179 The overall effect of the proposed development is assessed as significant for residents and significant for road users using Easter Cornton Road.
Viewpoint 4: Public Footpath adjacent to Railway Line
Existing View
Reference: RLP034-R002 Page 56 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
4.180 The existing view is representative of the views from the public footpath which passes along the western boundary of the site, and from passengers on the Perth- Stirling railway line. An improved grassland pastoral field forms the fore and middle ground of the view. There is a sense of enclosure created by a large hedge running along the edge of the field. The hedge ties in with the rising wooded landform of the West Ochil Fringe to the east which wraps around the view to the southeast, culminating in the distinctive landform of Abbey Craig. From here the landform drops to the wooded urban edge of Causewayhead, situated in the horizontal carseland expanse to the south-east.
4.181 The main focal point in the view is the Wallace Monument which rises from Abbey Craig to the south-east of the view. The monument is seen in the conext of Wallace School and development on the lower slopes of Spittal Hill and Logie Road to the east of Wallace School. Further built development is visible at the northern edge of Causewayhead where residential housing is visible, partially screened by hedgerows and vegetation, but visually linking to Spittal Hill in winter months when trees are not in leaf. A mobile phone mast and two large, dead trees form vertical features within the site.
4.182 A further focal point is the distinctive form of Castle Law and Dumyat in the Ochil Hills to the left of the Wallace Monument. This denotes the solid presence of the Ochil landform which continues to the left of the view beyond the hedge. Key features in the existing view from this location are annotated in the existing view photograph (Figure 18).
Value
4.183 There is no recognition of value attached to this view on a map or in tourist literature. The view is most likely to be experienced by local residents using the footpath and passengers on the rail line. The view features the Wallace Monument and the Ochil Hills which are both designated areas and recognised for their scenic qualities. To a certain extent, fencing along the path channels the view away from these features in the direction of travel. The viewpoint is considered to have a medium value as a visual receptor.
Susceptibility to Change
4.184 The view from this viewpoint will be seen by two main visual receptor groups: pedestrians and cyclists using the footpath, and passengers on the train.
4.185 The pastoral fields in the immediate foreground area are grazed by cattle and indicate a rural location. Hedgerow field boundaries enclose Wallace High School, visible to the south, and residential housing at Causewayhead. This further increases
Reference: RLP034-R002 Page 57 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
the apparent semi-rural nature of the view. In contrast the chainlink fence and footpath/cycleway in combination with a mobile phone mast and housing visible at Causewayhead introduce urban elements into the view. These urban elements are further strengthened by the rail line and a strong presence of development at Bridge of Allan and HMP Cornton Vale in the wider view.
4.186 The view towards the proposed development will introduce housing into the view, set amongst extensive SUDs ponds and parkland development in the wider view. This would create and an increased sense of enclosure, changing the nature and experience of the view.
4.187 Pedestrians and cyclists using the footpath are likely to be local residents who would be more susceptible to changes in views than visitors to the area. They would have a transitory experience of the view are considered to have a medium-high susceptibility to change.
4.188 Passengers on the train will typically have transitory views over this section of the path and therefore will not be able to study the view in any great detail. For passengers travelling north, the proposed development will be seen immediately after the urban environment of Causewayhead and as an extension to the existing built edge.
4.189 Passengers on the train are considered to have a low susceptibility to change.
Sensitivity
4.190 The combination of the value of the view and its susceptibility to the proposed development results in a medium-high sensitivity for pedestrians and cyclists using the footpath, and a low sensitivity for passengers on the train.
Magnitude of Change
4.191 The indicative extent of the built development area is illustrated as white hatching in the annotated photograph in Figure 18. There are several factors which determine the magnitude of change resulting from the proposed development on the view:
The proposed development will introduce built elements (housing, a school and roads) into the carse fields in the view.
The existing hedge field boundary will be removed and views through to the Ochil Hills will be altered - screened by housing in places or framed between housing in gaps created by SUDS ponds.
The built elements of the proposed development will be viewed in the foreground of the view at close proximity.
The proposed development will introduce SUDS ponds and riparian planting in
Reference: RLP034-R002 Page 58 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
the foreground that will filter views of the built Development over time.
The proposed development will be seen in the context of Wallace School.
The proposed development will filter views to the Wallace Monument.
4.192 Based on an evaluation of these factors, the magnitude of change resulting from the introduction of the proposed development into the view is assessed as high.
Assessed Effect
4.193 The overall effect of the proposed development is assessed as significant for pedestrians and cyclists using the footpath and not significant for passengers on the train.
Viewpoint 5: Airthrey Road near Wallace High School
Existing View
4.194 The existing view is situated at the junction of Hillfoots Road and Airthrey Road and is representative of views from Airthrey Road and the residential area on the northern edge of Stirling around the lower flanks of Abbey Craig and Spittal Hill.
4.195 The view encompasses the settlement of Stirling as it rises from the flat carseland towards Stirling Castle. Beyond the castle, the Touch Hills form the backdrop and lead into the River Forth and RIver Teith valley, which is seen between the rising landforms of the Touch Hills to the centre of the view and Knock Hill to the right.
4.196 The main focus in the view is Wallace School which occupies a large horizontal expanse in the view, extending from Causewayhead to a point beyond the Touch Hills in the Forth / Tieth valley. This is partly due to the proximity of the viewer to the school at this viewpoint, but also to the massing of the built form of the school in the carse landscape.
4.197 Causewayhead is visible to the left as a cluster of housing that merges into the main settlement of Stirling beyond. The extent of the settlement at Causewayhead is obscured by Wallace School. Further urban elements extend into the fore of the view in the form of pavement and road surfacing alongside traffic lights and high level vertical lighting in the school sports pitches. Bridge of Allan extends into the view across the carse from the right, partially obscured by intervening hedgerows and vegetation.
4.198 Beyond the school to the right, the carselands form a series of flat green fields, seperated by horizontal lines of hedgerows. The framing of the carselands by the Touch Hills and Knock Hill suggests that the carse extends into the distant landscape. However a line of trees and hedgerow along the rail line and along Cornton Road in front of HMP Cornton Vale denotes the visible extent of the carseland in the view.
Reference: RLP034-R002 Page 59 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
4.199 The prison complex itself is flanked by further buildings illustrating the extent of settlement at Cornton to the left and Bridge of Allan to the right. These elements are clear in the areal view in Figure 19b and appear as distant buildings between trees and hedgerows, encircling the carseland fields.
4.200 Key features in the existing view from this location are annotated in the existing view photograph (Figure 19).
Value
4.201 The viewpoint is not identified as a valued view in any literature or tourist guides. It is located at Spittal Hill at the edge of the West Ochil Hills LLA and Airthrey Castle GDL. However, it is not situated within the heart of these designations and relates more to elevated views from Airthrey Road. The view is considered to have a low- medium value.
Susceptibility to Change
4.202 The view from this viewpoint will be seen by two main visual receptor groups: residents in houses and road users using Airthrey Road and Hillfoots Road.
4.203 Airthrey Road crosses the foreground of the view introducing movement, colour and aural effect from passing traffic. The new Wallace High School is the prevailing built form in the view, it‟s massing appearing to be large in scale and intervening in the views along the Carse of Forth to Stirling Castle and the Touch Hills.
4.204 This reduces susceptibility. Earlsburn Windfarm is also visible on the skyline, introducing further built elements into the view. New woodland planting along the roadside is established and will soften the view of the school over time as it matures and also screening views over the carseland from this location.
4.205 The proposed development will introduce housing, SUDs ponds and an area of parkland into the view. Part of the proposed housing will form a new visible element in the view beyond Wallace School. Approximately half of the proposed housing would be concealed behind the new Wallace High School in this view.
4.206 Residents in local houses have a higher susceptibility to change from the proposed development, since it will be a permanent feature in their views from their primary place of residence. They are considered to have a high susceptibility to change from the proposed development.
4.207 Road users using Easter Cornton Road will typically be travelling at around 30 mph along this section of road and therefore will not be able to study the view in any great detail. It is also relevant to note that the view is oblique to the direction of travel. Road users using Easter Cornton Road are considered to have a low-medium
Reference: RLP034-R002 Page 60 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
susceptibility to change from the proposed development.
Sensitivity
4.208 The combination of the value of the view and its susceptibility to the proposed development results in a medium-high sensitivity for residents, and a low-medium sensitivity for road users using Airthrey Road and Hillfoots Road.
Magnitude of Change
4.209 The indicative extent of the built development area is annotated in the photograph in Figure 18. There are several factors which determine the magnitude of change resulting from the proposed development on the view:
The proposed development will introduce built elements (housing, a school and roads) into carse fields in midground of the view, albeit that only half of the proposed housing could be seen, due to screening by the school.
The built elements of the proposed development will be viewed in the context of Wallace High School and will appear to wrap around the school and playing field.
The proposed development will extend the existing urban edge of development in the view.
The proposed development will introduce tree planting at the edge of the school and adjacent to Airthrey Road in the wider view. These will filter views of the built Development over time.
The proposed development will increase development on the flat carseland.
4.210 Based on an evaluation of these factors, the magnitude of change resulting from the introduction of the proposed development into the view is assessed as medium- high.
Assessed Effect
4.211 The overall effect of the proposed development is assessed as significant for residents and not significant for road users using Airthrey Road and Hillfoots Road
Viewpoint 6: Abbey View at Wallace Monument
Existing View
4.212 The existing view is representative of views from Abbey View at the Wallace Monument, experienced mainly by tourists visiting this nationally important monument and tourist attraction. It is located at the Abbey View viewpoint, accessible via the steep walk up from the Wallace Visitor Centre and marked with a view plaque.
Reference: RLP034-R002 Page 61 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
4.213 The view is expansive and incorporates the craggy outcrops of Gowanhill / Stirling Castle and Craigforth set against the backdrop of the Touch Hills to the left of the view, with the wooded foothills of the West Ochill Fringe sweeping round towards Knock Hill and apparently continuing as a ridgeline from Kier House towards Doune. Between the two, the vast open plain of flat carseland appears to continue into the distance. On a clear day the view is backdropped by the Trossachs with Ben Lomond visible as a conical, distant feature.
4.214 The view contains a range of man-made influences which include not only the buildings and roads, but also the carselands themselves which were created into geometric fields from marshland. These features add interest and complexity to the view.
4.215 The settlement of Causewayhead spans the fore and mid distance of the view infront of the monument and visually connects to the settlements of Cornton and Raploch beyond, as well as to the larger settlement of Stirling descending from Stirling Castle to the left of the view and in the wider view in this direction. Settlement in the carseland in the view follows a loose line of buildings from Causewayhead and Cornton to HMP Cornton Vale and the south-western edge of Bridge of Allan. At Bridge of Allan settlement intensifies around the town centre.
4.216 To the fore of the view, dwellings to the south of Spittal Hill merge with Wallace School which appears large in scale by contrast. The intensity of housing at Causewayhead and the geometical edge contrasts strongly with the playing fields and open space around the school.
4.217 To the right of Spittal Hill, wooded slopes visually link with the woodland setting of Stirling University and with the transitional Ochil slopes at Bridge of Allan, Knock Hill and the designed landscape of Kier House beyond.
4.218 Key features in the existing view from this location are annotated in the existing view photograph (Figure 20).
Value
4.219 The viewpoint is located at a nationally important monument which is a popular tourist destination. It is identified on OS maps as a viewing point and features in tourist guides. In addition there is an interpretation board at the viewpoint location which identifies visible features in the view. The value of the view is assessed as high.
Susceptibility to Change
4.220 The view from this viewpoint will be seen by two main visual receptor groups:
Reference: RLP034-R002 Page 62 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
tourists visiting the monument, and, staff who work at the monument.
4.221 Elements within the view that area less susceptible to change from the introduction of the proposed development include:
The wooded slopes of Abbey Craig and the Ochils, where Yellowcraig Wood and Hermitage Wood clothe the hillsides around the designed landscapes of Airthrey Castle.
The urban area of Causewayhead, with Wallace High School and housing on Logie Road and Spittal Hill in the fore and mid-ground.
Stirling Castle, Craigforth, The Touch Hills and the Trossachs point features in the wider compasition of the view.
4.222 Elements within the view that are more susceptible to change from the introduction of the proposed development include:
The wide, flat, farmed landscape of the Carse of Forth is susceptible to change from the proposed development. Although in the wider context, the carselands play host to large scale settlement, concentrated around Stirling and Bridge of Allan. This reduces the susceptibility.
The encircled „green wedge‟ between Stirling and Bridge of Allan, which is located in the main view along the Carse of Forth to the distant backdrop of mountains to the north west. Susceptibility is lessened by existing urban development.
4.223 The proposed development will increase the developed landscape in the fore to midground of the view, forming a new urban edge in the „green wedge‟ between Stirling and Bridge of Allan, which will be visible from the viewpoint location albeit extending the existing urban edge which is a defining characteristic of the view. Visitors to the area would be less susceptible to changes in views since they are more likely to visit once or infrequently. Their susceptibility to change is assessed as medium.
4.224 Staff working at the monument will experience the view as a permanent feature from their place of work. Their primary focus will be on their work, rather than the view, however they may be asked to interpret and provide information on the view from the viewpoint by tourists. Their susceptibility to change is assessed as medium- high.
Sensitivity
4.225 The combination of the value of the view and its susceptibility to the proposed development results in a medium-high sensitivity for visitors to the monument, and a high sensitivity for staff who work at the monument.
Reference: RLP034-R002 Page 63 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Magnitude of Change
4.226 The indicative extent of the built development area is illustrated as a white outline in the annotated photograph in Figure 18. There are several factors which determine the magnitude of change resulting from the proposed development on the view:
The proposed development will introduce built features including housing and a school into carse fields in the view that will appear to wrap around Wallace School and extend towards HMP Cornton Vale.
The proposed development will be seen in the context of Wallace School and the existing built elements in the fore and midground of the view.
The built elements of the proposed development will be viewed at a distance of approximately 0.73 km at their closest point.
Although the proposed development will result in a northern extension of urban Stirling in the view, the proposed development is relatively contained alongside the existing urban edge and retains a green, space with open fields prior to Bridge of Allan.
The proposed development will introduce SUDS ponds and riparian tree planting in the foreground that will soften views of the built Development over time.
4.227 Based on an evaluation of these factors, the magnitude of change resulting from the introduction of the proposed development into the view is assessed as medium- high.
Assessed Effect
4.228 The overall effect of the proposed development is assessed as significant for tourists visiting the Wallace Monument and for staff who work at the monument.
Viewpoint 7: Stirling Castle
Existing View
4.229 The existing view is representative of views from Stirling Castle, experienced mainly by tourists visiting this nationally important castle and tourist attraction. It is located on the esplanade leading to the Castle, accessible via the car park on the Castle esplanade and on foot from Castle Wynd and Mar Place.
4.230 The view from this location is expansive and extends from the Braes of Doune in the north to the River Forth valley in the southeast. The view to the north shows a sequence of hill formations, with Gowanhill rising in the foreground of the view, concealing the lower slopes of the West Ochil Fringe in the midground. The Braes of Doune appear as the backdrop to the view beyond. Gownhill falls towards the centre
Reference: RLP034-R002 Page 64 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
of the view to reveal the full extent of the Ochil Hills and the extensive carseland landscape along the River Forth valley.
4.231 Abbey Craig forms a craggy feature in front of the Ochil Hills in the view and is accentuated by the Wallace Monument which forms a distinctive point feature.
4.232 The city of Stirling spans the gap between Gowanhill and the Ochil Hills. The settlement follows the sinuous lines of the River Forth, with housing beneath Abbey Craig and the Wallace Monument, around an oxbow bend and into the fore and midground to the right of the view. Much of the settlement of Stirling is obscured by the Gowanhill landform which also screens the main settlement of Bridge of Allan, leaving the eastern part of the settlement in the lower slopes of the Ochil fringe to the centre-left of the view.
4.233 The main focus of the view from this location is the River Forth valley to the south- east. The Ochil Hills rise dramatically from the flat carselands of the valley floor. The eye is drawn along the line of the hills and into the features of the valley in the distance. In the wider view, the River Forth opens into a large waterbody and distant settlements are visible along the river edges. This is partially seen in the view where the settlement of Tullibody is visible in the distance to the right.
4.234 Key features in the existing view from this location are annotated in the existing view photograph (Figure 21).
Value
4.235 The viewpoint is situated in the elevated grounds of Stirling Castle. Although there are no viewing points marked on OS maps of the region, the castle is a popular tourist destination and viewing binoculars encourage views from near this location. The view is considered to have a high value.
Susceptibility to Change
4.236 The view from this viewpoint will be seen by two main visual receptor groups: tourists visiting the monument, and staff who work at the castle. The foreground of the view is characterised by the settlement of Stirling, spilling around the slopes of Castle Craig into the wider carselands and tied to the landscape by mature trees and woodland in the urban pattern. The ramparts of Stirling Castle are visible to the left of the view. Beyond the immediate urban area, the site can be seen to form a green area between the northern edge of Stirling and Bridge of Allan. The urban cityscape in this part of the view reduces susceptibility to change from the proposed Development.
4.237 The wide, flat landscape of the Carse of Forth forms a broad swathe through the view, enclosed to the south by the Ochil Hills to the north. The rugged, steeply rising
Reference: RLP034-R002 Page 65 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
landform of Dumyat Hill is distinctive in the view. The carselands play host to large scale settlement, concentrated around Stirling and Bridge of Allan, the sinuous meander of the River Forth and a patchwork of enclosed agricultural fields and scattered trees. This part of the view, to the south-east, is less susceptible to change from the proposed Development.
4.238 The viewpoint does not represent the main focus of views from the castle which, from this location, are down the Forth valley towards Alloa and Kincardine to the right of the Wallace Monument. The proposed development will form a visible element in the midground of the view and will appear to increase the distant urban edge in the view.
4.239 Visitors to the area are likely to be less susceptible to changes in views since they are more likely to visit once or infrequently. Their susecptibility to change is assessed as medium. Staff working at the monument are more sensitive to changes in the view since it will be a permanent feature in regular views from their place of work. However their primary focus will be on their work, rather than the view. Their susecptibility to change is assessed as medium-high.
Sensitivity
4.240 The combination of the value of the view and its susceptibility to the proposed development results in a medium-high sensitivity for visitors to the castle, and a medium-high sensitivity for staff who work at the castle.
Magnitude of Change
4.241 There are several factors which determine the magnitude of change resulting from the proposed development on the view:
The proposed development will introduce built features including housing, SUDs ponds, a park and a school into fields in the view that will appear to increase the urban edge towards the wooded Ochil Hills, albeit at the same considerable distance.
The proposed development will be seen in the context of existing urban settlement.
The proposed development will be located behind other urban development in the view of Stirling, which reduces it‟s appearance and magnitude as it occurs largely within the developed part of the view.
The built elements of the proposed development will be viewed at a distance of approximately 1.8km at their closest point.
The proposed development will introduce riparian tree planting that will soften
Reference: RLP034-R002 Page 66 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
views of the built Development over time.
4.242 Based on an evaluation of these factors, the magnitude of change resulting from the introduction of the proposed development into the view is assessed as low- medium.
Assessed Effect
4.243 The overall effect of the proposed development is assessed as not significant for tourists visiting the monument and not significant for staff who work at the monument.
Viewpoint 8: Near Drumbrae Farm Riding School
Existing View
4.244 The existing view is representative of views from the closest parts of the Ochil Hills LLA and the minor road to the north of Bridge of Allan which passes Drumbrae Farm and Riding School.
4.245 The elevated view is large in scale and is far reaching over the River Forth valley. The Touch Hills are a notable landscape element in the view and are visible gently rising from the Forth valley to the centre-left of the view, reaching a steep conclusion to the right of the view. This echoes the route of the River Forth which flows around the Touch Hills, down the valley to the right of the view, around the steep escarpment and along the broad plain and into the distance to the left of the view.
4.246 Within the broad plain of the flat Carse of Forth, the craggy outcrops of Gowanhill, Craigforth and Abbey Craig rise to form point features in the landscape vista. Backdropped by the Touch Hills, Gowanhill / Stirling Castle and Craigforth are less prominent in the view than Abbey Craig and the Wallace Monument which are seen in closer proximity and are visible above the skyline of the view.
4.247 The view shows the settlements of Stirling and Bridge of Allan and their relationship within the carseland setting. Stirling is visible as a more distant feature in the view which spans the carseland from Stirling Castle to Abbey Craig. The cityscape extends to the fore of the castle, spilling around Gowanhill and continuing towards Craigforth.
4.248 Bridge of Allan is visible in close proximity. The viewpoint location is situated above the northeastern extent of the settlement and the town is viewed as it descends from the wooded slopes of the lower Ochill fringe into the flat carseland. The settlement is seen extending into the carseland, forming an apparent link with Cornton on the northern edge of Stirling.
4.249 The carseland outside of the settlement is mainly agricultural land, laid out in fields which are mostly open with occasional hedgerows and shelterbelts forming the
Reference: RLP034-R002 Page 67 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
boundaries. The view shows two main areas of carseland, one encircled by the settlements of Bridge of Allan and Stirling and the other extending to the Touch Hills and into the valley beyond Bridge of Allan.
4.250 The wooded lower slopes of the Ochills form a natural boundary to the encircled carseland area. The geometic shapes of the field boundaries are excerbated in this encircled area by the edge of settlement. This is particularly seen in Bridge of Allan which protrudes into the carseland, following the geometric field pattern. It is also evident nearer to Stirling where the Wallace school protrudes into the landscape to the fore of Causewayhead, near the foot of the Wallace Monument.
4.251 The wooded setting of the Wallace Monument is visually connected with the wooded lower slopes of Ochil Hills in the fore and midground of the view and is echoed in the wooded crags of Stirling castle and Craigforth in the wider view.
4.252 Key features in the existing view from this location are annotated in the photograph in Figure 22.
Value
4.253 The viewpoint is located towards the south-western edge of the West Ochil Hills LLA. This is a proposed local landscape designation that denotes the scenic quality and value of the area. The viewpoint location is not marked on maps or indicated in tourist guides as a valued view. The view is considered to have a medium value.
Susceptibility to Change
4.254 The view from this viewpoint will be seen by two main visual receptor groups: road users, and people visiting the riding school.
4.255 The foreground of the view, characterised by the outlying wooded slopes of the Ochils, where Hermitage Wood clothes the hillsides to the north of Bridge of Allan has reduced susceptibility to change due to reduced visibility of the carse from the woodland. The Wallace Monument, along with Stirling Castle and Craigforth form point features in the view, on their respective craigs. Each of these are surrounded by degrees of urban development which reduces their susceptibility to change.
4.256 The wide, flat landscape of the Carse of Forth forms a broad swathe through the view. The encircled area of agricultural carseland, where the site is located, would have a higher susceptibility to change, as would be expected. However, its situation, on the edge of existing settlement reduces that susceptibility.
4.257 The proposed development will introduce housing and built elements into the encircled carseland fields in midground of the view. An area of parkland would also be visible to the fore of the built development in the view.
Reference: RLP034-R002 Page 68 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
4.258 Road users using the single track road will typically be travelling at around 30 mph and and will be focused on the narrow, single track road in the direction of travel. Therefore they wil will not be able to study the view in any great detail. Pedestrians and cyclists using the road would experience the views for longer. The overall susceptibility to change from users of the road is considered to be medium.
4.259 People visiting the riding school will typically be focused on equestrian recreational activities and will not be focused on the view. Susceptibility to change from visitors to the riding school is considered to be low-medium.
Sensitivity
4.260 The combination of the value of the view and its susceptibility to the proposed development results in a medium sensitivity for road users, and a medium sensitivity for people visiting the riding school.
Magnitude of Change
4.261 There are several factors which determine the magnitude of change resulting from the proposed development on the view:
The proposed development will introduce built elements (housing, a school and roads) into carse fields in midground of the view.
The built elements of the proposed development will be viewed in the midground of the view at a distance of approximately 1.34 km.
The built elements of the proposed development will be visible beyond existing carse fields which will be retained to the fore of the proposed development.
The proposed development will introduce SUDS ponds and riparian planting that will filter views of the built Development over time.
The proposed development will introduce parkland into the view which will be seen to the fore of the built development.
The proposed development will be seen in the context of Causewayhead urban area and will appear to extend the urban edge of the settlement forwards towards the viewer, closing the apparent gap between Causewayhead and Bridge of Allan.
Although the proposed development will result in a northern extension of urban Stirling in the view, open fields and parkland will maintain a green wedge between Stirling and Bridge of Allan.
4.262 Based on an evaluation of these factors, the magnitude of change resulting from the introduction of the proposed development into the view is assessed as medium.
Reference: RLP034-R002 Page 69 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Assessed Effect
4.263 The overall effect of the proposed development is assessed as not significant for road users, and not significant for people visiting the riding school.
Viewpoint 9: Cornton Road (B823), Cornton
Existing View
4.264 The existing view is representative of views from Cornton Road, residential housing along the road, and Cornton Vale prison. It is located on the footpath beside the road, adjacent to a footpath leading to residential housing and between a primary school and HMP Cornton Vale.
4.265 The view is oriented east to north-east over carseland towards the western slopes of the Ochil Hills. The depth of carseland is foreshortened in the view by the rail line which is slightly raised from the surrounding flat landform and runs along the outer boundary of the grass field in the foreground. This prevents visibility and connection to the flat carseland fields beyond.
4.266 The rising Ochil landform reaches a peak at Dumyat Hill in the view, before falling steeply at Castle Law and the Kips where it is screened by the rising landform of Spittal hill. The sense of enclosure in the view is is completed by Abbey Craig and the Wallace monument which rise to the right of Spittal Hill in the view, and the northern edge of the settlement of Cornton.
4.267 Settlement in the view is seen in the lower hill slopes of the Ochil Hills where dwellings in Bridge of Allan and university buildings are visible amongst trees and woodland forming a horizontal line of development to the fore of the Ochill Hills. Development continues into the lower slopes of Spittal Hill, and again at Causewayhead and Cornton, situated beneath Abbey Craig. In the wider view the settlement of Cornton is situated out of view to the right and continues behind the viewer. HMP Cornton Vale is also situated to the far left of the view (as shown in the aerial view in Figure 23a).
4.268 Key features in the existing view from this location are annotated in the existing view photograph above (Figure 23).
Value
4.269 There are no landscape designations or viewing points marked on OS maps of the region. The viewpoint is located on a minor road adjacent to housing. The view features the Wallace Monument which is described in tourist information as an iconic landscape feature. The view is considered to have a low-medium value.
Susceptibility to Change
Reference: RLP034-R002 Page 70 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
4.270 The view from this viewpoint will be seen by three main visual receptor groups: Residents in adjacent housing, road users using the road, and, staff who work at the prison or school.
4.271 The foreground of the view is characterised by a large open carse field which is part of an extended field system, continuing towards the wooded slopes of the Ochil Hills. Although development is already visible beyond the carselend, this is the location of the proposed development site and is therefore susceptible to change.
4.272 To the right of the view, Causewayhead is visible beyond a wooded edge and the northern edge of Cornton is clearly visible to the far right. Views to and from these settlement edges are also susceptible to change due to the close proximity of the proposed Development. The Wallace Monument forms a distinctive point feature to the right of the Ochils in the view. Susceptibility to change is reduced by settlement at Causewayhead which forms part of the existing elements in the foreground of the Wallace Monument.
4.273 The proposed development will introduce housing and built elements into the carseland fields in midground of the view creating a new urban edge. There will be planting within the proposed development around SUDs ponds which will soften the view over time.
4.274 Residents in local houses have a higher susceptibility to change from the proposed development, since it will be a permanent feature in their views from their primary place of residence. They will have a high susceptibility to change.
4.275 Road users using Cornton Road will typically be travelling at around 30 mph along this section of road and will be focused on the road ahead. Therefore, they will not be able to study the view in any great detail and are considered to have a low susceptibility to change.
4.276 Staff working at the prison / school are sensitive to changes in the viewsince it will be a permanent feature in regular views from their place of work. However their primary focus will be on their place of work, rather than the view and they are considered to have a low-medium susceptibility to change.
Sensitivity
4.277 The combination of the value of the view and its susceptibility to the proposed development results in a medium-high sensitivity for residents, a low-medium sensitivity for road users, and a low-medium sensitivity for staff who work at the prison / school.
Magnitude of Change
Reference: RLP034-R002 Page 71 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
4.278 There are several factors which determine the magnitude of change resulting from the proposed development on the view:
The proposed development will introduce built features including housing and a school into fields in the midground of the view immediately beyond the rail line.
The proposed development spans the eastern edge of the foreground field and form a new urban edge in the view.
The proposed development will filter views towards the Bridge of Allan, the University and Spittal Hill.
Dumyat Hill will be visible above housing in the view. The proposed development will be seen in the context of a rail line, the existing settlement of Causewayhead, Cornton and Bridge of Allan.
The built elements of the proposed development will be viewed at close proximity.
The proposed development will introduce riparian tree planting that will soften views of the built Development over time and integrate with existing woodland features in the view.
4.279 Based on an evaluation of these factors, the magnitude of change resulting from the introduction of the proposed development into the view is assessed as high.
Assessed Effect
4.280 The overall effect of the proposed development is assessed as significant for residents, not significant for road users and not significant for staff who work at the school and prison.
Viewpoint 10: Minor Road Adjacent to M9
Existing View
4.281 The existing view is representative of views from the M9 motorway and the minor road to the west of Netherton Farm and the Bridge of Allan. It is located at grade on the minor road, prior to an overbridge over the motorway.
4.282 The view is situated in the expansive open agricultural landscape in the Carse of Forth. The foreground of the view is characterised by a flat carseland field pattern, punctuated by occasional telegraph poles, field boundary trees and hedgerows. The wider view across the carseland is long range and features the eastern edge of the carse formed by the Ochil Hills which rise from the flat landscape to the left of the view. To the right of the Ochils the flat landscape is punctuated by the Wallace Monument and Stirling Castle which rise from the carse on their respective craigs and
Reference: RLP034-R002 Page 72 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
form prominent point features in the view.
4.283 Although views across the large open fields are long range, the settlements of Stirling and Bridge of Allan are not highly visible due to intervening hedgerows and trees alongside riparian woodland beside the River Forth. These elements also screen views to closer range built features such as HMP Cornton Vale. Despite the screening, the northeastern edge of Bridge of Allan is visible on the lower hill slopes of the Ochils. The western edges of the settlements of Bridge of Allan and the Cornton area of Stirling are also partially visible in the carse landscape spanning the area between Stirling Castle and the Ochil Hills.
4.284 The large horizontal expanse of the Carse of Forth accommodates settlement in the view. The scale of the flat landscape is also echoed in the large field sizes which tend to make distant features look small due to the perspective caused by long field boundaries in the foreground.
4.285 Key features in the existing view from this location are annotated in the existing view photograph in Figure 24.
Value
4.286 Although there are no landscape designations in this location that would increase the value of the view, the view includes Stirling Castle and the Wallace Monument which are both identified in tourist guides. The view is considered to have a medium value.
Susceptibility to Change
4.287 The view from this viewpoint will be seen by two main visual receptor groups: motorists using the M9 motorway, and, users of the minor road.
4.288 Motorists using the M9 motorway will typically be travelling at around 60 mph and therefore will not be able to study the view in any great detail. The main focus of drivers will be on the road ahead of them. The view is oblique to the direction of travel but does contain point features that would attract attention in the view. Susceptibility to change for users of the M9 is assessed as low.
4.289 Road users using the single track road will typically be travelling at around 30-40 mph and therefore will not be able to study the view in any great detail. Pedestrians and cyclists using the road would experience the views for longer. Susceptibility to change for users of the single track road is assessed as low-medium.
4.290 The large horizontal scale of the landscape from this location combined with the scrrening from field boundary planting and riparian woodland along the River Forth reduce the susceptibility to change from the proposed development. The distance to
Reference: RLP034-R002 Page 73 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
the proposed development also means that the proposed site will occupy a relatively small extent of the overall view.
4.291 The main focal points within the view, including the Wallace Monument and Stirling Castle will still maintain their integrity in the visual composition of the view.
4.292 The view towards the proposed development is screened by intervening woodland and hedgerows to the left of the Wallace Monument, although taller elements of the proposed development may be partially visible through the trees in winter views.
Sensitivity
4.293 The combination of the value of the view and its susceptibility to the proposed development results in a low sensitivity for Motorists on the M9, and a low-medium sensitivity for users of the minor road.
Magnitude of Change
4.294 There are several factors which determine the magnitude of change resulting from the proposed development on the view:
The proposed development will introduce built elements (housing, a school and roads) into carse fields into the view behind existing woodland screening.
Cranes would be apparent features of the view whilst the proposed development is under construction.
Where the proposed development will be potentially seen between gaps in woodland, it would be seen in the context of Causewayhead urban area and will appear to extend the urban edge of the settlement.
The built elements of the proposed development will be viewed in at a distance of approximately 1.59 km.
Screening by intervening hedgerow field boundaries will reduce visibility of built development.
4.295 Based on an evaluation of these factors, the magnitude of change resulting from the introduction of the proposed development into the view is assessed as low.
Assessed Effect
4.296 The overall effect of the proposed development is assessed as not significant for Motorists on the M9, and not significant for users of the minor road.
Viewpoint 11: Westerlea Drive, Bridge of Allan
Existing View
4.297 The existing view is representative of views from residential houses on the southern
Reference: RLP034-R002 Page 74 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
edge of Westerlea Drive. It is located in a public park, adjacent to residential houses.
4.298 The view is over the area of carseland between the settlement of Bridge of Allan and Causewayhead. The view features large fields of improved grassland in the foreground separated by gappy hedgerows. A manhole cover in the foreground combined with the unkempt hedgerow, a mobile mast in the centre of the view, and urban elements around the edge detract from a sense of rural ambience.
4.299 The large craggy outcrops of Abbey Hill and Gowanhill rise from the flat carseland in the view and form prominent point features, their presence augmented by the Wallace Monument and Stirling Castle, respectively. These two landforms frame the expanse of flat carseland in the view and are flanked by the Touch Hills to the right of the view which forms an undulating skyline, and the Ochil Hills which rise beyond the hedge in the wider view to the left.
4.300 The settlement of Causewayhead is partially visible through gaps in the hedgerow of the field and extend to fill the area between the castle and Abbey Craig, forming a distant horizontal line of development and denoting an abrupt end to the carse fields. Closer built development is seen to the right of the view where the edge of Cornton is visible.
4.301 Wallace school is visible to the left of the view and appears as a series of colourful blocks at the base of the Wallace Monument. The school increases the visual connection with Causewayhead and the sense of an abrupt edge to the carse field.
4.302 Key features in the existing view from this location are annotated in the existing view photograph in Figure 25.
Value
4.303 Although there are no landscape designations in this location that would increase the value of the view, the view includes Stirling Castle and the Wallace Monument which are both identified in tourist guides. The view is considered to have a medium value.
Susceptibility to Change
4.304 The view from this viewpoint will be seen by two main visual receptor groups: Residents in adjacent housing, users of the public park.
4.305 Residents in local houses have a high susceptibility to change from the proposed development, since it will be a permanent feature in their views from their primary place of residence.
4.306 Recreational users of the public park will be focused on recreational activities and are unlikely to be focused on the view. They will have a low susceptibility to change.
Reference: RLP034-R002 Page 75 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
4.307 The proposed development would be situated in the large open carse fields beyond the hedge in the foreground of the view. Although Causewayhead is visible in this part of the view, the proposed development would bring the developed edge of the settlement closer in the view. Planting and parkland would feature in the view to produce a softened, transitional edge and changing the composition of the view.
4.308 The proposed development would bring the built edge closer in the view to the fore of Stirling Castle and the Wallace Monument. These will remain visible elements above the proposed development in the view.
Sensitivity
4.309 The combination of the value of the view and its susceptibility to the proposed development results in a medium-high sensitivity for residents in their homes, and a medium sensitivity for users of the public park.
Magnitude of Change
4.310 There are several factors which determine the magnitude of change resulting from the proposed development on the view:
The proposed development will introduce built features including housing and road and path infrastructure into fields in the midground of the view immediately beyond the hedgerow.
The proposed development span the view from Cornton to beyond the Wallace Monument and will form a new urban edge in the view.
The Wallace Monument and Stirling Castle will be visible above built development.
Located in close proximity to the viewpoint.
The proposed development will be seen in the context of the existing settlement of Causewayhead and Cornton.
The built elements of the proposed development will be viewed close proximity, narrowing the apparent separation with Causewayhead.
Parkland will be visible on the edge of the built development area.
The proposed development will introduce riparian tree planting that will soften views of the built Development over time.
4.311 Based on an evaluation of these factors, the magnitude of change resulting from the introduction of the proposed development into the view is assessed as medium- high.
Assessed Effect
Reference: RLP034-R002 Page 76 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
4.312 The overall effect of the proposed development is assessed as significant for residents, and significant for users of the public park.
Summary and Conclusions
4.313 An assessment of the likely landscape effects resulting from the proposed development has been undertaken, based on the proposed development Framework prepared by Simpson and Brown Architects. This has considered the effect on physical landscape resources within the application site, on landscape character (types/areas) and on landscape designations within the study area. The assessment of visual effects resulting from the proposed development is informed through an analysis of the Zone of Visible Influence (ZTV), viewpoint assessment and effects on visual receptors.
4.314 The principal physical effect that the proposed development will have on the landscape fabric of the site is the proposed development of eight small scale fields within an area of pastural carseland through the introduction of residential housing and a primary school. The fields are used for grazing cattle and are assessed as having a medium-high sensitivity to change from the proposed development within the immediate area of the proposed development with a lower sensitivity to the proposed development elsewhere. The proposed development would have a medium-high effect in the immediate location and a low-medium effect in the wider area.
4.315 The nature of the effect on the baseline is assessed as adverse for areas of built development and beneficial for areas of enhanced woodland and field boundaries to the centre and north of the proposed site.
4.316 The Netherton and West Cornton LLCA, in which the proposed development is located, is an area of carseland which is situated in the broad, flat floodplain of the River Forth. Carseland is a relatively common feature in the wider landscape around Stirling and had been managed into a large network of arable and pastural fields. The flat nature of the landscape provides an open setting to other landscape features such as Stirling Castle and the Wallace Monument which are situated on crags that appear to rise dramatically out of the carse. Within the Netherton and West Cornton LLCA, the carseland is situated between the settlements of Stirling and the Bridge of Allan, continuing to the west of the Bridge of Allan. There is a division within the LLCA: To the east the LLCA is encircled by development, providing a green wedge between settlement edges. In contrast to the west, the LLCA relates more to the extensive agricultural landscape along the River Forth valley.
4.317 The proposed development is situated to the east of the Netherton and West Cornton
Reference: RLP034-R002 Page 77 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
LLCA where it will extend the influence of the existing urban edge of Causewayhead and redefine some of the LLCA near to the urban edge of Stirling as an Urban LLCA. Because of this it is assessed as having a significant effect on this localised area of the LLCA, although it would not be an uncharacteristic form of development in the context of the urban areas it adjoins. To the west of the LLCA, the magnitude of change is reduced due to the LLCA‟s relationship to the wider landscape, and the proposed development will have a less notable effect. The effect will be not significant from the western area of the LLCA.
4.318 The ZTV of the proposed development shows that views of it will be theoretically possible across the flat carse landscape containing fields and settlement, and on west and southwest facing slopes of the Ochils although in reality these are frequently screened by intervening buildings.
4.319 Extensive woodland areas and field boundary trees also screen many of these views across the flat landscape and views are also restricted in urban areas due to the built environment. The ZTV showed that there would be limited visibility from areas within Airthrey Castle GDL and no visibility from the area to the east of Abbey Craig - although the west face of Abbey Craig would have theoretical visibility, as would Stirling Castle, as they are elevated features in the flat landscape. The surrounding urban environment means that there are a number of urban edges and transport routes within this area that would have visibility of the proposed development and which have been assessed, alongside the more elevated areas, in the visual assessment.
4.320 The assessment of effects on views indicates that the proposed development will have a significant effect on views and visual receptors at relatively close range within the urban edges facing the proposed development. In particular residents and road / path users at Viewpoints 3 (Easter Cornton Road), 4 (Public Footpath Adjacent to Railway Line) and 9 (Cornton Road) will experience a high effect. Conversely, the effect for more distant viewpoints at Craig Gullies (Viewpoint 2), Stirling Castle (Viewpoint 7) and Drumbrae Farm Riding School (Viewpoint 8) is assessed as not significant.
4.321 The view from the Wallace Monument at Abbey Craig (Viewpoint 6) is identified as a viewing point on OS maps, giving it greater value as a view. The view spans the length of the Forth River valley with the Trossachs and Ben Lomond visible as a distant feature on clear days. In the foreground, the view looks out over the urban areas of Causewayhead, the recently built Wallace High School, Logie Road and Spittal Hill which act as contrasting elements to the wooded slopes of the Ochils and the green, flat carseland. The area of green carseland is visible as a „green wedge‟
Reference: RLP034-R002 Page 78 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
between settlements and cuts a broad swathe through the landscape, appearing to connect the Ochils to the wider agricultural valley beyond the Bridge of Allan and HMP Cornton Vale.
4.322 The proposed development would extend the influence of the urban area in the view and introduce built development and parkland that would appear to wrap around the visually prominent Wallace School. The magnitude of change in the view is assessed as medium-high since urban elements already feature strongly in the view. The overall effect is assessed as significant which reflects the medium-high sensitivity of the viewer to change in combination with the magnitude of change.
4.323 Although the proposed development will extend the northern edge of Stirling into the existing carseland area, the visual „green wedge‟ separating Stirling and Bridge of Allan will be retained. Areas of existing open agricultural field will be kept to the north of the proposed development and an area of parkland will span the middle of the site, to the immediate north of the built development area. The park will complement extensive SUDs areas within the built development area and will echo the designed landscape around Stirling university to the east of the site.
4.324 It is inevitable with the proposed development of a new residential area that higher levels of effect will occur at some receptors, particularly those in close proximity to the site. Similar considerations will have applied at the time the current urban expansion at Causewayhead and Bridge of Allan was planned. There has been a transitional change in the carseland from farmland to settlement which has been accepted over the years in order to meet the needs of a growing population. The LVIA has indicated that the visual effects of the proposed development will be of a localised nature and that they mainly occur at a relatively close range. In longer range views, it has been found that the proposed development, whilst remaining visible, would not be a defining feature but would appear to merge with the existing urban edge as a small component within the wider landscape composition.
4.325 The proposed development is located in a landscape in which strategic settlement has been easily accommodated due to the large scale of the receiving environment. The proposed development would add to the edge of this existing settlement pattern in an area of carse already encircled by development. The existing urban edge in this location at Bridge of Allan and Causewayhead is described as „unsatisfactory‟ in landscape terms in the Stirling Green Belt Landscape Study. The proposed development addresses the „unsatisfactory‟ urban edge by improving the existing settlement edge and linking to wider landscape enhancements in the form of a proposed park and enhanced woodland planting along the boundary of the settlement. In this way the proposed development offers a solution to address the
Reference: RLP034-R002 Page 79 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
existing urban edge and to secure a long term defensible edge to the settlements.
4.326 This assessment has indicated that some discernible landscape and visual effects are likely to occur as a consequence of the proposed Development Framework for the Airthrey Kerse site. This is not unusual given the strategic nature of the proposed development. It is likely than any strategic development of this scale adjacent to the existing urban edge would give rise to some notable landscape and visual effects, when implemented on a green field site.
4.327 The analysis undertaken within this assessment should therefore be read in conjunction with other planning application documents, including the proposed development Framework Report. These documents provide detail on the quality of the design response that has gone into the proposed development and demonstrate how the identified landscape and visual effects may be addressed, at least in part, by the integrity of place making that is envisaged for the site.
Reference: RLP034-R002 Page 80 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
5.0 TRAFFIC AND TRANSPORT
Introduction
5.1 This chapter assesses the effects of the proposed mixed use development at Airthrey Green on the local road network. The proposed development is described in full in Chapter 3 of this document and comprises 5 key elements which can be summarised as follows:
A parkland/open space corridor, including footpath and cycle route linkages, aimed at maintaining the separate identity of the Bridge of Allan and Causewayhead communities and accommodating key elements of the development drainage strategy;
A flood alleviation scheme based on sustainable urban drainage (SUDS) principles and features;
Neighbourhood centre including local retail and healthcare facilities;
New primary school immediately to the west of Wallace High School; and
Residential development, including affordable housing, to the north of Easter Cornton Road and to the west of Airthrey Road.
5.1 This chapter assesses the key principles of the transport strategy for the proposed Airthrey Green development, aimed at delivering a sustainable community where transport demands can be managed through the implementation of walking, cycling and public transport initiatives. Whilst traffic management will be a consideration, the overarching characteristics of the proposal are based on sustainable transport provision.
5.2 This chapter does not however provide an assessment of the detailed effects of the proposed development on the local road network, nor the capacity of the network to support additional traffic associated with the proposed development, including traffic generated during the construction phase. Indeed, this chapter will be supplemented with additional modelling work upon further agreement of the methodology with Stirling Council roads officers.
5.3 This chapter identifies the relevant planning policy context which has guided the traffic and transportation elements of the Airthrey Green development, and describes the methodologies used to carry out the assessment. Potential transportation effects are assessed using suitable significance criteria. Where necessary or appropriate, mitigation measures are described and the resulting residual effects are assessed. This chapter focuses on the potential impacts and effects associated with the development traffic and the construction phase, and examines the accessibility of
Reference: RLP034-R002 Page 81 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
the development by sustainable modes of transport, namely walking, cycling and public transport.
5.4 This chapter should be read in conjunction with the Transportation Statement for the proposed development, undertaken by SCC which accompanies the application for planning permission in principle.
Policy and Guidance Framework
5.5 The traffic and transportation elements associated with the Airthrey Green development have been considered against the following relevant national and local planning policy and guidance:
Scottish Planning Policy
PAN 75: Planning for Transport
Designing Streets
Stirling Council Proposed Local Development Plan
Stirling Council Local Transport Strategy
Stirling Council City Transport Strategy
Stirling Council Supplementary Guidance on Ensuring a Choice of Access for New Developments (SG14).
5.6 The relevant transportation policy requirements containes in these documents that are applicable to the Airthrey Green development are highlighted below.
Scottish Planning Policy (SPP)
5.7 The purpose of the SPP is to provide policy on land use planning, the associated planning process and the document highlights a range of considerations from a transport perspective.
5.8 The SPP introduces a presumption in favour of development that contributes to sustainable development. Para 28 provides that the planning system should support economically, environmentally and socially sustainable places by enabling development that balances the costs and benefits of a proposal over the longer term. The aim is to achieve the right development in the right place. The SPP continues by providing that policies and decisions should be guided by a series of principles including giving due weight to net economic benefit, supporting good design and the six qualities of successful places, supporting the delivery of accessible housing, business and transport.
5.9 Integrating development into the fabric of an area and facilitating a mix of uses that
Reference: RLP034-R002 Page 82 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
reduce the dependence on private car journeys sits at the core of the SPP‟s approach top transport planning, as detailed in para 46, described as “Easy to move around and beyond.” Within the policy framework detailed in the section of A Connected Place, the SPP details a policy framework which champions sustainable transport patterns. Underpinning this is the aim of promote development which maximises the extent to which travel demands are met firstly through walking, then cycling, then public transport and finally through use of the private car (para 273). This requires careful site selection, masterplanning, land use mix and phasing.
PAN 75: Planning for Transport
5.10 PAN 75 provides a good practice guide for planning authorities and developers in relation to carrying out policy development, proposal assessment, and project delivery.
5.11 Paragraphs 7 and 24 of the document highlight the following:- “The intention is for new developments to be user focused and for the transport element to promote genuine choice, so that each mode contributes its full potential and people can move easily between different modes. Consideration should be given to freight logistics as well as person travel” and “Development plan policy should encourage development of significant travel generating proposals at locations which are key nodes on the public transport network that have a potential for higher density development and a potential for mixed use development with an emphasis on high quality design and innovation. These locations should encourage modal shift of people and freight by providing good linkages to rail, walking and cycling networks and with vehicular considerations, including parking, having a less significant role. Mixed use development, for example the inclusion of local shops and services within larger housing developments can encourage multi-purpose trips and reduce overall distances travelled by car by bringing together related land uses.”
Designing Streets, Scottish Government
5.12 Designing Streets emphasises the importance of providing well designed streets at the heart of sustainable communities and demonstrates the benefits that can be realised by assigning a higher priority to pedestrians and cyclists from good street design. The document seeks a shift away from a rigid application of design standards to a more holistic approach to the creation of places.
5.13 It also updates the link between existing planning and transportation policy and street design and incorporates the principles set out in PAN 76 New Residential streets.
5.14 Designing Streets is the first policy statement in Scotland for street design and marks
Reference: RLP034-R002 Page 83 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
a change in the emphasis of guidance on street design towards place-making and pedestrian movement and away from a system focused upon the dominance of motor vehicles. It has been created to support the Scottish Government‟s place- making agenda and is intended to sit alongside the 2001 planning policy document Designing Places, which sets out government aspirations for design and the role of the planning system in delivering these.
5.15 Designing Streets is mainly used for the design, construction, maintenance and adoption of new streets, along with existing streets subject to re-design. It is in the process of being adopted by all Scottish local authorities and will provide the basis for local and site-specific policy and guidance.
Local Development Plan, Stirling Council
5.16 Stirling Council‟s Local Development Plan sets out a range of transportation objectives as follows. Overarching policy objectives are to reduce the need to travel and encourage active travel and other more sustainable travel modes and enhance connectivity and develop active travel routes and to develop public transport networks.
5.17 Policy 1.1, “Site Planning” states that: “All buildings, streets and open spaces should be considered and designed in a manner so as to create safe, accessible, inclusive places for people, which are easily navigable, particularly on foot, bicycle and public transport. Any adopted core path and other established right of access should be retained”.
5.18 Policy 2.8, “Sites Suitable for a Mix of Uses” states that: “(a) Development incorporating a mix of uses will be expected and supported in the following instances: On sites located close to, and easily accessed by, major public transport routes and nodes within the Core Area, and which are considered to support the Spatial Strategy”.
5.19 Policy 3.1, “Addressing the Travel Demands of New Development” highlights that:
In order to create accessible developments in sustainable locations, new development should be located where safely and conveniently accessible by walking, cycling and public transport as well as by motor vehicles;
Development should aim to reduce its travel demands, and to ensure that residual demands are met in a manner which ensures a safe and realistic choice of access by walking, cycling, public transport and motor vehicles.
5.20 Supplementary Guidance G14 (see below) supports the above policy by providing guidance on how developments will be expected to assess and demonstrate there is a safe and realistic choice of access.
Reference: RLP034-R002 Page 84 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
5.21 Policy 3.3 “Developer Contributions” states that “Developers will be required to make a fair and reasonable contribution (financial or „in kind‟), which is necessary and proportionate to the scale and nature of the development, relative to “Ensuring that there is a safe and realistic choice of access including addressing the impact on transport networks in the immediate vicinty of the development. In addition in the City (Core) Area, there will also be a requirement for developments (above thresholds set out in SG14) to contribute to infrastructure necessary as a consequence of the cumulative impact of developments”.
5.22 Primary Policy 4 “Greenhouse Gas Reduction” states that all new development should: “Optimise accessibility to active travel opportunities and public transport”.
5.23 Within the Bridge of Allan section (page 123) provision is made to safeguard land at Airthrey to ensure the Cornton to Airthrey link is constructed, and that future development of the application site treats the Kildean to Bridge of Allan Corridor link road as a street, consistent with national policy on urban planning (see SPP commentary above).
Local Transport Strategy, Stirling Council
5.24 Stirling Council adopted it's LTS in 2006. This is a high level strategy document, with the associated programmes set out in delivery plans for rural and city (City Transport Strategy) areas.
5.25 A mid-term review was undertaken on the LTS in 2011, and the Council's Executive Committee (May 2011) found it still fit for purpose in the context of providing a high level framework. The delivery plan for the City was subsequently reviewed in parallel with the development of the LDP, and a new delivery plan - The City Transport Plan - was adopted by the Environment and Housing Committee in June 2013. The City Transport Strategy is discussed in the next section.
City Transport Strategy, Stirling Council
5.26 The Council‟s City Transport Strategy sets out a number of Principle Objectives as follows:
Promote safer travel for all;
Maintain & manage the existing transport network effectively;
Increase transport accessibility for people with restricted options;
Increase travel choices and enhance linkages between different means of travel to reduce the need to for car use; and
Support and enable future development through sustainable transport.
Reference: RLP034-R002 Page 85 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Stirling City Strategic Investment Plan
5.27 Approved in 2014, the City Strategic Investment Plan sets out Stirling Council‟s strategy for co-ordinated investment in infrastructure to support sustainable economic growth. This is closely aligned to the LDP and is intended to support the sustainable expansion of the City and to diversify the local economy. A series of prioritised projects are listed, including (viii) Kildean to Bridge of Allan Corridor. The Airthrey green project is closely aligned to the Plan by virtue of its ability to deliver a new £20M dairy and new products facility and a keys section of the Kildean to Cornton link road which the LDP provides should be designed as a street. This is reflected in the accompanying development framework.
Proposed Supplementary Guidance SG14: Supplementary Guidance on Ensuring a Choice of Access for New Developments, Stirling Council
5.28 The purpose of this Guidance is to set the framework for how the Council will consider the transport and access issues in relation to new development and changes of use where planning permission is required.
5.29 The objectives of the guidance are:
To ensure that the travel demands of a new development are met in a manner which ensures a safe, realistic and convenient choice of access for all to development by walking, cycling, public transport and motor vehicles;
To ensure that the impact of development on the safety and efficiency of the transport networks are minimised.
5.30 The document emphasises the importance of providing a choice of access and promoting access by sustainable modes which will be most easily achieved if the travel demands of a development are considered in the following order:
reduce the need to travel;
maximise access by walking, cycling and public transport; and
identify mitigation measures required to accommodate residual vehicle trips
5.31 SG14 includes advice on transport statements, transport assessments, travel plans, improving walking, cycling and public transport access and parking standards. SG14, Policy 3.3 and SG16 also set out when developer contributions will be required to either ensure a safe and realistic choice of access and / or enable infrastructure improvements necessary as a consequence of the cumulative impact of developments.
Summary
Reference: RLP034-R002 Page 86 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
5.32 Local and National Government policy documents highlight the need to consider sustainable transportation modes as well as the surrounding environment when considering the likely impacts of development proposals. Recent guidance including PAN 76 and Designing Streets indicate best practice guidance in the design of new developments.
5.33 This report goes on to describe how the locational characteristics of Airthrey Green including access to a range of amenities and the availability of a range of sustainable transport networks, enables the proposal to accord with a wide range of policy objectives.
Assessment Methodology
5.34 The potential effects of the proposed development traffic and construction stage have been assessed with reference to published guidance, consultation and baseline studies. The following guidance documents have informed the methodology in undertaking the assessment:
Institution of Highways and Transportation (IHT): „Guidelines for Traffic Impact Assessment‟,
Scottish Government: „Transport Assessment Guidance‟, 2012; and
Institute of Environmental Assessment (IEA): „Guidelines for the Environmental Assessment of Road Traffic‟ 1993, (the IEA Guidelines).
5.35 The IHT Guidelines recommend that reference should be made to the IEA Guidelines in the production of an ES for large developments. Although somewhat outdated, the IEA's 'Guidelines for Environmental Assessment of Road Traffic' (1993) and then the Design Manual for Roads and Bridges, Volume 11, Section 3, Part 8 „Pedestrian and Others and Community Effects‟ (DMRB V11), indicate that the most perceptible impacts of traffic relate to the issues noted below, and that these issues should be assessed when finalised design year traffic flows are available during the study process.
Noise;
Severance;
Pedestrian delay; and
Intimidation.
5.36 In addition to these key factors, this assessment of transport effects also considers:
Traffic impact; and
Road safety issues.
Reference: RLP034-R002 Page 87 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
5.37 In terms of the significance of impact, DMRB V11 and EART 1993 set out two measures to define where environmental impact analysis would be required. These are (1) links where total traffic flow (or number of HGVs) would increase by more than 30%, and (2) sensitive sites where traffic flow would increase by 10%.
5.38 With respect to Pedestrian, Severance, Intimidation and Community effects, DMRB V11 sets out traffic increases of 30%, 60% and 90% as being "Slight", "Moderate" and "Substantial" impacts in relation to traffic in Built-up areas, as shown in Table 8.1, which includes “Negligible” to describe the impact below 30%.
5.39 Assessing the significance of the traffic and transport effects that result from the proposed development depends on several key factors. The main factors influencing the significance of an effect relate to the magnitude of change, taking into account the time frame of change and the number and sensitivity of any receptors in the area of interest.
5.40 Traffic and transportation receptors relate to those that are impacted upon by the traffic movements generated by the development proposals. The sensitivity of a receptor is detailed in Table 5.1 below.
Table 5.1: Sensitivity of Receptor
Sensitivity of Criteria Potential Receptor Negligible Receptor is insensitive to impact; no discernable changes.
Low Receptor responds minimally to impact, such that only major changes are discernable.
Medium Receptor responds to impact in a discernable way.
High Receptor responds significantly to impact.
5.41 The predicted impact of the Airthrey Green Development on the various receptors has been assessed against the aforementioned criteria to determine significance of impacts on traffic levels. The significance of the effect associated with changes to traffic and transport are shown in Table 5.2, over.
Reference: RLP034-R002 Page 88 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Table 5.2: Magnitude of effect associated with traffic predicted increase
Change Base Traffic Level Magnitude of Effect
≥ 90% High
≥ 60% and < 90% Medium
≥30% and < 60% Low
>0 and < 30% Negligible
0 No Change
5.42 Combining these tables provides for the following levels of impact to be identified for each receptor, shown in table 5.6
Table 5.6: Impact Significance Matrix
Magnitude Significance of Receptor of effect Low Medium High High Slight/Moderate Moderate/Large Large/Very Large Medium Slight Moderate Moderate/Large
Low Neutral/Slight Slight Slight/Moderate Negligible Neutral/Slight Neutral/Slight Slight No change Neutral Neutral Neutral
Consultation
5.43 The proposals have been discussed with various Stirling Council traffic, transport and public transport officers. It is recognised that the development proposal:
Has the potential to retain trips within Stirling;
Can encourage local non-vehicular trips;
Can forge close links with the University and the city centre; and
Can deliver better access to the University campus itself.
5.44 It has been agreed that a detailed traffic modelling exercise will be undertaken to identify how the proposals can be aligned with Stirling Council‟s City Transport Strategy which is currently being reviewed and updated. A “refreshed” Stirling Paramics Traffic Model is currently being developed to assist with this process.
5.45 Discussions with Stirling Council have indicated that provision should be made for a possible Cornton to Stirling University connection i.e. the eastern section of some future Kildean Link Road. This reflects the LDP provision for Bridge of Allan on ensuring that land is safeguarded for the Cornton to Bridge of Allan section of the
Reference: RLP034-R002 Page 89 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Kildean link as provided for in the City Strategic Investment Plan. The Council has indicated that this route should have the characteristics of a street as opposed to a strategic road corridor – this approach is consistent with the Scottish Government‟s Designing Streets policy document which states that : “All thoroughfares within urban settings and rural boundaries should normally be treated as streets”.
5.46 The proposed Airthrey Green layout is consistent with this policy requirement given that it delivers a series of well-connected streets between Cornton to the west and the University to the east which can form part of some future Kildean Link Road connection.
5.47 It is noted that if the entire Kildean Link Road materialises in the future then Airthrey Green will also be connected to Cornton Road and also further west to the Kildean area of the city. It is worth noting therefore that the provision of a continuation of the Kildean Link eastward through Airthrey Green may reduce traffic levels on Cornton Road when compared to any Link Road scheme that terminated on Cornton Road.
5.48 A series of meetings have also taken place with Network Rail and First Bus to ensure that public transport considerations have been built into the overall Airthrey Green transportation strategy.
5.49 It is particularly relevant to note that Network Rail are currently considering various strategies with respect to both vehicular and pedestrian crossing facilities on Cornton Road and are reluctant to see an increase in traffic on this route. Consultation with Network has highlighted their desire to assess the following three scenarios:
Levels of traffic on Cornton Road with and without the Kildean link road;
Impact on the pedestrian level crossing; and
Education catchment
5.50 Given the above, the full Transportation Assessment process will bring together Stirling Council, Network Rail and Airthrey Green considerations in order to identify a range of coordinated and complimentary interventions aimed at managing not only Airthrey Green transport demands but also those associated with the wider north Stirling area.
Baseline Conditions and Impact Assessment
5.51 The main traffic and transportation characteristics of the development will be associated with the proposed residential elements given that the other uses will generate fewer movements. The operation of the road network during the weekday AM and PM peak periods will be the main considerations when more detailed traffic
Reference: RLP034-R002 Page 90 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
modelling studies are undertaken in the future using Stirling Council‟s Paramics Traffic Model.
5.52 The following sections give a general overview of the traffic and transportation issues associated with each of the above masterplan elements.
Parkland and Open Space
5.53 These areas will be car free and will accommodate pedestrian and cycle movements both within and through the development area. This initiative will deliver significant connectivity improvements compared to the existing situation given that existing movement is frustrated by the current agricultural use.
5.54 The development layout recognises the importance of delivering good connections to, from and through the parkland and the existing residential and Stirling University areas. This arrangement will promote walking and cycling activities in line with a range of planning policy and health and well-being objectives.
Residential Development, North of Easter Cornton Road, Causewayhead
5.55 This element will be accessed via Easter Cornton Road and from a new roundabout on Airthrey Road Traffic impact on Easter Cornton Road, its junction with Causewayhead Road and Causewayhead Road itself and Airthrey Road will be considered in detail in the future in collaboration with Stirling Council.
5.56 The area will be developed in phases as shown in Figure 26 with Zone 1 being located at the east end of the site. The new roundabout on Airthrey Road will be used as the main construction access point for all phases thereby reducing any construction traffic impact on Easter Cornton Road. Airthrey Green will be developed in phases which will ensure minimum disruption to existing residents.
Primary School
5.57 A new local primary school will serve both existing and future primary school pupils. Causewayhead pupils currently fall within the Riverside Primary catchment area. Riverside Primary is located approximately 1 km, south of Causewayhead which involves pupils negotiating a busy road corridor, traffic junction and underpasses.
5.58 It is considered likely that only a few older pupils have the ability to make this journey on their own and some will be driven by car. Sustrans, the cycle charity, estimate that 20% of cars on the road network during the morning peak period are associated with children being driven to school. Riverside Primary School currently accommodates 330 main stream pupils plus nursery and special needs pupils. A significant number of pupils are very likely to come from the Causewayhead area as shown in Figure 27. The provision of a new school within Causewayhead has
Reference: RLP034-R002 Page 91 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
therefore the potential to reduce the number and length of car trips on the road network.
Airthrey Road and Causewayhead Road Corridors
5.59 Environmental improvements will be made to both Airthrey Road and Causewayhead Road to further improve connectivity and improve the streetscape characteristics of these traffic dominated corridors thereby encouraging walking and cycling.
Pedestrian and Cycle Network
5.60 Pedestrian and cycling networks help deliver sustainable, permeable and well- connected communities at a local as well as a strategic level. Various policy objectives can be delivered through the provision of good, safe and attractive walking and cycling networks. Pedestrian networks should include footway (adjacent to carriageway) and footpath (recreational paths away from carriageway) elements.
5.61 In addition to their movement functions, there is a recognition that good networks can deliver a range of health benefits in line with other government social and well- being objectives. Recent research has shown that the health benefits of merely living close to a green space are worth up to £300 per person per year – the importance of the proposed parkland and open space area as proposed in the masterplan should not therefore be underestimated. (http://www.bbc.co.uk/go/em/fr/-/news/science- environment-13616543).
5.62 The provision of permeable and well-connected walking and cycling routes within new communities and to existing settlements is another policy requirement. It is important to note that the delivery of some of these objectives are frustrated by the historic, and now frowned upon, cul de sac street layouts that can be found in both the existing Bridge of Allan and Causewayhead areas. Nevertheless, significant opportunities do exist to “knit” the masterplan into both of these communities as illustrated in Figure 28.
5.63 Links to the north will connect into Westerlea Drive, Bridge of Allan Primary School and the Stirling University junction on Airthrey Road. Links to the south and south west will connect with Cornton, Cornton Primary School, Causewayhead. Links to the east provide linkages to Stirling University, Wallace High School and also the north end of Causewayhead.
5.64 A walking time of 20 minutes (1.6 km.) is specified within the Scottish Government‟s “Transport Assessment and Implementation: A Guide” as a reasonable journey time for pedestrians. The 1.6 km. “walk in” catchment is illustrated in Figure 29 and shows an area that covers a very significant part of the north Stirling area including all of Causewayhead and most of Bridge of Allan. A range of services are located
Reference: RLP034-R002 Page 92 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
within this area.
5.65 The relationship between the Airthrey Green proposed pedestrian movement at the existing pedestrian/cycle railway level crossing at the west end of Easter Corton Road will be assessed through the scoping process.
5.66 Increased movements at the crossing will result from an increase in population in the area as a result of the Airthrey Green development, improved walking and cycling networks in the area which will be delivered by Airthrey Green and also the relatively recent construction of a footpath network along the River Forth to the west and south of the Westhaugh area.
5.67 In addition, Stirling Council, the NHS and other bodies have an aspiration to encourage Active Travel (walking and cycling) in order to reduce car based travel and improve the well-being of the population – this also will increase crossing demand over time and is independent of the emergence of Airthrey Green.
5.68 It is then clear that any future increase in demand at the crossing will be the result of a number of factors and not just the Airthrey Green development.
5.69 It is noted that there is an existing footbridge approximately 450 m. to the south of the level crossing which could be used as an alternative for some pedestrian or cycle trips in the area.
5.70 A cycling time of 20 minutes (5 kilometres) is identified within the Scottish Government‟s „Transport Assessment and Implementation: A Guide‟ as an acceptable cycle journey for a local trip. Figure 30 demonstrates that all of Bridge of Allan and Causewayhead, many of the commercial and business areas within Stirling and part of Dunblane is within this distance.
5.71 National Cycle Routes 765 and 76 (Road the Forth) are located to the east of Airthrey Green and provide linkages to the wider central belt area.
5.72 Figures 31 and 32, extracts from Stirling Council‟s cycle route map, show that Airthrey Green is surrounded by a network of on road and off road cycle routes which connect with the wider area.
5.73 Cycle shops providing sales and servicing are located in both Causewayhead and Bridge of Allan and are readily accessible to residents.
5.74 The above observations clearly illustrate that Airthrey Green is located in a very sustainable location given that it is surrounded by comprehensive walking and cycling networks, public transport opportunities and a range of facilities within easy reach.
Public Transport
Reference: RLP034-R002 Page 93 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
5.75 Good access to public transport is a key policy theme which is repeated in numerous policy documents including Scottish Planning Policy and Designing Streets.
Access to Bus Services
5.76 Existing bus services use the following road corridors alongside the Airthrey Green site:
A9 Airthrey Road (10 -15 frequency at peak times);
Easter Cornton Road (hourly service); and
B8033 Cornton Road (half hourly services).
5.77 The University bus service is the highest standard and most frequent service in the Council area - this is a self-funding commercial service. Significant elements of Airthrey Green will be within an acceptable distance (see below) of this service corridor.
5.78 Consultation with First Bus has revealed that the basic Monday to Saturday daytime frequency during semesters between the City Centre and University is now 14 buses per hour of which 12 operate via Causewayhead and the remaining two via Cornton. During University holidays the Unilink service doesn't operate reducing the service frequency via Causewayhead to six per hour. The Unilink registration allows First Bus to operate additional journeys over and above these frequencies when required.
5.79 First Bus have indicated that, in theory and subject to further consideration, the existing 58 Stirling to Dunblane service, which operates via Causewayhead, Stirling University and Bridge of Allan, could be re-routed through Airthrey Green.
5.80 A lower standard of bus services already exists along Easter Cornton Road – this is subsidised by the Council and is run by Hunters.
5.81 It is noted that Designing Streets recommends that development should be located within 400m of a bus stop. As noted above, consultation with First Bus has revealed that existing services could be diverted to serve Airthrey Green. Any diversion of the existing University service would be based on commercial decisions taken by the service provider.
5.82 Discussions with Stirling Council have confirmed that Airthrey Green provides a good opportunity for the phased introduction of services given the site‟s close proximity to existing established main public transport routes.
5.83 Figure 33 illustrates that all elements of Airthrey Green fall within an acceptable bus catchment of 400 m. walking distance to a bus stop if it is assumed that some form of service (new or existing diverted) makes use of the Airthrey Green street network.
Reference: RLP034-R002 Page 94 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Access to Rail Services
5.84 The centre of the masterplan area is approximately 2.6 kms to Bridge of Allan and 3.5 kms to Stirling train stations – both these distances are outwith the normally acceptable distance of 600 – 1000m walk to a train station but within an acceptable bus ride, as discussed below.
5.85 Bridge of Allan station is within an acceptable distance for cyclists (approximately 1800 – 3000m) and Stirling station is just over an acceptable distance away (3.2Kms.) however this is unlikely to deter cyclists given the very flat and direct route.
5.86 As discussed above with First Bus, a diverted 58 Service would run past both Stirling and Bridge of Allan train stations.
5.87 Park and Ride facilities are located at both stations although both station car parks are at or close to capacity during weekdays. There is however some scope to park on street close to Bridge of Allan station without incurring parking charges. Drivers can also park at Stirling Station or Forthside which is less expensive.
5.88 Service provision for trains at Stirling is higher than that at Bridge of Allan therefore it could be assumed that most rail users within the site would travel to Stirling Station. However Bridge of Allan station is less congested in the AM peak period and therefore it might be more attractive to commuters.
5.89 To conclude, Airthrey Green can be considered to have excellent access to bus services and acceptable access to train stations.
Surrounding Road Network
5.90 Airthrey Green will be accessed from two main road corridors, i.e. Airthrey Road to the east and Easter Cornton Road to the south as shown in Figure 34. The Airthrey Road access will take the form of a new roundabout which will not only serve Airthrey Green to the west but also the Sports Scotland Institute of Sport and Stirling University facilities to the east. This new junction will provide these existing institutions with a far higher standard of access. The roundabout will also have a traffic calming effect on Airthrey Road which is a main pupil and student pedestrian corridor.
5.91 The Airthrey Road connection provides ready access to the main north Stirling road network, i.e. the A9 and the A907 Alloa Road. The A907 provides easy access to the A91, the Stirling Eastern Distributor Road.
5.92 There will be three main vehicle accesses off Easter Cornton Road. It is envisaged that these will take the form of priority junctions. Traffic can then use a variety of
Reference: RLP034-R002 Page 95 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
routes to access the Causewayhead Road corridor at various locations.
5.93 Development car based trip rates have been discussed with Stirling Council who requested that local surveys of residential developments be undertaken in Stirling and then compared to generic national TRICS trip rate information. This exercise, work showed that local Stirling trip rates are lower than those suggested by national databases.
5.94 The preliminary forecast Airthrey Green trip rates are shown in table 5.7, however there is a case that these can be reduced. Discussions with Stirling Council are ongoing regarding the survey findings however they are considered to be a sound basis for determining Airthrey Green trip rates.
Table 5.7 - Proposed Development Vehicular Trip Generation Rates
Surveyed car Factor Forecast Car Surveyed Easter trip rate Trip Rate Cornton Rd
AM Peak Hour 0.64 0.87 0.56 0.45 Average exc Westhaugh
PM Peak Hour 0.66 0.87 0.57 0.55 Average exc Westhaugh
AM 3 Hour 1.35 0.87 1.18 0.96 Average exc Westhaugh
PM 3 hour 1.73 0.87 1.51 1.45 Average exc Westhaugh
5.95 Through an initial assessment of traffic volumes and local trip rates for residential neighbourhoods in the Stirling locality, the capacity of the local road network to accommodate the phased implementation of the project will be assessed, with appropriate measures put forward that seek to mitigate any impacts identified.
5.96 Localised improvements to the road network combined with a wider range of initiatives to facilitate access to and use of public transport and non-vehicular means of transport (i.e. cycling) to key facilities (i.e. primary and secondary school) will be required. These are described within this chapter and will be further tested and refined through the next stage of the transport assessment process following Stirling
Reference: RLP034-R002 Page 96 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Council‟s revised paramics model. This will form an addendum to the Environmental statement.
5.97 As part of the Transport Assessment, a threshold assessment will be undertaken to identify links / junctions surrounding the site where the proposals would have an adverse impact on existing movements.
Construction Traffic Movements
5.98 As with any major residential development project, housebuilders would only be appointed once planning permission was granted. This would likely lead to further detailed design development and technical input prior to developing the final programme, construction phasing and method statements. It is however anticipated that the proposed Airthrey Green residential development element will be developed in phases as shown in Figure 26, with phase 1 zone 1 being located at the east end of the site. The new roundabout on Airthrey Road will be used as the main construction access point for all phases thereby reducing any construction traffic impact on Easter Cornton Road.
5.99 The development works would be programmed such that the disruption to the local area is kept to an absolute minimum. All inbound construction traffic routing would be agreed with Stirling Council as local road authority General site operations, typically, would be contained to the following hours of operation, however this would be subject to provisions identified at the detailed planning stage and any special requirements applicable to the area neighbouring residential communities:
Monday – Friday 08.00 – 18.00 hours
Saturday 08.00 – 13.00 hours
Sunday/bank holidays No works (other than occasional special works by exception)
5.100 It is also possible that materials being delivered and removed could be accommodated using fixed wheeled (rigid) goods vehicles the largest being some 10 m in length.
5.101 A strategy for construction staff travel and parking would be developed to minimise vehicular travel to and from the development during construction, such that all other vehicles could easily be accommodated within the existing road. It is expected that the developer would put in place a logistics management plan which would require all deliveries to be booked in to avoid any build- up of construction vehicles on the public road.
5.102 Construction vehicle traffic and deliveries would be dispersed over the working day
Reference: RLP034-R002 Page 97 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
and so its impact on the operation of the road network or surrounding receptors would be minimised. The traffic movements of construction workers would vary over the course of the development depending on the phasing of construction and the stage of the build of a given area. Commuter trips however would, on the basis of a 08.00 start time and an 18.00 finish time, fall outwith the network peak hours thereby minimising any impact of construction traffic flows on the local road network.
5.103 Ultimately, it is considered that construction based vehicles will have a negligible impact on the total traffic flows on the surrounding road network.
Mitigation Measures
5.104 During the construction phase, it is expected that impacts from construction traffic would be mitigated by construction activities being limited by planning condition to the weekday daytime period. A Construction Traffic Management Plan should be developed to propose detailed controls once more detail regarding the proposed construction plan is developed.
5.105 An assessment of the traffic and transportations effects arising from the Airthrey Green development has identified a range of improvements to address issues associated with sustainable access to the development, traffic capacity and impact, and road network operation.
5.106 The emerging travel, transport and roads proposals represent a significant upgrading of the infrastructure in the area, which is intended to cater for the changes in demand resulting from the Proposed Development, but also to enhance the network and travel experience in the surrounding area.
5.107 Assessment of pedestrian effects such as Delay, Intimidation and Severance indicates that traffic impacts are not expected to be significant, and any relevant impacts from the Proposed Development would be addressed by the proposed enhancements to the road and particularly pedestrian and cycle networks.
Requirement for further Information
5.108 A future detailed traffic modelling exercise will be undertaken in close consultation with Stirling Council and will make use of the Council‟s own Stirling Paramics Model. This exercise has not been completed to date as the Model was being updated which took several months. This collaborative approach will ensure that the proposal is assessed using the same Model assumptions which are also being used to inform the Council‟s own City Transport Strategy. A Scoping Report has already been submitted to the Council which outlines the approach to the modelling exercise.
5.109 Modelling will consider development phasing and modal shift assumptions in order to arrive at a comprehensive set of mitigation measures that will focus on sustainable
Reference: RLP034-R002 Page 98 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
transport initiatives as far as possible in preference to the provision of further road capacity which is inconsistent with a range of Council and Central Government policy objectives.
5.110 Sustainable mitigation measures are likely to include the provision of high quality walking and cycling links and the enhancement of bus services in the area. Road network mitigation measures will take the form of network improvements. In addition to these measures, a Developer Contribution will be made to Stirling Council on the basis described in their Transport Planning Development Advice Note (DAN) which is aimed at delivering the City Transport Strategy.
5.111 Where road network mitigation measures are not physically possible funds will be redirected to the further enhancement of sustainable transport initiatives and/or an enhanced Developer Contribution towards the City Transport Strategy.
Conclusions
5.112 This chapter establishes that the application site is a sustainable location by virtue of its accessibility to key amenities and public transport routes. Through the careful integration of land uses and phasing shown in the accompanying development framework, the Airthrey Green project has the potential to facilitate best practice in settlement expansion for a transport management perspective without significant adverse environmental effects.
5.113 The initial assessment of traffic volumes and local trip rates for residential neighbourhoods in the Stirling locality, and their application to this project, indicate that the local road network may be able to accommodate the phased implementation of the project. Localised improvements to the road network combined with a wider range of initiatives to facilitate access to and use of public transport and non- vehicular means of transport (i.e. cycling) to key facilities (i.e. primary and secondary school) will be required. These are described within this chapter and will be further tested and refined through the next stage of the transport assessment process following Stirling Council‟s revised paramics model. This will form an addendum to the Environmental statement.
Reference: RLP034-R002 Page 99 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
6.0 HYDROLOGY
Introduction
6.1 This assessment has been undertaken in accordance with current industry standards. This chapter has been written by Ecus Ltd and reports on the assessment process which was undertaken between 2011- 2014 and evaluates the potential effects of the proposed development on surface water (hydrology) and groundwater (hydrogeology).
Policy Framework
6.2 The water environment is subject to various pieces of legal protection, national and local polices and best practice guidance. The legislation and policy summarised in Table 6.1 below has been consulted to provide a basis for this assessment. The guidance included in this table focusses on specific key protections and considerations afforded to the water environment and do not comprise an exhaustive list of guidance for all environmental aspects at Airthrey Green during construction of the development
Table 6.1: Relevant legislation and guidance
Legislation/Policy Target/Measure International Legislation and Policy The Water The Water Framework Directive (WFD, 2000/60/EC), has the main Framework objectives of protecting, enhancing and restoring Europe’s waters; Directive and its achieving ‘good’ status by 2015; establishing a baseline of no transposition into deterioration; and, encouraging the sustainable use of water resources National Law and the water environment. Enshrined in law as the Water Environment and Water Services (Scotland) Act 2003 (WEWS Act), which gives Scottish Ministers powers to introduce regulatory controls over water activities, in order to protect, improve and promote sustainable use of Scotland’s water environment
National Legislation and Policy
Water The Scottish Environment Protection Agency (SEPA) is the public body Environment and responsible for environmental protection in Scotland under both the Water Services Environment Act 1995 and the WEWS Act. Many SEPA Policies relating (Scotland) Act to water are now delivered by the regulatory methods produced to 2003 (WEWS Act) implement the Water Environment (Controlled Activities) (Scotland) Regulations 2011.
Reference: RLP034-R002 Page 100 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
The Controlled The Controlled Activities Regulations (CAR) means that it is an offence Activities to undertake the following activities without a CAR authorisation: Regulations discharges to all wetlands, surface waters and groundwaters (CAR) 2011 (replacing the Control of Pollution Act 1974); disposal to land (replacing the Groundwater Regulations 1998); abstractions from all wetlands, surface waters and groundwater; impoundments (dams and weirs) of rivers, lochs, wetlands and transitional waters; and engineering works in inland waters and wetlands. Any proposed site track water crossings would require authorisation under CAR. The SEPA Position Statements on Sediment Management (WAT-PS-06-03) and Culverting of Watercourses (WAT-PS-06-02) have been considered within this assessment, along with guidance provided in the Good Practice Guide - River Crossings (WAT-SG-25).
Policy Relating to The Scottish Planning Policy (2014), provides a statement of Scottish Planning and Government policy on land use planning and guidance on flooding and Flooding drainage for development within areas of flood risk, (including the responsibilities of planning authorities in regulating and controlling development in such areas, in order to prevent increased risk of flooding in the future. The Guidance emphasises the need to apply sustainability principles to the prevention of flooding and the control of future development. SEPA Policy No. 22 on Flood Risk Assessment Strategy has also been taken account of within this assessment. Planning Advice Note 61 promotes the use of Sustainable Drainage Systems (SuDS). SuDS provide more natural approaches to run-off management and when incorporated into developments, help to prevent increases in flood or water pollution risk downstream of the development. The Controlled Activities Regulations provide regulation under General Binding Rules (GBRs) 10 and 11 for SUDS. National Legislation and Policy: Water Quality Standards and Objectives Water Quality and The water quality of Scotland’s water bodies is classified by SEPA the WFD following the requirements of the WFD within river basin management plans (RBMP). This quality of aquatic ecosystems and the extent to which they have been adversely affected is classified; assigning ‘status’ from high, good, moderate, poor to bad. High or good status indicates a healthy ecology which deviates only slightly from natural conditions and is an important natural heritage asset and can support a wide range of uses. Moderate, poor or bad status indicates the ecology is adversely affected and the range of uses which can be supported is reduced. As part of the RBMP, data sheets have been published containing details of the current classification; current pressures on the water body; measures to address these; and classification objectives for 2015, 2021 and 2027.
Reference: RLP034-R002 Page 101 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Water Supply In Scotland, drinking water standards enshrined in law as The Water Regulations Supply (Water Quality) (Scotland) Regulations 2001, mirroring requirements of the revised European Drinking Water Directive (Council Directive 98/83/EC). Private water supplies are regulated by the Private Water Supplies (Scotland) Regulations 2006 which transpose the revised European Drinking Water Directive (Council Directive 98/83/EC).. Drinking Water The Water Environment (Drinking Water Protected Areas) (Scotland) Protected Areas Order 2007, identifies bodies of surface water and bodies of groundwater in the Scotland River Basin District which are used, or are intended to be used, for the abstraction of drinking water. This is done by reference to maps which identify the bodies of surface water and groundwater which either provide more than 10 cubic metres of drinking water per day, or serve more than 50 persons, or are intended for such use. Pollution SEPA, working with the EA and the NEIA have prepared a series of Prevention Pollution Prevention Guidance Notes (PPGs) to set out best practice and Guidelines indicative mitigation measures to minimise potential impacts of construction works. The following PPGs have been taken into account in this assessment: PPG01: General guide to the prevention of water pollution; PPG05: Works in, near or liable to affect watercourses; PPG06: Working at construction and demolition sites; and PPG21: Pollution incident response planning. Groundwater The vulnerability of groundwater to pollution from surface contamination vulnerability is dependent on the nature of the contaminant, the presence and nature of the overlying soils and drift deposits, the geology and the depth to the water table. These characteristics determine the level of attenuation and rate a contaminant can migrate into groundwater. SEPA’s regulatory approach is set out in its Groundwater Protection Policy for Scotland (SEPA Policy No.19). The SEPA ‘Land Use Planning System Guidance Note 4: Planning advice on wind farm developments’ (LUPS04) includes guidelines upon assessing the impacts on groundwater and associated receptors, such as groundwater abstractions and groundwater dependant terrestrial ecosystems (GWDTE). The Water Environment (Oil Storage) (Scotland) Regulations 2006 provides a statement upon requirements for oil and chemical storage facilities .LUPS04 Version 6 (2012) includes a standard approach for the assessment of disruption to GWDTEs. SEPA requires applicants to detail the measures that will be employed to protect sensitive GWDTEs.
Assessment Methodology
6.3 This assessment addresses the development construction and sustainable drainage of the proposed scheme, which is described in Chapter 3 of this ES. For the avoidance of doubt, the assessment relates to the site is shown in Figure 4. The development
Reference: RLP034-R002 Page 102 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
proposal is defined by the redline boundary, herein referred to as „the site‟. It should be noted that discussion necessarily refers to the northern un-developed portion of the site as the area has a bearing on the hydrology and flood routing across the development site. Figure 5 shows the proposed development, comprising a mixed use development including a public park, residential development (including affordable housing) of 600 units, commercial space (neighbourhood centre), improvements to road and drainage infrastructure, and a new primary school at Airthrey Kerse (south) Causewayhead.
6.4 The assessment framework takes into consideration a wide range of potential impacts arising from the proposed development. The assessment evaluates the impacts and assesses their significance.
6.5 The assessment considers all of the potential water resource receptors and consists of the following sequential elements:
Description of the baseline conditions from existing monitoring data and studies together with ancillary observations and data (see Table 6.2). These are set out for the 4 different disciplines used to characterise the water environment: hydrology, hydrogeology, water quality and hydro-morphology;
Evaluation of the likely effects on hydrology during the construction of the proposal and over the development lifespan;
Identification of specific mitigation measures to protect hydrology; and
Evaluation of the likely residual effects on hydrology after the implementation of specific mitigation measures.
6.6 The following sources of information presented in Table 6.2, below were assessed as part of the desk study.
Table 6.2: Sources of Information and Search Results
Source Results Scottish Planning Policy Scottish planning policy: Planning and Flooding (2014). (SPP) 2014.
Developer Has provided information about the current site and the development proposals.
Land Drainage Act 1991 If proposed works fall within a designated Main River by-law margin then SEPA consent under the Water Resources Act 1991 is required, and this includes any works on, over or within the channel of the watercourse, including construction of surface water outfalls. Development which involves a culvert or an obstruction to flow on an Ordinary Watercourse will require Agency consent under this Act.
Reference: RLP034-R002 Page 103 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
CIRIA Report C624 Provides guidance to developers and the construction industry on the implementation of good practice in relation to flood risk in the development process. It is applicable throughout the UK The Association of British The Association of British Insurers (ABI) has issued independent 1 Insurers (ABI) guidance to supplement SPP7 in association with the Scottish Government. It supports the risk based approach, and advises that the minimum level of protection to residential units (that would attract insurance cover at normal terms) is 1:100 year return period until 2050, with climate change allowance. Water Resources The Water Resources Act regulates discharges to controlled waters, (Scotland) Act 2013 rivers, lakes, coastal waters, estuaries, ground water. Discharge to controlled waters is only permitted with the consent of the Scottish Environmental Protection Agency. Groundwater Regulations The aim of the regulation is to prevent or limit the input of listed 1998 substances into groundwater. Activities resulting in indirect charges must be authorised, following prior investigation. The Act requires formal consent for works in, over, under or adjacent to main rivers. This is to ensure that such activities do not cause or make worse an existing flooding problem, interfere with our work, and do not adversely affect the local environment, fisheries, wildlife and flood defences. These consents are referred to as ‘flood defence consents’. The Scottish Environment SEPA’s website has also consulted for information on flooding using Protection Agency their new Flood Hazard Map for Scotland. The new flood extent map (SEPA). shows potential groundwater flooding areas, surface water flooding, rivers flooding and more. The RBMP online dataset was also examined.
British Geological Survey BGS geological map viewer was consulted for geological information (BGS). relating to the site and surrounding area.
BGS Hydrogeological Viewer and GIS data layer – provides information on bedrock aquifer and productivity
1 Now updated SPP (2014)
Reference: RLP034-R002 Page 104 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Reports by consultants Containing records of flood modelling, groundwater investigations and drainage strategy and information for the site. Buro Happold (2010) Preliminary Flood Risk Assessment from Fluvial Sources WWT Consulting (2012a) Preliminary drainage concept and feasibility study WWT Consulting (2012b) Progress report August 2012 – Airthrey Green FRA WWT Consulting (2012c) Airthrey Green SuDS and Fluvial- Pluvial Modelling WWT Consulting (2012d) Addendum to Airthrey Green SuDS and Fluvial-Pluvial Modelling WWT Consulting (2013a) Revised drainage concept WWT Consulting (2013b)) Addendum to revised drainage concept Hydrologic (2012) Airthrey Kerse Flood Risk Assessment 1D- 2D Fluvial Hydraulic Modelling Technical Note Hydrologic (2012) Airthrey Kerse Flood Risk Assessment 2D Pluvial Hydraulic Modelling Technical Note Rigare (2012) Scoping-Level Hydrogeological Assessment; Airthrey Kerse, Stirling Rigare (2012) Technical memorandum Interpretation of borehole & short-term groundwater level data from site investigation boreholes, Airthrey Kerse Insight Geo. (2012; 2014). Factual ground investigation report. Airthrey hydrogeological assessment, Bridge of Allan. Consultant report P12057 for WWT Consulting, July 2012. Ecus (2014) Airthrey Green FRA Ecus (2014) Airthrey Green DIA
Current monitoring Site observations and monitoring programmes have also been incorporated into this report.
Significance of Impacts
6.7 The criteria used to assess the significance of impacts are based on the characteristics of the receptor and the nature of the effect of the proposed development. Each receptor within the study area has been characterised as high, medium, low or negligible sensitivity/value based on the criteria set out in Table 6.3.
6.8 The assessment of sensitivity is based on the baseline WFD ecological status of the watercourses and the vulnerability of the watercourse to change. The assessment of the value and importance of the reach is based on uses – nature conservation designation reflecting aquatic ecological value; other ecosystem services such as recreation and abstraction reflecting human value.
Reference: RLP034-R002 Page 105 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
6.9 The overall character of the water bodies or water resources is assigned as the lower of the individually assessed sensitivity and value/importance criteria. Where one of these criteria is assessed as negligible for a feature, but the other criteria is assessed as high or medium, the overall character is assigned as low, following a precautionary approach, to enable the water body to be considered further in the assessment.
Table 6.3 Criteria for characterising the sensitivity of the receptor
Sensitivity Value/ Importance High Hydrology, water quality and hydro- Designated for relevant environmental features morphology support Good or High at international (Special Protected Area, Special ecological status. Area of Conservation or Ramsar Site) or national level (Site of Special Scientific Interest, National High vulnerability to temporary or Nature Reserve or equivalent). permanent changes in hydrology, water quality and hydro-morphology Frequently used by people e.g. for recreation, abstraction. WFD Drinking Water Protected Area. Medium Hydrology, water quality or hydro- Designated for relevant environmental features morphology supports Good or High at regional (e.g. Sites of Metropolitan ecological status or potential. Importance) or district level (e.g. Local Nature Reserves). Medium vulnerability to temporary or permanent changes in Occasionally used by people e.g. for recreation, hydrology, water quality and hydro- abstraction. morphology Low Hydrology, water quality or hydro- Not designated for relevant features, but may morphology supports Less than contain habitats or populations/assemblages of Good ecological status or potential. species that appreciably enrich the local habitat resource (e.g. species rich hedgerows, ponds). Low vulnerability to temporary or permanent changes in hydrology, Infrequently used by people e.g. for recreation, water quality and hydro-morphology abstraction Negligible Hydrology, water quality and hydro- Not designated for relevant features. morphology support Less than Not used by people e.g. for recreation, Good ecological status or potential abstraction. Not vulnerable to temporary or permanent changes in hydrology, water quality and hydro-morphology
6.10 The potential effects of the proposed development are considered as high, medium, low or negligible based on the secondary criteria set out in Table 6.4, over. The nature of the effect is considered separately and collectively in terms of the magnitude, probability, reversibility, duration and direction of the effect of the proposed development. Closer proximity of the receptor to the proposed site increases the likelihood of direct and indirect effects on hydrology, hydrogeology, water quality and hydro-morphology.
Reference: RLP034-R002 Page 106 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Table 6.4 Criteria for characterising the effect on the receptor
Sensitivity Probability Reversibility Duration High Large-scale (regional to waterbody) High likelihood Effects on Long term effects on flows, water levels and/or of direct effects hydrology, effects on wetted areas, significantly influenced on hydrology, hydrogeology, hydrology, outside their normal operating envelope. hydrogeology, water quality hydrogeology, Large-scale (regional to waterbody) water quality and hydro- water quality effects on the river channel, banks or and hydro- morphology and hydro- sediment dynamics, which are likely to morphology are irreversible morphology have a consequent effect on watercourse hydrodynamics. Large-scale (regional to waterbody) effects on water quality, which affects suitability of the water quality to support Good or High ecological status. Medium Medium-scale (local to waterbody) Medium Effects on Medium term changes to flows, water levels and/or likelihood of hydrology, effects on wetted areas. direct effects OR hydrogeology, hydrology, Medium-scale (local to waterbody) effects high likelihood of water quality hydrogeology, on the river channel, banks or sediment indirect effects and hydro- water quality dynamics, such as changes to erosional on hydrology, morphology and hydro- and depositional character that have a hydrogeology, are partially morphology limited influence on channel function. water quality reversible Medium-scale (local to waterbody) effects and hydro- on water quality, but not predicted to lead morphology to deterioration in ecological status. Low Small-scale (up to local) changes to Low likelihood of Effects on Short term flows, water levels and/or wetted areas, direct effects OR hydrology, effects on within their normal operating envelope. medium hydrogeology, hydrology, Small-scale (up to local) effects on the likelihood of water quality hydrogeology, river channel, banks or sediment indirect effects and hydro- water quality dynamics, with little or no consequent on hydrology, morphology and hydro- effects on watercourse hydrodynamics. hydrogeology are mostly morphology Small-scale (up to local) effects on water ,water quality reversible quality, within the usual variability for the and hydro- site. morphology Negligible Little or no changes to flows, water levels Low likelihood of Effects on At most and/or wetted areas. direct or indirect hydrology, temporary Little or no effects on the river channel, effects on hydrogeology, effects on banks or sediment dynamics. hydrology, water quality hydrology, Little or no effects on water quality. hydrogeology,w and hydro- hydrogeology, ater quality and morphology water quality hydro- are fully and hydro- morphology reversible morphology Direction Adverse Negative effects on the quantity and quality of water resources and sediments available for use by people and wildlife Beneficial Positive effects on the quantity and quality of water resources and sediments available for use by people and wildlife
Reference: RLP034-R002 Page 107 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
6.11 Overall, the significance of the effect has been assessed in terms of the importance and sensitivity of the receptor and the magnitude of change (see Table 6.4). This is set out for the likely effects on hydrology during the construction on completion, prior to the implementation of mitigation. The proposed development requires enabling flood alleviation measure
6.12 The potential significance is assessed as major, moderate, minor or negligible. Generally, a higher level of significance is attached to large scale effects on sensitive or highly valued receptors. Effects may be either adverse or beneficial. After specific mitigation measures have been set out, the residual significance of the effects is re- assessed using the same criteria (see Table 6.4).
Limitations
6.13 The assessment is not limited to a desk-top study of information sources as listed above. Intrusive site investigation, ground water monitoring and fieldwork has been undertaken in support of the application. Groundwater monitoring is currently underway but is limited to 6 months of data in 2014 and 6 months of data in 2012. The 2014 period has been relatively dry in comparison with 2012 and consequently groundwater levels are lower within the soil horizon in comparison with the results described by Rigare (2012b). Ongoing dipwell monitoring over an extended period of 12 months will further improve the understanding of the groundwater behaviour across the site. The Forglen Burn and Casuewayhead Burn water quality has not been tested but is assumed to be of good chemical quality. The latter is primarily spring-fed in the upstream section of the ditch, close to the Stirling University roundabout. The Forglen Burn catchment is unlikely to be significantly impacted by poor water quality derived from upstream of the site and for the purposes of this study it is assumed that water quality is good. Potential water quality issues are noted in the reach between the Primary School culvert and the downstream confluence with the Allan Water and possibly relate to misconnections and drainage from the existing housing areas. Although no formal hydromorphological assessments have been conducted on these minor watercourses they are considered to have poor morphology due to anthropogenic origin (in the case of the Causewayhead Burn) and artificial re-alignment and re-sectioning (in the case of the Forglen Burn). The Forglen Burn is artificially straight and over-deepened and has limited morphological or ecological variation.
Baseline Conditions
Topography and site features
6.14 The current site topographical information and Digital Terrain Model (DTM) is presented in Figure 35. Differential GPS topographic survey was conducted to
Reference: RLP034-R002 Page 108 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
determine precise levels, watercourse cross-sections and outfall levels for the site and associated infrastructure.
6.15 The site slopes from approximately 10.5 m above Ordnance Datum (AOD) to the North along the boundary with the Forglen Burn to 8m AOD to the South at the Easter Cornton Road (ECR) boundary. The eastern boundary with the old A9 is at approximately 14m AOD and the western boundary with the railway line is at approximately 9.3-9.4m AOD with a minor depression running from the centre of the site to the Western outfall location. The site gently slopes from north to south and is the principal flow pathway for the site surface drainage. The slope formed on the eastern boundary is more pronounced as it forms the road embankment on the margin and the site is largely flat from east to west from the banks of the Causewayhead Burn, to the western boundary formed by the railway line. Additional topographic survey has been conducted for the entire site and for key drainage levels and road levels off-site.
Designations
6.16 Following on from the European Water Framework Directive and the Water Environment and Water Services (Scotland) Act, SEPA has produced a River Basin Management Plan (RBMP) for the whole of Scotland. The RBMP has classified the ecological status of all major water bodies and has determined their potential for improvement.
6.17 The classifications which apply to water bodies within the site, or receptors of flow from the site are summarised in Table 6.5 and shown in Figure 37.
Reference: RLP034-R002 Page 109 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Table 6.5. RBMP Classification for the site and surroundings
Water Water Body Category 2008 Objective Body ID Name Classification 2015 4700 River Forth (below River Overall ecological Moderate R. Teith status of Moderate and confluence) overall chemical status of Pass. 6832 Allan Water River Overall ecological Bad status of Bad and (Allan Water d/s of overall chemical status Dunblane) of Pass 150236 Glen Devon Groundwater The quality of the Good bedrock and groundwater has been localised sand and classified as Good with gravel aquifers High confidence and the quantity of Drinking Water groundwater has been Protection Zone classified as Good with High confidence in 2008 150235 Alloa bedrock and Groundwater The quality of the Poor localised sand and groundwater has been (to the gravel aquifers classified as Poor with south of High confidence and the site) Drinking Water the Protection Zone quantity of groundwater has been classified as Good with High confidence in 2008
6.18 As part of the RBMP process, measures have been agreed which aim to improve the ecological rating and achieve the objective of „Good‟ by 2015. These are discussed further in Figure 37. Any development in the site will have to take account of these objectives and ensure no detriment to the ecological potential of the water bodies which include reducing improving geomorphology and reducing abstraction (primary reasons for poor status on the River Allan).
6.19 These aspects of hydromorphology and abstraction are scoped out of this assessment as the proposed development will not have any impact on the geomorphology or abstraction conditions of the Allan Water or River Forth due to the distance from the site. The primary focus on these main watercourses is from water quantity and quality from development discharge and potential ecological impacts.
6.20 The site itself is not subject to any environmental designations, such as SSSI, SAC, SPA or National Nature Reserve. However, the reach of the River Forth is designated as a Special Area of Conservation (SAC) in association with the River Teith SAC. This affords the river special protection under the European Union‟s Habitats Directive.
Reference: RLP034-R002 Page 110 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Due consideration will therefore have to be given to the impact that any changes on the site may have on the quality of habitats in the River Forth, where all flows from the site discharge.
6.21 The whole site, and indeed almost all of mainland Scotland, falls within the Drinking Water Protection Area (DWPA) for groundwater. Appropriate measures will therefore be required to ensure that there is no impact on these drinking water sources. There are no known potable water extractions within close proximity of the site or down gradient of the site. The Glen Devon DWPA‟s western margin underlies the site but the area represents a small percentage of the total area (217.46 km2 Perth to Stirling) at >0.2 %. The likely aquifer flow direction is to the River Forth which forms the boundary with the adjacent Doune DWPA which is present to the west of the River Forth. The aquifer low level and position at the margins of the Glen Devon DWPA means that impacts at the site are likely to have little effect on the groundwater body as a whole and are therefore potential impacts are highly localised between the River forth and the eastern site boundary. The entire site area and surrounding existing housing is serviced by piped potable water provided by Scottish Water there is no necessity for drinking water abstraction in the locale.
Rainfall
6.22 Regional annual rainfall data was obtained from the Meteorological Office‟s website (www.metoffice.gov.uk) and the Hydrogeological Map. The average annual rainfall (1981-2010) of the site area is shown as being 1018 mm.
Geology
6.23 The site is located on very flat ground to the east of the River Forth and the River Allan. There is a marked break of slope to hummocky or steeply sloping ground along the eastern boundary of the site, more-or-less coincident with the A9 road. Large- scale geological information has been taken from British Geological Survey 1:50,000 scale geological mapping, and the geological memoir for the area (Francis et al (1970). The site is underlain at depth by Lower Old Red Sandstone (LORS) extrusive igneous rocks, including pyroxene-andesite and olivine-basalt; these rocks crop out on the hillside to the east.
6.24 The geological map for the area has been studied to determine the likely geology of the site and surrounding area. The BGS geological map shows that the 1:50,000 scale bedrock geology is Ochil Volcanic Formation-Conglomerate. The site is underlain at depth by Lower Old Red Sandstone (LORS) extrusive igneous rocks, including pyroxene-andesite and olivine-basalt; these rocks crop out on the hillside to the east.
Reference: RLP034-R002 Page 111 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
6.25 The site is underlain directly by recent and Pleistocene deposits. Late-glacial marine, estuarine and deltaic deposits form the hummocky ground immediately to the east of the site, and probably underlie the post-glacial marine and estuarine alluvium which covers the site. Further discussion of the geology and relevant borehole records is provided in Rigare (2012a). From the limited evidence of three boreholes, one within the site (NS79NE16) and two on the boundary of the site (NS79NE6A and NS79NE9432/1) it would seem that the thickness of the late- and post glacial deposits which underlie the site is variable, but perhaps of the order of 10 m thick. The fact that borehole NS79N15409C12, which is 28.5 m deep and located just to the south-west of the site, did not encounter bedrock confirms that the thickness of the superficial deposits is variable at a small scale in the area.
6.26 The superficial deposits recorded at the site are Raised Tidal Flat Deposits of Flandrian Age – Silt and Clay. In 2013, 3 boreholes were installed around the site and additional dipwells were installed in January 2014 to examine groundwater levels in the central basin area. The dipwells were installed at a depth of 2 meters with loggers and during installation records were taken. They found a lithology comprised of a shallow topsoil layer, a Brown mottled grey Silt layer then Grey Silt layer deeper into the ground.
Hydrogeology
Aquifer Status
6.27 According to the BGS Hydrogeology 1:62500 scale mapping (Figure 36), the hydrogeology of the site is characterised by a band of low-productivity bed rock aquifer in the centre of the site with medium productivity aquifers bounding this area and on the margins of the site. Table 6.6,over, details the hydrogeological features underlie and border the site.
Reference: RLP034-R002 Page 112 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Table 6.6 Hydrogeological classification from BGS Hydrogeological Viewer. Rock units in bold underlie the site.
Rock Unit Class Character Flow Mechanism Summary ARBUTHNOTT- 2B Moderately Flow is virtually all Sandstones, in places flaggy, GARVOCK GROUP productive through fractures with siltstones, mudstones and aquifer and other conglomerates and interbedded discontinuities lavas, locally yield moderate amounts of groundwater. UNNAMED 2C Low Flow is virtually all Small amounts of groundwater in EXTRUSIVE productivity through fractures and near surface weathered zone and ROCKS, DINANTIAN aquifer other discontinuities secondary fractures. Up to 2 L/s from rare springs. UNNAMED 2C Low Flow is virtually all Small amounts of groundwater EXTRUSIVE productivity through fractures in near surface weathered zone ROCKS, SILURIAN aquifer and other and secondary fractures, rare TO DEVONIAN discontinuities springs yielding up to 2 L/s. STRATHEDEN 1B Moderately Significant Sandstone, partly pebbly with GROUP productive intergranular flow subordinate siltstone and aquifer mudstone produce moderate amounts of groundwater. CLACKMANNAN 2B Moderately Flow is virtually all Multi-layered aquifer with low GROUP productive through fractures and yields except where disturbed by aquifer other discontinuities mining. Passage Group has moderate yields up to 10 L/s. UNNAMED 2C Low Flow is virtually all Small amounts of groundwater in IGNEOUS productivity through fractures and near surface weathered zone and INTRUSION, aquifer other discontinuities secondary fractures, rare springs. CARBONIFEROUS TO PERMIAN
ARBUTHNOTT- 2B Moderately Flow is virtually all Sandstones, in places flaggy, GARVOCK GROUP productive through fractures with siltstones, mudstones and aquifer and other conglomerates and interbedded discontinuities lavas, locally yield moderate amounts of groundwater.
Groundwater Abstraction
6.28 There is no groundwater abstraction activity within proximity to the study area.
Discharges to Groundwater
6.29 As the site is undeveloped agricultural land there are no licensed discharge consents to groundwater within the study area.
Groundwater Quality
Reference: RLP034-R002 Page 113 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
6.30 SEPA have classified the site groundwater as good. The whole of the study area is shown as lying within a Drinking Water Protection Zone. Issues of groundwater quantity are recorded on the south eastern boundary of the site by Stirling Council and potentially linked to the construction of Wallace High School. Additionally, the SEPA Flood Hazard Maps indicate a low risk from groundwater flooding for the site. Groundwater flow within the extrusive igneous bedrocks is likely primarily to be fractures and other discontinuities. The hydraulic conductivity and storage properties of these rocks are uncertain.
6.31 The lithology of the late- and post-glacial deposits is variable, but appears to be generally clay-dominated down to 5-10m below ground level (bgl). Below this, at least to the south-west, there are deeper sand and gravel-dominated deposits. The hydraulic properties of these deposits will vary as a function of their lithology.
6.32 Hydraulic recharge takes place over higher ground to the west, where glacial till is either absent or thin. Groundwater flows generally to the west, towards the Forth valley. The potential hazard represented by ground water is much greater if the functioning of the groundwater system has no significant hydraulic connection between the River Forth and the bedrock and gravel-rich lower late-/post-glacial deposits. The groundwater would represent a small and probably insignificant hazard if there is a significant hydraulic connection between the River Forth and the bedrock and sand and gravel-rich lower late-/post-glacial deposits.
6.33 A hydrogeological survey and investigation was conducted to characterise the hydrogeology of the site (Rigare 2012a&b). The ground survey determined that the drift geology was predominately old estuarine silty clays to depth. A conceptual model of the hydrogeology is presented in Rigare 2012a.
Soils
6.34 Lithology down to 1.2 mbgl was sampled at eight sites (Rigare, 2012a). The lithologies encountered were similar, with generally 20 cm of silty/clayey topsoil underlain by 40-60 cm of firm grey or brown clay, sometimes with orange mottling or laminations. The clay generally became softer with depth, usually to become soft or very soft at 0.8-1mbgl.
6.35 The soil classification for Airthrey Kerse is Soil Type 4 and in places Soil Type 3 (based on FSR). This is consistent with borehole records from the site that identify a silt to very silty and sometimes sandy clay in the lithology underlying the topsoil. Some areas on the site are reported as Soil Type 4 (heavy clay).
6.36 Records from this study identify groundwater levels near to the surface in some locations. Further investigation of seasonal groundwater levels is currently in
Reference: RLP034-R002 Page 114 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
progress to gain a clearer understanding of groundwater functioning and the results of this monitoring to date are provided in Ecus (2014b).
Groundwater Vulnerability
6.37 Groundwater vulnerability is defined as the tendency and likelihood for general contaminants to reach the water table after introduction at the ground surface. The groundwater vulnerability is influenced by several factors that relate to the pathway element of a typical hazard – pathway – receptor risk assessment. In this case, the pathway is characterised by the geological and hydrogeological characteristics of the soil layer, the underlying superficial deposits and bedrock. Vulnerability has been divided into five categories, with Class 1 areas having the lowest risk of groundwater pollution and Class 5 the highest.
6.38 Groundwater in the vicinity of the application boundary is defined by SEPA and SNIFFER (Version 2 Vulnerability Map) as level 1 on their vulnerability scale. Category 1 infers groundwater is least vulnerable to pollutants that are not readily adsorbed or transformed. Thus the groundwater within the application boundary is unlikely to be at risk from contamination of fuels, lubricants, oils and other hydrocarbons and chemical spills. The attenuation of the marine clay and considerable depth of this confining layer above the aquifers means that groundwater pollution is unlikely to be of concern other than in the immediate locality and lithology of the spill.
Hydrology
6.39 The following section briefly describes the hydrological network on and in the vicinity of the site. A detailed description of the site‟s hydrology and drainage network, and behaviour of flood water on the site is given in the accompanying flood risk assessment.
Surface Hydrology
6.40 The main watercourse in the vicinity of the site is the River Forth, (located approximately 450 m west of the site and 700 m to the south) to which all other minor watercourses drain, (see Figure 36).
6.41 A small watercourse is present on the north of the site, known as the Forglen Burn. This rises to the east and crosses the north of the site, flowing from east to west. The Forglen Burn flows into a larger watercourse, the Allan Water, approximately 670 m west of the site, which then discharges into the River Forth.
6.42 A second small watercourse is present on the east of the site, known as the Causewayhead Burn. This rises adjacent to the site‟s eastern boundary and flows south, leaving site via a culvert beneath Easter Cornton Road, routing to the south via a culvert and surface water sewer(C-SWS) discharging to the River Forth.
Reference: RLP034-R002 Page 115 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
6.43 A field drainage network is present on site, which provides land drainage. This drains via two routes, to the west via a stone culvert to the River Forth close to HMP cornton Vale, and to the south via a drainage pipe which joins the Easter Cornton Road drainage network and flows to the C-SWS
Surface Water Abstraction
6.44 Surface water abstractions are located on the Allan Water, upstream of the site, but no abstractions are known close to the site.
Discharges to Surface Water
6.45 There are no known licensed discharge consents to surface water within the site or in close proximity to the site.
Surface Water Quality
6.46 A summary of the surface water quality of the River Forth and Allan Water, as shown on the SEPA RBMP website, is provided within Figure 37. There is no water quality data for the Forglen Burn or Causewayhead Burn. It is assumed that water quality is good in these waterbodies.
Flood Risk
6.47 Flood risk is detailed in the Ecus Flood Risk Assessment and is summarised below:
The site lies close to the River Forth, Allan Water, Forglen Burn and Causewayhead Burn and is predominately at a low risk of fluvial flooding, with areas of medium and high risk of fluvial flooding within the site, forming in topographic lows.
An assessment of tidal flooding has shown that the site will not be at risk of flooding from this source although drainage from the site may be impeded by the tidal cycle or high flows on the River Forth.
Due to the flat topography and low soil permeability the site is at risk of surface water flooding.
There is a low risk of flooding from other sources.
The risk of combined fluvial and pluvial flooding is also a risk. This has been assessed and characterised. The flood mechanism has been documented and illustrates that flood flows transit through the site and flood the Easter Cornton Road.
6.48 Therefore flood mitigation and surface water management are required to allow development and reduce existing flooding issues.
6.49 A detailed flood alleviation and SuDS proposal has been assessed. This has
Reference: RLP034-R002 Page 116 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
demonstrated that:
The proposed development will improve the flood risk of the site as indicated by the Drainage Impact Assessment, which has demonstrated that the site can be drained effectively without increasing the risk of flooding to sites elsewhere.
The development provides the opportunity to effectively mitigate existing flood risk
The development will not cause an increase in floodwater displacement up to and exceeding the 1:200 year event plus climate change. Therefore the site will not increase the flood risk to the surrounding area.
The drainage concept includes for significant betterment of existing flood risk, improvement of surface water sewer capacity and improved management and control of flood waters.
6.50 It is therefore considered that the residual risks of flooding to people and property are acceptable and that the development will not increase the likelihood of flooding elsewhere.
Summary of the Character of the Receptors
6.51 The baseline description has been used to characterise each receptor of the water study area, with the assessment summarised in Table 6.7. The assessment of sensitivity is based on baseline WFD ecological status; and the vulnerability of the watercourses and groundwater to changes in hydrology, water quality and hydromorphology. The assessment of the value and importance of the reach is based on uses – nature conservation designation reflecting ecological value and other ecosystem services such as recreation and abstraction reflecting human value.
Table 6.7: Summary of Character of Water Resource Receptors
Receptor Sensitivity Value/ Likely character Importance River Forth High Major Salmonids WQ Allan Water Medium High Ecology: Salmonids, WQ, Hydromorphology Forglen Burn Low Low WQ Causewayhead Low Low WQ Burn Glen Devon Low Medium WQ (Groundwater waterbody)
Reference: RLP034-R002 Page 117 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Impact Assessment
Receptor Sensitivity
6.52 The sensitivity of various potential receptors to changes in hydrology and hydrogeology caused by the proposed scheme has been assessed using the sensitivity criteria described in Table 6.8.
Table 6.8: Receptor Sensitivity Assessment Criteria Used
Sensitivity of Criteria Potential Receptor Negligible Receptor is insensitive to impact; no discernable changes.
Low Receptor responds minimally to impact, such that only major changes are discernable.
Medium Receptor responds to impact in a discernable way.
High Receptor responds significantly to impact.
6.53 The Alloa groundwater area is not considered as it is located to the south of the site and is overlain by housing in Causewayhead. Impacts on this waterbody would be considered as similar to the Glen Devon waterbody although due to poor water quality exhibited it would be less sensitive to environmental impact.
6.54 The following receptors have been identified:
River Forth;
River Allan;
Glen Devon;
Forglen Burn;
Causewayhead Burn;
6.55 The sensitivity of these identified potential receptors is summarised in Table 6.9, below.
Reference: RLP034-R002 Page 118 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Table 6.9: Assessment of the Sensitivity of the Identified Receptors
Potential Receptor Sensitivity Comments Hydrological Receptors:
River Forth High The quality of water in the river is generally good, and deterioration would be a discernible impact. The River supports migratory fish (Salmonids) and is designated as an SAC in association with the River Teith SAC.
River Allan Medium The quality of water in the river is generally good, and deterioration would be a
discernible impact. The River supports migratory fish (Salmonids). The river is currently of poor status.
Forglen Burn Low The stream is a minor watercourse, impassable to fish just above Bridge of Allan. The poor hydromorpology of the stream is likely to limit the ecological potential of the watercourse.
Causewayhead Low The watercourse is a drainage ditch with a Burn catchment of around 18 hectares and is classified as a minor watercourse with relatively poor ecological potential.
Hydrogeological Receptors:
Glen Devon and Low Changes in groundwater quality of levels are associated DWPZ unlikely to be detectable locally or over a relatively long time scale and unlikely to impact on the aquifer as a whole.
Potential Sources of Environmental Impact
6.56 The proposed scheme has the potential to cause environmental impacts on hydrology and hydrogeology during the development of the site.
6.57 The following activities are considered to have potential to cause environmental
Reference: RLP034-R002 Page 119 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
impacts during the construction phase:
excavations of the site which disturb the aquifer or site hydrogeology;
pouring concrete to form foundations;
dewatering of excavations, if required;
storage of and use of hazardous materials, including hydrocarbon fuels, and
stockpiling of excavation spoil and run-off.
6.58 The following activities or alterations are considered to have potential to cause environmental impacts on hydrology and hydrogeology following completion of the development:
sustainable disposal of surface water volume from the site;
preventing surface water pollution from the development;
maintenance (or lack of) of SuDS.
Potential Environmental Impacts
6.59 There are no published guidelines or criteria for assessing the magnitude of impacts on hydrology and hydrogeology as part of an EIA. However, this assessment uses a qualitative methodology taking into consideration the type of impact (e.g. direct or indirect, primary or secondary, cumulative, short-, medium- or long-term), the probability of the impact actually occurring, and the sensitivity of the receptor. Table 6.10 shows the criteria used in assessing the magnitude of the potential impacts identified above.
Table 6.10: Criteria for Assessing the Magnitude of Potential Impacts
Magnitude of Criteria Potential Impact Negligible Unquantifiable small change in hydrological or hydrogeological conditions, including water quality. Minor Detectable but minor change in hydrological or hydrogeological conditions. Water quality does not deteriorate from acceptable to unacceptable when assessed against assessment parameters. Most sensitive receptor unlikely to be affected. Moderate Detectable change to hydrological or hydrogeological conditions. Deterioration of water quality from acceptable to unacceptable, likely to temporarily affect receptors. High Fundamental change to hydrological or hydrogeological conditions. Water quality deteriorates to unacceptable, likely to affect receptors in the short and long term.
Reference: RLP034-R002 Page 120 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
6.60 The potential environmental impacts on hydrology and hydrogeology on the identified receptors are described in Table 6.11. Where an activity associated with the proposed scheme has potential to impact more than one receptor, they are grouped, e.g. into surface water (hydrological) and groundwater (hydrogeological) receptors.
Table 6.11: Potential Impacts from the Proposed Scheme
Activity Receptor Potentially Potential Impact Affected Excavations Glen Devon Aquifer Removal of soil layer that attenuates downward migration of contaminants. Alteration of infiltration of rainwater into aquifer.
Flood risk from groundwater Concrete pouring Glen Devon Aquifer Infiltration of cement fines into groundwater.
Sealing of pores and fissures that allow aquifer recharge. Dewatering of Glen Devon Aquifer Alteration of groundwater flow excavations pattern. Surface water receptors. Pollution of surface water with silty or contaminated water pumped from excavations.
Storage and use of Glen Devon Aquifer Contamination of aquifer strata hazardous and groundwater. materials Surface water receptors. Contamination of surface waterbodies.
Stockpiling/replace Surface water receptors. Erosion and run-off of stockpiles ment of excavation into surface water. spoil
Criteria for Assessing Significance of Impacts
6.61 The significance of the potential impacts is assessed by considering both the sensitivity of the receptor and the magnitude of the potential impact. Within this assessment, a significance matrix has been used to assess the significance of the potential impacts, as shown in Table 6.12.
Reference: RLP034-R002 Page 121 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Table 6.12: Impact Significance Assessment Matrix
Receptor Sensitivity Magnitude of Impact Negligible Low Medium High Negligible Negligible Negligible Minor Negligible significance significance significance significance
Negligible Negligible Minor Moderate Minor significance significance significance significance
Negligible Minor Moderate Major Moderate significance significance significance significance
Negligible Moderate Major Major Major significance significance significance significance
Assessment of Significance of Impacts
6.62 The potential impacts on hydrology and hydrogeology identified in Table 6.11 are assessed within this section, using the criteria shown in Table 6.12.
6.63 The process of excavating into the Glen Devon will remove a small depth of the considerable marine clay soils which as potential to retard migration of contaminants, with considerable attenuation prior to the aquifer due to the soils relatively low permeability and by adsorption onto clay mineral particles.
6.64 The sensitivity of the receptor is low and the magnitude of the impact is negligible, resulting in negligible significance.
6.65 Using the logic applied above it can be assumed that the process of pouring concrete in the construction of foundations to the proposed development has little potential to contaminate groundwater with cement fines. The perched groundwater level within the study area is known to be generally c. 0-1 m below ground level. The foundations are likely to be in the order of c. 1 m deep, and therefore it is likely that foundation concrete or cement would come into contact with groundwater in the upper clay zone but this would not transmit to the aquifer. The sensitivity of the receptor is low and the magnitude of the impact is negligible, resulting in negligible significance.
6.66 Pouring concrete to form foundations and the building of houses also has the potential to dewater the aquifer. Dewatering of excavations for foundation construction has potential to temporarily alter the groundwater flow directions by locally depressing the groundwater table. The sensitivity of the receptor is medium
Reference: RLP034-R002 Page 122 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
and the magnitude of the impact is negligible, resulting in negligible significance.
6.67 Perched groundwater or rainwater collected in the excavations may be present and may require removal by sump collection and pumping. Pumping of the water may lead to either intentional or accidental discharge of silt-laden water to surface water (i.e. River Forth via the Causewayhead Burn). The development will border the Causewayhead Burn but a 10m buffer strip is proposed. It is therefore considered to be very unlikely that pumped water would be accidently discharged into the Causewayhed Burn, and that it would be more practicable to simply discharge the water to SuDS. The sensitivity of the main receptor is high (River Forth) and the magnitude of the impact is minor (as the most sensitive receptor is unlikely to be affected), resulting in moderate significance.
6.68 The storage and use of hazardous materials (principally hydrocarbon fuels; petrol and diesel) has the potential to cause an impact on groundwater and surface water quality through leakage of storage tanks kept on the site and spillages during dispensing of fuel, followed by downward infiltration into the Glen Devon aquifer below the study area and/or by direct run-off into surface water receptors. Due to the extensive confining layer above the aquifer and the low groundwater vulnerability due to estuarine and marine sediment. Although the leakage or spillage would be a temporary hazard, the contamination would potentially reside within the upper soil layer rather than transmitting to the aquifer below. The sensitivity of the surface water receptors is high and the magnitude of the impact is moderate, resulting in major significance.
6.69 Stockpiling of foundation excavation spoil in proximity to surface water receptors could result in silting of the surface water during periods of heavy rainfall, due to erosion and run-off transport of the material into the surface water. The sensitivity of the receptors is high, and the magnitude of the impact is minor (as the most sensitive receptor is unlikely to be affected), resulting in a moderate significance.
Cumulative Impacts
6.70 In view of the low magnitude of effects associated with Airthrey Green, no significant cumulative impacts to hydrology are anticipated to result from the construction of the development in combination with any other proposed scheme.
Mitigation Requirements
6.71 Potential impacts which have negligible significance are not considered to require specific mitigation measures to further reduce their impact. Mitigation measures should be taken to reduce the significance of all other impacts, as described below.
6.72 The moderate significance of the impact of groundwater pumped from excavations
Reference: RLP034-R002 Page 123 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
can be mitigated by ensuring that any pumped groundwater is discharged to land at locations well away from the Causewayhead Burn or other drainage pathways to the River Forth. Excavation will be required within 10 m of surface water receptors, and consequently, care should be taken to prevent discharge to surface water of run-off.
6.73 The major significance of the impact of hydrocarbon fuel pollution on groundwater and surface water receptors respectively can be mitigated by observing best-practice environmental practices as described within the SEPA Pollution Prevention Guideline PPG29. This stipulates the standards that are required for the delivery, storage and dispensing of hydrocarbon fuels in above-ground storage tanks and mobile bunds, as well as the measures that should be followed should a spillage occur.
Residual Impacts
6.74 Assuming that the mitigation requirements are adhered to, the magnitude of the impacts would be negligible. Accordingly, the resulting significance of the remaining residual impacts would be negligible to minor.
Statement of Significance and Summary
6.75 All of the potential environmental impacts on hydrology and hydrogeology that have been identified are of negligible significance, or can be mitigated against so that their significance is negligible or minor, as summarised within Table 6.13,over.
6.76 Therefore, overall significance of environmental impacts on hydrology and hydrogeology from the proposed scheme is considered to be minor.
Reference: RLP034-R002 Page 124 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
Table 6.13 Impact Summary Table
Significance of impact Residual Receptor Potential impact Mitigation (without Significance mitigation) Removal of soil Glen layer that attenuates Devon Negligible Not required. Negligible downward migration Aquifer of contaminants. Glen Contamination of Devon groundwater by Negligible Not required. Negligible Aquifer concrete or cement. Glen Alteration of Devon groundwater level Negligible Not required. Negligible Aquifer by pumping. Reduced Glen groundwater Devon recharge by sealing Negligible Not required. Negligible Aquifer of pores and fissures. Do not discharge any pumped groundwater to surface water; Discharge of silty discharge to land Surface water from instead or specific Water Moderate Negligible dewatering of temporary features. Receptors excavations. Avoid contamination of SuDS features and drainage infrastructure Deliver, store and Groundwat dispense fuels in er and accordance with Contamination by Surface Major PPG2. Follow Minor hydrocarbon fuels. Water procedures Receptors outlined in PPG if spillage occurs. Do not store soil Silting of surface stockpiles in Surface water from run-off of proximity to surface Water Moderate Minor excavation spoil water courses. Receptors stockpiles. Follow guidance within PPG5.
Reference: RLP034-R002 Page 125 of 126
Airthrey Green, Environmental Statement www.redlineplanning.com
References
http://ec.europa.eu/environment/water/water-framework/info/intro_en.htm accessed 22nd March 2011.
http://www.metoffice.gov.uk/climate/uk/averages/regmapavge.html#midlands
Environment Agency (2010). Pollution Prevention Guideline - Above Ground Storage Tanks: PPG2.
Francis, E.H., Forsyth, I.H., Read, W.A. and Armstrong, M. (1970) The Geology of the Stirling District. Institute of Geological Sciences, explanation of One-Inch Geological Sheet 39. EA, SEPA, NEIA (2010) 2nd edition (2012) Pollution Prevention Guidelines 6: Working at construction and demolition sites
Scottish Government (2009). The River Basin Management Plan for the Scotland River Basin District 2009 - 2015.
SEPA, NEIA & EA (2013) Understanding Your Environmental Responsibilities - Good Environmental Practices
SEPA, NEIA & EA (2007) Pollution Prevention Guidelines 5: Works and Maintenance in or near Water
SEPA, NEIA & EA (2009) Pollution Prevention Guidelines 21: Incident response planning
Reference: RLP034-R002 Page 126 of 126