THIS REPORT RELATES COUNCIL TO ITEM 6 ON THE AGENDA

EXECUTIVE HOUSING

21 APRIL 2011 NOT EXEMPT

NEW COUNCIL HOUSING IN - CONSULTATION RESULTS

1 SUMMARY

1.1 The Housing Service acquired the sites at Downie Place and Quakerfield during the late 1970s and early 1980s as part of a comprehensive demolition and improvement programme. The proposal to develop the site for six two bedroom bungalows for older people and those with physical disabilities was included in the Council’s Strategic Housing investment Plan in 2009 and 2010.

1.2 In response to concerns about the development raised by the Community Council and some local residents the Council agreed to consult residents on possible alternative sites.

1.3 Detailed discussions were held with the Bannockburn Community Council on both the drafting of the consultation material and the specific sites to be included. 2,500 consultation forms were issued to residents and waiting list applicants. 79 residents also attended an open day to view plans and discuss the options.

1.4 The consultation results demonstrate clear support for new Council houses in the village but also show significant concerns about the loss of open space at Quakerfield and some parking and traffic issues.

1.5 In the light of this officers are recommending proceeding with a revised development proposal and further consideration of options to improve the remaining amenity areas around the Quakerfield shops.

2 OFFICER RECOMMENDATION(S)

The Executive agrees to:

2.1 note the outcome of the consultation process;

2.2 proceed with the development of the four bungalows on the Downie Place site and two at Manse Place;

2.3 instruct officers to prepare a further report on options for funding amenity improvements works to the remaining open space at Quakerfield and the area in front of the Quakerfield shops. 3 CONSIDERATIONS

Background

3.1 The Housing Service acquired the sites at Downie Place and Quakerfield during the late 1970s and early 1980s as part of a comprehensive demolition and improvement programme. Since the completion of the demolitions the area has been used as informal open space.

3.2 The proposal to develop the site for six two bedroom bungalows for older people and those with physical disabilities was included in the Council’s Strategic Housing investment Plan in 2009 and 2010. Funding for the development was sought from the Scottish Government unsuccessfully in January 2009. A revised scheme was however awarded a total of £150,000 as part of the Council’s second round funding submission in September 2009.

3.3 Following the commencement of design work for the site the Bannockburn Community Council and a number of local residents raised concerns about the impact of the proposed development on the available open space in the centre of the village. In response to this the Council agreed to consult residents on possible alternative sites.

Consultation process and outcomes

3.4 The consultation process was designed in a similar way to that for the recently reported Gargunnock housing proposal. Detailed discussions were held with the Bannockburn Community Council on both the drafting of the consultation material and the specific sites to be included. It was also agreed that an open day should be held to allow residents to view draft plans in more detail.

3.5 Copies of the consultation material including the site plans are shown in Appendices 1 and 2. of this report.

3.6 A total of 2,500 consultation forms were issued to residents and waiting list applicants. The open day was held in the Bannockburn Community Centre on 12 February 2011. A total of 79 residents attended.

3.7 The full results of the consultation process are set out in Appendix 3 to this report.

3.8 575 survey forms have been returned a response rate of 23%. Unfortunately as a result of an error in the preparation of the consultation material it is not possible to separate the returns from waiting list applicants and residents. However, based on the response to the Gargunnock process it is highly likely that the great majority of the responses were from residents of the village.

3.9 Given the level of response from the community it is fair to conclude that the results provide a representative set of views across the community. However, the Community Council was disbanded on 15 February 2011 as a result of a lack of members. As a result in it has not been possible to get a formal response from the Community Council or a view on the outcomes from the process.

3.10 The Council’s Corporate Research Team carried out the count and prepared an analysis of the results. Details of specific comments made in relation to each site area shown in Appendix 3. The overall returns can be summarised as follows:

Yes No Count Percent Count Percent Net Count Site 1 Downie Place 327 64.5 180 35.5 +147 507 Site 2 Quakerfield 208 42.3 284 57.7 -76 492 Site 3 East Murrayfield 296 60.8 191 39.2 +105 487 Site 4 Quakerfield Car park 182 38.6 289 61.4 -107 471 Site 5 Manse Place 350 69.6 153 30.4 +197 503 Total 575 575

3.11 As is frequently the case the results show a complicated pattern of views however, the following key points are clear:

3.11.1 There is apparent support for more Council housing in the village. 71 residents (just over 12% supported all five sites) only 13 (just over 2%) rejected all of the options;

3.11.2 The Manse Place site is regarded as the most suitable, just under 70% of respondents agreed that the site could be developed. The second most popular site was that at Downie Place with just under 65% support;

3.11.3 30% of respondents approved the development of both Downie Place and Quakerfield, only slightly higher than the number that rejected developing both sites.

3.11.4 The Quakerfield car park site is the least popular site, however, the Quakerfield open space area was only marginally more popular.

3.11.5 196 of those responding included some further comments. Those objecting to Downie Place and Quakerfield quoted the loss of open space as the main reason for their objection though this was significantly more marked in relation to Quakerfield. Parking and traffic related problems were mentioned as grounds for objection in relation to all five sites.

3.12 Similar views were expressed by those attending the open day.

3.13 The Council also agreed that the results of the consultation process should be discussed by the Housing Advisory Group. A version of this paper was presented to the Group at its meeting on 15 April 2011. However, the views of the group could not be available in advance of the deadline for the submission of this paper. In light of this the views of Housing Advisory Group members will be made available to the Executive as soon as they are available and in advance of the Executive meeting.

Conclusions and recommendations

3.14 The consultation survey has demonstrated positive support for the principle of new Council housing in the village. Of the five sites identified that at Manse Place attracted most support. However, the capacity of this site is limited. It may only be capable of providing space for a single dwelling. The Downie Place site also secured significant support.

3.15 However, respondents expressed clear concerns about parking, traffic and the loss of open space.

3.16 In the light of this officers are recommending that the Executive should approve the development of the Downie Place and Manse Place sites.

3.17 Given the clear concerns about the availability and the quality of the open space in the centre of Bannockburn, officers are also recommending further work to consider how best to improve the remaining open space and the area in front of the Quakerfield shops.

4 POLICY/RESOURCE IMPLICATIONS AND CONSULTATIONS

Policy Implications Delete as appropriate

Equality Impact Assessment No Strategic Environmental Assessment No Single Outcome Agreement Yes Diversity (age, disability, gender, race, religion, sexual orientation) No Sustainability (community, economic, environmental) Yes Effect on Council’s green house gas emissions Increase

Strategic/Service Plan Yes Existing Policy or Strategy Yes Risk Yes Resource Implications Financial Yes People Yes Land and Property or IT Systems Yes Consultations Internal or External Consultations Yes

Equality Impact Assessment

4.1 The project presented in this report has been considered under the Council’s Equalities Impact Assessment Process and was assessed as not relevant for the purposes of Equality Impact Assessment.

Strategic Environmental Assessment

4.2 The proposal does not relate to a qualifying plan, programme or strategy and is not covered by the Environmental Assessment () Act, 2005.

Single Outcome Agreement

4.3 The proposed development increase the supply of affordable housing in a pressured area and provide a high quality development of energy efficient and accessible housing for those in housing need. It will also provide accommodation to be let to tenants with mobility difficulties.

4.4 As a result it will support the achievement of the objectives set out in the following Single Outcome Agreement Topics and themes:

• Strategic Topic 1: Making Stirling a place with a vibrant economy that is open for business

• Strategic Topic 2: Making Stirling a Place with jobs and opportunities for all

• Strategic Topic 3: Making Stirling a place were improved wellbeing adds life to years not just years to life.

• Strategic Topic 4: Making Stirling a place with a high quality environment

4.5 It will also support work under Strategic Themes A (Making services better) and C (making Stirling more sustainable).

Other Policy Implications

4.6 The proposed project will support the achievement of the Council’s Homelessness objectives, support the implementation of the Housing Services Business Plan and assist in addressing fuel poverty.

4.7 The key risk arising from agreeing the recommendations is that some sections of the community in Bannockburn may consider that their views have not been taken into account. This risk needs to be set against the commitment to consult on a number of key issues that residents have expressed concerns about and the Council’s wider policy objectives as identified in paragraphs 4.3- 4.6.

Resource Implications

4.8 The resources required to develop the site, over and above the grant aid provided by the Scottish Government are accounted for within the Housing Revenue Account 30 year business plan.

Consultations

4.9 Details of the consultation process and the outcomes from that process are set out in detail in the report.

Council and Executive Only Tick ( ) to confirm

The appropriate Portfolio Holder(s) has been consulted on this report The Chief Executive/appropriate Assistant Chief Executive(s) has been consulted on this report

5 BACKGROUND PAPERS

5.1 Stirling Council- Strategic Housing Investment Plan, 2009

5.2 Stirling Council -Strategic Housing Investment Plan 2010

5.3 Stirling Council- Council house building funding bids, January 2009 and September 2009.

5.4 Note of meeting, Stirling Council, 24 June 2010

6 APPENDICES

6.1 Appendix 1: Site plan, Quakerfield, Bannockburn

6.2 Appendix 2: Consultation material provided to residents and housing waiting list applicants.

6.3 Appendix 3: Consultation outcome report

Author(s) Name Designation Telephone Number/E-mail

Tony Cain Head of Housing 01786 443018

Approved by Name Designation Signature

Tony Cain Tony Cain

Date 13 April 2011 Service Reference