Local Development Plan Part 2

LIVEPark

Local Development Plan

1.0 | INTRO

SECTION 3 Place development needed to support our communities, visitors and local economy, whilst ensuring the outstanding environment.

33 3.1 The National Park Loch Lomond & The Trossachs has long been recognised as a special place. Since the times of Wordsworth and Scott its scenic qualities have been celebrated.

It is these qualities which have made the The National Park covers 1,865 square area such a popular place to visit and which kilometres (720 square miles), extending contributed to its designation as a National from Holy Loch on the Cowal peninsula to Park in 2002. The Park also is noted for its St Fillans at the eastern end of Loch Earn, natural and cultural heritage value, having and from Balloch to Tyndrum. It is an area of a diverse range of habitats and species, contrasts from rolling lowland landscapes in and a distinctive cultural identity. And it is the south, to high mountains in the north, this cultural identity, carved by its people, and has many lochs and rivers, forests that has made the Park’s Towns and and woodlands. The Highland Boundary Villages what they are today; but of course its special environment has played the Scotland, crosses the south east corner of role of both provider and inspirer in their the National Park, and marks the dramatic development. transition from the gentle lowlands to the dramatic uplands.

34 LOCAL DEVELOPMENT PLAN LIVEPARK LIVE Park

Local Development Plan

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Towns and Villages The Towns and Villages are central to the Plan’s development strategy as this is where the majority of development is directed. This is appropriate as it is where the majority of services are located such as shops, schools, and health centres. As well as having these services the Towns and Villages can attract investment to improve connections to the rest of the Park and beyond through the road, rail and path network. Some key facts include:

20 Towns and Villages exist within the Park 15 primary schools One secondary school (McLaren High), although the area is served by four outwith the Park’s boundary.

With primary school

Contains OS data © Crown copyright and database right 2016

35 Environment Land cover in the Park broadly comprises The geodiversity of the Park has led to Some key facts relating to the environment a mixture of upland and moorland include: vegetation (around 50%), woodlands building materials which has contributed 8 Special Areas of Conservation and forestry (around 26%), enclosed to the distinct character of the area’s built agricultural land (around 15%) and water heritage. Mineral resources, including gold, 2 Special Protection Areas (around 7%). also exist near Tyndrum. (38 completely in The Park) Agriculture, particularly sheep production Growing demands for tourism and and forestry, remain the backbone of the recreation are leading to changes in 3 National Nature Reserves rural economy, with the support from patterns of land use, particularly around 1.5% of The Park forms Geological Government subsidies being critical. The the south of Loch Lomond where Conservation Review Sites entire Park area is currently covered by many estates and their policies have 2 RAMSAR Sites the Less Favoured Area Support Scheme been converted to golf courses and holiday accommodation. Such change 2 National Scenic Areas across the area - although this is currently can, if appropriately handled, present 2 Forest Parks opportunities to better manage and being reviewed. While not the largest Numerous non-inventory designed enhance important landscape features employer, the importance of their role landscapes in land management and maintaining and habitats, as well as provide wider the traditional character of the Park is recreation opportunities. 22 Lochs 39 miles of coastline around three sea lochs important lochs and water catchments 21 Munros and 19 Corbetts many of which are used for water Loch Lomond is the largest expanse extraction and hydro power generation. of freshwater in Great Britain 728 Listed buildings 8 Conservation Areas 62 Scheduled Monuments Widespread local archaeology, and 8 Gardens and Designed Landscapes

36 LOCAL DEVELOPMENT PLAN LIVEPARK LIVE Park

Local Development Plan

3.0 | PLACE Cultural & Built Heritage Designation map Natural Heritage Designation map

Railway Railway Main Road Main Road Loch Loch Listed Building RAMSAR

Conservation Area Special Area of Scheduled Monument Conservation Garden and designed Special Protection Area landscape Marine Protection Area

National Nature Reserves

Geological Conservation Review Site

Site of Special

Data source: Listed Buildings, GDL & SAM – Historic Scotland. Data Source: SSSI, MPA, NNR, GCR, SAC, Contains OS data © Crown copyright and database right 2016 SPA & RAMSAR – Scottish Natural Heritage. Contains OS data © Crown copyright and database right 2016

37 Economy The Park’s economy is dominated by This close proximity to large urban areas from, and also for small or sole practice tourism, land-based businesses and and its high quality natural environment professional consultancies. the service sector. The Value of the means that tourism dominates. It also Rural landownership is dominated by Park study commissioned in 2011 means that the larger towns and cities privately managed farms and a number suggests that the value of visitor close to the Park are typically more of large private estates along with public services is £205.9 million per annum. attractive locations for businesses and third-sector land, particularly the and commercial premises as they are Other aspects of the National Park’s Forestry Commission which includes large closer to their customers or demand for parts of the Queen Elizabeth and Argyll their services. However, the Park is an of accessible countryside within the Forest Parks. Decisions made by land attractive area for people who work in hinterland of the cities and towns of managers are key to ensuring a healthy these businesses to live and commute central Scotland. rural economy.

38 LOCAL DEVELOPMENT PLAN LIVE PARK People LIVE Park The Park is host to people who live here, expected to be a 10% reduction over the Local visit the Park, invest in local businesses, long term. Like Scotland as a whole, the Development and experience the spectacular percentage of people of a pensionable age Plan landscapes. The 2011 Census reported in the National Park is set to increase over 3.0 | PLACE that the National Park has a population of the next 20 years. It is predicted to increase 15,168. This is a reduction from the 2001 by 13% from 2010 to 2035 with a reduction Census which was 15,600 and there is in our young people.

Scotland 9%

Stirling 16% Transport There are the following strengths to Perth and Kinross 24% National Park Area -10% transport in the National Park:

Argyll & Bute - 14% It is within an hour’s travel West Dunbartonshire - 8% of over two million people.

15 10 5 0 5 10 15 20 25 30 35 It is within an hour’s travel of two of Scotland’s largest airports. Table 1: National Records of Scotland Projected % Population change (2012 - 2037) The main tourist route to the North West Highlands runs through it - the A82. Numerous piers and slipways provide access to our Lochs. 6 railway stations (Ardlui, Arrochar, Balloch, Crianlarich, Tyndrum Upper and Lower). 4 trunk roads (A82, A83, A84 & A85).

there have been recent completions on the A82 at Pulpit rock and Crianlarich By-pass.

39 3.2 Our Towns and Villages In this section you will see maps which illustrate the Plan’s p71 policies and proposals spatially. p86

A map of each Town and Village in the Park has been produced, along with p60 site maps which we have allocated for p76

housing (indicative numbers), economic development and visitor experience. p81 These are provided separately.

There are extra illustrations for seven p82 site maps which we feel merit further consideration of the placemaking and design principals stated earlier in this Plan. p49 p83

p56 p42 icons which display the key considerations which should be taken into account before p78 submitting a development proposal. This list of icons is not exhaustive and before p79 p68 submitting a planning application, we p58 strongly recommend applicants approach p59 p57 us for pre-application discussions. p64 A detailed explanation of what the icons mean can be found in Appendix 3. p73 p62 p69

p53

40 LOCAL DEVELOPMENT PLAN LIVEPARK LIVE Park

Local Development Plan

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Key for Site Map Icons Key for Town/Village Maps

ACCESS LINKAGES TO BE PROVIDED HOUSING H

ACTIVE TRAVEL PLAN LOCHSHORE PROTECTION VISITOR EXPERIENCE VE

ARCHAEOLOGICAL MIXED USE MU LONG TERM SITE ASSESSMENT ECONOMIC DEVELOPMENT ED

BUILT ENVIRONMENT NATURA DESIGNATION RURAL ACTIVITY RA

CORE PATH(S) ON OR NATURAL ENVIRONMENT TRANSPORT TR ADJACENT TO SITE DESIGNATION PLACEMAKING PRIORITY PP OPEN SPACE PROVISION DESIGN DOCUMENT (PLAY AREAS) CONSERVATION AREA DEVELOPER CONTRIBUTIONS PLACE-MAKING PRIORITY TOWN/VILLAGE BOUNDARY DRAINAGE IMPACT PROTECTED SPECIES ASSESSMENT CORE PATHS OPEN SPACE FLOOD RISK ASSESSMENT PUBLIC PARKING REQUIRED

GEOLOGY ROAD SAFETY

SUSTAINABLE DRAINAGE HISTORIC ENVIRONMENT SYSTEM (SUDS) LAND CONTAMINATION TRANSPORT ASSESSMENT ASSESSMENT

LANDSCAPE ASSESSMENT WASTE CAPACITY

WOODLAND/ LANDSCAPE CONTEXT ANCIENT WOODLAND 41 The community holds aspirations to really improve The community also have aspirations to improve CALLANDER the facilities for visitors with ongoing improvements the well-developed walking and cycling network Callander is the largest town to the town centre. The main focus for future throughout the area. Roadside footways and development is therefore to; a gateway in the east. It has support the town centre and modernise of utility journeys and recreational experiences to a distinct character strongly Station Road car park; both residents and visitors. accommodate a replacement pedestrian position sitting alongside the bridge, a long term road bridge and associated this network, making it an exemplar walking and River Teith and where the road improvements; cycling friendly town. National Cycle Network (NCN) lowlands meet the highlands. support opportunities for co-locating 76 provides a key active travel artery through the length of the town and National Planning Framework The spectacular backdrop of Ben Ledi development with heat demand to sources 3 highlights an aspiration that this will eventually link and Callander Crags adds to its appeal of heat supply; through to Doune and onto Stirling and the strategic as a tourism destination. Callander deliver opportunities for a new supermarket path network beyond. The town is already well is an 18th century planned town with and visitor accommodation, and, “Rob Roy Way”. As the town potentially develops to wide range of services and facilities, focus most new development to a large mixed the south there are further opportunities to improve punctuated by Ancaster Square and use development to the south with new links within and outwith Callander. St Kessogs. Its character is derived homes, land for businesses, a riverside park from its many slate and stone built and a new hotel. Further Planning Guidance is included buildings - many constructed in the All development within or adjacent to Callander within the Callander South Masterplan distinctive local puddingstone. will contribute towards a strategic infrastructure Framework, published with this Plan, fund (primarily road bridge) with details within the which also outlines how new development associated Callander South Masterplan Framework will contribute to the delivery of this. Planning Guidance. Note: The Planning Guidance will clarify the amount of developer contributions proposed per development based on future strategic infrastructure assessments.

42 LOCAL DEVELOPMENT PLAN LIVEPARK

CALLANDER MU1: Station Road – Mixed Use of Retail, Car Parking, Business and Transport [2.09Ha]

Retain central area for car park

following town centre car parking review

Seek to improve pedestrian links to Main Street Views towards Ancaster Bridge

Seek to improve pedestrian links to Main Street

Link to National Cycle Route (NCN7)

Sensitive edge of Conservation Area

Retain prominance of hotel

This illustration highlights how some of the principles could be applied on site

44 LOCAL DEVELOPMENT PLAN LIVEPARK CALLANDER MU2: Claish Farm – Housing [90 homes], Visitor LIVE Park Experience, Economic Development and Playing Field [23.09Ha] Local Development Plan Seek integration & Designed Landscape with town 3.0 | PLACE

Links to National Cycle Route (NCN7) Mitigate against any possible impact on River Teith (SAC)

Sensitive boundary: River Te i t h ( SAC )

river character

Impact on protected geological site (SSSI) Key new gateway approach

This illustration highlights how some of the principles could be applied on site 45 CALLANDER ED1: Lagrannoch Industrial Estate – CALLANDER H1 : Pearl Street – Economic Development [2.08Ha] Housing [5 homes]

River Teith SAC

CALLANDER H3: Housing [30 homes]

CALLANDER H2: Old Telephone Exchange – Housing [23 homes]

© Crown copyright and database rights 2016. Ordnance Survey 100031883 46 LOCAL DEVELOPMENT PLAN LIVEPARK CALLANDER RA1: Callander East – CALLANDER VE1: Auchenlaich – Rural Activity Area [5.59Ha] Visitor Experience [14.39Ha] LIVE Park

Local Development Plan

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River Teith SAC

CALLANDER RET1: Stirling Road – Retail [1.44Ha]

47 CALLANDER LT 1: Cambusmore – CALLANDER LT2: Claish Farm – Long Term Visitor Experience [17.69 Ha] Long Term site for Housing [100 homes] and Visitor Experience [25.06Ha]

River Teith SAC

CALLANDER LT 3: Balgibbon Drive – Long Term site for Housing [22 homes]

48 LOCAL DEVELOPMENT PLAN LIVEPARK ARROCHAR & SUCCOTH H2 LIVE Park

Local Arrochar and Succoth lie in a stunning Development setting at the top of Loch Long and Plan surrounded by hills and mountains. 3.0 | PLACE

The Villages have grown along the lochshore. MU2 The area has fantastic opportunities to develop more as a marine gateway with the redevelopment of the former Torpedo site. Additionally, there is new housing being built in Succoth and a proposal to create a new village ‘centre’ for the community beside the Three Villages Hall.

of new homes, employment, community and visitor infrastructure.

TR1

PP PROPOSED SITE & USES Create village centre, MU1 VE1 new heritage centre HOUSING H1 H2 new public space and H3 car parking.

VISITOR EXPERIENCE VE1 ED1

MIXED USE MU1 MU2

ECONOMIC DEVELOPMENT ED1 H3 TRANSPORT TR1

VILLAGE BOUNDARY

CORE PATHS H1

OPEN SPACE © Crown copyright and database rights 2016. Ordnance Survey 100031883. Aerial Photography © Getmapping plc 2011.

49 ARROCHAR H1: Cobblers Rest – ARROCHAR H2: Succoth – Housing [12 homes] Housing [26 homes]

ARROCHAR H3: Church Road – ARROCHAR ED1: Church Road – Housing [6 homes] Economic Development [0.95Ha]

50 LOCAL DEVELOPMENT PLAN LIVEPARK ARROCHAR MU1: Land adjacent to Three Villages Hall – ARROCHAR TR1: Arrochar Pier – Mixed use of Visitor Experience and Community use [1.2 Ha] Transport LIVE Park

Local Development Key views of Plan the Cobbler 3.0 | PLACE Links to new pier

Building with active frontage onto the loch

New village centre

Sense of arrival Community/visitor with key views activity supported by of the Cobbler retail and housing

This illustration highlights how some of the principles could be applied on site 51 ARROCHAR MU2: Succoth – ARROCHAR VE1: Ben Arthur – Mixed Use of Visitor Experience and Community Use and Open Space [8.38Ha] Visitor Experience [8.3Ha]

Low intensity forms of development on the higher parts of the site that are deemed suitable for any built development

risk across the site and associated development potential and access implications

Biodiversity Retain element of open space for enhancement local and visitor use for passive recreation on the lower lying parts of the site

52 LOCAL DEVELOPMENT PLAN LIVEPARK BALLOCH LIVE Park VE3 Balloch sits on the shores of Loch Local Development Lomond and forms the southern Plan

gateway to the National Park. 3.0 | PLACE Balloch attracts a high number of tourists with easy access from Glasgow. Balloch is notable for being the main access to Loch Lomond, the Country Park, Loch Lomond Shores and numerous historic buildings. Future development includes housing, visitor experience, leisure and mixed use. Several development opportunities TR1 support the aim of bringing back into use great listed buildings including Balloch Castle and Woodbank House. Loch Lomond Shores is an exceptional retail and visitor attraction within the National Park and the links from the train station will be improved. VE1 VE2 MU2

PROPOSED SITE & USES

HOUSING H1 MU1 VE4 MIXED USE MU1 MU2

VISITOR EXPERIENCE VE1 VE2 H1 VE3 VE4

TRANSPORT TR1 PP PLACEMAKING PRIORITY PP Support improvements to the public realm TOWN BOUNDARY around the old station

CORE PATHS

OPEN SPACE © Crown copyright and database rights 2016. Ordnance Survey 100031883. Aerial Photography © Getmapping plc 2011.

53 BALLOCH VE1: West Riverside – BALLOCH VE2: East Riverside – Visitor Experience [11.61Ha] Visitor Experience [2.36Ha]

Setting of historic garden & designed landscape

Maid of The Loch

Strong connections to water based transport

Maintain access

Garden & Designed Links to Landscape John Muir Way BALLOCH VE3: Balloch Castle – Visitor Experience [0.88Ha] Link Balloch town centre to Loch Lomond Shores

Sensitive river frontage

Links to National Cycle Route (NCN7)

54 LOCAL DEVELOPMENT PLAN LIVEPARK BALLOCH VE4: Woodbank House – BALLOCH H1: North of BALLOCH MU1: The Old Station – Visitor Experience [9.51Ha] Craiglomond Gardens – Mixed Use of Visitor Experience Housing [8 homes] and Transport [0.8Ha] LIVE Park

Local Development Plan

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BALLOCH MU2: Carrochan Road – Mixed Use of Housing [23 homes] and Car Parking

55 PROPOSED SITE & USES

ECONOMIC DEVELOPMENT ED1

PLACEMAKING PRIORITY PP

VILLAGE BOUNDARY

CORE PATHS

OPEN SPACE

PP Support improvements to main street and riverside car park

ABERFOYLE ED1 Aberfoyle is the main village in The Trossachs, and serves the wider Strathard area. It consists of a mix of traditional and modern buildings in a stunning woodland setting on the banks of the River Forth.

56 LOCAL DEVELOPMENT PLAN LIVEPARK ABERFOYLE ED1: Forestry Commission Service Yard – Economic Development [ 1.24ha] VILLAGE BOUNDARY LIVE Park

CORE PATHS Local OPEN SPACE Development Plan

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ARDENTINNY Ardentinny is a small coastal village

© Crown copyright and database rights 2016. Ordnance Survey 100031883 with a distinctive core of short rows of traditional stone cottages, forestry timber houses, and the former village pub. There is also an outdoor centre and a 20th century housing development. There are

experience development is encouraged to support and sustain the community.

TRANSPORT PROPOSAL TR1

H1 TR1

BALMAHA Balmaha is located in a highly scenic landscape setting on the edge of Loch Lomond. It comprises a dispersed, low density collection of mostly houses with tourism related BALMAHA TR1: Balmaha Bay – BALMAHA H1: Forestry Commision Site – businesses including boatyard, pub, shop, hotel, Transport Housing [15 homes]

as a small rural community.

to help retain its special rural characteristics and dispersed development pattern. Several sites within Balmaha remain undeveloped and are the focus for future development.

on Forestry Commission owned land. Improved infrastructure to support water transport remains an important aspiration

58 LOCAL DEVELOPMENT PLAN LIVEPARK CARRICK CASTLE H1: Former Hotel – Housing [8 homes] CARRICK CASTLE LIVE Park Local Carrick Castle is a small village Development along a stretch of Loch Goil Plan centred around the dramatic 3.0 | PLACE 15th century Carrick Castle. Besides the castle, there are a few Victorian villas and a large tenement building at the centre that provide sense of place. Future development is focused on the new housing at the former hotel

development.

PROPOSED SITE & USES H1

HOUSING H1

VILLAGE BOUNDARY

CORE PATHS

CRIANLARICH Crianlarich lies to the east of the A82 and

the village which has a highland character, framed by the surrounding rugged high mountains and forests. The village has a strong sense of place as a result of the constant backdrop provided by the mountain peaks of Ben ED1 More and Stob Binnein in combination with its forested and wide farmed open valley setting. Development is typically low density with several larger buildings such as the hotel PROPOSED SITE & USES HOUSING H1 includes small scale housing and economic development, ECONOMIC DEVELOPMENT ED1 supported by improved opportunities to experience the village such as enhancing the riverside area and footpath VILLAGE BOUNDARY improvements. CORE PATHS

OPEN SPACE

60 LOCAL DEVELOPMENT PLAN LIVEPARK CRIANLARICH H1: Willowbrae – Housing [6 homes] LIVE Park

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CRIANLARICH ED1: Railway Station – Economic Development [0.89Ha]