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Cornton and Cultenhove Regeneration Masterplan

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Cornton and Cultenhove Regeneration Masterplan THIS REPORT RELATES STIRLING COUNCIL TO ITEM ON THE AGENDA ENVIRONMENT COMMITTEE ENVIRONMENT SERVICES 11 MAY 2006 NOT EXEMPT CORNTON AND CULTENHOVE REGENERATION MASTERPLAN 1 PURPOSE 1.1 To seek approval of the Development Framework Masterplans for the Regeneration of Cornton and Cultenhove. 2 SUMMARY 2.1 In 2004, as part of the Community Ownership Programme, the Scottish Executive allocated £15m to Stirling Council for the period 2004-2008 for a programme of demolition and new build in Cornton and Cultenhove. The main objective of this programme is the replacement of unpopular low demand housing stock with housing that is more suited to meeting Stirling’s housing needs. In doing this there is also an opportunity to pursue wider regeneration objectives. 2.2 To assist with delivery and enable the full engagement of the various stakeholders and the local communities a development framework Masterplan has been prepared for both areas. These documents will have no statutory planning status but they do establish the key concepts of density, phasing and layout that will be followed throughout the redevelopment process. They will inform the assessment of future planning applications whilst maintaining a degree of flexibility to allow future phases to respond to the changing needs of the new population of both areas. This report summarises the contents of these development framework documents, highlights any outstanding planning and transportation issues to be addressed and seeks Members’ approval of these in setting a context for the assessment of future planning applications. 3 RECOMMENDATION(S) 3.1 That Members approve the development Framework Masterplans for the regeneration of Cultenhove and Cornton subject to the following detailed issues being addressed and agreed with the Council, as Roads and Planning Authority, in advance of or to accompany any future planning application(s):- • Preparation of a Roads Hierarchy Plan including traffic calming, bus circulation and proposed bus halts; N:\DEMSUPP\NEWDECISIONS\ENVIRONMENTC\REPORTS\EV20060511CORNTONCULTENHOVE.DOC • Further consideration of car parking standards for subsequent phases of development and alternative approaches to integration within the development; • Future detailed consideration of how landscape, open space and ongoing maintenance issues are to be addressed and delivered. 4 CONSIDERATIONS 4.1 Cornton and Cultenhove play an important role in the provision of affordable housing in Stirling. They offer the advantages of good accessibility and a high quality location. Whilst parts of these areas are popular with tenants and owner occupiers, certain types of accommodation have proved increasingly unpopular, particularly certain types of flatted properties with shared closes. These properties have become characterised by high turnover and high vacancy levels and all the associated problems that accompany this. In recognising these issues the Scottish Executive allocated £15m to Stirling Council in 2004 to be spent by 2008 for the demolition of these unpopular flats and their replacement with housing stock more suited to meeting current needs. 4.2 To inform this process Development Framework Masterplans have been prepared for the Regeneration of Cornton and Cultenhove in consultation with a range of stakeholders and local communities. Subject to the outcome of the stock transfer ballot later this year the new units may be owned and managed by Housing Stirling. Currently however the proposals are being progressed by the Council as Housing Authority in partnership with Castle Rock Edinvar Housing Association and Communities Scotland. 4.3 Work has already commenced on some of the programmed demolitions and three planning applications (for phase 1A and 1B Cultenhove and Phase 1 Cornton) have already been approved by the Planning Panel. Due to timing constraints on funding, the detail of these first phases was by necessity progressed in tandem with preparation of the Masterplans. This has resulted in these initial planning applications coming forward in advance of this Committee’s consideration of the Masterplans. 4.4 In summary the Masterplans set out a development framework for the following:- 4.4.1 Cultenhove: Demolish 414 tenement flats, build 311 new front and back door houses and cottage flats, retain oak tree belt and develop two areas of open space whilst maintaining green corridors and footpath links. 4.4.2 The existing road layout is largely maintained but is proposed to include traffic calming to reduce vehicle speeds. In the main the proposals comprise terraced cottage flats fronting the street. Parking is included in the front gardens with bin paths, bin storage and private garden space to the rear. The design has encompassed the principles of secure by design and homezones. Parking standards reflect roads department guidance but the local community feel this allowance is too high in an area where car ownership is low and the environment would benefit from a reduced standard. N:\DEMSUPP\NEWDECISIONS\ENVIRONMENTC\REPORTS\EV20060511CORNTONCULTENHOVE.DOC 4.4.3 The shopping area at the top of the hill is characterised by voids and security problems but does include a busy post office/shop and a popular youth club. The Masterplan does not directly address redevelopment or improvement of this area but points to the need for an options appraisal to determine what might feasibly be achieved in this respect. A similar options appraisal is suggested in considering the future of the Hillview Community Centre, which is currently considered to be too small. The proposal includes sustainable urban drainage and sustainable building practices. 4.4.4 The Masterplan stresses the importance of landscaping and open space recognising their importance in enhancing the setting of the houses, integrating the development within the site, providing structure to the external spaces and providing opportunities for play, ecology and biodiversity. It includes some illustrations on how landscape and open spaces should be treated in this respect. 4.4.5 Five phases of development are proposed. The first phases will focus on social rented housing but latter phases are hoped to include a mix of tenures. 4.4.6 The Cornton Masterplan - Demolish 190 unpopular flats and replace with 212 new front and back door houses/cottage flats; develop area of open space whilst maintaining a village green and footpath, improving the quality of open space and opportunities for play; upgrade existing shops; amended bus route. 4.4.7 The design concept for Cornton as stated through the Masterplan is similar to that for Cultenhove. It however creates a new pattern of streets and spaces as Phase 1 (which has already been considered by the Planning Panel) is developed on open space accessed from Johnston Avenue and Adamson Place. The existing bus turning area is removed and the car park to west of this is proposed for redevelopment. Phase one as detailed in the planning application includes on street parking bays instead of the in-garden parking preferred in Cultenhove. Phase 1 includes a village green, relocated all weather court and new play space with existing open space to be improved in Phases 3 and 4 and a high quality open space to create a green edge to the estate proposed in Phase 6. 4.4.8 The shops on Johnston Avenue raise similar issues to those in Cultenhove and reference is made to the potential for relocation to a new civic space if the junction of Johnston Avenue and Cornton Road could be redeveloped in the long term. An options appraisal is suggested to test the feasibility of options to tackle this issue. 4.5 Planning and Transportation Response. 4.5.1 The Masterplans support the regeneration of Cultenhove and Cornton and provide an enhanced contribution to meeting Stirling’s housing needs (particularly the supply of affordable housing) as well as an integrated framework for consideration of future planning applications. In general the Masterplans are therefore consistent with Stirling Council’s Planning objectives as set out in the Development Plan (Clackmannanshire and Stirling Structure Plan 2002 and the Local Plan First Alteration 2002) along with the Supplementary Planning Guidance “Planning to Meet Stirling’s Housing Needs.” From a roads and public transport perspective the commitment to walking, cycling, N:\DEMSUPP\NEWDECISIONS\ENVIRONMENTC\REPORTS\EV20060511CORNTONCULTENHOVE.DOC public transport, road safety and home zones is consistent with the objectives of the Local and City Transport Strategy. 4.5.2 Consultation with roads, public transport and landscape officers however highlight a few issues which the Masterplan does not fully address at this stage. i) Roads Layout and Public Transport. - No specific reference is made to the roads hierarchy within the development nor any specific details on the siting of bus stops, bus circulation or consultation with bus operators. Subsequent consultation with bus operators indicates particular routing preferences. ii) Car Parking - It is noted that this was an issue of community concern in terms of whether parking should be on street or in gardens and in terms of the quantitative standards to be applied. Whilst the on street parallel parking bays proposed in Phase 1 of the Cornton proposal were preferred by the community for a variety of reasons, it is questionable whether this will represent the best long term design solution. Car parking does have a significant influence on streetscape and the amenity of an area and as such there may be an opportunity to look in detail at alternative solutions for future stages of the development. Whilst a case for reduced car parking standards may be made this will require a clear justification demonstrated through appropriate supporting information and reflecting the characteristics and tenure mix of the next phases. iii) Open space, landscaping and play - If the wider regeneration objectives of the Masterplan, aside from the delivery of new houses, are to be realised then these elements will be crucial. The open space /landscaping, play areas, woodland walks, traffic calming and new shops are all important elements of the proposals but they will carry significant capital and revenue costs.
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