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Site at Whitecross Report by Planning Services Manager

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Site at Whitecross Report by Planning Services Manager COUNCIL EXECUTIVE FALKIRK COUNCIL LOCAL PLAN – SITE AT WHITECROSS REPORT BY PLANNING SERVICES MANAGER A. PURPOSE OF REPORT The purpose of this report is to seek approval to withdraw objections lodged by the council to the Finalised Draft Falkirk Local Plan concerning the development of a site at the Manuel Works, near Whitecross. B. RECOMMENDATION It is recommended that the Council Executive: 1) agrees to withdraw the council’s objections, subject to Falkirk Council confirming their approval of the suggested changes to the wording of the plan; and 2) note that the council will be consulted in the future on any supplementary planning guidance and planning application concerning the site. C. SUMMARY OF IMPLICATIONS Focusing on our customers’ needs; I Council Values being honest, open and accountable; providing equality of opportunities; making best use of resources; and working in partnership. II Policy and Legal (including The Falkirk Local Plan is required to conform Strategic Environmental with the 1st Alteration to the Falkirk Structure Assessment, Equality Plan. Both documents have been subject to Issues, Health or Risk Strategic Environmental Assessment and any Assessment) application relative to the site will be subject to Environmental Impact Assessment III Resources - (Financial, None. Staffing and Property) IV Consultations In formulating a response, consultations have taken place with the council’s education and transportation units. D. TERMS OF REPORT 1 Z:\Former M Drive Folders\Committees\Council Executive\20090407\Falkirk Council Local Plan - Site at Whitecross.doc Background to West Lothian Council objections The council was generally content that the redevelopment of a largely brownfield site was in accordance with the Falkirk Council Structure Plan when we were consulted in early 2007. However, on 29 May 2007, the council’s Policy, Partnership and Resources Committee approved a report setting out the following concerns on the allocation of the Manuel Works site as a Special Initiative for Residential Led Regeneration (SIRR) in the Falkirk Local Plan - Finalised Draft (Deposit Version) April 2007: Transport implications for West Lothian from Manuel Works site development There would be an impact from the Manuel Works site on transport infrastructure in West Lothian. Even though the site lies almost equidistant between Polmont and Linlithgow railway stations, passengers heading east into Edinburgh would be more likely to drive to and park at or close to Linlithgow railway station than travel west in the opposite direction to Polmont station, thus having a negative impact on car parking at and around Linlithgow station and on traffic congestion in Linlithgow High Street. There could also be increased traffic on the A801 travelling south towards the Avon Gorge, as access to the site could be from the Lathallan roundabout. This is particularly pertinent at the junctions south of Avon Gorge as these junctions are already difficult to negotiate, particularly at peak times. Furthermore, residents of new houses on the Manuel Works site travelling eastbound on the M9 may chose to reach the motorway via Junction 3 east of Linlithgow, rather than travelling westbound to Lathallan roundabout before heading east. This will inevitably lead to congestion on Linlithgow High Street, which is already under pressure. Education implications for West Lothian from Manuel Works site development Development of the site may place a strain on education provision in Linlithgow and it is likely placing requests could be significant in number. Linlithgow Academy is currently at capacity and, as a consequence, Education Services is not in a position to support development proposals on allocated housing sites or windfall housing sites within West Lothian, let alone sites out with the district. This is likely to be the case for the foreseeable future. Whilst a limited number of places can be reserved on an annual basis, places cannot be reserved to cater for known peaks in catchment numbers in the future. Thus, in years where places are available, West Lothian Council may have no choice other than to admit children from the Whitecross site even though it was known that future catchment children would be unlikely to gain a place at the school. It should be noted, however, that placement requests from children anywhere else in West Lothian would take precedence over placement requests from those residing out with West Lothian. Properties in the Whitecross area have Linlithgow postal addresses and this could give hope to parents making placing requests from any new site developed at the Manuel Works site at Whitecross, particularly as the site is only approximately 3km from Linlithgow Academy at its nearest point. The nearest non denominational secondary school in the Falkirk Council area, Braes High at Brightons, is some 4km from the Whitecross site and is attended by the majority of children from Whitecross at the moment. 2 Z:\Former M Drive Folders\Committees\Council Executive\20090407\Falkirk Council Local Plan - Site at Whitecross.doc The current position The Falkirk Local Plan has begun a public local inquiry into their Local Plan which runs between 17 March and 25 June. West Lothian Council is the only remaining objector to the Manual Works site. Following discussions with Falkirk Council, it has been confirmed that officers of the council are prepared to recommend a change to the plan to address concerns raised by West Lothian Council about transportation. It is proposed that an additional bullet point be added to the Transport/Infrastructure section of the Whitecross village statement as follows: ‘In assessing the likely impact of the development, consideration should be given to transport impacts within the West Lothian Council area, and to means by which such impacts can be mitigated as appropriate in consultation with West Lothian Council.’ It should be noted that the Falkirk Local Plan already states that road improvements, traffic management measures and public transport improvements will be integral to the development. These will assist in mitigating any cross boundary transport impacts. Details will emerge at the planning application stage from the Transport Assessment and Travel Plan. Subject to the proposed change being formally approved by Falkirk Council it is considered that West Lothian Council’s about transportation impacts could be withdrawn. In terms of the education concerns about out-of-authority placing requests, it is possible through West Lothian Council policy and statute to prioritise the enrolment of West Lothian pupils at Linlithgow Academy. Since the council’s objections were submitted to Falkirk Council, Senior Counsel opinion has been obtained which confirms that the council is able to take account of the number of houses planned within the catchment area when deciding on the number of school places to reserve. In view of these factors, Education Services are now less concerned about the impact of the Whitecross development on Linlithgow Academy. The developers of the site at Whitecross state that they are happy to discuss ways in which the education concern could be appropriately mitigated, and would, for example, be prepared to make an undertaking to include information on school catchments in marketing material for prospective house buyers. This is something which could be addressed when the council is consulted on any planning application for the site. The council will also be consulted on forthcoming supplementary planning guidance relating to the site. E. CONCLUSION It is concluded that there is now an appropriate form of words and mechanisms in place to enable the council to be confident that any impact from the redevelopment of the Manual Works site at Whitecross will be appropriately mitigated. Withdrawing of objections will provide some certainty for the developers of the site in taking forward their proposals in a timeous manner. It is recommended that the education objection lodged by the council be withdrawn, and that the transportation objections should be withdrawn, subject to Falkirk Council approving the change recommended by officers to address transportation issues. 3 Z:\Former M Drive Folders\Committees\Council Executive\20090407\Falkirk Council Local Plan - Site at Whitecross.doc F. BACKGROUND REFERENCES Falkirk Local Plan - Finalised Draft (Deposit Version) April 2007 Approved Falkirk Structure Plan 2007 Report to Enterprise and Development Committee 31 August 2004 on the Falkirk Structure Plan – Consultative Draft Alteration. Report to Policy, Partnership and Resources Committee on Falkirk Local Plan, 29 May 2007 Appendices/Attachments: Contact Person: Steven Mclucas, Planning Officer, County Buildings, High Street, Linlithgow, Telephone: 01506 775268 Craig McCorriston, Planning Services Manager, County Buildings, Linlithgow. Telephone: 01506 775286 7 April 2009 4 Z:\Former M Drive Folders\Committees\Council Executive\20090407\Falkirk Council Local Plan - Site at Whitecross.doc.
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