Stirling Local Development Plan 2018
10. Settlement Statements & Proposals Maps
Settlement Statements and Proposals Maps have been produced for the following settlements: -
page Ardeonaig ...... 112 Arnprior ...... 114 Ashfield ...... 116 Balfron * ...... 118 Blairlogie ...... 124 Bridge of Allan * ...... 128 Buchlyvie * ...... 136 Cambusbarron ...... 140 Cowie * ...... 144 Deanston ...... 150 Doune * ...... 154 Dunblane * ...... 158 Durieshill ...... 164 Fallin ...... 170 Fintry ...... 176 Gargunnock ...... 180 Keltie Bridge (Rural Activity Area) ...... 182 Killearn * ...... 184 Kinbuck ...... 190 Kippen * ...... 192 Plean * ...... 196 Stirling * ...... 202 Strathblane & Blanefield * ...... 238 Thornhill * ...... 244 Throsk ...... 248 Sites outwith settlements...... 254
Also, maps have been produced for housing sites falling within the Countryside (i.e. out with a settlement). * The population figures quoted for the settlements marked with an asterisk are Mid-2012 Population Estimates for Settlements and Localities, published on 31 July 2014. The remaining population figures are from the 2011 Census and are based on Community Council Area Profiles, with the exception of Cambusbarron which is an aggregate of the 2011 Census population data for the Census Output Areas wholly contained within the settlement boundary. Note: Although the village of Croftamie falls within the Loch Lomond and the Trossachs Local Development Plan area, much of the Croftamie Community Council area is covered by the Stirling Local Development Plan. 111 Stirling Local Development Plan 2018
Ardeonaig
10. Settlement Statements & Proposals Maps
Description: Ardeonaig is a dispersed rural community on the southern shore of Loch Tay in the northernmost part of the Local Development Plan area, approximately 7 miles east of Killin. It lies at the mouth of the Ardeonaig Burn where it enters Loch Tay. The community is the only example of a crofting-type settlement within the highland area of the Local Development Plan, and has a population of approximately 70 people.
Spatial strategy considerations: Ardeonaig is within the Rural Villages Area and is a Tier 5 settlement as identified in the Settlement Hierarchy. Whilst it is a recognisable community, it is entirely within the area defined as countryside. Given its size and dispersed nature, and the lack of local shops and services, there are limited opportunities for new development and therefore no sites are allocated for development. Any development that does come forward will be subject to policies on development in the countryside, and reference should be made to SG: Housing in the Countryside in relation to housing developments within historic crofting landscapes. The area at Ardeonaig shaded in green on the settlement statement map is identified in Historic Environment Scotland’s Historic Land Use Assessment as an area important for its crofting landscape.
The community also lies entirely within the Creag Gharbh Local Landscape Area, an area of farmed and wooded lochside within a highland river basin, the ‘citation’ for which is set out in SG: Landscape and Biodiversity. SG: Landscape and Biodiversity also provides further information on landscape sensitivities and opportunities in this area.
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Arnprior
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Description: Arnprior is a small linear settlement with a population of approximately 187 people, located 14 miles west of Stirling on the A811, an old military road. It originally grew as a service point for the agricultural community and today is a mixture of private and local authority housing. There are no shops and limited services within Arnprior. There is no primary school, however there is a stand- alone nursery operated by Stirling Council.
Spatial strategy considerations: Arnprior is within the Rural Villages Area and is a Tier 5 settlement as identified in the Settlement Hierarchy. Given the size of the settlement and limited services, it is considered that there are limited opportunities for new development, and therefore no development sites are allocated.
The village lies on the very northern edge of the Forth/Kippen Muir Valley Fringe Landscape Character Area, an area of farmed valley fringe within a lowland transitional landscape. SG: Landscape and Biodiversity provides further information on landscape sensitivities and opportunities in this area.
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Arnprior
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Ashfield
10. Settlement Statements & Proposals Maps
Description: Ashfield is a small 19th century planned factory village, situated on an isolated loop of the Allan Water within an attractive rural landscape just two miles north of Dunblane. The settlement is characterised by the formal layout of former factory workers’ stone cottages set around a village green. This is juxtaposed with the industrial complex of the former Ashfield Mill by the riverside, which is now used mainly for storage purposes.
The village was a working mill community for over one hundred years. It has witnessed no twentieth century expansion and its layout remains largely as it was at the turn of the twentieth-century, providing an excellent example of a modest factory village of the late industrial age. It has a small population of approximately 140 people, and has a village hall but no local shops or services.
The village in its entirety was designated as a Conservation Area in 1976, and an Article 4 Direction is in place which means that planning permission is necessary for a range of minor developments which would normally be permitted development. Conservation Area Character Appraisals have been produced as Supplementary Guidance for all the existing Conservation Areas.
Spatial strategy considerations: Ashfield is within the Rural Villages Area and is a Tier 5 settlement as identified in the Settlement Hierarchy. The Green Belt extends to the east of the village. More information on the role and function of the Green Belt can be found in SG: Green Belts. Given the status of the village as a Conservation Area, it is considered that there are limited opportunities for new development to be sympathetically located within the village envelope. The village has a well-defined and self- contained historic layout that the Council wishes to preserve.
The village lies in the Allan Water Landscape Character Area, an area of rolling valley farmland within a lowland river valley. SG: Landscape and Biodiversity provides further information on landscape sensitivities and opportunities in this area.
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Ashfield
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Balfron
10. Settlement Statements & Proposals Maps
Description: Balfron is located on the A875 approximately 19 miles west of Stirling and 12 miles north of Milngavie. It has a population of approximately 1800. The settlement is sited on south and west facing slopes with the River Endrick to the south. The original clachan centred around the church and village green expanded in the 19th Century with housing associated with a cotton mill on the River Endrick. Donaldson Park is a key open space located to the north-east, behind the Church. The Endrick Water to the south is a Special Area of Conservation (SAC).
Spatial strategy considerations: Balfron is classed as a Rural Village and a Tier 4 settlement within the Settlement Hierarchy. It therefore has potential for modest amounts of new development as shown in the land supply table. The Housing Need and Demand Assessment has shown there to be high levels of need and high house prices in the Stirling Rural sub area, that includes all the Rural Villages. There is a high ratio of waiting list applicants to lets. Therefore for developments of 4 dwellings or more, a 33% affordable housing contribution will be required.
The shops and services in the centre of Balfron are part of the Network of Centres. See Table 6 of the LDP for further information.
Conservation Area Character Appraisals have been produced as Supplementary Guidance for the Balfron North and South Conservation Areas and all development within or adjacent to the Conservation Area must preserve or enhance its character, appearance and setting.
Infrastructure considerations: At the Carron Valley Water Treatment Works there is sufficient capacity for the proposed level of development, at the Balfron Waste Water Treatment Works there is also currently sufficient capacity for the proposed level of development.
Capacities at Balfron Primary School and Balfron High School are limited so housing development will require to be phased in association with other developments within the catchment area. Further information on education provision can be found in SG: Developer Contributions.
The main open spaces are to the north of the village. These include Balfron Golf Course, Donaldson Park (with play area, playing field and woodland walks), the grounds of Balfron Primary and High Schools, semi-natural woodland and a cemetery. The High School also offers a range of sports facilities to the general public. Amenity spaces in the newer residential areas to the west include the semi-natural woodland between Endrick Gardens and Greek Thompson Road, that also links with the mature woodlands to the west and the Clachan Burn to the north.
A Settlement Opportunity Plan for Balfron is included in the Stirling Open Space Strategy 2012 -2017 and provides commentary on the protection, use, maintenance and enhancement of open space in the village. An updated version of the Strategy will be published in due course.
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Balfron
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FULL PAGE PHOTO REQUIRED BALFRON
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Balfron
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SG: Green Networks and Open Space provides further guidance on the Green Network and open space provision for new development
Within the Rural Villages Area, new developments which are not served by a fixed route bus service may require to contribute towards the Council’s Demand Responsive Transport (DRT) service. This will help meet the developer’s responsibility of ensuring a choice of access. Further details on this are provided in SG: Developer Contributions. Waste management infrastructure will require to be upgraded and new or upgraded recycling Bring Sites should be provided in association with new development. Developer contributions towards waste management infrastructure will be collected for development schemes, consistent within SG: Developer Contributions.
Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable.
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Balfron
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Reference and Indicative housing units Key site requirements Site Name or area in hectares (ha.) Period 1 Period 2 Phase 1 Phase 2 2027/2037 2015/2022 2022/2027 Housing H085 4 Site is Under Construction at February 2016. Dunmore H086 31 Site has Planning Permission at February Kiltrochan 2016. • Design to take account of need to create a new settlement edge and new woodland planting required. • New roundabout and footpath provision required at Roman Road/Dunmore Street. • Site is adjacent to a Scheduled Woodland Motte. Layout of development and design of roundabout to avoid any adverse impact on the Scheduled Motte. • To ensure the maintenance of the integrity of the Endrick Water SAC foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • Flood Risk Assessment required. Development on the functional flood plain should be avoided. Water resistant materials and measures may be required. • Appropriate mitigation measures are implemented to reduce the risk of surface water run off. H088 19 Comprehensive contaminated land KH Parsons investigation required. Workshop. H091 4 Site has Planning Permission at February 15-23 Buchanan 2016. Street.
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Balfron
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Housing and Employment H083 10 • Planning Brief Required. Depot Site B43 0.5 ha. • Housing opportunities along the Buchanan Depot Site Street frontage. • Potential for Class 5 and 6 uses, but Class 4 uses where adjacent to residential properties. • Waste management infrastructure site located on the site to be safeguarded under Policy 6.1, as the Council uses this site as a Household Waste Recycling Centre. • Vehicular access to rear of 151 to 169 Buchanan Street to be maintained. • Flood Risk Assessment required. Water resistant materials and measures may be required. • Appropriate mitigation measures are implemented to reduce the risk of surface water run off. • Not all of the area will be developable and no development should occur in the functional flood plain or other areas known to flood.
Land Safeguarded for Infrastructure Infrastructure Proposal Waste Management Facilities Dunkeld Court Household Waste Recycling Centre (Existing).
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Blairlogie
10. Settlement Statements & Proposals Maps
Description: Blairlogie is located on the northern limits of the Forth carselands, 4 miles north-east of Stirling and 6 miles north west of Alloa, and nestles under Dumyat, a distinct promontory on the Ochil Hills escarpment. Its current buildings date from the 17th century though Blairlogie has origins as a small medieval clachan. The village is characterised by a meandering streetscape and organic development, with various buildings facing narrow roads and lanes, often at oblique angles. There is some more modern housing along the A91 Hillfoots Road. A few rural businesses are located close by and Manor Farm to the south provides a range of business spaces. To the south again, at Manor Powis, a number of houses front the original alignment of the main Alloa road. Blairlogie has a population of around 236.
Spatial strategy considerations: Blairlogie is a Tier 5 settlement within the Settlement Hierarchy. No new development is proposed. The entire village and its setting are designated as a Conservation Area. A Conservation Area Character Appraisal has been produced as Supplementary Guidance and all development within or adjacent to the Conservation Area must preserve or enhance its character, appearance and setting.
Land is allocated to allow expansion of the business provision at Manor Farm, and the overall site is safeguarded under Policy 2.4.
Infrastructure considerations: The village has very limited services. Turret Water Treatment Works has available capacity. There is no public Waste Water Treatment Works.
Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable.
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Blairlogie
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Reference and Indicative housing units Key site requirements Site Name or area in hectares (ha.) Period 1 Period 2 Phase 1: Phase 2: 2027/2037 2015/2022 2022/2027 Employment B24 9.2 ha. • Maintain, extend and enhance the existing Manor Farm tree belts and hedgerows to provide Business Extension structural landscaping, and visually contain the site in the landscape. • Provide Class 4 business, 5 industry and/or 6 storage and distribution on the site. • Flood Risk Assessment required. Development on the functional flood plain should be avoided. Water resistant materials and measures may be required. • Appropriate mitigation measures are implemented to reduce the risk of surface water run off. • Preparation of a design statement for the full site.
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Bridge of Allan
10. Settlement Statements & Proposals Maps
Description: Bridge of Allan is located 3 miles north of Stirling on the Allan Water, a tributary to the River Forth. The town mainly lies to the east of the Allan Water and is contained to west by the Edinburgh to Dunblane railway line beyond which is the M9 motorway. The Ochil Hills rise steeply to the north and, to the south, Airthrey Kerse is an area of carse that separates Bridge of Allan from Causewayhead and the city of Stirling.
The town developed on the site of earlier mining settlements as a spa resort in the Victorian era. The broad thoroughfare of Henderson Street divides Bridge of Allan into its Lower and Upper Town. The Upper Town, at the foot of the Mine Woods and Ochils, is made up of streets of large detached Victorian villas in extensive gardens. Adjoining Bridge of Allan to the east, the University of Stirling is located within the historic Airthrey Estate, a parkland setting with loch surrounding Airthrey Castle.
The town has a population of approximately 5,000.
Spatial strategy considerations: Bridge of Allan is within the Core Area and is a Tier 2 settlement within the Settlement Hierarchy identified in the Spatial Strategy. The settlement has potential to accommodate new development as shown in the land supply table. Planned residential development is in accordance with the urban consolidation development approach, with one minor greenfield release, while the University is identified as a strategic development location.
Green Belt encloses the settlement and SG: Green Belts provides further guidance on the role and function of the Green Belt around Bridge of Allan. The Local Landscape Area of the Ochil Hills/Sheriff Muir lies to the north and east, on which Policy 9.1 and SG: Landscape and Biodiversity provide further guidance. The town also sits to the south western edge of the landscape character area identified as West Ochil Hill Fringe, as identified in SG: Landscape and Biodiversity. Additional information can be found in this SG on sensitivities and opportunities that will impact on the landscape in this area.
Bridge of Allan is identified as a ‘highly pressured area’. High house prices and the small proportion of social rented accommodation tend to exclude local people on low incomes. The settlement demonstrates high ratios of waiting list applicants to lets. A 33% affordable housing contribution therefore will be required for developments of 4 units or more.
The centre of Bridge of Allan is defined as a town centre and part of the wider Network of Centres. The key role and functions of the network centre are convenience retail, comparison retail, food and drink, offices and community and cultural facilities of a scale to serve the local community. Development to attract visitors and tourists is also supported.
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Bridge of Allan
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The University of Stirling produced a Campus Masterplan in 2012 which set an overarching vision, core themes and key projects, providing a framework for future development of the campus. This Plan supports development within the campus in accordance with this and subsequent masterplans and which protects, preserves and enhances the Airthrey Estate, which is included in the Inventory of Gardens and Designed Landscapes (see Policy 7.8). At the University of Stirling Innovation Park, the Plan safeguards existing employment areas and identifies opportunities for future employment development.
To safeguard the town’s historic form, a Conservation Area covers much of Bridge of Allan and there are a significant number of Listed Buildings. A Conservation Area Character Appraisal has been produced as Supplementary Guidance for the Conservation Area and all development within or adjacent to the Conservation Area must preserve or enhance its character, appearance and setting.
Infrastructure considerations: There is capacity at the Stirling Waste Water Treatment Works and capacity at Turret Water Treatment Works. Early contact with Scottish Water should be made to determine actual capacities and possible solutions.
For all developments proposed within the Core Area (excluding Dunblane), a comprehensive solution to education provision is proposed. This will include the creation of two new primary schools (north and south of the city), a number of extensions and the change of school catchment areas to accommodate development. The timing of new developments will be crucial, given the high cost of secondary school provision and the potential impact that it could have on wider provision. As a result of the school constraints, developer contributions will be sought from all new residential developments within the Core Area towards both primary and secondary school provision consistent with SG: Developer Contributions. Developers are asked to refer to SG: Developer Contributions for up to date methodologies and contributions that will be sought.
Within the settlement there are several open spaces distributed amongst the residential areas to the north and south of the A9 as well as along the banks of the River Forth. There are several areas of semi natural woodland in the north west including Mine Wood. South of the A9 there is a range of play and sports areas adjacent to areas of Green Belt.
A Settlement Opportunity Plan for Bridge of Allan is included in the Stirling Open Space Strategy and provides commentary on the protection, use, maintenance and enhancement of open space in the town.
Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable.
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Bridge of Allan
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Bridge of Allan
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Reference and Indicative housing units Key site requirements Site Name or area in hectares (ha.) Period 1 Period 2 Phase 1 Phase 2 2027/2037 2015/2022 2022/2027 Housing H005 6 6 • Development must preserve or enhance the 4 Inverallan Road character of the Conservation Area. H008 7 Site is Under Construction at February 2016. 90 Henderson • Development must preserve or enhance the Street character of the Conservation Area. H009 6 Site has planning permission at February 2016. Inverallan Lodge • Category C Listed Building - development must preserve the character and setting of the building. • Development must preserve or enhance the character of the Conservation Area. H132 7 • The views of the front elevation of the B listed Sheriffmuir Road Blawlowan and its wider setting must be protected through sympathetic design and layout. Housing to be low-density and low- rise and overall number of units to reflect this sensitive setting. • Design to protect the landscape setting of this edge of countryside site, which is within the Western Ochils Local Landscape Area. • Layout and design to give effective transition between the low rise university buildings and the countryside. • Flood Risk Assessment. • Appropriate mitigation measures are implemented to reduce the risk of surface water run off. H135 4 • Detailed Flood Risk Assessment required Sunnylaw to ensure development will not be at risk of flooding and nearby properties and infrastructure will not be at an increased risk of flooding. • Development should continue settlement pattern of low density detached plots fronting Pendreich Road and, where possible, retain and improve the stone dyke along the road frontage. • Development must preserve or enhance the character of the Conservation Area. • Appropriate mitigation measures are implemented to reduce the risk of surface water run off. • Not all of the area will be developable and no development should occur in the functional flood plain or other areas known to flood.
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Bridge of Allan
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Reference and Indicative housing units Key site requirements Site Name or area in hectares (ha.) Period 1 Period 2 Phase 1 Phase 2 2027/2037 2015/2022 2022/2027 Employment B50 0.6 ha. • Suitable for Class 4 (Business), in particular Stirling University research and development related to the Innovation Park, University is encouraged. Site 6a • Appropriate mitigation measures are implemented to reduce the risk of surface water run off. • Site layout, design and landscaping should preserve and enhance the Airthrey Castle Garden and Designed Landscape, the Green Network and the setting of the Wallace Monument. B51 0.4 ha. • Suitable for Class 4 (Business), in particular Stirling University research and development related to the Innovation Park, University is encouraged. Site 5 • Appropriate mitigation measures are implemented to reduce the risk of surface water run off. • Site layout, design and landscaping should preserve and enhance the Airthrey Castle Garden and Designed Landscape, the Green Network and the setting of the Wallace Monument. B52 1.9 ha. • Suitable for Class 4 (Business), in particular Stirling University research and development related to the Innovation Park, University is encouraged. Site 7 • Appropriate mitigation measures are implemented to reduce the risk of surface water run off. • Site layout, design and landscaping should preserve and enhance the Airthrey Castle Garden and Designed Landscape, the Green Network and the setting of the Wallace Monument. • Account must be taken of the ancient woodland in the proximity of the boundary of the site and appropriate mitigation measures identified to ensure the long term future of the trees. In this respect, it is likely that a protective strip will be required, the extent of which should be determined following a detailed survey of the ancient woodland required under Policy 10.1.
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Bridge of Allan
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Reference and Indicative housing units Key site requirements Site Name or area in hectares (ha.) Period 1 Period 2 Phase 1 Phase 2 2027/2037 2015/2022 2022/2027 Employment (continued) B53 1.7 ha. • Suitable for Class 4 (Business), in particular Stirling University research and development related to the Innovation Park, University is encouraged. Site 8 • Appropriate mitigation measures are implemented to reduce the risk of surface water run off. • Site layout, design and landscaping should preserve and enhance the Airthrey Castle Garden and Designed Landscape, the Green Network and the setting of the Wallace Monument. • Account must be taken of the ancient woodland in the proximity of the boundary of the site and appropriate mitigation measures identified to ensure the long term future of the trees. In this respect, it is likely that a protective strip will be required, the extent of which should be determined following a detailed survey of the ancient woodland required under Policy 10.1. B55 0.4 ha. Site has planning permission at February 2016. Airthrey Kerse Dairy Farm
Land Safeguarded for Infrastructure Infrastructure Proposal Transport enhancements to the transport • IPT03. Land Safeguarded to ensure that a route and bridge network as identified in National, Regional and can be completed from Drip Road to Cornton Road (Kildean Local Transport Strategies Link Phase 1) • IPT04. Land Safeguarded to ensure that a route can be completed from Cornton to Airthrey Road (Kildean Link Phase 2) • IPT05. Land Safeguarded adjacent to the existing railway line to facilitate road realignment and a railway bridge crossing to allow the closure of Cornton Level Crossing. New and/or expanded schools.. • Land safeguarded for the site of a new primary school in the vicinity of Wallace High School to serve development to the North of Stirling. Health care facilities. • Developer Contributions may be sought towards potential expansion of University Practice and/or Orchard House in accordance with SG: Developer Contributions.
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Buchlyvie
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Description: Buchlyvie is a small village located around 15 miles west of Stirling astride the eighteenth century military road, now the A811. Although there is more modern housing to north and south, the mix of styles, ages and uses of the buildings fronting this main street, and the landmark tower at the west end, set the character of the place. It is a Conservation village with a population of around 510. Rural Stirling Housing Association has developed a significant amount of affordable housing in the village in recent times, expanding the village to the north-east.
Spatial strategy considerations: Buchlyvie is classed as a Rural Village and a Tier 4 settlement within the Settlement Hierarchy due to its level of services and facilities.
A high proportion of the existing dwellings are owner-occupied or privately rented and the settlement is within the area of the Plan identified as ‘Highly Pressured’ in relation to the need for affordable housing. It is considered the village has some capacity to accommodate growth in line with the spatial strategy, in Period 1 2015-2027 to the rear of Fisher Place.
Buchlyvie has a designated Conservation Area. Conservation Area Character Appraisals have been produced as Supplementary Guidance for all the existing Conservation Areas.
Infrastructure considerations: Capacity at the Waste Water Treatment Works is limited. Early contact with Scottish Water should be made to determine actual capacities and possible solutions. Buchlyvie is supplied by Carron Valley Water Treatment Works, which has available capacity.
Buchlyvie Primary School has some spare capacity and could accommodate small-scale development, but capacity at the secondary school (Balfron) is more limited requiring to be phased in association with other developments within the catchment of the high school (see SG: Developer Contributions).
With the exception of the land in the vicinity of the primary school, which includes a playing field and play area, local open space provision is limited, comprising of two semi-natural woodlands north and east of the village centre, with limited and poor quality pathways.
The main opportunities to improve open space provision are to review the central linked open spaces and possibly create a ‘pocket’ park at this locus; create allotment/community food growing area; review path network and green network/connections in and around the village; review future management of the rough open space and woodland at Station Road.
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Buchlyvie
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Reference and Indicative housing units Key site requirements Site Name or area in hectares (ha.) Period 1 Period 2 Phase 1: Phase 2: 2027/2037 2015/2022 2022/2027 Housing H152 15 • Access to football pitches to be maintained South of Fisher at all times. Place • Site access to be resolved to satisfaction of planning authority. • Development design to respect setting of adjacent conservation area.
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Cambusbarron
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Description: The historic hillside village of Cambusbarron lies adjacent, but separate, to the western urban edge of the City of Stirling; the M9 motorway provides physical separation and the village still has a recognisable character and identity.
Originally a farming and ecclesiastical settlement on the route west to Dumbarton, the village expanded during the Industrial Revolution with the introduction of the spinning and weaving industries. Hayford Mills was constructed on the north side of the village in the early 19th century and was at one time the largest tweed manufacturer under one roof in Scotland.
The complex of ‘A’ listed buildings have since been converted into residential use. The centre and commercial heart of the village is a Conservation Area, comprising of traditional stone built dwellings and cottages set on narrow streets.
Cambusbarron occupies an elevated position above the Carse of Forth and enjoys fine views to the north and west. To the south of the village is the Southern Hills Local Landscape Area that encompasses Gillies Hill, a large area of mature woodland, a part of which is also within the area identified by Historic Scotland as being within the Inventory area of the Battle of Bannockburn.
The village has a population of around 2,200.
Spatial strategy considerations: Cambusbarron is within the Core Area and is a Tier 2 settlement as identified in the Settlement Hierarchy. The village occupies a strategic location close to the city and is within the area of the Plan identified as ‘Pressured’ in relation to the need for affordable housing. Accordingly, a significant amount of residential development has taken place within the village in recent years, most recently at Polmaise Home Farm. Further expansion to Cambusbarron is identified at the final phase of development at Polmaise Home Farm, the former weaving shed at Hayford Mills and at St. Ninians Road/Polmaise Road.
The Local Landscape Area to the south (see Policy 9.1 and SG: Landscape and Biodiversity) is an area of steeply sloping land that limits growth of the village in that direction, whilst the topography to the west also provides a natural limit to the village. An area of the flat carseland to the north of Hayford Mills is designated as Green Belt with the purpose of serving to limit future development in that direction and protect the setting of the listed Mill building (see SG: Green Belts). There are few suitable sites that could be developed without impacting on the surrounding landscape and built heritage.
A Conservation Area Character Appraisal has been produced as Supplementary Guidance for the Cambusbarron Conservation Area and all development within or adjacent to the Conservation Area must preserve or enhance its character, appearance and setting.
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Infrastructure considerations: There is capacity at the Stirling Water Treatment Works and Turret Waste Water Treatment Works, however, early contact with Scottish Water should be made to determine actual capacities.
Cambusbarron Primary School has very limited capacity. The school has been extended to accommodate the pupil product generated from the Polmaise Home Farm housing development, and is operating between optimum and maximum capacity. The school is however capable of accommodating additional extensions to absorb the pupil product generated by further housing development.
Stirling’s Open Space Strategy identifies Cambusbarron as having good all round open space provision, with the main areas of open space being Gillies Hill, a large area of attractive woodland, King George V Park, St. Thomas Cemetery, and Kenningknowes Woodland. The Council is assessing the feasibility of designating an area or areas of Gillies Hill as a Local Nature Reserve.
A Settlement Opportunity Plan for Cambusbarron is included in the Stirling Open Space Strategy and provides commentary on the protection, use, maintenance and enhancement of open space in the town.
Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs, and extant planning permissions where applicable.
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Cambusbarron
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Reference and Indicative housing units Key site requirements Site Name or area in hectares (ha.) Period 1 Period 2 Phase 1: Phase 2: 2027/2037 2015/2022 2022/2027 Housing H011 42 • Development must preserve the character Hayford Mills Phase 2 and setting of the complex of Category A Listed Buildings. • Retention of the walls that remain of the weaving shed. • Flood Risk Assessment. • Appropriate mitigation measures are implemented to reduce the risk of surface water run off. H013 43 Site is Under Construction at February 2016. Polmaise Home Farm II H159 160 90 • Completion of S75 obligation to provide St. Ninian’s Road/ for developer contributions including Polmaise Road an extension to Cambusbarron Primary School, and if necessary the transfer of land to the south of the school campus to accommodate this, and a contribution towards transport measures identified in the City Transport Strategy in accordance with Supplementary Guidance on Transport and Access for New Development. • A 25% affordable housing provision. • A new roundabout at the junction of Polmaise Road and St. Ninian’s Road to be fully formed before the occupation of any building within the development.
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Cowie
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Description: Cowie is one of the Eastern Villages along with Fallin, Plean and Throsk. They lie in close proximity to the Stirling City Corridor and are part of the Spatial Strategy’s Core Area. The population of the village is approximately 2,550.
The village occupies a fine position on a raised beach above the Forth carse, and many areas enjoy spectacular views of the Ochil Hills and Stirling. There is archaeological evidence of a Neolithic settlement in the north of the village, now occupied by modern housing. Cowie, like the other Eastern Villages, has a history of coal mining, the demise of which severely affected social and economic vitality which has endured to the present day .
It does, however, benefit from a major manufacturing plant of engineered wood-based panel products. This facility, along with other employers, occupies a substantial site immediately to the south of the village, and is a dominant feature of longer distance views. The majority of residential properties comprise of local authority houses, a proportion of which have been sold to sitting tenants. The village has in recent years proved a popular location for private house- building, though the centre of the village would benefit from streetscape improvements and traffic calming. Open space areas are extensive within the village, but not all are maintained to a high standard.
The current St. Margaret’s Primary school building is being replaced with a new school on land at the Berryhills playing fields, due to open in 2016. The facility will include new 0-5 nursery provision and a community hall.
Spatial strategy considerations: Cowie is within the Core Area and is a Tier 3 settlement within the Settlement Hierarchy identified in the Spatial Strategy. It therefore has potential to accommodate a variety of types and scales of new development and is identified as a new Regeneration Priority Area in recognition of the socio-economic issues requiring to be addressed. A high proportion of residential properties are socially rented. Allocated sites will require to provide for market and affordable housing (25%) to meet both local and the wider housing needs in the Core Area. All developments of 10 units or more will require to contribute 25% affordable housing.
In accordance with the Plan’s Vision and Spatial Strategy, land for housing development in the Eastern Villages has been allocated at a sufficient scale to support socio-economic regeneration through developer contributions, either directly or in-kind. This is in addition to developer contributions to be made towards affordable housing, education provision, etc. as set out elsewhere in the Plan and Supplementary Guidance.
This will normally be in the form of physical infrastructure and environmental improvements, the nature of which will vary from village to village. Partnership working with relevant public agencies may be required.
Consideration could also be given to the setting up and financing of a community development trust. 144 Stirling Local Development Plan 2018
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In Cowie, potential improvement projects include: • Consolidation/upgrading of the health centre, library, community facility and local office. • Streetscape improvements and permanent traffic calming along Main Street.
The allocation of housing land in Cowie comprises three separate sites. The largest area (H074) is currently (June 2016) the subject of an application for planning permission, and is the subject of ongoing discussions.
The Green Belt extends to the northern side of the village and serves to maintain the separate identities of Cowie, Fallin and Stirling. More information on the role and function of the Green Belt can be found in SG: Green Belts.
The shops and services within the village are defined as a local centre in the Network of Centres.
Sites for employment purposes are identified at B01 Berryhills, Main Street and B02 Berryhills, Main Street west of units 1-3, to provide local employment opportunities.
Infrastructure considerations: Capacity at the Waste Water Treatment Works is limited and will require to be augmented to accommodate both the Cowie and other large scale housing allocations in the locality. Cowie is served by the Turret Water Treatment Works which has available capacity. Early contact with Scottish Water should be made to determine actual capacities and possible solutions.
Capacity at Cowie Primary School and Bannockburn High School is limited. For all developments proposed within the Education Core Area, a comprehensive solution to education provision is proposed across the area. This will include the creation of new primary schools, a number of extensions and the change of school catchment areas to accommodate development. The proposed strategy to address secondary capacity is to make new provision as part of the build at Durieshill which will also provide an opportunity to rezone pupils from the Eastern Villages allowing development within the Bannockburn area. The timing of new developments will be crucial, given the high cost of secondary school provision and the potential impact that it could have on wider provision. As a result of school constraints, developer contributions will be sought from all new residential developments within the Core Area towards both primary and secondary school provision (see SG: Developer Contributions for the most up to date methodology and contributions that will be sought).
Waste management infrastructure will require to be upgraded and new or upgraded recycling Bring Sites should be provided in association with new development. Developer contributions towards waste management infrastructure will be consistent within SG: Developer Contributions.
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Developer contributions will be sought towards NHS Forth Valley facilities consistent with SG: Developer Contributions.
The village is bounded south and west by semi-natural woodlands and public parks. Play facilities are located to the north and south and scattered green spaces can be found in residential areas. The main open space features are: i) Semi-natural woodlands of Gallamuir and Berry Hills, with a series of path networks. Note:- Berryhills woodland is allocated for residential development (Ref. no. H074). ii) Berry Hills and Roxburgh Parks - Flat recreational spaces suitable for field sports, and now partially redeveloped with the replacement St. Margaret’s Primary School. iii) Welfare Park and Manse Park - Larger open spaces with play areas. iv) Ochre Crescent - Small children’s play space.
A Settlement Opportunity Plan for Cowie is included in the Stirling Open Space Strategy 2012 -2017 and provides commentary on the protection, use, maintenance and enhancement of open space in the village. An updated version of the Strategy will be published in due course.
SG: Green Networks and Open Space provides further guidance on the Green Network and open space provision for new development.
Pedestrian and cycle access from the village towards Bannockburn requires to be provided through the completion of a linked footway and cycle route.
SEPA have identified the panel product plant as having a poor licence compliance record for 2014. It is anticipated Improvements and maintenance in 2015 will hopefully improve monitoring results.
Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable.
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Cowie
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Reference and Indicative housing units Key site requirements Site Name or area in hectares (ha.) Period 1 Period 2 Phase 1: Phase 2: 2027/2037 2015/2022 2022/2027 Housing H075 20 30 • Developer contributions required to support Station Road socio-economic regeneration. • Shared access point to B9124 with site H74. Developer contributions may be required for cycle/pedestrian route to Bannockburn. • Potential air quality impacts should be assessed. • Structure planting, open spaces, footpath system, etc. should be designed with external connections and the Green Network in mind; maintain buffer along burn and around copse to west. • Archaeological evaluation required for any undisturbed areas. • To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • Flood Risk Assessment required. Development on the functional flood plain should be avoided. Water resistant materials and measures may be required. • Buffer strips to be provided (minimum of 6m and up to 12m on either side of the watercourse) to ensure watercourses associated with the site are safeguarded and enhanced. H076 35 45 • Developer contributions required to support Ochil View socio-economic regeneration. • Access and design to allow for alleviation of on-street parking along access routes including off-site works. • Diversion of bus route through site should be investigated. • Developer contributions may be required for cycle/pedestrian route to Bannockburn. • Potential air quality impacts should be assessed. • Requires careful consideration of developable area relative to contours. • To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated. H145 1 10 Site is under Construction at February 2016. 2 Burns Terrace/ North of Cowie Parish Church H146 15 • Site selected for the provision of affordable St Margarets housing. • Height, design and type of housing to complement adjoining houses. Principal elevations should face Bannockburn Road. • Site layout should provide for rear vehicular access to properties at 5-11 Bannockburn Road. 147 Stirling Local Development Plan 2018
Cowie
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Reference and Indicative housing units Key site requirements Site Name or area in hectares (ha.) Period 1 Period 2 Phase 1: Phase 2: 2027/2037 2015/2022 2022/2027 Housing and Employment H074 105 150 125 Planning applications under consideration for Berryhills residential development of up to 500 homes and employment land (June 2016). B01 0.8 ha. Berryhills Main • Developer contributions required to support Street socio-economic regeneration. • Shared access point to B9124 with site H75. • Diversion of bus route through the site should be investigated. • Developer contributions may be required for cycle/pedestrian route to Bannockburn. • Potential air quality impacts should be assessed. • Biodiversity audit required. • Structure planting open spaces, footpath system, etc. should be designed with external connections and the Green Network in mind; maintain buffer along burn and around copse to west. • Archaeological evaluation required for any undisturbed areas. • To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • Flood Risk Assessment required. • Appropriate mitigation measures are implemented to reduce the risk of surface water run off. • Development on the functional flood plain should be avoided. Water resistant materials and measures may be required. • Feasibility study required to assess the potential for channel restoration of the Polmaise Burn to its natural state. • Opportunities for new or relocated businesses in association with housing development. Employment B02 0.7 ha. • Opportunities for new or relocated Berryhills Main businesses in association with employment Street West of units allocation B01. 1-3 • To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA.
Land Safeguarded for Infrastructure Infrastructure Proposal New and/or expanded schools. • Land safeguarded for extension to Cowie Primary School. Health care facilities. • Land safeguarded at Cowie GP Practice for potential expansion resulting from future development in Cowie, Fallin and Throsk. 148 Stirling Local Development Plan 2018
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Deanston
10. Settlement Statements & Proposals Maps
Description: Deanston is located just off the A84 (T) approximately 8 miles north west of Stirling. It has a population of around 440. The settlement is situated in the valley of the River Teith. It is a model 19th century industrial village and the former textile mill is now the Deanston Distillery. The village is characterised by its strong linear streetscape on Teith Road and its picturesque setting with the mill lade and river beyond. The River Teith to the north is a Special Area of Conservation (SAC).
Spatial strategy considerations: Deanston is classed as a Rural Village and a Tier 4 settlement within the Settlement Hierarchy. The development of 63 new homes to the west of Deanston, identified in the previous Local Development Plan, was completed in 2014/15. Taking account of Deanston’s size, available services and the village’s sensitive historic setting, no further housing sites are allocated by this Plan.
The Housing Need and Demand Assessment has shown high levels of need and high house prices in the Stirling Rural sub area that includes all the Rural Villages. There is a high ratio of waiting list applicants to lets. Therefore for windfall developments of 4 units or more, a 33% affordable housing contribution will be required.
There is an existing employment area at the Lochills Rural Activity Area, south west of the Bridge of Teith, and further opportunity to expand this area is identified. The Rural Activity Area contributes to sustaining rural communities in the LDP area by providing an opportunity for employment creation outwith, but adjacent to, existing settlements.
The area from Teith Road to Bridge of Teith and the grounds of Deanston House is a designated Conservation Area. A Conservation Area Character Appraisal has been produced as Supplementary Guidance for the Deanston Conservation Area and all development within or adjacent to the Conservation Area must preserve or enhance its character, appearance and setting.
Deanston sits within the landscape character area identified as Teith Valley, an area of largely rolling valley farmland within a Low Land River Valley as identified in SG: Landscape and Biodiversity. Additional information can be found in this SG on the sensitivities and opportunities that will impact on the landscape in this area.
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Infrastructure considerations: There is capacity at the Turret Water Works but limited capacity at Deanston Waste Water Treatment Works for new development. Early contact with Scottish Water should be made to determine actual capacities.
There is limited capacity for new pupils at Deanston Primary School and capacity at McLaren High School. Any future housing development may require to be phased so primary and secondary school pupils can be accommodated.
Deanston has a relatively poor range of open spaces with only small areas located to the north west and north east and a footpath along the banks of the River Teith. There may be potential to increase the biodiversity in the open spaces available and increase community involvement in management of these. Further details of the open space in Deanston and the opportunities to improve it can be found in the Open Space Opportunity Plans associated with the Open Space Strategy.
Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable.
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Reference and Indicative housing units Key site requirements Site Name or area in hectares (ha.) Period 1 Period 2 Phase 1: Phase 2: 2027/2037 2015/2022 2022/2027 Employment B46 0.6 ha. • Suitable for Use Class 4 (business), 5 Lochills - Rural (industry), 6 (storage and distribution) and Activity Area visitor orientated businesses. • Structural landscaping to contain and screen the site and existing employment uses in the wider Rural Activity Area. • Flood Risk Assessment required. Development on the functional flood plain should be avoided. Water resistant materials and measures may be required. • To ensure the maintenance of the integrity of the River Teith SAC, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA.
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Doune
10. Settlement Statements & Proposals Maps
Description: Doune is located on the A84 (T) approximately 8 miles north west of Stirling and 8 miles east of Callander. It has a population of 1760. The settlement is situated in the valley of the River Teith, with the hill fringe of the Braes of Doune to the north. It is a historic village located close to the medieval stronghold of Doune Castle on the River Teith. The village is characterised by its organic development focused around the distinctive Market Cross and meandering streetscape bordered by traditional buildings. Moray Park is a key open space located in the north-east of the village. The River Teith to the south is a Special Area of Conservation (SAC).
Spatial strategy considerations: Doune is classed as a Rural Village and a Tier 4 settlement within the Settlement Hierarchy. Planned development at Station Wynd (encompassing Moray Street) has seen 155 new homes, market and affordable, built in Doune in recent years. Capacity remains for 6 further houses but, beyond this, no further housing opportunities are identified by this Plan as further expansion of the settlement is not considered to be sustainable at this time.
The Housing Need and Demand Assessment has shown high levels of need and high house prices in the Stirling Rural sub area including all the Rural Villages. There is a high ratio of waiting list applicants to lets. Therefore, for windfall developments of 4 units or more, a 33% affordable housing contribution will be required.
The shops and services in the centre of Doune are defined as a local centre and part of the Network of Centres. The key role and functions of the network centre are convenience retail, food and drink, offices and community and cultural facilities of a scale to serve the local community.
There is an existing employment area at Station Wynd which is safeguarded under Policy 2.4. Within this area, there is opportunity for further development and planning permission has been granted for 13 Class 4 business units.
The historic centre of the village and the area around Doune Castle, between the Bridge of Teith and Old Newton, is a designated Conservation Area. A Conservation Area Character Appraisal has been produced as Supplementary Guidance for the Doune Conservation Area and all development within or adjacent to the Conservation Area must preserve or enhance its character, appearance and setting.
Doune sits within the landscape character area identified as Teith Valley, an area of largely rolling valley farmland within a Low Land River Valley as identified in SG: Landscape and Biodiversity. Additional information can be found in this SG on sensitivities and opportunities that will impact on the landscape in this area.
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Infrastructure considerations: There is capacity at the Turret Water Treatment Works but limited capacity at Doune Waste Water Treatment Works for new development. Early contact with Scottish Water should be made to determine actual capacities and possible solutions.
Following recent development, there is very limited capacity for new pupils at Doune Primary School. Any future housing development will require to resolve school capacity constraints.
A purpose built health centre to replace existing provision is envisaged for the village as part of the new development at Station Wynd and land is safeguarded for such purposes in the Key Site Requirements and through Primary Policy 3.
Doune is bounded to the west by large areas of semi natural woodland and to the south by the River Teith. In the south east there is a large area of greenspace surrounding Doune Primary School. Further south, semi natural woodland encloses Doune Castle extending along the River Teith. A well surfaced walkway and cycle route extends from the north east of the settlement with links to the public park offering attractive open space and a play area. The attractive woodland and Nature Reserve, Doune Ponds, bounds the north west of the community providing links with the wider community paths. The CSGN proposes specific projects in this area in connection with the Teith Corridor. Further details of the open space in Doune and the opportunities to improve it can be found in the Open Space Opportunity Plans associated with the Open Space Strategy.
National Planning Framework 3 identifies a number of Long Distance Cycling and Walking Networks as national developments. Route 765 of the National Cycle Network at Doune-Burn of Cambus is one of these with the proposal being to create 5km of new traffic free route including 2 new bridges. Positive discussions with Sustrans, Transport Scotland and landowners are ongoing.
Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable.
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Doune
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Reference and Indicative housing units Key site requirements Site Name or area in hectares (ha.) Period 1 Period 2 Phase 1: Phase 2: 2027/2037 2015/2022 2022/2027 Housing H096 6 • Compliance with the approved Planning Brief Moray Street for Station Wynd. • Safeguarding of site for new health centre. Employment B45 0.5 ha. Site has Planning Permission at February 2016. Station Wynd • Suitable for Class 4 (Business).
Land Safeguarded for Infrastructure Infrastructure Proposal Health care facilities. • Land safeguarded for new health centre.
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Dunblane
10. Settlement Statements & Proposals Maps
Description: Dunblane is located 6 miles north of Stirling and has a population of approximately 8,800. The settlement is bypassed to the west by the line of the A9. It is set on the low rolling wooded hills in the enclosed Allan Water valley and flanked by the wooded hills of Sherriffmuir. To the south and west the Gardens and Designed Landscapes at Kippenross and Keir and the golf course provide a parkland setting for the town, of visual and recreational interest. Extending from the north and eastern edge of the settlement into the upland area to the east is the Sheriffmuir Battlefield Inventory area.
Historically, the medieval settlement extended from Dunblane Cathedral and a market place to a ford on the Allan Water with the settlement of Bridgend at the junction of the roads from Stirling and Doune on the west side of the river. The development of weaving in the late 18th century stimulated growth; as did the arrival of the railway in the mid- 19th century which supported a substantial Victorian villa development to the east of the historic burgh and construction of the Dunblane Hydro. The 20th century has witnessed continued growth of the ‘cathedral city’, which retains its market town role with excellent road and rail connections.
The meandering course of the Allan Water and the main railway linking Glasgow and Aberdeen pass through the centre of the settlement, on a north south alignment. The wooded banks of the Allan Water are an attractive and distinctive feature through the settlement, particularly at Laighills Park.
Spatial strategy considerations: Dunblane is within the Core Area and is a Tier 2 settlement within the Settlement Hierarchy identified in the Spatial Strategy. The settlement does have potential to accommodate new development as shown in the land supply table, however, there are infrastructure constraints, particularly in relation to school capacity.
Green Belt encircles the settlement and further detail on the role and function of the Green Belt around Dunblane is set out in SG: Green Belts. Dunblane is identified as a ‘highly pressured area’ where high house prices and the small proportion of social rented accommodation tend to exclude local people on low incomes. The settlement demonstrates high ratios of waiting list applicants to lets. Therefore, a 33% affordable housing contribution will be required on sites of 4 units or more.
The town centre within Dunblane is part of the wider Network of Centres. The key role and functions of Dunblane town centre are convenience retail, comparison retail, food and drink, offices and community and cultural facilities of a scale to serve the local community. Development to attract visitors and tourists is also supported. The boundary of the centre includes the Tesco supermarket, car park areas and the cathedral to reflect the wider retail, tourism and community functions of the centre.
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Dunblane
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The Council has supported the community in Dunblane to prepare a vision and strategy for Dunblane town centre and its immediate environs through a community-led charrette. The outcome of the charrette is a vision which states: “the Dunblane community wants the town centre area to be a vibrant, healthy, inclusive place for people to live, work and visit” and five principles for the future development of the town centre: vibrancy and sustainability; accessibility; capitalising on our natural and built heritage; supporting community cohesion; and meeting the future needs of the community.
These principles have been used to create an outline spatial strategy, which identifies a series of civic hubs and spaces and sites where future planning briefs can set out community ambitions to proactively guide proposals for new development and an 18 point community action plan for the town centre. Among these actions are the development of proposals to enhance the riverside area and Millrow and to explore options for reimagining the dual carriageway.
New development within Dunblane, which will utilise the town centre services and facilities, should seek to support the community’s vision and Town Centre Community Action Plan.
A large part of Dunblane is designated as a Conservation Area, to safeguard the village’s historic form, and there are a significant number of Listed Buildings. A Conservation Area Character Appraisal has been produced as Supplementary Guidance for the Conservation Area and all development within or adjacent to the Conservation Area must preserve or enhance its character, appearance and setting.
The settlement is situated to the west of the Western Ochils Local Landscape Area, and the north of the Keir Local Landscape Area, further Guidance on which is provided in SG: Landscapes and Biodiversity. Dunblane sits at the lower end of the landscape character area identified as Allan Water, an area of largely rolling valley farmland within a Low Land River Valley as identified in SG: Landscape and Biodiversity. Additional information can be found in this SG on sensitivities and opportunities that will impact on the landscape in this area.
Infrastructure considerations: Capacity at the Waste Water Treatment Works is limited but there is capacity in terms of water supply at the Turret Water Treatment Works. Early contact with Scottish Water should be made to determine actual capacities and possible solutions.
The primary schools and Dunblane High School are nearing capacity so any development must be carefully phased to allow them to accommodate further pupils. Further information on education provision can be found in SG: Developer Contributions.
Scottish Government’s Strategic Transport Projects Review (STPR) identifies a grade separation at Keir Roundabout to the south of Dunblane as part of the improvements to the A9(T).
The settlement offers a wide range of open spaces. Laighhill is a large area of parkland with a series of walking routes and a range of outdoor amenity spaces to the north of Dunblane, divided by the railway line. East of the railway line there are several areas of semi-natural woodland, many of which are new plantations. Further greenspaces are distributed through the community, predominantly in residential locations east of the railway line leaving the west relatively sparse.
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A Settlement Opportunity Plan for Dunblane is included in the Stirling Open Space Strategy and provides commentary on the protection, use, maintenance and enhancement of open space in the town
Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable.
Reference and Indicative housing units Key site requirements Site Name or area in hectares (ha.) Period 1 Period 2 Phase 1: Phase 2: 2027/2037 2015/2022 2022/2027 Housing H015 42 Site is Under Construction at February 2016. Dunblane High School H020 8 Site has Planning Permission at February 2016. Bogside • Development must preserve or enhance the character of the Conservation Area. • For the provision of affordable housing. • Appropriate mitigation measures are implemented to reduce the risk of surface water run off. H133 8 • Development will need to address Whitecross vehicular access difficulties onto the site. Consideration should be given to the provision of off-road parking for existing residents to be provided. • Layout, design and landscaping of the site shall respect the open space along the burn and ensure that its integrity, biodiversity and green space value is maintained and enhanced. • To ensure the maintenance of the integrity of the River Teith SAC, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. H137 15 • Flood Risk Assessment and surface water Hillside management plan required. • Noise from A9 should be assessed and adequately mitigated to ensure residential amenity. • Maintain and enhance links to the established network of footpaths. • Strengthen existing woodland structure planting. • Access to be taken from Montgomery Crescent. • Not all of the area will be developable and no development should occur in the functional flood plain or other areas known to flood.
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Reference and Indicative housing units Key site requirements Site Name or area in hectares (ha.) Period 1 Period 2 Phase 1: Phase 2: 2027/2037 2015/2022 2022/2027 H138 80 • Development must preserve the character Barbush and setting of the Category A Listed Queen Victoria School. • A phasing plan for development may be required in respect to school capacity. • Development layout should ensure linkages with existing path network. • Contributions towards Safer Routes to Schools may be required. • Noise from A9 should be assessed and adequately mitigated to ensure residential amenity. • Flood Risk Assessment and surface water management plan required. A buffer alongside the watercourse should be provided. • To ensure the maintenance of the integrity of the River Teith SAC, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • Not all of the area will be developable and no development should occur in the functional flood plain or other areas known to flood. • Appropriate mitigation measures are implemented to reduce the risk of surface water run off. H139 1 Site is Under Construction at February 2016. Estate Yard and Redundant Reservoir
Land Safeguarded for Infrastructure Infrastructure Proposal Transport enhancements to the transport • Land safeguarded around Keir Roundabout for future network as identified in National, Regional and transport improvements. Local Transport Strategies. Health care facilities . • Developer Contributions will be sought towards potential expansion of GP Practice in accordance with SG: Developer Contributions.
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Durieshill
10. Settlement Statements & Proposals Maps
Description: An area to the south east of Stirling and to the west of Plean, referred to as Durieshill, has been identified within the LDP to accommodate a new village including around 2,500 houses along with the necessary infrastructure and facilities.
Spatial strategy considerations: The proposal has been selected in the context of the Spatial Strategy, as a Tier 3 Settlement, within the catchment of the City, and therefore has the potential to make a significant contribution to the area’s economy and provide for wider housing needs. The Vision seeks the delivery of a distinct new community, within an attractive environment, which will protect the setting of Stirling and its historic views.
The shops and main services within Durieshill will be defined as a local centre in the Network of Centres. See Table 6 of the LDP for further information.
The Battle of Sauchieburn (1488) is identified in the Battlefields Inventory prepared by Historic Scotland and its boundary includes the areas of Bannockburn, Durieshill and west Plean. Further information on the battlefield can be found in SG: Historic Environment.
Supplementary Guidance on Durieshill has been produced which sets out in detail the main principles of developing the proposed new settlement of Durieshill and provides specific guidance on the design of the development. Some of the key requirements are highlighted in the following table.
Infrastructure considerations: The site is subject to particular infrastructure issues which include: • Water supply and drainage: The drainage options for Durieshill require appropriate studies to be carried out. An option to provide a new sewage treatment facility should be explored and the site will require provision of an adequate water supply. Early contact should be made with Scottish Water to determine how best to service the site. • High Pressure Gas Pipeline: The high pressure natural gas transmission pipeline west of the site introduces a consultation zone in order that HSE can consider any safety implications of new development. • The avoidance of electricity transmission pylons, or the diversion or undergrounding of lines. • Necessary measures to address ground stability, drainage/flooding and any contamination issues. • Flood Risk Assessment required. Development on the functional flood plain should be avoided. Water resistant materials and measures may be required. • All necessary transport infrastructure, public transport provision and contribution to the Stirling’s City Transport package.
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• Community infrastructure: schools, community campus, local centre and other local facilities including appropriate green infrastructure, play space, sport and recreational provision, to support a development of this scale. • A pedestrian friendly, accessible village centre incorporating a community centre, library, sports and health provision, local shopping units, local employment and other commercial activities to ensure that the community is self-sustaining in terms of a full range of local facilities. • Waste management infrastructure will require to be upgraded and new or upgraded recycling Bring Sites should be provided in association with new development. Developer contributions towards waste management infrastructure will be collected for development schemes that are major in scale consistent within SG: Developer Contributions.
Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable. The Council will seek to establish an Infrastructure Delivery Working Group to speed up delivery of this site.
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Durieshill
10. Settlement Statements & Proposals Maps
Reference and Indicative housing units Key site requirements Site Name or area in hectares (ha.) Period 1 Period 2 Phase 1: Phase 2: 2027/2037 2015/2022 2022/2027 Housing, Employment and Retail H057 237 675 1,588 Masterplan required which conforms to SG: Durieshill Stirling’s Major Growth Area - Durieshill and the Key Principles for the development. Masterplan B09 5.0 ha. to include a site delivery statement setting out Durieshill how and when the site will be constructed. This should include delivery of key elements of 2 R10 2,500 m infrastructure. Specific requirements include: Durieshill • A high quality of design, materials and layout. • A clear and distinctive design concept. • A green infrastructure framework. • Ancient woodlands, mature trees, shelterbelts and woodlands of conservation and landscape value to be appropriately managed and retained. • Retention of scheduled Common Hill Homestead and landscaping to consider the setting of the scheduled Plean colliery coke ovens. • Safe residential streets for all, including the use of ‘home zone’ principles in appropriate circumstances. • A range and mix of house types, sizes and tenures to meet the full range of housing needs. • A 25% affordable housing contribution, including on-site provision. • Serviced employment land suitable for Classes 4, 5 and 6 through a mixture of starter units, home working and a serviced business park. • A community campus (0-18 year olds as well as wider community usage) within or adjacent to the village centre including 2 new primary schools and also high school provision for a wider eastern villages catchment. • A pedestrian friendly, accessible village centre incorporating a community centre, library, sports and health provision, local shopping units, local employment and other commercial activities to ensure that the community is self-sustaining in terms of a full range of local facilities. • A local supermarket up to 2,500 m2 gross to be located within the village centre. • A village green or square and/or a village park.
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Durieshill
10. Settlement Statements & Proposals Maps
Reference and Indicative housing units Key site requirements Site Name or area in hectares (ha.) Period 1 Period 2 Phase 1: Phase 2: 2027/2037 2015/2022 2022/2027 Housing, Employment and Retail (continued)
R10 • Assisting the regeneration of neighbouring Durieshill (cont.) communities. • Maximising the ability of trips to be made by walking, cycling and public transport. • Contributions to Stirling’s City Transport package to help mitigate against the impact of the development on the transport networks in the Stirling City area. • Incorporating energy efficient buildings and innovative forms of district heating and the use of renewable energy technologies. Minimising and recycling waste including appropriate facilities for composting and for the sorting, storage and collection of waste. • A drainage impact assessment is required. • Flood Risk Assessment required. Development on the functional flood plain should be avoided. Water resistant materials and measures may be required. • Appropriate mitigation measures are implemented to reduce the risk of surface water run off. • Buffer strips to be provided (minimum of 6m and up to 12m on either side of the watercourse) to ensure watercourses associated with the site are safeguarded and enhanced. • Feasibility study required to assess the potential for channel restoration of the Sauchenford Burn to its natural state. • An assessment of ground conditions as the site has been subject to past mining activity. • To ensure the maintenance of the integrity of the Firth of Forth SPA, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • M9 Junction 9 Prinhall Interchange Improvements. • Safe, direct cycle routes into Stirling and south to Denny, Larbert Hospital. Safe cycle routes beside and across major roads and junctions in the area.
Land Safeguarded for Infrastructure Infrastructure Proposal Transport enhancements to the transport • IPT10. A872 Durieshill and South Stirling Gateway network as identified in National, Regional and Transport improvements/dualling. Local Transport Strategies.
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Durieshill
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Fallin
10. Settlement Statements & Proposals Maps
Description: Fallin is one of the Eastern Villages along with Cowie, Plean and Throsk. They lie in close proximity to the Stirling City Corridor and are part of the Spatial Strategy’s Core Area. The population of the village is approximately 2,800.
The village, linear in form and straddling the A905 is located on the flat lands of the Carse immediately south of the River Forth. Fallin was a mining village until the mid-1980s. However, the demise of the industry had a significant impact on its social and economic vitality that has endured to the present day. One small area of the village is within the 15% most deprived in Scotland as defined in the Scottish Government’s Index of Multiple Deprivation (2009) and the percentage of the population out of work is high. Approximately half of the housing is socially rented. The village has in recent years proved a popular location for private house-building, though the centre of the village would benefit from streetscape improvements and traffic calming.
A number of business premises and industrial units are located on both sides of the Main Street, and there is a well-utilised community centre adjacent to Fallin Primary School. To the south of the village, on the site of the former colliery and bing, there lies a large area of open space and woodland offering good views over the Carse and the Wester Moss Site of Special Scientific Interest.
Spatial strategy considerations: Fallin is within the Core Area and is a Tier 3 settlement as identified in the Settlement Hierarchy. It therefore has potential to accommodate a variety of types and scales of new development as set out in the land supply table, and the village is identified as a new Regeneration Priority Area in recognition of the socio-economic issues requiring to be addressed.
In accordance with the Plan’s Vision and Spatial Strategy, land for housing development in the Eastern Villages has been allocated at a sufficient scale in order to support socio-economic regeneration through developer contributions, either directly or in kind. This is in addition to developer contributions to be made towards affordable housing, education provision, etc. as set out elsewhere in the Plan and Supplementary Guidance. In Fallin, a site to the east of the village (H077) is allocated for approximately 400 dwellings.
The regeneration will normally take the form of physical infrastructure and environmental improvements, the nature of which will vary from village to village. Partnership working with relevant public agencies may be required. Consideration could also be given to the setting up and financing of a community development trust.
Around half of all properties in the village are socially rented, which is higher than in most other areas of the Plan. In order to provide for both the local and wider housing needs in the Core Area of the Plan, for development of 10 units or more, a 25% affordable housing contribution will be required.
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Fallin
10. Settlement Statements & Proposals Maps
A site for employment purposes is identified at Polmaise Park (B03) to provide local employment opportunities and further local employment is safeguarded at Bandeath under Policy 2.4.
The shops and services within Fallin are defined as a local centre in the Network of Centres, further information on which can be found in Table 6 of the LDP.
The Stirling Green Belt that extends to the southern side of the village plays a key role in maintaining the separate identities of Fallin and Cowie, and ensures that the character of both settlements is retained. More information on the role and function of the Green Belt can be found in SG: Green Belts.
The village lies in the Carse East of Stirling Landscape Character Area, an area of flat valley floor within a lowland river valley. SG: Landscape and Biodiversity provides further information on landscape sensitivities and opportunities in this area.
Infrastructure Considerations: Capacity at the Waste Water Treatment Works is limited and will require to be augmented to accommodate both the Fallin and other large scale housing allocations in the locality. Early contact with Scottish Water should be made to determine actual capacities and possible solutions.
Capacity at Fallin Primary School and Wallace High School is limited. For all developments proposed within the Core Area, a comprehensive solution to education provision is proposed across the area. This will include the creation of new primary schools, a number of extensions and the change of school catchment areas to accommodate development. The proposed strategy to address secondary capacity is to make new provision as part of the build at Durieshill which will also provide an opportunity to rezone pupils from the eastern villages allowing development within the Bannockburn area. The timing of new developments will be crucial, given the high cost of secondary school provision and the potential impact that it could have on wider provision. As a result of school constraints, developer contributions will be sought from all new residential developments within the Core Area towards both primary and secondary school provision. Further information on education provision can be found in SG: Developer Contributions, and developers are directed to this SG for the most up to date methodology and contributions that will be sought.
Waste management infrastructure will require to be upgraded and new or upgraded recycling Bring Sites should be provided in association with new development. Developer contributions towards waste management infrastructure will be collected for development schemes consistent within SG: Developer Contributions.
Developer contributions will be sought towards NHS Forth Valley facilities consistent with SG: Development Contributions.
The main areas of open space are Drypow Park, Polmaise Park, and Polmaise Woodland that covers the area of the former bing. A Settlement Opportunity Plan for Fallin is included in the Stirling Open Space Strategy 2012-2017 and provides commentary on the protection, use, maintenance and enhancement of open space in the village. An updated version of the Strategy will be published in due course. 171 Stirling Local Development Plan 2018
Fallin
10. Settlement Statements & Proposals Maps
Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable. Sites that have planning permission or are under construction are also shown below.
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Fallin
10. Settlement Statements & Proposals Maps
Reference and Indicative housing units Key site requirements Site Name or area in hectares (ha.) Period 1 Period 2 Phase 1: Phase 2: 2027/2037 2015/2022 2022/2027 Housing H077 113 125 162 • Planning permission in principle application East Fallin under consideration for residential development (June 2016). • Financial or in kind regeneration benefits required to support socio-economic regeneration. • Affordable housing requirement is 25%, all to be on-site provision. • Development must front on to Main Street, and be well integrated with the existing buildings on the street. • Access should be linked to Wallace Grange development on south side of Main Street. • Development must not affect water quality of River Forth and a buffer strip (20m) to be provided on the south side of the watercourse to enhance the riparian habitat of the watercourse. • Access to and opportunities for the interpretation and enjoyment of the River Forth must be provided. • Riverside walkway must be extended along river. • Structure planting should be used to eastern boundary of site to screen development and provide robust village boundary. • To ensure the maintenance of the integrity of the Firth of Forth Special Protection Area, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • Flood Risk Assessment required. Development on the functional flood plain should be avoided. Water resistant materials and measures may be required. • Appropriate mitigation measures are implemented to reduce the risk of surface water run off. H158 24 Site has Planning Permission at February 2016. Falcon House • Height, design and type of housing to complement adjacent houses.
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Fallin
10. Settlement Statements & Proposals Maps
Reference and Indicative housing units Key site requirements Site Name or area in hectares (ha.) Period 1 Period 2 Phase 1: Phase 2: 2027/2037 2015/2022 2022/2027 Employment B03 0.8 ha. • Site restricted to Class 4 Business uses. Fallin Polmaise Park • The existing tree-screening on the road frontage should be protected and enhanced. • To ensure the maintenance of the integrity of the Firth of Forth Special Protection Area, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA.
Land Safeguarded for Infrastructure Infrastructure Proposal Waste Management Facilities. Lower Polmaise Household Waste Recycling Centre (existing). • Land safeguarded for future expansion. New and/or expanded schools. • Land safeguarded for extension to Fallin Primary School.
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Fintry
10. Settlement Statements & Proposals Maps
Description: Fintry, 17 miles south west of Stirling, has a population of approximately 690. It sits in the valley of the north of the Campsie Fells and south of the Fintry & Gargunnock Hills, which also conveys the Endrick Water, a European Special Area of Conservation (SAC).
The village expanded to the northwest of the original clachan and church following the establishment of a local cotton mill in the late 18th century. It is characterised by the strong linear streetscape and unity of building form. A large open space to the west incorporates a multi-fiunctional community hall and sports facility and rugby pitch.
Spatial strategy considerations: Fintry is classed as a Rural Village and a Tier 4 settlement within the Settlement Hierarchy. It therefore has potential for modest amounts of new development as shown in the land supply table.
The Housing Need and Demand Assessment has shown high levels of need and high house prices in the Stirling Rural sub area, that includes all the Rural Villages. There is a high ratio of waiting list applicants to lets. Therefore for developments of 4 units or more, a 33% affordable housing contribution will be required.
A Conservation Area designation is centred around at Fintry Main Street. A Conservation Area Character Appraisal has been produced as Supplementary Guidance and all development within or adjacent to the Conservation Area must preserve or enhance its character, appearance and setting.
The village is included in the extensive Southern Hills Local Landscape Area, further guidance for which is provided in SG: Landscapes and Biodiversity.
Infrastructure considerations: There is capacity in terms of water supply (Carron Valley) and at the Waste Water Treatment Works (Fintry) for new development. Early contact with Scottish Water is recommended to gain an understanding of potential water supply and drainage requirements.
There is capacity for more pupils at Fintry Primary School but capacity at Balfron High School is limited so housing development will require to be phased with other developments in the catchment area.
Further information on education provision can be found in SG: Developer Contributions. The majority of open space within Fintry is located to the north of the Endrick Water in the newer housing developments. There is a large area of open space to the west of the village with playing fields. A large area of semi natural woodland runs alongside the northern banks of the Endrick Water with a track offering links to the policies of Culcreuch Castle.
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Fintry
10. Settlement Statements & Proposals Maps
A Settlement Opportunity Plan for Fintry is included in the Stirling Open Space Strategy 2012- 2017 and provides commentary on the protection, use, maintenance and enhancement of open space in the village. An updated version of the Strategy is due to be published in 2017.
SG: Green Networks and Open Space provides further guidance on the Green Network and open space provision for new development.
Within the Rural Villages Areas, new developments which are not served by a fixed route bus service may require to contribute towards the Council’s Demand Responsive Transport (DRT) service. This will help meet the developer’s responsibility of ensuring a choice of access. Further details on this are provided in SG: Developer Contributions and SG: Transport and Access for New Developments.
Waste management infrastructure will require to be upgraded and new or upgraded recycling Bring Sites should be provided in association with new development. Developer contributions towards waste management infrastructure will be collected for development schemes consistent within SG: Developer Contributions.
Existing and future land supply: The ‘key site requirements’ in the table are site-specific requirements only and do not represent an exhaustive list of all of the requirements to be met in the development of a site. Sites must also be developed in accordance with the Plan and Supplementary Guidance, as well as Development Masterplans, Frameworks and Briefs and extant planning permissions where applicable.
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Fintry
10. Settlement Statements & Proposals Maps
Reference and Indicative housing units Key site requirements Site Name or area in hectares (ha.) Period 1 Period 2 Phase 1: Phase 2: 2027/2037 2015/2022 2022/2027 Housing H098 30 10 • Design to preserve the setting of the listed Menzies Terrace Culcreuch Castle. In particular to preserve the landscape setting of the castle on main approaches to and from it. • To create a new settlement edge appropriate to the interface with the designed landscape setting. • Flood Risk Assessment required. Development on the functional flood plain should be avoided. Water resistant materials and measures may be required. Not all of the area will be developable an no development should occur in the functional flood plain or other areas known to flood. • Consideration to be given to using the area south of Menzies Terrace as a multifunctional open space/SUDS. • Buffer strips of at least 6m should be retained on either side of the banks of the water course to ensure they are safeguarded and enhanced. • Early contact required with Scottish Water regarding foul connections and capacity. • A drainage impact assessment is required and should include an analysis of any impact on the Endrick Water Special Area of Conservation. • To ensure the maintenance of the integrity of the Endrick Water SAC, foul and surface water drainage shall be treated to the relevant standards of Scottish Water and SEPA. • Alternative emergency secondary access should be secured to ensure safe passage to and from the site during times of flood. The details of the access will require discussion and agreement with the Council. • All trees on the site to be surveyed and those of value retained in accordance with Policy 10.1.
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Fintry
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Gargunnock
10. Settlement Statements & Proposals Maps
Description: Gargunnock is located south of the A811 approximately 7 miles west of Stirling. It has a population of approximately 800. The settlement sits within the Southern Hills Local Landscape Area, in the northern fringes of the Gargunnock/Fintry range. It is a small hillside settlement established from a clachan alongside a medieval church.
Spatial strategy considerations: Gargunnock is classed as a Rural Village and a Tier 4 settlement within the Settlement Hierarchy. It therefore has potential for modest amounts of new development however no opportunities for development can be identified at this time within the village.
The Housing Need and Demand Assessment has shown there to be high levels of need and high house prices in the Stirling Rural sub area, that includes all the rural villages. There is a high ratio of waiting list applicants to lets. Despite this, no housing allocations are made for Gargunnock but should appropriate sites come forward, a 33% affordable housing contribution will be required, on sites of 4 or more units.
The historic centre of the village is designated as a Conservation Area. Conservation Area Character Appraisals have been produced as Supplementary Guidance for all the existing Conservation Areas.
Infrastructure considerations: There is capacity at the Turret Water Treatment Works but limited capacity at Gargunnock Waste Water Treatment Works for new development. Early contact with Scottish Water is recommended to gain an understanding of potential water supply and drainage requirements.
Capacities at Gargunnock Primary School and Stirling High School are also limited. Further information on education provision can be found in Supplementary Guidance SG: Developer Contributions.
Waste management infrastructure will require to be upgraded and new or upgraded recycling Bring Sites should be provided in association with any new development. Developer contributions towards waste management infrastructure will be collected for development schemes consistent within SG: Developer Contributions.
The village has various open spaces distributed amongst the residential areas. The main open space features are: • Provost Park - A large open space area with excellent play facilities and well maintained playing fields with changing facilities. • Cemetery Rest Garden - The grounds of the attractive Church form a focal point for the village. • The Glebe - A large area of rough open space, with stands of mature trees, but no clear footpath routes. • Smaller areas of greenspace and woodland amongst residential areas. 180 Stirling Local Development Plan 2018
Gargunnock
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The main opportunities are possible improvements to Provosts Park: improved management of lower quality woodland areas; improved management of lower quality amenity spaces; creation of allotment/community food growing area; review of path network and green network/ connections in and around the village.
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