THIS REPORT RELATES STIRLING COUNCIL TO ITEM 11 ON THE AGENDA
ENVIRONMENT & HOUSING COMMITTEE CORPORATE OPERATIONS
4 JUNE 2015 NOT EXEMPT
PLANNING POLICY: CONSERVATION AREA CHARACTER APPRAISALS
1 SUMMARY
1.1 There are currently eight conservation areas within the Stirling Council area supported by individual Character Statements that exist as supplementary guidance to the adopted Local Development Plan. The eight Character Statements apply to the conservation areas of Ashfield, Blairlogie, Bridge of Allan, Buchlyvie, Doune, Deanston, Fintry, and Gargunnock.
1.2 These Statements have now been expanded and re-written as Character Appraisals to make them more comprehensive and robust and give them equal status to the full Character Appraisal documents that apply to all of the other Stirling Council conservation areas. The draft Appraisals have been subject to a recent consultation process which is dealt with in this report and copies are available to view in the members lounge and online at: www.stirling.gov.uk/localdevplan .
2 OFFICER RECOMMENDATION(S)
The Committee agrees to: -
2.1 to approve the proposed Council response to the comments received to the eight draft Character Appraisals (contained within Appendix 2);
2.2 to submit the eight conservation area Character Appraisals (Appendix 3) to Scottish Ministers and afford them a minimum period of 28 days to recommend any amendments in line with statutory requirements; and
2.3 adopt the eight conservation area Character Appraisals as Supplementary Guidance to the Stirling Local Development Plan after the period of 28 days has elapsed, unless Scottish Ministers indicate otherwise.
3 CONSIDERATIONS
Background
3.1 The cancellation and re-designation (changes to boundaries) of a number of conservation areas was agreed by Stirling Council at a meeting on 18 August 2014. This included the conservation areas for Buchlyvie, Doune, Fintry and Gargunnock.
3.2 The supplementary guidance adopted alongside the Stirling Local Development Plan in October 2014 included full Character Appraisals for eighteen of the conservation areas and shorter Character Statements for the other eight conservation areas. These eight Character Statements apply to the conservation areas of Ashfield, Blairlogie, Bridge of Allan, Buchlyvie, Doune, Deanston, Fintry, and Gargunnock.
3.3 The Character Statements are shorter, less detailed versions of the full Character Appraisals. Statements were produced due to the time constraints in the run-up to preparing the Local Development Plan which did not allow full appraisals to be undertaken for every conservation area.
3.4 The Character Appraisals are important documents in the management of conservation areas, providing residents, developers and the planning authority with information on the historic and architectural character, to help guide decision making and ensure appropriate development.
3.5 The re-drafting and expansion of the eight Statements to full Character Appraisals now gives them the same status as the documents covering all other Stirling Council conservation areas.
3.6 The Character Appraisals support Stirling Local Development Plan Primary Policy 7: Historic Environment and Policy 7.2 – Development within and outwith conservation areas.
Comments Received Through the Consultation Process
3.7 The consultation period ran for 4 weeks between 30 March and 24 April 2015. The relevant community councils were consulted and copies of the draft Character Appraisals were placed in local libraries and the mobile library as appropriate. A number of Key Agencies were also consulted. A summary of the comments received, and the proposed Council response to these comments are contained within Appendix 2.
3.8 Comments were received from Logie Community Council and Historic Scotland. Logie Community Council was generally supportive of the Blairlogie Character Appraisal document, suggesting a number of amendments to improve the accuracy of place and building names and their history, and highlighting further items for possible inclusion. Historic Scotland indicated that they were pleased to see thorough Appraisals for these eight settlements as this helped to identify their special interest. They also made a number of detailed comments in relation to the individual Character Appraisals, advising of drafting and spelling errors, and made a general recommendation that the findings of the Appraisals themselves be referred to as forming a framework that will inform any development briefs and/or design statements. 3.9 In addition to the responses received through the consultation process, a number of additional comments were received via the consultant who drafted the Appraisals on behalf of the Council. These comments were from residents in Ashfield and Blairlogie and provide clarification on factual aspects of the documents relating to place names and useful background on the historic development of the settlement.
Response to Representations
3.10 As outlined within Appendix 2, the final Character Appraisals at Appendix 3 have been amended to take account of the comments received from the Community Council, Historic Scotland and residents.
3.11 In accordance with section 22(9) of the Town and Country Planning (Scotland) Act 2006, the Council is required to submit the eight Character Appraisals to the Scottish Ministers and a period of at least 28 days must then elapse before they can be adopted as supplementary guidance, unless Stirling Council hears otherwise from Scottish Ministers.
4 POLICY/RESOURCE IMPLICATIONS AND CONSULTATIONS
Policy Implications
Equality Impact Assessment No Strategic Environmental Assessment No Serving Stirling No Single Outcome Agreement No Diversity (age, disability, gender, race, religion, sexual orientation) No Sustainability (community, economic, environmental) No Effect on Council’s green house gas emissions No Effect
Strategic/Service Plan No Existing Policy or Strategy No Risk No Resource Implications Financial No People No Land and Property or IT Systems No Consultations Internal or External Consultations Yes
Equality Impact Assessment
4.1 The contents of this report were assessed using the EqIA Relevance Assessment Form. It was determined that an Equality Impact Assessment was not required as this proposal is unlikely to impact on people with protected characteristics or communities, household groups or individuals with a higher risk of experiencing poverty.
Strategic Environmental Assessment
4.2 The Character Appraisals form part of a hierarchy of Plans which includes Supplementary Guidance to the Stirling Local Development Plan. A full Strategic Environmental Assessment was carried out on the Local Development Plan and the Environmental Report concluded that the Plan is not likely to result in significant environmental effects. A Strategic Environmental Assessment does not therefore apply for this proposal.
Serving Stirling
4.3 The proposals set out in this report are consistent with the following key priorities:-
L - Adopt a pragmatic approach to sustainability that protects and enhances the local environment
Single Outcome Agreement
4.4 The proposals set out in this report support the following outcomes in the Single Outcome Agreement:
Communities are well served, better connected and safe
Other Policy Implications
4.5 None.
Resource Implications
4.6 None.
Consultations
4.7 Consultation was carried out between 30 March and 24 April 2015. This was publicised via the Planning Schedule and the Council’s planning webpage. Copies of the proposals were also sent directly to all Key Agencies, relevant Community Councils, and relevant libraries.
Tick ( ) to Council and Decision Making Committees only confirm and add relevant initials The appropriate Convener(s), Vice Convener(s), Portfolio Holder and DG Depute Portfolio Holder have been consulted on this report NB The Chief Executive or Director has been consulted on this report as GO’S appropriate
5 BACKGROUND PAPERS
5.1 Report and Decision of Stirling Council 18 August 2014 – Planning Policy: Conservation Area Designations. 6 APPENDICES
6.1 Appendix 1: EqIA Relevance Assessment Form.
6.2 Appendix 2: Draft Conservation Area Character Appraisals - Comments Received and Council Response, June 2015.
6.3 Appendix 3: Conservation Area Character Appraisals for Ashfield, Blairlogie, Bridge of Allan, Buchlyvie, Doune, Deanston, Fintry, and Gargunnock (copies will be made available in the Members Lounge and available to view online at www.stirling.gov.uk/localdevplan ).
Author(s) Name Designation Telephone Number/E-mail
Catherine Malley Planning Officer 01786 233668 (Conservation) [email protected]
Peter Morgan Chief Planning Officer 01786 233682 [email protected]
Approved by Name Designation Signature
Gerard O’Sullivan Director Corporate Operations
Date 11 May 2015 Service Reference Appendix 1
Stirling Council: EqIA Relevance Check
Completing this form will help you determine whether or not an equality impact assessment is required and provide a record of your decision. This is a screening process to help you decide if the proposal under consideration requires an EqIA - it is not an EqIA and the impact of the proposal will be determined by the EqIA itself.
The Guidance: Equality Impact Assessment Toolkit June 2014 may help when completing this form this can be accessed via the following link - http://web.stirling.gov.uk/eqia_toolkit.doc
The term proposal used below is intended to include “policy, strategy, service, function, procedure or project.”
When is an EqIA required?
While each proposal must be considered individually, it is anticipated that an EqIA will always be required when: • introducing a new policy/strategy/service/function • reviewing a current policy/strategy/service/function • reducing / discontinuing an existing service • considering budget proposals resulting in any of the above Reports on technical or procedural matters or which confirm progress on previously considered proposals, may be less likely to require an EqIA but this can only be determined by using this form.
SUMMARY DETAILS
1. Title of Proposal: Service PBB Ref (if applicable)
Planning Policy: Corporate Operations N/A Conservation Area Character Appraisals
2. Service, and Lead Officer (Head of Service/ Service Manager) undertaking assessment
Service Lead Officer Corporate Operations Catherine Malley
3. What is the nature of the proposal? (Tick/complete all that apply)
Review of an existing policy/strategy Review of an existing service/function Reduction in an existing service / function Removal of an existing service Introduction of a new policy/ strategy Introduction of new service/function Other e.g. technical, progress, procedural X report PBB category e.g. transformational change
4. For proposals with implications for budgets complete the following:
(£ 000s) Current expenditure on activity In Council area as a whole In/for specific community/ies
Total anticipated savings or In/for Council area as a whole proposed increased spend In/ for specific community/ies Start date for savings/increased spend End Date for savings/increased spend Savings/increased spend Year 1 Delivery Timescale and Phasing Savings/increased spend Year 2 Savings/increased spend Year 3 Savings/increased spend Year 4 Savings/increased spend Year 5
AIMS & OBJECTIVES
Answering questions 5 - 7 will help you decide whether or not your proposal needs to be accompanied by an EqIA.
5. What longer term outcomes is the proposal expected to achieve?
Appropriate developments and improved management of conservation areas.
6. What are the main aims of this proposal? If this proposal revises an existing policy have its aims changed?
To describe and advise on the special historic interest of the conservation areas so that these can be considered in the determination of future planning applications.
7. Who is most likely to be affected by this proposal? Consider current and potential future service users including people with particular needs, specific geographical communities and current and prospective employees.
Current and future residents within each of the eight conservation areas and potential planning applicants.
POTENTIAL IMPACT
Answering Questions 8 -12 will help you consider the potential impact of the proposal.
8. What potential impact will this proposal have on people in terms of the needs of the public sector equality duty and the Council’s responsibilities to:-
• eliminate discrimination, harassment and victimisation • advance equality of opportunity • foster good relations - including the need to tackle prejudice and promote understanding • See guidance for additional information.
Neutral impact.
9. Will this proposal have a potential impact on people with “protected characteristics”*? Please consider all protected groups listed below. A detailed explanation of these is provided in the guidance.
Group Impact Group Impact Group Impact Yes/No/Unclear Yes/No/Unclear Yes/No/Unclear Age No Disability No Gender No Reassignment Marriage No Pregnancy No Race No and Civil and Maternity Partnership Religion No Sex No Sexual No and Belief Orientation
10. Will this proposal have an impact on communities, household groups or individuals with a higher risk of experiencing poverty? Please answer Yes/No/Unclear. Information on communities, households and individuals with a higher risk of experiencing poverty is provided in the guidance.
No
11. Do you already have any evidence that has influenced or shaped this proposal in relation to people in protected characteristic groups or communities, groups or individuals vulnerable to poverty? If so please summarise what this evidence includes.
No
DECISION
12. Based on your responses and any evidence you already have, is an EqIA required for this proposal? In making your decision please note:
• if answering Yes to any part of either questions 9 or 10 an EqIA is required
• if answering Unclear to any part of questions 9 or 10 you are strongly advised to do an EqIA to allow you to comprehensively assess the impact of the proposal
• if answering No to any part of questions 9 or 10 please justify your response and why you consider an EqIA is not required for this proposal in the box below
The proposals are about the management of conservation areas, providing residents, developers and the planning authority with information on the historic and architectural character, to help guide decision making and ensure appropriate development. An EqIA is not required as the proposal is unlikely to impact on people with protected characteristics or communities, household groups or individuals with a higher risk of experiencing poverty.
13. Who was involved in making this decision?
Claire Milne, Principal Planning Officer
Authorisation by Lead Officer (Head of Service / Service Manager)
This decision has been approved Name Claire Milne by (Director/Head of Service/ Senior Manager – delete as Title Principal Planning Officer appropriate) Date 11 May 2015
Appendix 2: Draft Conservation Area Character Appraisals – Comments Received and Council Response, June 2015
Commentator Comments Changes Suggested/Requested Council Response
Scottish Water No Comments None None
Historic Pleased to see thorough appraisals produced. The Council might want to ensure Points are noted. Spelling and Scotland Content with the recommendations regarding that development briefs and grammatical errors addressed. opportunities for development, planning action and design statements are put in the enhancement. Welcomes Council approach to HS context of the conservation area Proposed additional/amended regarding proposed listed buildings and listed appraisal to demonstrate that text to include reference to building anomalies. Various spelling and development will preserve or hydro scheme in Ashfield and grammatical errors highlighted. enhance the character and housing types and window appearance of the area based on types in Bridge of Allan. Ashfield: Highlighted contribution of hydro scheme an understanding of the special to the character of the conservation area. characteristics identified in the Text redrafted to include Blairlogie: Clarified that ‘outstanding’ in relation to appraisal. expectation that development this conservation area related to a now defunct briefs and design statements grant scheme and that it is not an assessment of are put in context of the merit of this conservation area. conservation area appraisal. Bridge of Allan: Highlighted significance of nineteenth century villa types and window patterns to areas character.
Suggested development briefs and design statements are put in the context of the conservation area appraisals.
At Stirling Council’s request, Historic Scotland have provided a short statement of the historic significance of the village of Deanston within the context of Scotland’s mill villages and its relative value.
Historic Deanston is one of only four Scottish mill villages, None Proposed additional/amended Scotland the others being New Lanark, Stanley, and Catrine. text to highlight significance of (Industrial Deanston is a particularly valuable example for its Deanston mill village in a Heritage unique forms of C19th mill construction, a good national context. Comments) example of mid-C20th industrial architecture, for Proposed inclusion of Historic the evidence it gives of really large waterwheels, Scotland’s statement as an for the conservation of its workers houses, and for appendix to the Deanston its close association with a large Manager’s house Character Appraisal document. (Deanston House). Logie Various spelling and grammatical errors. None Points noted. Community Council Factual corrections regarding names of buildings Factual, spelling and and their history and village population no.s. grammatical errors addressed.
Highlighted possible risk to Square from culvert. Amended/added text regarding vulnerability of The Square Possible inclusion of reference to silver mine and reference to silver mine. behind village.
Blairlogie A number of clarifications have been provided by Text amended /added to as Residents Blairlogie residents regarding the content of the necessary. appraisal. Ashfield A number of clarifications have been provided by None Text amended/added to as Residents Ashfield residents regarding the content of the necessary. appraisal.