Callander South Masterplan Framework

Draft Callander South Masterplan Framework

Planning Guidance 2 DRAFT CALLANDER SOUTH MASTERPLAN FRAMEWORK PLANNING GUIDANCE LIVE PARK LIVE Park

Contents Callander South Masterplan Introduction ...... 4 Framework Planning 1 The role of the Callander South Masterplan Framework ...... 5 Guidance 2 How did we get here? The journey so far ...... 6 DRAFT 3 Proposed development ...... 7 4 Site characteristics - current status ...... 8 5 Development principles ...... 18 6 Next steps ...... 25 7 Further information ...... 25

3 Introduction This consultative draft guidance provides information on how the land to the south of Callander should be T his document is for: developed. The guidance is aimed at landowners, applicants/agents, developers, architects, as well as members of the public. The purpose of the document -landowners is to provide guidance on: -applicants/agents • the details to be considered in preparing design -developers documents to be submitted alongside future planning applications for proposed development -architects in the Callander South area -members of public

• when planning obligations may be required and what for

AND

• a steer to how future planning applications should be assessed for this area

This planning guidance is one of a series that supports policies in the Proposed Plan and it is a material planning consideration in determining planning applications. This guidance should be read in conjunction with the Proposed Plan. It should be noted that contributions towards Supplementary Guidance on Housing Development. Comments are invited on this Draft Planning Guidance as part of the consultation on the Proposed Plan between the 18 May and the 29th June 2015.

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1. The role of the Callander South Masterplan Framework Callander South Masterplan Framework Planning Callander is the main eastern gateway into the Guidance National Park and Highlands. Callander South includes DRAFT two land holdings

Claish Farm

Callander South represents the largest the numerous development factors which framework. This framework will form land release for future development in have to be juggled to deliver the Local Planning Guidance following the the National Park for the foreseeable Development Plan Vision. adoption of the Local Development future. Callander South includes two land Any proposed development in the Claish Plan and will be a material consideration Farm site will require a masterplan to in the assessment of future planning The role of the master plan framework is follow this framework whereas the applications in the Callander South area. to guide and co-ordinate future planning applications in this area whilst considering and access statement to follow this

5 2. How did we get here? The journey so far... The Callander South Masterplan Framework has evolved from the 2011 Callander Charette, our Main Issues Report consultation, Additional Sites Report consultation and the Callander South Masterplan Workshop of 2014.

The Charrette was a Community led collaboration with landowners and their agents, community organisations, key agencies, Stirling Council and the National

for Callander and a direction for growth for the whole of Callander including various key initiatives, some of which have already been successful such as a new use for St Kessog’s and public realm improvements have been delivered on Main Street.

Following on from the charette, the design principles and priorities outcomes were issued as formal planning guidance in 2012 and the Community Action Plan was updated. Moving the development vision into the formal planning documents, we published two public consultations last year; the Main Issues Report and Additional

development sites throughout Callander.

Charrette, there was general support for the

South Workshop at the end of 2014 which focused solely on the southern part of Callander and discussed ideas on how to progress and support future growth.

6 DRAFT CALLANDER SOUTH MASTERPLAN FRAMEWORK PLANNING GUIDANCE LIVE PARK LIVE Park 3. Proposed development Callander South Masterplan Framework Planning Guidance

DRAFT

30 homes (indicative number) • Nursery and Primary Schools capacity – build rate of new homes will require to be Mixed Use development restricted to match capacity or additional capacity supported by developer 90 homes (indicative number), contributions 60-bed hotel, riverside park and • Roundabout to access Claish Farm walk, community events space, either side of the A81 public road outdoor recreational centre, community heating scheme and a • Sustainable drainage systems at Housing site at longer term vision for a bridge link across the River Teith. • Safeguard long term bridge across Churchfields: River Teith at Callander East 30 homes • Local paths/routes for pedestrians and cyclists to ensure connectivity proposed with existing public access networks and proposed • Drainage and sewerage • Car parking • Riverside park • Biodiversity enhancements to the landscape and Mollands Burn on Claish Farm site • Landscaped gateway approach from Mixed Use south on Claish Farm site development at • Natural sustainable drainage systems Claish Farm inc. • Community heating scheme linked 90 homes to leisure centre 60 bed hotel.

7 4. Site characteristics - current status

A key part of any future planning application will be to have a site appraisal which assesses all the

which will impact on the overall development layout and design.

The points within this section highlight the existing baseline factors (i.e. not exhaustive) to be included within the site appraisal to be submitted alongside any future planning application to demonstrate compliance with the Local Development Plan.

What area do these sites cover?

• Claish Farm mixed use site MU2 covers an area of 23.1Ha H3 covers 2.5Ha • The Claish Farm long term site LT2 is not proposed during the short term

Please see pages 12 - 14 for maps

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Callander South Masterplan KEY Framework Planning Key landscape features Guidance Scheduled monuments DRAFT Special Area of Conservation (SAC) Listed buildings Conservation area Site boundary Pedestrian/cycle links Road network links

Key landscape features Scheduled monuments Special Area of Conservation (SAC) Listed buildings Conservation area Site boundary Pedestrian/cycle links Road network links

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Callander South KEY Masterplan Framework Key landscape features Planning Guidance Scheduled monuments DRAFT Special Area of Conservation (SAC) Listed buildings Conservation area Site boundary Pedestrian/cycle links Road network links

A superb landscape In addition several designed landscapes; There are a number of town centre shops, Callander has a special landscape setting Gart, Roman Camp, Cambusmore, Trean services and facilities (including convenience by virtue of its dramatic natural backdrop and Leny have recognisable landmark and unique location straddling the Highland features which contribute to the wider 1,250m walking distance. Callander Primary Boundary Fault. This geological feature scenery and pinpoint them in the landscape, woodland, parkland, wooded approaches Callander Youth Project directly opposite landmark features that give the town and the and tall exotic conifers. the Primary school. Both sites wrap around area it’s visual distinctiveness. These well McLaren High School and Leisure Centre to known landmarks are; Ben Ledi, Callander The appreciation of legibility and the east side of the A81. Regular bus services Crags, Ben Gullipen, Samsons Stone and intervisibility of the area’s landmarks are operate along main street and twice daily Leny Park. intrinsic to Callander’s visual and scenic between the leisure centre/high school qualities. These features and the sense of and town centre. There is no local provision The town is located at the transition from place they generate are appreciable on the of play facilities within adjacent housing the settled pastoral lowlands to the rugged site through views in and out of the site and developments. wilder Highlands giving the appearance of it the adjacent areas of valuable landscape guarding a Gateway through the spectacular character. Pass of Leny. As a planned town Callander is linear in form with a well ordered and traditional character overall. This linear form

runs through it and the distinctiveness of its built heritage has developed this tourist town from Victorian spa and railway times.

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Callander South Masterplan Framework Planning Guidance Special landscape qualities DRAFT and landscape character An understanding of the landscape and visual baseline of the site; Special landscape qualities, landscape character and visual amenity is crucial to inform the design of the sites. References include; Special Landscape Qualities of Loch Lomond and The Trossachs National Park (2010); Landscape Character Assessment (2009) and Landscape Character Assessment review (2015). The Callander Landscape Capacity Study (2013) assesses the sites in terms of local landscape important viewpoints.

13 In the Capacity Study the site is divided into Claish Farm Plainland and Mollands Farmed Wooded slopes. These areas have broken down the larger landscape character types into local landscape character areas which better relate to the sense of place, local distinctiveness and how the landscape is experienced.

This baseline should be used to inform a full site appraisal of local landscape character and visual context of the site;

• land-cover and land-use; mixture of

unmanaged rush pasture, and, existing development; farm buildings and tracks

• levels range from approximately 84m on the western boundary to approximately 68m on the eastern boundary of the Claish Farm site. The Claish Farm site has a gradual fall to the north east towards the River Teith. Slope angles generally range between 1 and 10 to 1 in 80 across the Claish Farm site. To the west of the A81, the land rises toward Coilhallan Cont.

level after sloping down from the A81.

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Callander South Masterplan Framework Planning • landscape features include; a riparian Guidance zone along the River Teith, wooded knolls and eskers, wetland area, burns, DRAFT ditches, individual trees; parkland and

estate gates and fencing.

• access and recreation include; existing paths; along riparian edge of river, path links to; the school, conservation area, leisure centre, pitches and designed landscapes.

• biodiversity on sites include; wetland habitats, riparian woodlands,

woodlands and parkland trees.

• cultural heritage includes; prehistoric sites, relict farmland, designed landscapes and scheduled monuments.

• visual and scenic qualities include; local visual features link to the wider town setting; river, woodland, riverside, conservation area and designed landscapes that are seen from higher ground and the southern approach to the town.

15 Cultural identity below ground Biodiversity Scheduled Ancient Monuments (SAMs) within the long term Claish Farm site including a rare include a mosaic of woodland including monument - Neolithic timber hall. There is a riparian trees, scrub, hedges, individual designated landscape on the opposite side of the These natural assets should be used to which there are further setting issues. There is enhance the drainage, water management, farming evidence from medieval period showing recreation and access provision for these sites through landscape design.

There are two potential adverse impacts on archaeology below ground with development; transport connections direct and indirectly through setting impacts. There are numerous options for pedestrian Careful consideration of potential direct impacts and cycle routes in and around Callander. include impact: There is an immediate path adjacent to the a) on hydrology which safeguards the archaeology, and the A81 to the pedestrian bridge which in b) directly from development on site.’ turn provides easy access to school and nursery as well as South Church Street Water environment which is the direct route into town centre River Teith is a Special Area of Conservation services and facilities. Bus stops are located for Atlantic Salmon and lamprey; and runs along Main Street and Station Road car park. adjacent to the eastern boundaries of Claish Transport Scotland and Stirling Council have runs through the Claish Farm site into the River in the Main Street (A84) and Bridge Street Salmon. Flooding occurs adjacent to the River (A81) junction. A capacity assessment of Teith with surface water ponds forming on both sites, especially to the southern long term Claish development would be appropriate prior Farm site. There are concerns over surface to a new road bridge being required for water drainage on site and limited capacity with development beyond approximately120 sewerage treatment works (although Scottish homes, a 60-bed hotel, activity centre and Water own additional land adjacent to start-up business units. There are additional the treatment works which potentially limitations with existing pedestrian and road could accommodate future capacity bridges summarised below. if required).

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Callander South Masterplan Education services Framework Planning Guidance are capacity constraints with Callander DRAFT Nursery and Primary Schools, and that McLaren High School may require extension future growth. Primary school currently has capacity for 290 pupils and a current roll of Path adjoining western boundary of ‘Stories in the Stones’ Callander 250 pupils. numerous walks in and around Heritage Trail is an interesting walk cyclist from bridge/town centre Callander. Paths run adjacent to and around Callander to discover snapshots towards McLaren High School and through Callander south sites of the history and culture of Callander McLaren Leisure Centre

Pedestrian footbridge links sites to town via South Church Street (of limited life span)

Note: Members of the community have road safety concerns of primary school kids accessing school along the A81 from town, especially with vehicle

and limitations on road bridge. Road bridge along A81 is listed and is A81 potential road access point to A81 potential roundabout access point only capable of pedestrian access on to Claish Farm and gateway approach western side of road from south

17 5. Development principles Development principles are building on the site characteristics above and incorporating the measures below into the overall development brief and design.

Development will meet the criteria Green and blue assets relate to to create Successful places of: landscape character, heritage, sense of place and community spirit. 2. Sense of Place/Distinctive Underpinning the multiple functions of green and blue assets is the concept of 4. Welcoming Ecosystem services. By using the outcomes of detailed site appraisals submitted during the planning application stage, design will Ecosystems Services Approach complement the existing natural and Development will incorporate the historic environmental assets on and Ecosystems Services Approach to surrounding the sites. Support advice add value to the overall development. is available from Scottish Natural Ecosystems planning is a strategy Heritage and Scottish Environment for the integrated management of Protection Agency for how best to land, water and living resources that adopt this approach (please see further encourages conservation and information on page 25) on how to sustainable use of existing ecosystems. integrate this approach early in the The natural and cultural assets that planning application process.

Development should maintain, restore, improve and enhance the

long term management.

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Callander South Masterplan Landscape Framework Planning A full Landscape Appraisal should be Development must demonstrate how The street hierarchy will maximise Guidance provided along with any planning application proposed buildings will sit within the special permeability. An integrated network of assessing the likely landscape and visual landscape to maintain the character of the routes will connect all areas of each site DRAFT overall setting of Callander and to protect (including a riverside path), establishing would describe the existing landscape and the special landscape qualities of the hierarchy of pedestrian and cyclist priority visual baseline, the likely impacts, predict National Park. Existing landscape features streets. Road accesses will be from Glasgow can be incorporated throughout the site(s) Road. Street layout will incorporate SCOTS part of the wider site appraisal (as part making it easier to navigate. Features may National Roads Development Guide to of the design process) in order to iteratively be existing distinctive landscape assets, inform best choice of location of roads design the whole site and its desired internal new landscape features or new architectural and bridges and preferable connections components. elements. It is important that proposed prioritised for pedestrians and cyclists. development on the Claish Farm site forms Design Manual for Roads and Bridges should This approach would integrate with an a well-considered layout and design to form also be adhered to in relation to roads and ecosystem approach where existing natural the gateway approach from the south along long term bridge with improved circulation and semi-natural features and its scenic and the A81. Planting will also provide shelter around town. visual qualities would inform the internal from prevailing winds. The landscape design layout, axis and circulation and contribute should be of high quality and in accordance Details should illustrate connections to to an ultimate sympathetic and integrated with advice in the Place-making and Design leisure centre, Primary school, McLaren landscape design for the site. This approach Supplementary Guidance. High school, town centre, core paths and would aid transparency, the consideration of cycle routes, new bus stop and extended options as well as the best opportunities for Movement bus route. Active Travel Plans should mitigation and enhancements. Development proposals will prioritise place consider how to address potential closure before movement and shall demonstrate of pedestrian bridge at southern end of The landscape appraisal should carry out compliance with Scottish Governments South Church Street as well as how the an assessment of the development from ‘Designing Streets - a policy statement for street hierarchy accommodates future bus agreed relevant landscape and visual Scotland’ and SCOTS guide in consultation services through or adjacent to the sites. receptors and at least include 3 contexts – with Stirling Council. Development layout Shared surfaces will be provided where long distance views (e.g. Ben Ledi, Callander will provide ease of movement into and out Crags, public roads), middle distance views from sites with multiple connections for speeds encouraging pedestrian priority. (designed landscape opposite side of river, pedestrian, cyclist and vehicle users. Streets local roads and core paths) and local views will be designed to prioritise pedestrian and Road access into and out from sites (e.g. Conservation cyclists above vehicle users, reduce vehicle Road access will be taken from the A81 Area, riverside, local road and adjacent core speeds and accommodate a number of uses paths). for roads within each site. Internal routes require a T-junction whereas the Claish through the site will provide a welcoming, Farm site is likely to require a roundabout distinctive, safe and pleasant environment. to access both sides of the A81. These will be factored into the developer costs at the planning application stage. ’

19 “By adopting the ecosystems service approach future development will work with and complement the natural environment.”

Natural Environment A Flood Risk Assessment will require to be Education Site appraisals to be submitted with future submitted alongside any future planning Callander Primary School has capacity planning applications will identify the natural application for sites. The assessment will constraints and depending on the time and assets on site including habitats and species. include natural mitigation measures to level of development additional capacity There are opportunities for improvements ensure future development is free from may be required. Developers should clarify to complement green and blue infrastructure the extent of potential contributions at the with various landscaping measures to areas pre-application stage in consultation with of open space, riverside park and path, repairs, especially areas of open space the Parks Development Management team and the Mollands burn (please see further such as riverside park and riverside walk. and Stirling Council’s education team. information on page 25). By adopting Climate change adaptation measures the ecosystems service approach future would help address the medium to long Phasing new housing development will be development will work with and complement term maintenance factors. the natural environment. Callander Primary School without developer Historic Environment contributions required – e.g. approximately Archaeology, Scheduled Ancient 15-20 new family homes a year. Otherwise Monuments, Designed landscape – developer contributions would be required to Details of Sustainable Drainage Systems safeguards and mitigation measures be agreed at the planning application stage. (SuDS) will be required for both sites. A should be built into the design and layout SuDS Strategy will provide for the required proposed. The Scheduled Ancient level of treatment of surface water prior to Monuments should be areas of open space discharge to surrounding watercourses. and development layout should maintain SuDS will incorporate natural design their interrelationship/connections. A solution is for development layout to provide and biodiversity. appropriate setting of SAMs and for design guidelines to indicate a small scale and low Details of how development on the west density the closer to the SAMs. The Historic side of the A81 does not adversely impact Environment is also linked to the ecosystems the hydrology of the Mollands Site of approach. Detailed paths and modern art could be considered as ways of illustrating be submitted alongside any future the historic environment on both sites. application at Claish Farm site.

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Callander South Masterplan Framework Planning Open space Guidance There is great potential to have added value with open space provision on sites. The site DRAFT appraisals will identify all of the existing natural assets on both sites and this can be developed to determine the best outcome for the natural environment and humans using the area. Areas of open space are linked to the ecosystems services approach, natural environment, sustainable drainage should be made available to the south of an extension if required. The existing river walk adjacent to the River should become a formal pedestrian and cycle path suitable for disabled access for Claish Farm and

Areas of open space should consider how best to include green infrastructure to complement existing hedgerows and trees to support biodiversity and for the enjoyment of future residents, visitors and employees. Open space should be located to the fronts of buildings to accommodate natural surveillance and feeling of safety. Development should include public art and furniture in areas of open space.

Indicative sketch drawing only (Geddes Consulting)

21 Design of buildings and low carbon Housing development Claish Farm New buildings should be built using a and sizes should be provided on Claish The initial application for the Claish range of materials and details to create Farm site must provide; a quality neighbourhood with its own smaller homes and family homes. This 1. an indicative layout of the whole site showing clear identity and sense of place. The variety will provide visual interest and be types and location of development and phasing of sensitive to the various environmental development that clearly shows how it is designed to buildings (homes, hotel, start-up business designations nearby. Sites will provide a integrate and function with the existing landscape and units, and a recreation activity centre) should consider the impact setting Claish Farm long-term). on the landscape, scheduled ancient Pedestrian bridge 2. an active travel plan in relation to pedestrian/cycle monuments, conservation area and The current pedestrian bridge is a great access to nearby schools and leisure centre, town designed landscape. Buildings should resource for Callander residents accessing centre, pedestrian bridge and future road bridge and be orientated to achieve passive solar schools, leisure centre and town centre. public bus access including bus stop(s) existing and design and roves designed to be able to The pedestrian bridge is of a limited proposed. incorporate renewable technologies. lifespan (short to medium term). With Masterplan details should provide a distinctive the existing limitations of the existing southern gateway approach along the A81 and the road bridge (A81) there are concerns roundabout. An outdoor recreation centre should be over the safe route to schools, leisure considered as a core activity hub. This may include a centre and town shops and facilities. Active Travel Plans submitted alongside amenity of the locality. There is potential for the activity future planning applications will need to centre to integrate with McLaren Leisure Centre as consider how these road safety concerns complimentary uses. will be addressed (especially with the Sites will provide potential closure of the pedestrian A Riverside Park should form a principle element of the bridge and increased use from proposed greenspace network and should include a pedestrian a minimum of developments). and cycle route along the River Teith which is disabled compatible. Development may require an additional sports pitch at the McLaren Leisure Centre to meet future growth 33% planning application stage. This should be incorporated if required. Mollands burn which runs through the site

affordable housing public amenity space. Improvements to this burn would provide species rich habitat for wildlife.

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Callander South Masterplan Framework Planning Long term bridge route Design Documents Guidance Safeguard route for bridge crossing In order to still achieve a co-ordinated connecting access towards Geisher Road and joined up approach, a Design and DRAFT via the Lagrannoch Industrial Estate from Access Statement will be required for site must show how the site relates to; Claish Farm site. The potential bridge 1. the Claish Farm site with a road crossing points on both sides of the River the Claish Farm site; both in line with this connection should be safeguarded. masterplan framework. These should be 2. pedestrian bridge, and submitted alongside any future planning 3. provide an active travel plan The capacity of the existing A81/A84 showing relationship of site to junction currently is for an additional 120 proposed development will become nearby schools, leisure centre and homes plus a 60 bed hotel. Beyond this a available. town centre. long term road bridge will be required at Callander east. Maintenance of communal areas A programme of maintenance will All new development in Callander be submitted as part of the planning will contribute towards a strategic applications. Details will include medium infrastructure fund. Details will be to long term maintenance measures for provided in an update to this Guidance. Sustainable Drainage Systems, communal car parks and areas of open space. of this Guidance and Adoption of the Local Development Plan. The assessment will include the provision of a future road bridge, including the projected costs and how much contribution is required per house in Callander.

A long term bridge will be required at Callander East

Indicative sketch drawing only (Geddes Consulting)

23 Callander South Masterplan - Proposals

KEY

Housing Mixed use Key landscape features Scheduled monuments Special Area of Conservation (SAC) Conservation area Site boundary Pedestrian/cycle links Road network links

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6. Next steps... 7. Further information Callander South Masterplan Framework Planning Guidance

DRAFT

We are inviting comments on this draft For advice on Ecosystems For support and advice on potential Planning Guidance from landowners, agents, Services Approach: improvements to Mollands burn Stirling Council, community organisations, key agencies and general public prior to Scottish Environment Protection Agency River Forth Fisheries Trust Nicola Melville Alison Baker sites will require to be monitored for Ecosystem Services Lead Programme Coordinator

Park Authority will continue working with 01786 457753 landowners, agents, Stirling Council, Key Agencies and Scottish Government to keep Louise Bond For support for pedestrian and cycle updated on progress in line with the Local Senior Ecologist routes including Riverside path

01786 452604 Callanders Countryside Paul Prescott Lorna McLean Chair Acting Planning Unit Manager 01877 330032 01698 839339 Loch Lomond & The Trossachs Scottish Natural Heritage National Park Paul Roberts Kenny Auld 01786 435355 Recreation and Access Adviser

01389 722640

25 Loch Lomond & The Trossachs Published by: National Park Authority Loch Lomond & The Trossachs National Park Headquarters National Park Authority Carrochan Road Balloch May 2015 G83 8EG 01389 722600 [email protected] www.ourlivepark.com