LDP Site Assessment Proforma

Site Address Land between A77 and B734, Site reference 119 Summary of Representations (Representation ref: Main Issues Report – 17; Call for Sites 119) The representation on this site relates both to the content of the Main Issues Report, the Land Assessment Framework.

In support of the site’s release, the representations state that allocation of the site would provide growth within existing settlements, which can capitalise on existing infrastructure. Growth at this location accords with the AJSP, which allocates a growth corridor down the A77 to Girvan. It is also considered that Girvan has limited opportunities for growth in terms of the constraints affecting surrounding land; and that this site, is not constrained and therefore suitable for growth. A development of industrial/ commercial units is proposed.

The representation considers that the production of supplementary planning guidance to cover the entirety of the southern area of South is not appropriate, nor in accordance with Scottish Government Circular 1/2009. The southern area is not entirely rural, and should focus on rural economic growth through diversification and self- sufficiency. It is stated that the southern area would be detached and not appropriately represented if it were contained in lower tier planning policy documents.

The representation is supportive of the housing strategy, which is considered to be in accordance with national policy in providing a generous supply, and not restrictive on meeting future growth needs, as, and where, identified.

Comments on the LAF are that the site should not be scored negatively in terms of its impact on landscape, settlement pattern/boundary issues as the site is adjacent to the north of the Girvan Hospital 200m away. It is also suggested that the Water of Girvan River privides a natural boundary to the north-east of Girvan and not necessarily the road network, given the location of Bridge Mill depot and the travelling person sites to the north.

It is also considered that the site should not have scored negatively in terms of access to amenities. It is stated that the development site is adjacent to the A77 and the Girvan Railway Station; and also that it is likely that the amount of land available for commercial purposes will be limited as most land owners will want to hold out for a residential allocation.

The representation does not consider that the site should be scored negatively on flooding grounds, as the site is not identified as being at risk of flooding.

The agent is not sure as to whether the site is accurately represented as prime quality agricultural land, however the land is used for pasture and is not used for the growing of crops.

The representation does not consider that the site should negatively on archaeological grounds, as the site is not within an archaeological trigger zone.

Finally, the representation does not consider that the development site would be constrained by noise. Assessment Against MIR Preferred Spatial Strategy The site is remote from any existing settlement, and does not comply with the spatial strategy set out in the Main Issues Report. Site assessment The site is flat open agricultural land, which is highly visible from A77 and surrounding area. The development of this site would have a high impact on the surrounding landscape due to the open, nature of the landscape at this location.

The site is isolated from existing settlements, and is not part of an existing cluster of existing rural buildings.

Access to the site would be taken directly off A77 or the B734.

The site is surrounded by agricultural land, the A77 and the B734. Constraints Red Constraints Constraint Commentary Recommendation Landscape/Settlement The site is noted in the LAF as having potential to have That no development takes place Issues an adverse impact on landscape. The impact of the at this site, as this would result in development of this site on the landscape is considered a significantly adverse impact on to be significantly adverse, given the topography of the the landscape character of the site, and the road network which surrounds the site and locality. makes it highly visually prominent. The site is characterised by being flat agricultural land. Mitigation, by way of planting as screening, would be incongruous at this site. The development will therefore permanently adversely affect the landscape setting of the locality in an inacceptable manner. Settlement The development would be physically and visually That no development takes place Pattern/Boundary separated from the nearby settlement, Girvan. The site at this site. would appear as isolated development in a countryside location. Notwithstanding, the development may make other surrounding areas more susceptible to future sporadic development at this locality, which would cumulatively change and harm the rural landscape setting of Girvan, to the north. Prime Quality The site is identified as prime quality agricultural land. No development should take Agricultural Land place on prime quality agricultural land. Amber Constraints Distance to Local That no development takes place Amenities at this site, as the site is remote from any local amenities. Flood Risk The site is not within SEPA’s flood map as an area at risk None. of flood. Although the land located immediately to the north and east of the site is identified as a fluvial flooding area. Sewage/water Separate system of drainage infrastructure required for the development Archaeology The majority of the site is located within an Development of the site should archaeological trigger zone. accord with national guidance on archaeological resources. Climatic Factors The development should, where possible, incorporate sustainable design practices, and carbon reducing/limiting technology. Noise The site is not likely to affect adjacent areas or be None. affected by surrounding land uses. CSGN The site does not affect notable features that would None. contribute to the CSGN, although could harm the setting of the locality. Development of the site may provide opportunities for extended path networks and facilities.

Strategy Recommendation Consider site further No further action X

Final Site The release of the site for housing development would conflict with the spatial Recommendation strategy of the Local Development Plan, for the reasons outlined in this report. The site is, therefore, not considered to be a suitable for meeting the requirement of the LDP to provide a supply of effective housing land.

A summary of environmental constraints is not provided because the site was deemed to be not suitable for development because it did not comply with the LDP spatial strategy; therefore, irrespective of the implications of site constraints, the site is not favoured.