Issue 41 Forth - Rural and Area Wide Sites and Proposals

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Contents Page - Issue 41 - Forth - Rural and Area Wide Sites and Proposals 1. Schedule 4 2. Representations Scottish Government (Historic Scotland) (CLDP070q, CLDP070r) Network Rail (CLDP063a, CLDP063b) SEPA (CLDP094) Scottish Natural Heritage (CLDP144i) Colliers for Mactaggart and Mickel Homes Ltd. (CLDP079p) Mr William Wright (CLDP013) Susan Lucey (CLDP009) Isanne McIntosh (CLDP015) Randolph Richards (CLDP039a) Richard Mawby (CLDP053) Scottish Government (CLDP070c) 3. Supporting Documents

CD001 Scottish Planning Policy (February 2010) CD034 Clackmannanshire Proposed Local Development Plan

(November 2013) CD038 Proposed Supplementary Guidance 4 - Water (November

2013) CD059 A Vision for Gartmorn Dam Green Hub (March 2011) CD103 Flood Risk Management (Scotland) Act 2009 SD01 Susan Lucey (CLDP009) - Correspondence dated 9th

December 2013 and 8th January 2014 [attached]

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Issue 41 Forth - Rural and Area Wide Sites and Proposals

Development Plan reference:

H31 - Lornshill Steading (Page 133) B12 - Garvel Farm, Blackgrange (Page 136) B13 - Midtown (Page 137) B14 - Kennetpans (Page 138) B15 - Meadowend (Page 139) T11 - Fishcross Bypass, Fishcross (Page 134) T12 - Gartmorn Dam access road from B9140 (Page 134) T13 - Carsebridge area, Alloa (Page 134) T15 - NCN764 to Helensfield (Page 134) T17 - Alloa - Oakley Railway Line (Page 134)

Reporter:

Body or person(s) submitting a representation raising the issue (including reference number): Scottish Government (Historic Scotland) (CLDP070q, CLDP070r) Network Rail (CLDP063a, CLDP063b) SEPA (CLDP094) Scottish Natural Heritage (CLDP144i) Colliers for Mactaggart and Mickel Homes Ltd. (CLDP079p) Mr William Wright (CLDP013) Susan Lucey (CLDP009) Isanne McIntosh (CLDP015) Randolph Richards (CLDP039a) Richard Mawby (CLDP053) Scottish Government (CLDP070c) Provision of the development plan to which the issue relates:

Planning Authority’s summary of the representation(s):

H31 - Lornshill Steading Scottish Government (Historic Scotland) (CLDP070q) Future development should respect the site and setting of Lornshill Farmhouse. B12 - Garvel Farm, Blackgrange Network Rail (CLDP063a) Supports the inclusion of the requirement for a Transport Assessment to determine the impact of additional queuing traffic at Blackgrange Level Crossing on roundabout on A907.

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B13 - Midtown Network Rail (CLDP063b) Supports the inclusion of the requirement for a Transport Assessment to determine the impact of additional queuing traffic at Blackgrange Level Crossing on roundabout on A907. SEPA (CLDP094) Support the inclusion in the Development Requirements for a Flood Risk Assessment (FRA) to be undertaken, but have concerns regarding the number of units proposed for this allocation in respect of the associated flood risk. Part of this site lies within the 1 in 200 year flood envelope of the Indicative River & Coastal Flood Map (Scotland), and may therefore be at medium to high risk of coastal and fluvial flooding. There may also be an existing pond within the site boundary whose inflow or outflow is not known. We have records of flooding in the form of photographs of a flood event in January 2005 (1 in 10 year event) which shows fields either within or adjacent to the boundary affected by flooding. We are also aware of several flood risk assessments having already been undertaken in the area including a strategic study by Stirling Council on the Forth Estuary which indicate that part of the site is at risk of flooding. Not all of the site will be available for development. Whilst we acknowledge the reference within the developer requirements for a Flood Risk Assessment, it should be expanded to make it clear that the functional flood plain must be safeguarded in perpetuity and development on the flood plain must be avoided in accordance with SPP (CD001) and the Flood Risk Management (Scotland) Act 2009 (CD103). The proposals for managed realignment should be investigated with regard to any adverse impact on flood risk. This site is not served by the public sewer therefore the drainage impact assessment referred to within the developer requirements should be expanded to include an assessment of the options for the provision of sustainable foul drainage infrastructure. Scottish Natural Heritage (CLDP144i) To ensure the LDP will have no adverse effects on the integrity of the River Teith SAC, SNH request additional wording to be added. B14 - Kennetpans Scottish Government (Historic Scotland) (CLDP070r) Content with reference to scheduled monument in ‘Environmental Assets’ section. In relation to Developer Contributions, reference is made to commuted sums for off-site projects that support the aims and objectives of the IFLI. As the allocation is for commercial tourism development with potential links to the adjacent scheduled distillery, Historic Scotland would strongly recommend that consolidation works to Kennetpans Distillery be a primary focus as one of these offsite projects for developer contributions. Any development needs to

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be sensitive to setting of scheduled monument. B15 - Meadowend Colliers for Mactaggart and Mickel Homes Ltd. (CLDP079p) Support inclusion of the proposal in the LDP. T11 - Fishcross Bypass, Fishcross Mr William Wright (CLDP013) Feels that the traffic in Fishcross is a danger, with the old railway route the only safe walking route. That would be taken away as part of Proposal T11. Also the proposed route is so close to the village that motorists would be likely to just continue using the current roads. T12 - Gartmorn Dam access road from B9140 Susan Lucey (CLDP009) Requests removal of proposal from LDP. T13 - Carsebridge area, Alloa Isanne McIntosh (CLDP015) The route of Proposal T13 is badly potholed and this would require to be addressed if increased use of this route is to be promoted. The roundabout at Carsebridge Road/Whins Road is dangerous to access from Carsebridge Road at the moment. If the number of cars, pedestrians or cyclists using Carsebridge Road is to be increased then the safety of this roundabout needs to be looked at. Randolph Richards (CLDP039a) The current access to Gartmorn Dam through Carsebridge Distillery and along Jellyholm Road is in a very poor state of repair, it is difficult to avoid very deep potholes. Upgrading of the road as identified under Proposal T13, Carsebridge area, Alloa would certainly make the road more accessible and encourage visitors. During heavy rainfall, the manholes in Jellyholm Road have water spouting through them to a level of up to two feet as the existing drainage is also not capable of accepting the flow. Any road improvement, which would be welcomed, would need to involve improvement of existing drainage. It would be important to restrict vehicular access to householders along the roadside as increased motor traffic would present an increased risk of accidents to pedestrians and cyclists accessing Gartmorn Dam. T15 - NCN764 to Helensfield Richard Mawby (CLDP053)

• The cycle route should not be extended along the railway line, instead it should be extended at ground level following the route of the tarmac access road to the south of the railway line/proposed route.

• Designated car parking areas should be provided on the access road to Helensfield Poultry Farm.

• The proposal would severely affect the privacy of the two dwellings on the site at Helensfield Poultry Farm as the route is above these dwellings and

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users of the track will be able to see directly into the dwellings.

• The Proposal has the potential to increases the risk of damage to the site dwellings (Farm Manager has previously experienced damaged to one of the dwellings).

• There is the possibility that LGV's may not be able to enter the farm due to increased traffic and car parking on the access road to the farm.

T17 - Alloa - Oakley Railway Line Scottish Government (CLDP070c) Reference should remain aspirational and no funding commitment should be assumed. The Council should be aware any plans for the proposed rail link between Alloa and Rosyth must include an affordable and positive business case, which takes account of passengers using the wider network and is presented to, and accepted by, Transport Scotland. As such, any reference to the link should remain aspirational and no funding commitment should be assumed. Modifications sought by those submitting representations:

H31 - Lornshill Steading Scottish Government (Historic Scotland) (CLDP070q) Future development should respect the site and setting of Lornshill Farmhouse. B12 - Garvel Farm, Blackgrange Network Rail (CLDP063a) No modifications proposed. B13 - Midtown Network Rail (CLDP063b) No modifications proposed. SEPA (CLDP094) Request modification to the number of units due to potential flood risk and modification to the Drainage Impact Assessment to include foul drainage. Scottish Natural Heritage (CLDP144i) Request the addition of the following wording for this proposal: "Proposals will be subject to a Habitats Regulations Appraisal. The application will need to demonstrate that the proposals will not have an adverse effect upon the integrity of the River Teith SAC either alone or in combination with other proposals in this plan (including, but not necessarily limited to B02 and B13) or other projects. Developers will be required to provide information to enable this appropriate assessment to be undertaken. This may include (but not be limited to): • providing details of how impacts on qualifying interests of the River Teith SAC will be avoided".

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B14 - Kennetpans Scottish Government (Historic Scotland) (CLDP070r) Strongly recommend that consolidation works to Kennetpans Distillery be a primary focus as one of the off-site projects for developer contributions. Any development needs to be sensitive to setting of scheduled monument. B15 - Meadowend Colliers for Mactaggart and Mickel Homes Ltd. (CLDP079p) No modifications proposed. T11 - Fishcross Bypass, Fishcross Mr William Wright (CLDP013) Suggests a bypass should start from the Collylands roundabout. T12 - Gartmorn Dam access road from B9140 Susan Lucey (CLDP009) Requests removal of proposal from LDP. T13 - Carsebridge area, Alloa Isanne McIntosh (CLDP015) Suggests improvements required in association with this Proposal. Randolph Richards (CLDP039a) Support proposal subject to restrictions on use. T15 - NCN764 to Helensfield Richard Mawby (CLDP053) Requests re-routing of the proposal in the LDP. T17 - Alloa - Oakley Railway Line Scottish Government (CLDP070c) Reference should remain aspirational and no funding commitment should be assumed. Summary of responses (including reasons) by Planning Authority: H31 - Lornshill Steading Scottish Government (Historic Scotland) (CLDP070q) If the Reporter is so minded, wording could be added under 'Development Requirements' similar to that at H03 "...Development will require to carefully consider its relationship to the Listed Buildings on site...". B12 - Garvel Farm, Blackgrange Network Rail (CLDP063a) Support noted. No changes are sought to the

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LDP. B13 - Midtown Network Rail (CLDP063b) Support noted. No changes are sought to the LDP. SEPA (CLDP094) Proposal B13 does not give an indicative number of units for the site. The Flood Risk Assessment would be used to inform the developable area of the site and details about the design and layout, in accordance with Policy EA9 - Managing Flood Risk. Policy EA9 also addresses avoiding development on the functional flood plain. No changes are therefore sought to the LDP. The proposal only makes reference to the "potential" for managed realignment to be investigated and this will therefore have to have regard to any impact on flood risk. No changes are therefore sought to the LDP. It is considered that a Drainage Assessment would address options for the provision of sustainable foul drainage infrastructure, however if it is felt that this should be made more explicit in the text, which only specifically refers to SUDS provision, the Reporter may be minded to include some additional wording to cover the point. The Flood Risk and Drainage Assessments will determine the area of developable land within the proposed development site. Development requirements do not stand on their own and development proposals require to take into account the relevant Clackmannanshire Proposed Local Development Plan (November 2013) policies (CD034) and Supplementary Guidance. The Water SG (CD038) details Drainage Assessment requirements with clear reference to foul drainage issues. No changes are therefore sought to the LDP. Scottish Natural Heritage (CLDP144i) It is assumed that the proposed wording is also to include reference to the Firth of Forth SPA and add reference to the River Teith SAC at the first bullet point under 'Environmental Assets', rather than replace reference to the River Forth SPA with the River Teith SAC. It is also assumed that reference to "B02 & B12" should remain in the plan, rather than being replaced with "B02 & B13". As the suggested wording will ensure the LDP will have no adverse effects on the integrity of the River Teith SAC, and should the Reporter be minded, the proposed additions could be incorporated into the current text. B14 - Kennetpans Scottish Government (Historic Scotland) (CLDP070r) When an application is submitted for the site, consideration will be given to seeking contributions towards consolidation works to Kennetpans Distillery, although this will be dependent on both the type of development proposed and the situation at the time in relation to any works ongoing or proposed for the Distillery. The fourth

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bullet point of 'Environmental Assets' addresses the Scheduled Monument and states "...Any proposed new developments should respect the setting of the adjacent listed buildings and the Kennetpans Distillery Scheduled Monument...". No changes are therefore sought to the LDP. B15 - Meadowend Colliers for Mactaggart and Mickel Homes Ltd. (CLDP079p) Support noted. No changes are sought to the LDP. T11 - Fishcross Bypass, Fishcross Mr William Wright (CLDP013) It is proposed to re-align the bends on the B9140 east of Collylands as part of the improvements to the B9140 road safety. Apart from that, the road between Collylands and Fishcross is of an acceptable standard. A new route from Collylands would be unnecessary, expensive and may be impractical due to the presence of old mine workings. Where practical the route of the current road will be maintained. Design solutions where the proposed by-pass would intersect the footpath along the old railway would need to be considered as part of any detailed design solution, as would traffic management measures to discourage/prevent the use of existing roads instead of any by-pass. No changes are therefore sought to the LDP. T12 - Gartmorn Dam access road from B9140 Susan Lucey (CLDP009) Gartmorn Dam is Clackmannanshire's only Country Park, and is a very popular open space, receiving over 90,000 visitors each year. The Council has produced a A Vision for Gartmorn Dam Green Hub (March 2011) (CD059), which will provide a framework for the future development of the site and surrounding land. This proposal, along with T13, T16 and T36 aim to improve access to the Dam from the north, south, east and west. The precise nature of the improvements have not yet been determined, but could include improvements to signage, drainage, surfaces, provision of benches and seats, etc. It is not the intention to encourage additional vehicular traffic, but rather to make access easier for those using non-motorised means. Furthermore, the precise location of any routes have yet to be determined and this will be done in consultation with landowners. The indicative route T12 in the LDP follows the route in the National Catalogue of Rights of Way, the green dashed line, see below. There is also a Core Path which generally follows the route of T12, but diverts slightly to the west through Coalpots Wood, the purple dashed line, see below. Discussions on the most appropriate route can be progressed when individual projects are ready to be worked up in greater detail. No changes are therefore sought to the LDP.

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T13 - Carsebridge area, Alloa Isanne McIntosh (CLDP015) and Randolph Richards (CLDP039a) Remediation works required to the route, including filling potholes and improving drainage, would be carried out following detailed surveys and would be commensurate with the types of user who would be encouraged on the route. Traffic management measures would be considered to ensure the safe use of the route for pedestrians and cyclists, while still allowing access for residents. The operation, capacity and safety of the roundabout at Carsebridge Road/Whins Road will be looked at in the context of all of the proposed developments in this area and any upgrades or improvements carried out as appropriate. No changes are therefore sought to the LDP.

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T15 - NCN764 to Helensfield Richard Mawby (CLDP053) Although the plans to extend the cycle route along the former railway line are aspirational at this stage, they would meet the aims of segregating walkers and cyclists from vehicles, including LGV's from the poultry farm. By extending the route the start and finish points would also be moved which may mean fewer vehicles parking next to the poultry farm, and instead commencing their trips from elsewhere. The Council does not own sufficient land in the vicinity to provide designated parking areas and the ditches at the side of the road are likely to limit opportunities to widen the road for parking. Signs have been erected at the junction with the B910 to discourage parking in the area where LGV's may need extra room for turning manoeuvres. While there may be some impact on the privacy of the dwellings, people on the route would be passing through rather than stopping at this point. Increased activity may also help with security at the farm as the path is on a different level with n o direct access to the farm and anyone on the property would be more likely to be seen by passers by. If this is not satisfactory, there may be the chance to screen the properties as part of any design. No changes are therefore sought to the LDP. T17 - Alloa - Oakley Railway Line Scottish Government (CLDP070c) The Council is aware that the safeguarding of the route is in relation to an aspiration to reopen it, rather than any committed project. It is considered that by identifying this as an opportunity rather than a proposal, that the aspirational nature was made clear. Should further clarity be required through additional wording, the Reporter may be minded to request the addition of further detail. Reporter’s conclusions:

Reporter’s recommendations:

Issue 41 Forth - Rural and Area Wide Sites and Proposals

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Transcript of Issue 41 Forth - Rural and Area Wide Sites and Proposals