This document provides supporting information for allocating land south of Coalsnaughton for residential development. It describes the site and argues that developing it would represent a logical expansion of the settlement. The site is suitable and deliverable, as it is free of constraints, has viable access options, and a developer has an option on the land. Developing the site could help meet housing demand and support local services by increasing the population. The proposal seeks to have the site included as an allocation in the proposed Local Development Plan.
Original Description:
Local Development Plan - Representee Supporting Documents
This document provides supporting information for allocating land south of Coalsnaughton for residential development. It describes the site and argues that developing it would represent a logical expansion of the settlement. The site is suitable and deliverable, as it is free of constraints, has viable access options, and a developer has an option on the land. Developing the site could help meet housing demand and support local services by increasing the population. The proposal seeks to have the site included as an allocation in the proposed Local Development Plan.
This document provides supporting information for allocating land south of Coalsnaughton for residential development. It describes the site and argues that developing it would represent a logical expansion of the settlement. The site is suitable and deliverable, as it is free of constraints, has viable access options, and a developer has an option on the land. Developing the site could help meet housing demand and support local services by increasing the population. The proposal seeks to have the site included as an allocation in the proposed Local Development Plan.
Land to the South of Coalsnaughton, Clackmannanshire
On behalf of Deveron Homes Ltd
January 2014
pLDP ResponseCoalsnaughton South, Clackmannanshire (January 2014) 1.0 INTRODUCTION This supporng statement is to be read in conjuncon with the responses lodged to the proposed Local Development Plan consultaon. It supports the proposal for the allocaon of land to the immediate south of Coalsnaughton for residenal use. The response is submied on behalf of Deveron Homes Ltd, who have an opon over the land. The site is believed to be suitable for the development of circa 100 houses and should be considered as suitable for development.
2.0 SITE DESCRIPTION Coalsnaughton is dened as a selement in the West Ochills area of Clackmannanshire. Tillicoultry lies circa 1.2km to the north. Two allocated sites within the selement, The Glen and Coalsnaughton North, have planning permission for 40 and 240 units (respecvely). There is some uncertainty as to when the larger of the two sites may deliver, due to the high level of developer contribuons sought as part of its consent. The subject site comprises land to the immediate south of the B9140/Wardlaw Street/James Place, directly adjoining the established selement boundary. There are no known ooding issues on the site or indeed highlighted by SEPA in their ood map. The land is south facing and relavely at, with some exisng woodland to the west and far south. It is in agricultural use, currently under opon to out Client Deveron Homes Ltd.
3.0 DELIVERABILITY We believe that the proposed bid site at Coalsnaughton south is deliverable.
3.1 Constraints The proposed site is not subject to any known technical, environmental or planning constraints. The site is not greenbelt or designated for any ecological or historical reason. Three redundant coal seams run across the site, however it is not envisaged that this would pose a constraint to development.
3.2 Access It is ancipated that access could be taken from two appropriate points - west on the B9140/ Wardlaw Street and east at James Place. A mini roundabout may be required at the new access with Wardlaw Street. In addion, the Council have a now long-standing aspiraon for a bypass in this area. The proposed bypass is included in the proposed LDP as T24. As shown in the pLDP, the route is completely arbitrary and has been drawn in the absence of any technical or other assessments. It is also known that there is currently no budget in place to facilitate this aspiraon. Should the bypass be retained in the proposed Plan, it is suggested that moving the line of the road south, to eecvely follow established eld boundaries would be a more logical approach. This would allow for H a l l i d a y F r a s e r M u n r o Planning
H a l l i d a y F r a s e r M u n r o Planning some development landthe subject site to be allocated for residenal development in the long term. If the Authority accept this suggeson, it would provide not jeopardise the route of a future bypass but it would also allow access from the subject site to also be taken from the south.
3.3 Residual Value Our Client considers that the site is enrely viable, taking into account the development costs and market demand for the proposed housing. This is demonstrated by their current opon.
3.4 Risks No risks have been idened at this stage with the delivery of the proposed development site.
4.0 THE PROPOSAL This development of this site would represent the measured expansion of the selement of Coalsnaughton in a phased, long-term manner, supporng exisng facilies. The market demand for housing in Coalsnaughton is pLDP ResponseCoalsnaughton South, Clackmannanshire (January 2014)
pLDP ResponseCoalsnaughton South, Clackmannanshire (January 2014) strong, and with a projected rise in populaon and households expected to 2035. In addion, the provision of the previously noted bypass (T24) may increase its overall aracveness.
5.0 PHASING It is possible that this site as shown here could deliver 100 houses, which would theorecally be delivered in two phases. Infrastructure such as roads, drainage and community investment would be upgraded in line with each phase.
6.0 MIX OF USES Housing is proposed on the site, along with appropriate open space and landscape provision.
7.0 CONTEXTTHE WIDER AREA The following secon considers how the proposed development site will integrate with the exisng selement.
7.1 Relaonship to Exisng Selement The proposed development site represents the logical expansion of Coalsnaughton on the southern side of the B9140. There is exisng housing on this (south) side of the road which will be logically rounded-o with the development of this land. The proposal could act to consolidate the selement paern and provide a defensible boundary to the southern edge of Coalsnaughton via the establishment of a strong landscaping buer or/and the proposed bypass (T24).
7.2 Connecvity As noted above, the proposed development site could be accessed via James Place to the east and the B9140/ Wardlaw Street to the west. There may be scope to further improve connecvity by integrang pedestrian and cycle linkages through the exisng development at Garnny and Woodhead Place. The development could therefore have direct links with exisng services and housing, promong integraon and connecvely with the established development, services and facilies in the area. Adequate pedestrian, cycling and vehicular links would be provided within the development site itself in accordance with Designing Streets and relevant Council policy, and guidance. Coalsnaughton is relavely well served by public transport through regular bus services connecng the selement to Tillicoultry, Srling and beyond.
7.3 Character Coalsnaughton is characterised by a number of building styles, from terraced council housing to newer detached H a l l i d a y F r a s e r M u n r o Planning
H a l l i d a y F r a s e r M u n r o Planning bungalows. Development of the proposed site could therefore reect and take reference from exisng styles. This provides exibility for any future development proposals, providing that the development can demonstrate appropriate layout, sing and design in keeping with the exisng built environment.
8.0 COMMUNITY BENEFITS The proposed development has the potenal to bring community benets through increasing the populaon of Coalsnaughton in order to support community facilies. The Community Council of Tullicoultry, Coalsnaughton and Deveronside is acve and would be engaged with as a maer of course.
9.0 ACCESSIBILITY The development bid site is within 400-600m of the Main Street of Coalsnaughton. Further services are available in Tillicoultry, a short distance north (circa 1.4km).
10.0 CONCLUSION The foregoing secons have considered various aspects in relaon to the development of land to the south of Coalsnaughton. It can be concluded that the site is deliverable, represents the measured expansion of a dened selement and could bring benets to the community through expansion of housing provision and supporng local services and facilies. This addional allocaon adjoining the southern boundary of the selement will act as a safeguard against any housing land shorall, should either of the long-standing allocaons fail to deliver. Furthermore, it must be noted that the signicant amount of land allocated in Coalsnaughton has, to date, been extremely slow in coming forward. It is therefore key that the authority idenes what other sites are deliverable and capable of becoming eecve in the next 5-10 year period. It is stressed also that amongst the aims of this proposed Plan is to ensure that future housing demand in Clackmannanshire can be fully met and the condions are in place to enable increased housing development as the economy recovers during the plan period. (page 32) It is therefore respecully requested that this site is viewed as a logical addion to the housing land supply of Clackmannanshire and is included as an allocaon in the proposed Local Development Plan.