Airthrey Green, Stirling

Transcription

1 Airthrey Green, Stirling Pre Application Consultation - September 2014

2 Pre-Application Consultation Report On behalf of: Robert Graham & Son (Ltd) and Mactaggart & Mickel (Homes) Ltd In respect of: Land at Airthrey Green Date: September 2014 Reference: RLP034-R001 Redline Planning Ltd, Centrum House, 38 Queen Street, Glasgow G1 3DX Tel: Fax:

3 Airthrey Green PAC Report Contents 1.0 Introduction Planning Policy Context Consultation Process Conclusions 5 Appendices 1. Proposal of Application Notice (ref: PAN ) 2. Statutory Notice 3. Public Exhibition Boards 4. Questionnaire 5. Press articles Reference: RLP034-R001 Page 1 of 13

4 Airthrey Green PAC Report 1.0 Introduction 1.1 This Pre-Application Consultation Report has been prepared in support of an application for planning permission in principle submitted on behalf of Robert Graham & Son (Ltd) and Mactaggart & Mickel (Homes) Ltd for the development of a mixed use development comprising a public park, allotments, residential development (including affordable housing) of 600 units, commercial space, improvements to road and drainage infrastructure, new primary school at Airthrey Kerse (south) Causewayhead. 1.2 The statement explains the extent of community consultation carried out in respect of the application proposals, and demonstrates compliance with the requirements of the Planning etc (Scotland) Act This report forms part of the application for planning permission in principle, with further background and justification of the proposals found in the accompanying application documents. Reference: RLP034-R001 Page 2 of 13

5 Airthrey Green PAC Report 2.0 Planning Policy Context 2.1 The implementation of the Planning etc (Scotland) Act 2006 has contributed to widespread reforms within the planning system. A fundamental principle of the Act is the requirement to increase and improve community participation in the planning process. In practice, these changes ensure that those affected by development proposals are presented with an opportunity to engage early in the design process. This is in line with the Scottish Government's objectives of making the planning system open and transparent. 2.2 As the site area for the proposed Airthrey Green development is more than 2 hectares and the number of houses proposed is greater than 50, the planning application is classified as a 'major' application under Town and Country Planning (Hierarchy of Development) (Scotland) Regulations These regulations put in place a statutory requirement to undertake formal public consultation prior to the submission of any major applications. This is to ensure that communities are made aware of, and have an opportunity to comment on proposals before an application is made. 2.4 The regulations require that the applicant submits a Proposal of Application Notice (PoAN) to the relevant LPA setting out that they intend to submit a planning application and details of the proposed consultation process. As a statutory minimum, the applicant must hold a public event (which has to be advertised in local press at least 7 days before it takes place) and consult each Community Council whose area is within or adjoins the proposed development site. The planning application cannot then be submitted until the consultation has been undertaken and a minimum of 12 weeks has elapsed since the submission of the PoAN. Scottish Planning Policy 2.5 In line with Scottish Government's aspiration to streamline the Scottish planning system, Scottish Planning Policies have been consolidated into a single document. 2.6 The SPP establishes that a properly functioning planning system is essential in achieving the Scottish Government s central purpose of increasing sustainable economic growth. 2.7 The SPP highlights the importance of the involvement of the wider public and communities in achieving this goal. It states 'the system should operate and engage all interests as early and as fully as possible to inform decisions' and 'successful reform of the planning system will only be achieved if all those involved in planningcommunities, representatives, public bodies and the general public commit Reference: RLP034-R001 Page 3 of 13

6 Airthrey Green PAC Report themselves to engaging as constructively as possible'. In addition to this, the SPP outlines the importance of pre-application discussions to 'ensure all parties have a shared understanding of the prospects for a proposed development'. PAN 3/2010- Community Engagement 2.8 PAN 3/2010 was published in 2010 and sets out the Scottish Government's objectives on how planning authorities, councillors, statutory consultees and other key agencies should operate to ensure effective consultation takes place with community councils, community groups and members of the public. 2.9 The PAN defines 'consultation' as 'the dynamic process of dialogue between individuals or group, based on a genuine exchange of views and normally with the objective of influencing decisions, policies or programmes of action'. With respect to development management, the PAN elaborates on the statutory requirement for applicants to carry out public consultation prior to the submission of major planning applications The PAN also outlines a number of methods that should be considered as part of the consultation process such as the distribution of information, use of public notice boards; use of media to raise awareness; public exhibitions and open events The PAN refers to 10 standards based on the Royal Town Planning Institute's 'Guidance on Effective Community Involvement and Consultation and the National Standards for Community Engagement' developed on behalf of Communities Scotland which can be used to plan, monitor and evaluate community engagement. These are: Involvement: Identify and involve the people and organisations who have an interest in the focus of the engagement; Support: Identify and overcome any barriers to involvement; Planning: Gather evidence of the need and resources to agree purpose, scope and actions; Methods: Agree and use methods of engagement that are fit for purpose; Working Together: Agree and use clear procedures that enable participants to work together effectively and efficiently; Sharing Information: Ensure necessary information is communicated between the participants; Working with Others: Work effectively with others with an interest; Improvement: Development of skills, knowledge and confidence of the participants; Reference: RLP034-R001 Page 4 of 13

7 Airthrey Green PAC Report Feedback: Feed results back to the wider community and agencies affected; and Monitoring and Evaluation: Monitor and evaluate whether engagement achieves its purpose and meets the national standards for community engagement The consultation exercise for the development proposals at the Airthrey Green have been undertaken on the basis of these principles. Reference: RLP034-R001 Page 5 of 13

8 Airthrey Green PAC Report 3.0 Consultation Process 3.1 This section outlines the community consultation process which was undertaken by the project team, comprising Ristol Ltd, Robert Graham & Son (Ltd), Mactaggart & Mickel Ltd, Redline Planning Ltd in respect of the development proposals at Airthrey Green. 3.2 The purpose of the consultation exercise was to communicate directly with key audiences, obtain relevant feedback and to allow any issues raised respect of the proposed development to be considered by the project team. 3.3 A range of tools were used to engage with key audiences and are summarised below: Submission of a Proposal of Application Notice (ref: PAN ) to Stirling Council on 25 th January 2013 (appendix 1). Notification of public exhibition in the Stirling Observer on 22 nd November 2013 (appendix 2). Public exhibition at Wallace High School, Airthrey Rd, Causewayhead, between 11a.m 4.00pm on Saturday 30 th November 2013 (appendix 3). Questionnaires and feedback forms at public exhibition (appendix 4). Press Coverage in local media (appendix 5). s to local ward Councillors and other stakeholders informing them of the development proposals and inviting them to the public exhibition Presentations to Bridge of Allan Community Council on 21 st January 2014 and Causewayhead Community Council on 4 th November 2013, 2 nd December 2013 and 30 th January Briefing Stirling Council planning officers on 6 th November 2013 and 3 rd April Continual liaison with statutory consultees (SEPA, Scottish Water, SC Roads etc) 3.4 The outcome of the key stages of this consultation process is summarised below. Briefing with Stirling Council Planning Officers 3.1 An important element of the consultation strategy was to enter into dialogue with Stirling Council s planning officers early in the process. Officers have been aware of the Airthrey Green development proposals well in advance of the submission of the Proposal of Application Notice since at least 2011, when initial representations were made to the Local Development Plan review process for the allocation of the site for residential development. Indeed, various submissions were made at each stage of Reference: RLP034-R001 Page 6 of 13

9 Airthrey Green PAC Report the LDP review process, which culminated in Scottish Government Reporters removing Stirling Council s reference to potential development at Airthrey Kerse in their Examination Report of March A previous Proposal of Application notice (ref. PAN ) had also been lodged to Stirling Council on 23 rd January 2012, with an associated public exhibition in April This made provision for a larger development of 800 dwellings on the Airthrey Green site, with the indicative site layout making provision for an expansion of Bridge of Allan and Causewayhead around a central parkland area. 3.3 As a result of comments received during consultation with the local community on these earlier proposals, the project team reviewed the scheme design. This resulted in a reduction in the total number of units proposed and made associated alterations to the scheme layout. The current layout therefore makes provision for the sustainable urban expansion of north Stirling, with a defensible parkland setting intended to prevent coalescence with Bridge of Allan. 3.4 As a result of this history, it is fair to state that Stirling Council Officers nd local communities are well aware of our clients aspirations for residential development at Airthrey Green. 3.5 Over the past 3 years, various meetings have been held between the project team and Stirling Council officers alongside LDP discussions to brief them on the strategy for submission of an application for planning permission in principle and to discuss technical issues arising (i.e. traffic and flood risk). These meetings have enabled the project team and Stirling Council officers to explore the determining issues relevant to the Airthrey Green proposals. 3.6 A key pre-application meeting took place between the project team and Stirling Council planning officers on 6 th November The purpose of this meeting was to update Stirling Council Planning Officers on the Airthrey Green project, providing the opportunity for the scope of the application submission to be discussed, alongside the intended application submission process and programme. 3.7 Project team members provided officers with an update on flooding technical work following the meetings during the summer, culminating in the withdrawal by SEPA of their objection in principle to development on the site (which is elaborated on further later in this statement). The team also noted the local economic context for the planning strategy to support the growth of the landowner s business. 3.8 The scope of the planning application was also discussed. The project team members considered that this would include an FRA, DIA, transport assessment, master plan and design statement (to take the shape of a development brief) and Reference: RLP034-R001 Page 7 of 13

10 Airthrey Green PAC Report supporting planning statement. 3.9 In relation to the content of the planning application, officers considered that it was essential that a detailed FRA and DIA form part of the original submission, given the wide public interest. The project team acknowledged this, although it was likely there would be additional technical work required as part of the assessment process by statutory consultees at the detailed stage Officers confirmed that it was also essential that a master plan form part of a revised development brief for the site. Team members confirmed this would be the case, and made reference to comparable studies already underway as part of this process Officers also stressed the importance of identifying the phasing for delivery of the proposed development. Team members explained that this would be a key issue for the project, and that there would be an assessment of housing land supply submitted as part of the application. This would contain a programme showing the site coming on stream relative to a shortage of strategic sites (Durieshill in particular) in order to identify how Airthrey Green has the potential to pick up delays in other sites. Officers acknowledged this, but maintained their position that there would be no movement on their programming of the Durieshill project There was discussion over whether an Environmental Statement would be required to accompany the planning application, with officers confirming that they would review. In response to a subsequent request for an EIA screening opinion, officers confirmed on 24 th February 2014 that traffic, hydrology, landscape and visual impact and relation with the surrounding area including further urbanisation and reduction of the greenbelt are likely to result in a significant effect on the environment. On this basis, officer requested that an EIA be submitted with the planning application The project team also updated officers on the transportation strategy, noting that separate meetings and discussions with SC s roads officers had also taken place. The team explained that the aim remains to have two points of access to the proposed development, one off Airthrey Road and one off Easter Cornton Road. Officer s also confirmed that the Kildean Link Road remained part of the Council s strategic transport plan, albeit it remained extremely contentious. Team members set out that the Airthrey Green site would neither facilitate nor prevent the link from happening. Liaison with Statutory Consultees 3.14 As per the engagement with Stirling Council planning officers, there has been a significant level of dialogue with each of the statutory consultees in respect of the Airthrey Green proposals over the past 2-3 years. This was initially driven by Stirling Council s Local Development Plan, and more recently has been intended to reach Reference: RLP034-R001 Page 8 of 13

11 Airthrey Green PAC Report agreement on detailed elements of the Airthrey Green proposals in advance of submission of the planning application. We consider each of the responses provided by the statutory consultees in turn. SEPA 3.15 Through the entire pre-application consultation process, Flood Risk and Drainage Impact have been the focus of attention for many local residents in forming views as to the suitability of the Airthrey Green site for any form of development Considerable consultation with SEPA and Stirling Council has therefore preceded the planning application submission in relation to flood risk associated with the Airthrey Green proposals, principally as part of the LDP process over the past 3 years. The Flood Risk Assessment that accompanies the application brings together a number of detailed studies which have characterised flood risk on the site relating to fluvial, pluvial and groundwater flood risk. Much of this work has been accepted by SEPA and primary concerns now relate to the effective disposal of surface water from the site and associated flood risk associated with these outflows from the site Working closely with SEPA and Stirling Council Flood Officers, a series of key submissions were made during 2012 and 2013 in order to guide and inform an assessment of flood risk within the Airthrey Green site to be considered for development. The detailed chronology of technical submissions is as follows: SEPA correspondence 5th December 2011, SEPA object to the principle of development on the site due to flood risk. SEPA correspondence 12th September 2012, SEPA agrees the scope of the flood risk model and requires a detailed fluvial and pluvial model, the establishment of discharge rate, flow control mechanisms and the assessment of the proposed SuDS design. SEPA correspondence 6th April 2013, SEPA request details on the function of the SuDS scheme and discharge rates. SEPA correspondence 23rd May 2013, SEPA confirm satisfaction with the fluvial and pluvial modelling and principles underpinning the SuDS design and require Stirling Council s confirmation that as the flood prevention authority, they are in agreement with the SuDS design, flow control mechanism and maintenance regime. Stirling Council correspondence 4th September 2013, Stirling Council confirm acceptance of the principle of the SuDS design, flow rates and proposed maintenance regime. Reference: RLP034-R001 Page 9 of 13

12 Airthrey Green PAC Report SEPA correspondence 4th October 2013, SEPA withdraw their objection to the principle of development on land at Airthrey Kerse, with qualifications that through the development management process, detailed flood risk and drainage impact assessments are submitted and that development areas are restricted to the areas identified as being outwith the functional flood plain The result of this consultation process with SEPA and Stirling Council has been a 2 year exercise in which a detailed hydrological model of the Airthrey Green area has been constructed in order to develop a detailed characterisation of the fluvial and pluvial flood risk and a subsequent mitigation strategy within the framework of the Scottish Planning Policy, PAN 69 and Flood Risk Management (Scotland) Act In summary, this process established that not all the land at Airthrey Kerse is subject to fluvial flood risk and that the extent and nature of the flood pathways and mechanisms would not preclude development within areas of the site, through careful master planning. Due to the topography of the site and limited on-site storage volumes, surface water flows across the site from north to south result in localised flooding to roads along the border of the site. The functional flood plain is defined through the fluvial modelling work and in line with sustainable surface water management, surface management, a design concept has been based on a sustainable urban drainage system (SuDS) that attenuates surface water within the functional flood plain and discharges this in a controlled manner. This creates significant local betterment to the affected areas identified in the baseline SEPA have however made it clear in their correspondence that they require a detailed flood risk assessment and drainage impact assessment as part of the determination of any planning application for the Airthrey Green development. These detailed therefore assessments accompany this application, and reflect the strategy for flood risk management agreed with SEPA and Stirling Council through the review of the Local Development Plan, and elaborating on to following key points: Geotechnical, soil and groundwater hydrology assessments for the FRMS design Drainage Impact Assessment of the proposed secondary/emergency outfall and modelling of the Causewayhead surface water sewer network SuDS and flood alleviation zone detailed design Modelling and scenario testing of the proposal Management and operational plans Comprehensive FRA and FRMS proposal for agreement Reference: RLP034-R001 Page 10 of 13

13 Airthrey Green PAC Report Utilities 3.21 Utility Companies have been briefed on the project since initial consideration of the application sites development potential as raised by Stilling Council in 2010 at the commencement of the LDP review process. This has led to briefings on water, foul and surface drainage, gas and electricity provision, linking the project to local infrastructure capacity and upgrade requirements. No significant constraints have been found that would prevent the development from being delivered in the short term. Stirling Council Roads 3.22 The proposals have been also discussed with various Stirling Council traffic, transport and public transport officers and Network Rail who recognise that the development proposal: Has the potential to retain trips within Stirling; Can encourage local non-vehicular trips; Can forge close links with the University and the city centre; and Can deliver better access to the University campus itself A series of meetings have also taken place with Network Rail and First Bus, which have identified the opportunity to ensure that public transport considerations have been built into the overall Airthrey Green transportation strategy The Transport Assessment that accompanies the planning application therefore demonstrates that the proposal forms a sound basis for ongoing collaborative discussions with a number of stakeholders including Stirling Council, Stirling University, Bridge of Allan and Causewayhead Community Councils, Network Rail, First Bus and other interested parties In particular, a detailed traffic modelling exercise will be undertaken to identify how the proposal can be aligned with Stirling Council s City Transport Strategy which was recently updated. A detailed Traffic Impact Assessment will therefore be undertaken for the proposals based on the refreshed Stirling Paramics Traffic Model and to a methodology agreed with Stirling Council. Stirling Council Education 3.26 The Airthrey Green proposals have also been subject to review sessions between the project team and Stirling council s education officer in order to determine the level of education capacity and works required to support development of the site. This has resulted in the production of an education impact assessment to determine the local Reference: RLP034-R001 Page 11 of 13

14 Airthrey Green PAC Report capacity of existing schools at a primary and secondary level The conclusions of this process are that capacity exists at Wallace High school for the secondary school provision, while initial phases of proposed development can be accommodated within the existing primary school catchment. A new single stream primary school will however have to be provided to cater for the education demands arising from the whole development. The identification of this requirement early in the process has allowed the scheme to be designed to make provision for a primary school, intended to be built at Causewayhead and linked to build rates in support of later phases of development. This would be located adjacent to Wallace High school to create an educational hub. Presentation to Causewayhead Community Council 3.28 Further to the meeting with officers, representatives from the project team presented the project proposals to Causewayhead Community Council at their meeting on 4 th November 2013, with a further briefings to Members only on 2 nd December 2013 and 30 th January These meetings were intended to bring Community Council Members up to speed with the Airthrey Green development proposals, subsequent to previous engagement with the Community Council for a larger 800 unit scheme which was promoted at an earlier public exhibition in April Project team members therefore briefed on the changes to the project since the April 2013 public exhibition and mapped out the programme for taking forward a planning application Team members also provided a background on flood risk issues associated with Airthrey Green, setting out the work undertaken and both Stirling Council and SEPA s position. The team noted in particular that SEPA had withdrawn their objection to the proposals in a letter dated 4 th October 2013 and that all efforts were now focused on submitting a planning application Team members explained that the application proposals would comprise A public park that will remain designated green belt with a long term maintenance fund. A new primary school for Causewayside. This will reduce the need for children to travel to Riverside and create an education hub with the Wallace High secondary school and links to the University of Stirling. A flood alleviation scheme to address localised flooding in the area and protect existing properties under flood risk in Bridge of Allan and Causewayhead. A significant number of new houses to be determined through a masterplan Reference: RLP034-R001 Page 12 of 13

15 Airthrey Green PAC Report process of mixed tenure including affordable housing for couples, young families and the elderly and self build. A neighbourhood centre with services that will compliment local businesses, including health care provision. Improvements to Airthrey Road to enhance pedestrian and cycle usage between Causewayhead, Bridge of Allan and the University of Stirling. Multiple access points to avoid traffic running into Causewayhead Causewayhead Community Council confirmed that they did not object to the project at any point during the LDP review process, and believe this position to be representative of the wider community. Community Council members identified the following issues as key considerations for the project team to address through the master planning and public exhibition process: Development phasing Construction traffic Flood risk issues and Siting of the primary school mitigation Security of the park Scale of development Park maintenance The nature, type and delivery of affordable housing Linkages from Causewayhead to the park and Bridge of Allan 3.33 Causewayhead Community Council members also considered that some form of community facilities within the development would be appropriate, namely a village shop which could service local residents of Causewayhead and the proposed development The project team members agreed that these points would be addressed as part of the development proposals. The project team also confirmed a public exhibition for the proposals would take place on 30 th November 2013 at Wallace High School, to be advertised in advance. Community Council Members requested that they be notified directly and it also agreed that the project team would present the project to Causewayhead Community Councillors at the next Community Council meeting on 2 nd December The later meeting allowed the team to provide the community Council with and update on the project and respond to local queries directed to the project team by Community Councillors Reference: RLP034-R001 Page 13 of 13

16 Airthrey Green PAC Report Presentation to Bridge of Allan Community Council 3.36 A presentation was given by the project team to Bridge of Allan Community Council on the 21 st January This followed the exhibition of the 22 nd November 2013 and was intended to brief the Community Council on project evolution since a previous exhibition in June The event focused on the feedback from the public exhibition, technical assessments and changes to the development framework as a result of this iterative process and the business case for the project. The main conclusions were highlighted, including removal of the northern residential and commercial development phases at Bridge of Allan The format was a presentation by the project team including agents for both applicants and the project engineer followed by a question and answer session Concern was expressed over flood risk, traffic generation and the overall case for housing with resultant loss of green belt land. There was limited support for the project by those who attended and reference made to the objections made on the project through the LDP process. Public Exhibition 3.39 In order to raise awareness and obtain feedback of the proposals at Airthrey Green among local residents and stakeholders, a public exhibition was held in Wallace High School on Saturday 30 th November 2013 between the hours of 11.00am and 4.00pm This venue was selected on the basis that it is well known and popular locally, with the advantage that it was accessible for all, conveniently located close to the town centre with good parking facilities and capable of accommodating 50+ people To ensure that the public exhibition would be well attended, the statutory notice was placed in the local Stirling Observer one week prior to the event, on 22 nd November 2013 (as shown at appendix 2). Additional press releases were issued prior to the event, with an article appearing in the Stirling News on 27 th November 2013 (appendix 5) On the day of the event itself, presentation boards providing an explanation for the development proposals were displayed (as shown at appendix 3). The presentation boards contained explanatory maps, photos, images and design ideas for interpretative materials on each of the key elements of the proposed development. A computer was also set up to shown interested residents the flood modelling for the site before and after the development The event was manned by 5 members of the project team, who were on hand to explain the proposals to local residents, to respond to questions raised and to provide Reference: RLP034-R001 Page 2 of 5

17 Airthrey Green PAC Report any further information required The public exhibition was very well attended, with approximately 150 local residents dropping in to view the proposals and talk to team members. Many of those in attendance also took the opportunity to complete a feedback form intended to capture residents opinions on the proposals. Consultation Event Responses 3.45 The public exhibition was very well attended, with over 150 local residents dropping in to view the proposals and talk to team members. This turnout demonstrates that Bridge of Allan and Causewayhead have an active community, who take an interest in development proposals within the area In general, the mood of the event was far less adversarial than previous exhibitions and public consultation events in respect of the larger 800 unit proposals, with the majority of comments focussed upon technical and practical matters. Common issues discussed with team members were: The operation of the flood management scheme, particularly the function of the SuDS system along Easter Cornton Road, appearance during dry periods and ongoing maintenance. Transportation, particularly traffic increases along Airthrey Road, Easter Cornton Road and Causewayhead Road. The relationship between the development and the Kildean link road. The scale of housing and its phasing. The characteristics and detail of the park, particularly along Easter Cornton Road in order to protect the visual and open amenity of property looking onto the site. Timeframes Comments were made by a number of people that the scheme presented was a positive development to earlier strategic submissions. Local residents appreciated the reduction in scale (albeit many people still thought there were too many houses), the investment in flood risk management and the range of housetypes and tenure proposed Many of those in attendance also took the opportunity to complete a feedback form (appendix 4). 49 attendees at the public exhibition filled out questionnaires that were available for completion (appendix 4) intended to capture residents opinions on the proposals. 27 of these responses (55%) accepted that more housing needs to be developed in Stirling to meet housing demand. 13 (27%) did not accept that any Reference: RLP034-R001 Page 3 of 5

18 Airthrey Green PAC Report further housing was required, while a further 9 (18%) did not know. This establishes a baseline that there is not a widespread acceptance of Stirling Council s strategic requirement for further house building The next question was intended to elicit responses on where residents though the housing demand should be met, i.e. either the sustainable extension of existing settlements or the development of new settlements in the open countryside. 22 attendees that responded (45%) thought that housing demand should be met by the sustainable extension of existing settlements. 13 (27%) thought that housing demand should be met by the development of new settlements in the open countryside (73%) of respondents said they do not support the Airthrey Green proposals, with 6 (12%) supportive and a further 7 (14%) undecided or providing no answer. Press Coverage 3.51 In addition to the direct consultation undertaken by the project team, the development proposals have also been the subject of additional press coverage in the local newspapers. In particular, the Allanwater News and Stirling Observer ran articles on the proposed development on separate occasions. These articles can be found in appendix 5. Reference: RLP034-R001 Page 4 of 5

19 Airthrey Green PAC Report 4.0 Conclusions 4.1 Our clients, Robert Graham & Son (Ltd) and Mactaggart & Mickel (Homes) Ltd have sought to actively engage with the local community in the promotion of a residentialled mixed use development comprising a public park, allotments, residential development (including affordable housing) of 600 units, commercial space, improvements to road and drainage infrastructure, new primary school at Airthrey Kerse (south) Causewayhead. 4.2 Our clients have consulted with the local Community Councils and held a community consultation event for residents in the Wallace High School on Saturday 30 th November 2013, where over 150 people attended. This represents the significant level of public interest in the development and those who engaged in the consultation process provided many useful comments. 4.3 Engaging with the local community has demonstrated there are a number of inprinciple concerns with regard to the residential element of the proposals. 4.4 Most usefully for the purposes of the application for planning permission in principle, the community consultation has allowed the project team to address particular areas of concern for those residents who raised specific issues and do not maintain an inprinciple objection. While the project team were aware of the generality of some of these concerns at the outset, the consultation event drew attention to specific issues which can be incorporated into the scheme design. We have therefore ensured that our planning application specifically addresses issues relating to: Local education provision, and in particular the ability of the proposed school to accommodate children from the development and surrounding area; Drainage from various surface water courses through the Airthrey Green site to alleviate flood risk issues elsewhere; An assessment of the capacity of the existing road infrastructure to accommodate the proposed development; 4.5 Close dialogue with various statutory consultees has also been undertaken over the past 3 years. This has allowed the key determining issues relating to development at Airthrey Green to be identified and addressed as part of the planning application. 4.6 The positive manner in which the consultation process was held complies with national policy. It has successfully identified key local issues, which have in turn been addressed as part of our planning application. Reference: RLP034-R001 Page 5 of 5

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25 Welcom THANK YOU FOR TAKING THE TIME TO ATTEND OUR PUBLIC EXHIBITION. We wish to update the local community on our plans for development at Airthrey Green. This public exhibition is being hosted by Graham s The Family Dairy and Mactaggart and Mickel and representatives of both companies are in attendance to talk through the proposal and answer questions. About Us Graham s The Family Dairy have farmed the land for over 70 years and are the principle landowner at Airthrey Green. Mactaggart and Mickel are a house building company who have an interest in part of the site and are working jointly with Graham s The Family Dairy on the project. Context A public exhibition was held in December 2011 to help inform the project development. The results of this extremely constructive process have helped shape the master plan and accompanying technical work, which is the subject of today s exhibition. The comments previously related to: Surface water drainage Traffic The scale of proposed housing and its phasing The construction process The affordability of housing and The future management of the public park. We have spent a lot of time and effort addressing these issues over the past 24 months and would welcome further comments on our revised proposals. Questionnaires are available at this exhibition and we would welcome feedback in order to shape the master plan. The Planning Situation Land at Airthrey Green has been identified within the Proposed Stirling Council Local Development Plan (site HO56) as a strategic development site that could come forward post 2024 as an extension to Causewayhead. Policy 2.1 provides that developments will accord to the proposed phasing detailed in the Plan unless the site is required to come forward to maintain an effective housing land supply. It is the project team s position that Stirling Council has an ineffective housing land supply which therefore provides for the phased development of land at Aithrey Green. The Local Development Plan is currently the subject of an Examination which is due to report in the spring of Our Plans In light of the Local Development Plan policy context, we are advancing this project in order to support delivery of the Local Development Plan and create investment in local housing, infrastructure improvements and job creation. Where possible, we will take feedback from this exhibition and dialogue with Community Councils into account before submitting an application for Planning Permission in Principle by the end of Key Events since December 2011 A public exhibition was held in 2011 followed by a community question and answer session. The Scottish Environmental Protection Agency (SEPA) submitted an objection on the proposed development in November 2011 due to concerns over flood risk. Extensive site analysis and flood risk modelling has been undertaken over the past 24 months, which following a range of key stage reviews led to SEPA withdrawing their objection on the principle of development in October SEPA s position is qualified and will require further detailed flood risk assessment and drainage impact assessment linked to the master plan work. In October 2012, Stirling Council identified land at Airthrey Green as having potential for strategic development in the future. The Local Development Plan review is subject of an Examination which is currently underway. Submission of a Proposal of Application Notice in January Causewayhead Community Council organized a consultation event in April 2013 to discuss the project. Key project aims are to invest in delivering land for local housing (type and values to meet a range of requirements), surface water drainage in the form of flood prevention and public amenity through the park, pedestrian and cycleways. The Strategic Context SOURCE STIRLING CITY VISION A871 Wallace High School School M90 J10 DUNBLANE BRIDGE of ALLAN AIRTHREY GREEN CAUSEWAY -HEAD STIRLING CITY CENTRE ST. NINIANS BANNOCK -BURN J9 UNIVERSITY of STIRLING A small, compact, intimately scaled, walkable and sustainable city A connected city A place which celebrates its natural & historic heritage A learning university city An exemplar of sustainable thinking and doing A smart place that uses its assets well A place that nurtures people A91 A905

26 Surface Water Drainage WE RECOGNISE THAT A KEY PUBLIC CONCERN IS FLOOD RISK AND ITS MANAGEMENT BY THE PROJECT. THIS BOARD SUMMARISES THE EXISTING SITUATION, THE ASSESSMENT PROCESS AND PROPOSAL. Define fluvial flood zone Flood study Characterise the hydrology of the site Identify the 1:200 year fluvial flood extent of the Forglen Burn Identify the surface water (pluvial) flooding on the site Combine the fluvial and pluvial model Hydrogeological investigations Flood alleviation and concept testing Combined fluvial and surface water flooding model Results 1:200 year event plus climate change SEPA flood map is not accurate for the Forglen Burn flood extent Flood modelling shows a north-south flow pathway Airthrey Kerse stores a relatively small volume of surface water Flooding of Easter Cornton Road demonstrated with flow pathway over the pedestrian railway crossing and out to the Forth Wetland Basin Easter Cornton Road SuDS Causewayhead flood alleviation zone Flood alleviation and development SuDS concept tested in model Proposed solution Wetland basin intercepts surface water Feature capable of storing in excess of the 1:200 year volume Additional features alleviate flooding Memorial Park and Anne Drive flooding mitigated Causewayhead flood zone prevents the Forglen Burn from flooding Easter Cornton Road Wetland Basin and SuDS space remains parkland and accessible green space except during extreme flooding The wetland basin and SuDS have a maximum fluctuation of 1m above base level

27 Transportation One of the key reasons that land at Airthrey Green has been identified within the Stirling Council Local Development Plan review as a strategic development is due to its sustainable location. This means that the site has the potential through careful master planning to connect into the existing transport network in order to reduce the reliance on private car journeys as the principle form of transport. Key project principles which are intended to benefit the existing community and the proposed development are as follows: Public transport First Bus have acknowledged the feasibility of extending the existing bus routes through the Airthrey Green project thereby providing strong connections between the site, Stirling, the University and the local communities of Causewayhead and Bridge of Allan. Accessible bus stops will be located in key positions throughout the development to ensure that all residents are within an easy walking distance of a bus route. Walking A comprehensive footpath network will be incorporated into the project with linkage points between the site, Causewayhead, Bridge of Allan and the University which will be centred around the public park. Cycling A comprehensive cycle network will be incorporated in parallel with the footpath network. Streets The proposed street layout will ensure that traffic speeds are minimized to the benefit of pedestrians and cyclists with the priority being people before traffic, where residents including children will be able to play, cycle and walk in a safe environment. Wider linkages The communities of Causewayhead, Bridge of Allan and Stirling University will be able to access the site and the public park through a variety of means including cycleways, footpaths and by car. Construction Traffic A dedicated construction route will be formed in consultation with the local community in order to ensure that construction traffic does not impact upon the amenity of the existing communities. Kildean Link This project does not propose, nor is it reliant upon, the Kildean link road. Airthrey Road It is proposed that the primary access will be off Airthrey Road. This project has the opportunity to improve the amenity of Airthrey Road, particularly for pedestrians and cyclists including schoolchildren, students and the wider public.

28 The masterplan principles The master planning approach seeks to reflect best practice and as such has been guided by the assessment of landscape, surface water drainage and transportation. At the centre of all three issues is the importance of protecting and enhancing the amenity of neighbouring properties in terms of both the phasing and delivery of the project. Surface water drainage The siting of the proposed development layout has driven the flood risk assessment and drainage studies. This results in an extensive Sustainable Urban Drainage System (SuDS) which forms part of the wider public amenity space and provides drainage and storage. Design principles The design follows the recommendations of two key Scottish Government publications, Designing Streets and Creating Places, with the layout emphasis on creating places and roads that are made to fit into the overall scheme rather than defining where houses can be sited. Integration We propose a street hierarchy, with pedestrians first and motor vehicles last. The aim is that walking and cycling become the default option for local travel and the result is that linkages between development areas and key amenities including the proposed new primary school, the Wallace High School, park, University and Causewayhead and Bridge of Allan have been key design considerations. Housing areas The streets and open space networks are laid out in anticipation of future adaptation; no rigid system of development has been imposed. House types A broad mix of house sizes and types are planned encouraging variety and diversity. This will include 150 affordable houses (25%) and a range of house sizes including the opportunity for self build. Easter Cornton Road Advanced planting along Easter Cornton Road is proposed along with a landscape open space at circa 600m by circa 20m width in order to protect the amenity of properties overlooking the site. A new primary school The new primary school will serve Causewayhead and the proposed development. It is intended to site this next to Wallace High School in order to maximize opportunities for integration and to link both to the park. Car parking will be within the development and not on Easter Cornton Road with linkages to Causewayhead and the University through the park and onto Airthrey Road thereby minimising disruption to local residents. The public park A 35 Hectare public park is proposed as a response to the landscape setting of the site and its green belt status. This will act as a defensible boundary intended to protect the character and amenity of Causewayhead and Bridge of Allan to provide a strategic public amenity resource to the wider community. It will contain footpaths, cycleways, a jogging track, informal open space and a park shop. A management plan will be agreed with both communities and to preserve its long term status, function, security and maintenance. The Key Project Elements A total site area of 65 Hectares The phased delivery of 600 residential units including 150 affordable housing (25%) and self build opportunities. Development areas totaling 30 Hectares. A public park totaling 35 Hectares (comprising footpath, jogging track, informal recreation space and park shop (10km indicative length of footpaths and cycleways). Local community representation on the park management board. Offsite improvements to local road network, Airthrey Road and footpath linkages into the site and public park. New primary school located close to the Wallace High School at Causewayhead, with off street car parking and footpath linkages to Causewayhead via the Park and Airthrey Road. Advanced landscape planting and open space (minimum park) along Easter Cornton Road.

29 Masterplan and perspective The following two boards show the emerging site layout, land uses and a perspective taken from the centre of the site. This reflects the technical work and design principles summarised in the previous boards.

30 Perspective Taken from centre of the site

31 Next steps We welcome all comment which we will use in order to inform the ongoing master plan process and delivery strategy. We will review these comments and where possible, incorporate them into any final alterations to the proposed master plan before submitting an application for Planning Permission in Principle by the end of 2013 or early The planning application process will be advertised publicly, with the opportunity for further comment to be made directly to Stirling Council. This exhibition is not a definitive proposal, but intended to generate discussion to inform the master plan process. Project Summary This project is all about investing in local housing, infrastructure improvements and job creation. Development will materialise in phases linked to investment in infrastructure and amenities including the surface water drainage scheme, primary school and pedestrian and cycle linkages. The project has the potential to create 600 new houses over the Plan period (2024) and deliver a further 150 jobs at the dairy with 200 within the wider dairy industry. The extensive flood risk modelling has established that this project has the potential to improve the situation currently faced by local residents. It is Graham s The Family Dairy and Mactaggart and Mickel s aspiration to deliver best practice in terms of place creation for the benefit of Stirling community and economy.

32 Name Name Address Address Tel Tel 1 Do you accept that more housing needs to be delivered in Stirling to meet housing demand? Yes No 1 Do you accept that more housing needs to be delivered in Stirling to meet housing demand? Yes No 2 If yes, do you think this housing demand should be met by either the: 2 If yes, do you think this housing demand should be met by either the: Sustainable extension of existing settlements? Yes No or Development of new settlements in the open countryside? Yes No 3a Do you support the Airthrey Green proposals? Yes No Sustainable extension of existing settlements? Yes No or Development of new settlements in the open countryside? Yes No 3a Do you support the Airthrey Green proposals? Yes No 3b If yes, do you have any views on the design and delivery of the proposed housing? Yes No 3b If yes, do you have any views on the design and delivery of the proposed housing? Yes No Please elaborate Please elaborate 3c If no, do you object: 3c If no, do you object: To the principle of development? Yes No or On technical grounds? Yes No 4 Do you support our proposals for the creation of a new Yes No park at Airthrey Green? 5 Would you like to see any other activities included in our plans? Yes No Any other comments? To the principle of development? Yes No or On technical grounds? Yes No 4 Do you support our proposals for the creation of a new Yes No park at Airthrey Green? 5 Would you like to see any other activities included in our plans? Yes No Any other comments? Please place completed questionnaires in the comments box provided, or post to Airthrey Green, c/o Ristol Ltd, Touch Estate, Cambusbarron, Stirling FK8 3AQ. Please place completed questionnaires in the comments box provided, or post to Airthrey Green, c/o Ristol Ltd, Touch Estate, Cambusbarron, Stirling FK8 3AQ.

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