cd032 clackmannanshire local development plan main issues report (january 2011)

8/11/2019 CD032 Clackmannanshire Local Development Plan Main Issues Report (January 2011)

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MAIN ISSUES REPORT

Local Development Plan

L o c a l D e v e l o p m e n t P l a n

e s i g n A p p l i c a t i o n A p p r o v e C o n s t r u c t

E n v i r o n m e n t R e p o r t R e t a i l D e v e l o p m e n t

B u s i n e s s T r a n s p o r t C o m m u n i t y C o n s e r v e

H o u s i n g I n f r a s t r u c t u r e M a p s A g r i c u l t u r e

MainIssues

Report

ClackmannanshireCouncil

January 2011



MAIN ISSUES REPORT

Contents

1

1 Infrastructure and Connectivity 39 Introduction The Main Issues Report (MIR) 2 Introduction Strategic Environmental Assessment 4

Current Local Plan2 The Vision The Past 20 Years 5 VisionOur Aims 6 Key Issues

Preferred and Alternative Visions 6 Sustainable TransportImproving Public Transport and3 Growth and Spatial Strategy 10 Integration with New Developments

4 Issues Climate Change 16 Rail NetworkIntroduction Road Network

Current Local Plan Managing Travel to School/Safe Routes to SchoolsVision Access and the Core Paths Network

Key Issues Roads Development StandardsWater and Drainage Infrastructure and Capacity/

Sustainable Economic Growth 23 Sustainable Drainage Systems (SuDS)Introduction

Pipelines and Consultation ZonesCurrent Local PlanTelecommunications Infrastructure and IntegratingVision

New Technology into DevelopmentKey IssuesBusiness and Industrial Land Supply Natural Environment 45

Retail Areas and Hierarchy IntroductionRural Development Current Local Plan

Tourism Vision

Key IssuesHousing and Services 33 Landscape IntroductionGreenbelt Current Local Plan

Ecosystems and Habitat NetworksVisionWaste Key Issues

Allotments and Local Food ProductionPopulation and HousingAccessing the Natural EnvironmentCommunity Facilities / Social Infrastructure

Developer Contributions Built Environment 54 Introduction

Current Local Plan

Vision Key Issues

Conserving and Enhancing Built HeritageListed Buildings, Conservation Areas, Archaeological and

Historic Sites and Designed Landscapes and Historic GardensBrowneld and Contaminated LandSite Appraisals/Development Briefs

Design, Layout and Amenity Standards in New DevelopmentInll and Backland Development

Appendices 61

Draft list of Supplementary Planning guides to be produced

Glossary 62



MAIN ISSUES REPORT

2

Introduction1. Introduction1.1 The Planning etc. (Scotland) Act 2006 radically reviewed the

planning system in Scotland, replacing the former system ofStructure and Local Plans, and replacing it with a two-tiersystem of Strategic and Local Development Plans for the city-regions only and single-tier Local Development Plan systemsfor all other areas of Scotland, including Clackmannanshire.

1.2 The Local Development Plan (LDP) will replace the currentDevelopment Plan for Clackmannanshire, which comprisesthe Clackmannanshire & Stirling Structure Plan andClackmannanshire Local Plan, including their approvedAlterations. It will set out policies and proposals fordevelopment and use of land in Clackmannanshire, providinga basis for the assessment of planning applications. It isanticipated that the LDP will have a life of twenty years fromthe date of adoption (anticipated to be 2014) and it will bereviewed on a ve-yearly cycle.

1.3 The previous Development Plan has either helped to, or beeninstrumental in, securing many of the Council’s goals andobjectives, including:

Safeguarding and promoting the main rail line throughClackmannanshire, enabling its reinstatement and re-opening for passenger and freight traffic

Enabling the development of new superstores in Alloa,reducing the loss of food retail spend to surroundingareas and helping to retain jobs in Clackmannanshire

Allocating appropriate sites for new residentialdevelopment which have enabled the reversal of thetrend of population decline in the area and supportedeconomic regeneration

Protection and enhancement of Clackmannanshire’sbuilt heritage and natural environment through policiesto protect conservation areas, listed buildings, naturalheritage designations and areas of green belt.

Main Issues Report (MIR)1.4 The Main Issues Report (MIR) is the important rst stage

in the preparation of the new LDP for Clackmannanshire.It focuses on a range of major issues which will be of key

importance in pursuing the vision for future development inClackmannanshire but is not comprehensive: not all topicsthat will be covered in the LDP are mentioned in the MIR.The main purpose of the MIR is to engage all stakeholdersin a discussion on the form and content of the LDP. Whilethe MIR focuses on what we believe to be the major issueswe welcome all comments on any aspect of the future LDP,whether related to the options set out in the MIR or not.



MAIN ISSUES REPORT

1.5 The consultation period on the MIR will run from 10thJanuary until 11th March 2011, commencing with a presslaunch on 21 December, 2010. The consultation will include:

Statutory press notices in local press

Copies of the MIR will be available for comment bothonline at www.clacksweb.org.uk, at the Council’sKilncraigs office reception, and in all Council libraries

A series of community workshops will be held in earlyJanuary, 2011, to explore issues arising from the MainIssues Report; and in addition a series of local drop-insessions will be arranged when issues can be discussedwith the Development Planning team. Details of thecommunity engagement events will be available atwww.clacksweb.org.uk and will be advertised in thelocal press

Formal consultation with the Scottish Government;the key agencies; neighbouring planning authorities;and community councils

1.6 The economic conditions in existence when the previousDevelopment Plan was prepared supported the Council’sobjectives of economic regeneration and signicant

population growth. Clackmannanshire experiencedunprecedented demand for housing growth over the planperiod and sought to harness this demand through theDevelopment Plan as a key means of reversing historicpopulation decline and promoting economic recovery. Therate of housing growth has slowed along with nationaleconomic growth during the recession. The recessionpresents the LDP with a range of challenges in termsof matching desired and realistic levels of growth andpredicting the likely speed and timing of economic recovery.However, the same economic and population challengesthat were experienced prior to the recession persist andthe policies and proposals contained in the LDP will be acritical part of the Council’s response to the need to continueto retain our existing population and attract more peopleto come and live in Clackmannanshire, boosting economicvitality and increasing job opportunities locally.

1.7 However, a great deal has also changed since the previousDevelopment Plan was prepared. The Scottish Governmenthas adopted a Purpose of “promoting the Governmentand public services on creating a more successfulcountry, with opportunities for all of Scotland to ourishthrough increasing sustainable economic growth”. ThisPurpose is supported by the outcomes adopted in theClackmannanshire Community Planning Alliance’s SingleOutcome Agreement, of which the Council is a signatory.While economic and population growth remain keyobjectives at both local and national level, it is now fullyacknowledged that this must be done in a sustainable way:by reducing the production of the greenhouse gases that

contribute to climate change, by increasing our resilience tothe inevitable consequences of climate change, by ndingways of reducing unsustainable levels of consumption, andreducing inequalities and improving quality of life for all.

1.8 The new Local Development Plan must therefore have astrong focus not only on achieving economic growth but onhow we achieve this in a sustainable way. The MIR is a keystage in the development of the Plan and aims to maximiseengagement and discussion on how the Plan can contributeto meeting all of our economic, environmental and socialobjectives. It focuses only on the main issues that willdrive the preparation of the Local Development Plan ratherthan attempting to comprehensively cover all the policiesthat will be covered in the Plan. It is hoped that this will

successfully stimulate discussion on the main drivers for thedevelopment of Clackmannanshire over the next 20 years.

Introduction

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MAIN ISSUES REPORT

1.9 The Main Issues Report sets out:

The Vision for Clackmannanshire which sets the framework

for the main issues, along with a range of alternative optionsfor how Clackmannanshire might evolve over the next 20years.

A Spatial Strategy. This sets out a range of options on howdevelopment could be guided to different areas with anexplanation of the preferred and alternative proposals fordevelopment.

1.10 The Main Issues for Clackmannanshire with a range ofpossible options for addressing these Issues and preferred

alternatives. The Main Issues comprise: How can we reduce our greenhouse gas emissions and

adapt to the consequences of climate change?

How can we encourage and promote sustainableeconomic growth?

How can we deliver appropriate housing and associatedservices?

How can we best deliver infrastructure and improveconnectivity?

How can we conserve and enhance the naturalenvironment?

How can we conserve and enhance the builtenvironment?

For each of the Main Issues, the MIR sets out preferred options fordevelopment and alternative options.

The MIR is accompanied by a Monitoring Report which is alsoavailable as part of the current engagement exercise.

Strategic Environmental Assessment1.11 The MIR has been subject to Strategic Environmental

Assessment (SEA) in accordance with the EnvironmentalAssessment (Scotland) Act 2005. The SEA EnvironmentalReport forms part of the engagement exercise on the MIR. Itsets out the likely environmental effects of implementing thevarious options outlined in the MIR and how these effectscould be mitigated and sets out relevant recommendations.Where the Main Issues Report has been altered to reect theoutcome of the environmental assessment, this is explainedin the Environmental Report. For ease of reference, thesummary ndings of the Environmental Report are also set

out in the MIR against each policy option.

Introduction

4



MAIN ISSUES REPORT

2. Vision2.1 The LDP is being prepared at a time of signicant uncertainty

in relation to both future economic growth (and relatedissues related to employment and housing demand), andthe effects of climate change. We would expect that theseissues will result in signicant discussion and commentduring the engagement exercise on this MIR. Despite theseuncertainties, the LDP should have a clear and unambiguousvision for the future to which all the policies and proposalscan contribute. Each policy option set out in this MIR hastherefore been assessed to consider to what extent itcontributes to the Vision.

2.2 The Vision anticipates the way we would likeClackmannanshire to be in 20 years’ time. Three possibleVisions are set out in the MIR, and your own vision forClackmannanshire may be close to one of these or differfrom them. Whatever it is, we would like to hear about it andwe would like your own comments on our Preferred Vision.What would you like to see change in Clackmannanshire andwhy? What do you want to see happen and not want to seehappen over the next 20 years?

2.3 The Vision is dened by certain factors that are beyondour control. These factors include Government policy andguidance and legislation, and policy to which the Council hasagreed. This includes:

National Planning Framework 2 (NPF2), which setsout national priorities including the creation of a CentralScotland Green Network in the central belt, includingClackmannanshire

Clackmannanshire Council Corporate Plan andClackmannanshire Single Outcome Agreement which setsout policy priorities for the Council

Planning etc. (Scotland) Act 2006 which requires thatLocal Development Plans support sustainable economicgrowth and sustainable development

Climate Change (Scotland) Act 2009 which sets out aPublic Bodies Duty requiring local authorities to act in away best calculated to contribute to emissions reductiontargets, to deliver a statutory adaptation programme, andin a way that it considers most sustainable. A number of

other provisions affecting planning authorities are included,including a requirement for all LDPs to include policies ononsite low and zero carbon technologies.

VisionThe Past 20 Years2.4 To consider the degree of change that can occur in an

area over a period of twenty years it is worth consideringhow Clackmannanshire looked in 1990. At that time themanufacturing industry which had historically providedthe backbone of the area’s economy was in decline butremained an important contributor to employment locally.Landmarks such as Kilncraigs Mill and Alloa Brewery havedisappeared giving way to modern supermarkets thatprovide retail choice and a modern shopping environmentthat did not exist in Clackmannanshire in 1990. Somelandmarks, such as Alloa Glassworks and the bonded

warehouses, remain and continue to provide important localemployment. Population has increased as communicationsand connectivity has improved – the new ClackmannanshireBridge and the restoration of the passenger rail line to Alloavastly improving the area’s accessibility from the rest ofScotland. The reversal of historic population decline led to anunprecedented housing boom during the rst decade of thiscentury that changed the face of many of our settlementsand helped support our services. Green belts have beenmaintained and strengthened to protect the character andidentity of our settlements during this period of expansion.Education has been transformed too; all our secondaryschools having now been replaced and a new communitycollege is now under construction in Alloa.

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MAIN ISSUES REPORT

Our Aims2.5 Our preferred Vision is based on a set of key aims which

reect the legislation, guidance and national and localpriorities to which the Local Development Plan shouldcontribute. It also reects the need to work towardsachieving an appropriate balance between developing oureconomy, improve our quality of life and conserving andenhancing our environment.

2.6 The key aims underlying the preferred Vision are:

Address climate change by ensuring that newdevelopment contributes to progressive reduction of

greenhouse gas emissions and by planning to adapt to theinevitable consequences of climate change

Provide for appropriate economic growth of a scale andtype that can effectively contribute to the quality of life forpeople in Clackmannanshire

Meet the need for new housing and supportingfacilities by delivering an appropriate range of housing(including affordable housing) and services which conformto high standards of energy-efficiency and design to supportexisting needs and our population growth strategy

Promote improved infrastructure and connectivity to support economic regeneration, attract investmentinto Clackmannanshire and enable improved access toemployment

Conserve and enhance the natural environment through recognition of the value and importance ofbiodiversity, designated landscape, greenspace, air, waterand soil quality

Conserve and create high quality built environments through conservation and enhancement of our built heritageand achieving a high standard of placemaking

Preferred and Alternative Visions2.7 Our preferred Vision seeks to maximise the contribution that

the Local Development Plan can make towards meeting theaspirations of all Clackmannanshire’s community planningpartners by linking closely to Single Outcome Agreementobjectives.

Vision

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MAIN ISSUES REPORT

Preferred Vision

The Local Development Plan will strive to contributeto appropriate economic growth, improvedquality of life and an enhanced environment inClackmannanshire by 2030, by:

Providing the right conditions to attract people andbusinesses, and to enable continued economic regeneration.Sustainable economic growth will be promoted by ensuringthat new business and industry contributes, rather thandetracts, from our quality of life and environment. We will striveto deliver a considerable increase in local job opportunities

to support stronger communities and reduce the need forcommuting out of Clackmannanshire and thus reduce ourcarbon footprint. Planning policy will be sensitive to the needfor economic diversication and the need to encourage thegrowth of the green economy to support our aspirations foran economy that supports more sustainable lifestyles and anenhanced environment. Work to regenerate Alloa Town Centrewill continue along with an emphasis on regenerating the othertown centres in Clackmannanshire.

Delivering safer and more cohesive and inclusivecommunities. By 2030, our communities should be healthier,greener and safer places in which to live. The Plan willcontribute to this by ensuring that new developments meethigh standards of design and energy-efficiency, creating moreattractive living environments and helping to reduce the cost ofliving, by working towards low energy cost low-carbon emissionhousing. Good design will help to design out crime and ensurethat residents have convenient access to public transport, activetravel and green spaces.

Improving health and reducing health inequalities. ThePlan has an important role in supporting the need for markedimprovement in the health of Clackmannanshire’s people by2030. More energy efficient homes will help reduce the problemof fuel poverty while ease of access to good quality paths andcycle routes will encourage less use of the car, boosting tnessand improving health. Provision of good quality formal andinformal open space covering all needs from play areas for thevery young to sports provision and formal parkland will begiven high priority, providing local opportunities to take regularexercise.

Protecting and enhancing the environment for all.ThePlan will continue to have an important role in protecting andenhancing the distinctive character of our landscape, builtheritage, support our statutory duty to further the conservationof biodiversity and protect air and soil quality. Since the previousDevelopment Plan was prepared new duties and guidancehave been introduced to address waste minimisation, oodrisk and water quality and the new Plan will play a vital role inaddressing these challenges. By 2030, Clackmannanshire’s greeninfrastructure – so vital for quality of life and Clackmannanshire’s

appeal as a place to live and for business to locate – will bevastly improved through the strengthening of the CentralScotland Green Network. The Plan policies will be aligned withthe Network’s objectives of providing an enhanced setting fordevelopment and other land uses and improved opportunitiesfor outdoor recreation and cultural activity. Designated sites,including Firth of Forth Special Protection Area, Sites of SpeciaScientic Interest and Areas of Great Landscape Value, willcontinue to be protected and enhanced. The Local DevelopmentPlan will support Local Biodiversity Action Plan objectives to

protect and enhance priority species and habitats and increasehabitat connectivity and ecosystem function to assist localbiodiversity in response to climate change.

Vision

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MAIN ISSUES REPORT

Alternative Vision BImproved social inclusion and quality of life as priorities

This seeks to maximise social benet for the largest numberof Clackmannanshire’s existing residents while givinga lower priority to economic growth, in-migration andenvironmental factors. Locational strategy would be driven bythe need to achieve tenure balance rather than any concernfor environmental conservation or the economic consequencesof locational decisions. Strong emphasis would be placed onboosting use of public transport and actively discouragingprivate car use with corresponding health and environmentalbenets but possible economic penalties. A particular emphasiswould be placed on improvement of the public realm, such astown centre regeneration, and on maximising developmentbenets to improve common assets such as education facilities,the outdoor access network and greenspace.

Environmental ImplicationsThis option is likely to have signicant negative impacts onbiodiversity, ora and fauna; landscape; soil; and water.

This option is likely to have signicant benecial impacts on:cultural heritage; population and human health; and climaticfactors.

Alternative Vision CEnvironmental protection as priority

This alternative seeks to prioritise environmental objectives overother considerations. Strong policies would be introduced toaddress climate change mitigation, such as delivery of completelyzero carbon development ahead of 2016, regardless of cost tothe housebuilding industry and house-buyers and to businessand industry. Delivery of renewable energy would be prioritisedalthough the conict between the landscape and visual impactof renewable development, including wind energy, on a largescale and its potential to address climate change mitigationwould need to be resolved. A strongly precautionary approachwould be taken to new development in areas likely to be affectedby the effects of changing weather patterns, ruling out largeareas for development. The objectives of the Central ScotlandGreen Network would be a primary consideration, placingemphasis on strengthening habitat networks and biodiversity,active travel routes, woodland expansion, restoration of vacantand derelict land for green network purposes in preferenceto built development and expansion of green space. Whereconicts occur between environmental objectives and social oreconomic objectives (e.g. the need for housing or employment),

environmental objectives would take precedence.

Environmental ImplicationsThis option is unlikely to have any signicant negativeenvironmental impacts.

It is likely to have signicant benecial impacts on populationand human health; biodiversity, ora and fauna; climaticfactors; and water.

Uncertainty exists around impacts on the historic environment;landscape character; and waste issues.

Vision

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MAIN ISSUES REPORT

3. Growth and SpatialStrategy

3.1 The level of growth supported by the Local DevelopmentPlan will inuence the spatial strategy. The most recentDevelopment Plan Alteration (Clackmannanshire Local PlanFirst Alteration - Housing Land - December 2009) directedthe required new housing development to sites withinthe settlement boundaries, with the exception of the newsettlement at Forestmill. If the level of household growthcurrently projected by the General Register Office (Scotland)(GROS) gures (see below) were to be realised, this wouldrequire some development outwith the current settlementboundaries in order to provide enough new housing,however there are options as to where this land could beprovided in spatial terms. The Council will therefore establishwhat level of growth they wish to aspire to before decisionsand recommendations can be made on the spatial strategy.

Diagram 1

Growth & Spatial Strategy

33,000

32,000

31,000

30,000

29,000

28,000

27,000

26,000

25,000

24,000

23,000

22,000

21,000

20,000

19,000

18,000

17,000

2008 2013 2018 2023 2028 2033

Clackmannanshire Household Projections

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Source: GROS 2008 Based Projections - published May 2010

3.2 The 2008-based GROS population projections forClackmannanshire predict a 24% increase in population in

Clackmannanshire between 2008-2033 (50,480 increasingto 62,577). These population growth projections are higherthan the Scottish average for the same period (+7.3%) andrepresent the third highest population increase of all ScottishAuthorities behind East Lothian (+33.5%) and Perth andKinross (+26.9%). These projections are based partly on therecent increase in population in Clackmannanshire which hasbeen driven mainly by in-migration rather than signicantdifferences in the rate of births compared to deaths.

3.3 The 2008-based GROS household projections for

Clackmannanshire predict a 41% increase in households inClackmannanshire between 2008-2033 (22,620 increasingto 31,920). These household growth projections are higherthan the Scottish average for the same period (+21%) andrepresent the largest household increase of all ScottishAuthorities ahead of East Lothian (+40%) and Perth andKinross (+38%). A key challenge for the LDP is to allocateenough housing in sustainable locations and to secure moresustainable forms of development. These projections arebased not only on the projected increase in population,

mainly through in-migration, but also on projected smallerhousehold sizes due to more single adults (both youngand old) living alone, more single parents and generallysmaller families. This housing requirement has largely beenaddressed in the short to medium term, up to 2017, throughthe Clackmannanshire Local Plan 1st Alteration (HousingLand) 2009. The LDP will allocate housing land for 10 yearsbeyond its adoption, up to 2024, with an indication of wherethe further land requirements can be met to the 20 yearperiod i.e. to 2034.



MAIN ISSUES REPORT

Option 1(a)Preferred Option – Aspire to meet the latest GROS

growth gures

While housebuilding slowed dramatically, along with thenational trend, it is starting to pick up again and this optionwould allow the Council to pursue a growth strategy to takeadvantage of Clackmannanshire’s locational and marketadvantages.

Plan to accommodate in full the strategic housing requirementprojected and identify sites through the Local DevelopmentPlan to allow for this, while recognising that this may be over

a longer time period than previously forecast because of theeconomic issues of the past few years. This growth would assistin promoting economic regeneration and address the projectedage imbalance of a more elderly population.

Part of the reason for the increasing population in recent yearshas been the investment in Clackmannanshire which has madeit more attractive. The infrastructure is now in place for theaspirational growth which the Council has aimed for previouslyand it is considered important to ensure that infrastructureinvestment is maximised, and the benets for economicregeneration and a more balanced age prole are not lost.

Option 1(b)Alternative Option - Plan for more than the GROS gures

Plan to accommodate the GROS projected growth, but identifyadditional sites over and above those required to allow for acontinuation of previous high levels of in-migration and greaterchoice of locations. It should be noted, however that the housinggures in the Structure Plan Alteration already include a 15%exibility built in i.e. 15% more homes have been allocated thanare required to allow for slippage of sites or any difficulties insites becoming available for development. If additional growthwere realised there would be increased pressure on services andinfrastructure and the implications of this would need to be fullyassessed. Additional population growth would also be likely tohave greater impacts on the environment and the transportnetwork.

Option 1(c)Alternative Option - Plan for no, or slow, growth

If we plan for no or slow growth, we will experience an ageingpopulation with a greater strain on certain services and withfewer people of working age to contribute to the upkeep ofthese and other services.

This is effectively planning for decline and would notmake best use of the infrastructure and services in place inClackmannanshire which could lead to a reduction in thenumber and quality of services.

Environmental ImplicationsThe greater the rate of housebuilding, the greater the impacton the environment. This is both due to loss of greeneld landand the increased likelihood of dispersed development, aswell as general increase in greenhouse gas emissions from theincreasing energy use of a growing population.

Loss of greeneld land is likely to lead to signicant negativeimpacts on biodiversity, with loss of species and habitat, aswell as the habitat connectivity which allows them to adaptto climate change. It is also likely to lead to impacts on soiland water quality, and an increased risk of ooding; theseverity of these impacts depends on the sites chosen, housingdensity and the design and construction methods employed.Increased development is likely to lead to increased pressureon the capacity of the landscape and historic environment toaccommodate new building.

Regardless of where development is sited, it is likely to result inan increase in greenhouse gas emissions from domestic energyuse and increased waste generation from household activity.An increasing population is likely to use private transport more,contributing to higher greenhouse gas emission and increasedair pollution; this is likely to be exacerbated if development isdispersed, with greater distances to travel and lower availabilityof public transport.

Policies and criteria would need to be in place to mitigate localimpacts, including specic mitigation measures identied atthe site level. Further mitigation of the impacts of increaseddevelopment can be achieved through the provision of public

transport and active travel routes, as well as high levels ofdesign for energy efficiency, community safety and amenity.


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MAIN ISSUES REPORT

3.4 Housing is the type of development which takes up mostland in Clackmannanshire, therefore the identication ofhousing sites to meet the housing land requirement in thecorrect locations is a very important part of the DevelopmentPlan. The construction of new housing in an area can havea positive impact on shops, services, public transport andemployment in that area through increasing the catchmentand use of such facilities. The location of housing can alsoinuence where employment opportunities may be located.There is increasing interest in moving away from past ideasof segregating residential and business uses in differentareas towards maximising integration of urban functions.This approach, in which it is easy to walk or cycle from

home to work, school, shops and services, can provide moreopportunities for healthy active travel, reducing dependencyon cars. It also offers the opportunity to link the places wherewe live with the countryside by considering carefully thescope for improved outdoor access routes, habitat corridorsand woodland planting around new developments.

3.5 Although Clackmannanshire is a small area geographically,there are distinct areas within the district. Three ‘StrategicAreas’ have been identied in Clackmannanshire; Alloa/Clackmannan/Tullibody Corridor, Alva/Menstrie/ TillicoultryCorridor and Dollar/East Clackmannanshire. These areas aredistinguished by their own characteristics and they alsogenerally reect the three sub-housing market areas.

3.6 Within these 3 areas there are a number of optionsregarding the scale and location of development. Potentialdevelopment land is identied in the Main Issues Report asfalling into one of three categories;

Established Sites where there is generally a planningpermission in place or support for development fromthe Council (this includes sites which may be subject toexamination or appeal, where the Council supportsapproval)

Potential Additional Sites which the Council feels may beconsidered i.e. these would likely be the rst ‘additional’sites which would be allocated if required, and

Non-favoured Sites where there is a known interest, butdevelopment prospects are currently consideredunlikely.

3.7 The boundaries of any identied sites do not necessarilymean that the whole site will be developed. It is often thecase that parts of the site will be required for other uses,such as the provision of open space and play facilities, watermanagement features or planting and landscaping. It istherefore not conclusive where development will and willnot take place, and in the case of housing sites, exactly whatthe capacity of the site would be. This will become clearer asinvestigation of the site continues and briefs, masterplans orindicative layouts are drawn up.

3.8 The Local Development Plan will consider the mostappropriate areas where housing and associateddevelopment, over and above that currently allocated,should be directed. This will also impact on the locationof employment sites and may require consideration ofareas where public services and facilities would need to beimproved.

3.9 While there are a number of Spatial Strategy options whichcould be considered, the most sustainable option would beto direct development to the settlements which generallyhave the infrastructure and capacity to accommodate them.This could also enable every community to benet to somedegree from some level of investment.

3.10 The Main Issues Report will therefore inform the preparationof the Local Development Plan by identifying the appropriatescale of development and where sites which will contributeto this should be allocated. Diagram 2 shows the threeStrategic Areas and identies the number of housing unitswhich could potentially be delivered by considering the

established, potential additional and non-favoured sites.


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MAIN ISSUES REPORT

Diagram 2

Ochil Hills

Menstrie Alva Tillicoultry

Dollar

Muckhart

Sauchie

Woodland Park

Greeneld

Clackmannan

Alloa

Tullibody SGreeneldG d

Clack

AlloA a

TullTullibodibo yydy

Alloa / Sauchie / Tullibody /Clackmannan Corridor

Dollar / Muckhart /Clackmannanshire East Corridor

Alva / Menstrie / Tillicoultry Corridor

Oc

MMensM ns ttrie AlvaW

Alva / Tillicou

ar / Muckhart /

Current Households

Established Sites

Potential Sites

Non-favoured Sites

3.11Alloa, Clackmannan and Tullibody is the main area foremployment and services within the Council and the area,

with the highest population and number of households. Thesettlements in this area are large and quite close togethermaking landscape capacity considerations and GreenBelt issues important in protecting the characters of theindividual areas and avoiding urban sprawl and coalescence.The area also lies adjacent to the Firth of Forth SpecialProtection Area, which is an internationally designatedsite of importance for birdlife. Direct access to this areahas been greatly improved over the last few years with theopening of a passenger rail service to Glasgow via Stirling

and with the completion of the Clackmannanshire Bridgebringing road traffic from the trunk road network closer toClackmannanshire.

3.12 Eight potential additional/option housing sites have beenidentied in this area, six of which lie within the settlement

boundaries. Of these, four are browneld sites and two arewithin a larger residential development area. Only 2 sites, atClackmannan, would involve extending the existing urbanarea. With limited options for settlement expansion atClackmannan due to landscape and existing infrastructureconstraints, the two identied sites are considered themost logical should there be a need for development atClackmannan outwith the settlement boundary.


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MAIN ISSUES REPORT

3.13 There are 17 established business sites in the Alloa/Clackmannan/Tullibody corridor which is to be expectedas it is the main employment area in Clackmannanshire.Two potential additional/option business sites have beenidentied at Alloa West and Meadowend, Clackmannan.

3.14 There are 6 sites within this area which have been assessedand are currently not favoured for development. Two of thesites lie in greenbelt and two are large sites which wouldsignicantly expand the settlements into the countrysideand would have greater adverse landscape impactscompared to other sites. Of the other 2 sites, which arerelatively small, one lies within a hazard consultation area

and one, although within the settlement area has issuesregarding topography and loss of open space.

3.15 Only one business site which was assessed was considerednot suitable for development, at Kilbagie North. This was dueto the presence of a pipeline consultation zone through thesite.

3.16Alva, Menstrie and Tillicoultry are more residential innature and are also set in attractive landscape at the footof the Ochils. The same issues of Green Belt and landscapecapacity that apply in the Alloa/Clackmannan/TullibodyCorridor also apply here. There are fewer employmentopportunities in this area with more commuting to otherparts of Clackmannanshire and beyond.

3.17 Two fairly signicant potential additional/option siteshave been identied in this area to the west of Alva. Theirdevelopment would require an extension of the settlementboundary and encroachment into the green belt, althoughwould also provide an opportunity to create a moreappropriate boundary between the built up area and thecountryside than currently exists. Alva is the largest townwithin the Hillfoots villages and there is therefore consideredto be the potential to serve the approximately 300 unitswhich these two sites could potentially deliver.

3.18 There are 5 established business sites in this area and onepotential additional/option business site has been identied

at the Sterling Mills outlet centre.

3.19 There are 7 sites within this area which have been assessedand are currently not favoured for development. Two ofthese are large sites lying to the south of Alva and werediscounted primarily because they lie within the greenbelt and partly within a ood plain. Together they have thecapacity for approximately 1750 units. A further site adjacentto Menstrie lies in the green belt and could contribute tocoalescence of Menstrie and Alva if developed. Two sites areidentied adjacent to Coalsnaughton, although these sitesare presently not favoured as Coalsnaughton already has asignicant housing land allocation within the settlementboundaries which has still to be developed. In Tillicoultryone site at Dollar Road was assessed, but was found to beat risk from ooding and another site at Upper Mill Streetwas considered unsuitable for development because ofsurrounding uses and access issues.


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3.20 Dollar and East Clackmannanshire is rural in nature,with smaller settlements separated by larger swathesof countryside. Because of the rural nature of the area,landscape considerations are very important here,the danger of coalescence less so. There is very littleemployment, with the majority of those who workcommuting to other parts of Clackmannanshire and beyond.The Council have conrmed that it is minded to grant anapplication at Forestmill (subject to conclusion of a legalagreement) for approximately 1250 houses and associatedinfrastructure and facilities, including a primary school,neighbourhood centre, golf course and hotel. This representsa signicant land allocation in the East of Clackmannanshire,

an area where previously development had been constrainedbecause of the landscape setting around existingsettlements which would have been adversely affected byany signicant land release. This also resulted in problemsdelivering the number of units which were in demand inthose areas, which contributed to increasing house pricesand difficulties in providing a range of housing types andtenures. The Clackmannanshire Bridge means that the mainForth crossing in this area is now bringing traffic to theGartarry Roundabout in the south of East Clackmannanshire

and the large business site identied nearby at Castlebridgemay benet from this improved accessibility.

Growth & Spatial Strategy3.21 There are three potential additional/option housing sites

identied in this area. At Dollar Golf Club there is a proposalto convert the existing clubhouse to four ats and builda new clubhouse on part of the golf club car park. Theapplication for the new clubhouse has been approved andan application to convert the current clubhouse has beensubmitted and is still to be determined. Also in Dollar, landat Lower Mains is potentially available for development,subject to further investigation into issues such as groundconditions. At Muckhart a site has been identied to thesouth east of the village, which again may be suitablefor development, subject to investigation into groundconditions.

3.22 There are three sites in Dollar which have been assessed andare currently not favoured for development. One lies withinthe Area of Great Landscape Value and there would thereforebe landscape impact issues. Two lie to the east of the currentsettlement boundary and would also have landscape issuesas they would contribute to the ribbon development ofDollar along the A91.

3.23 There are 3 established business sites in this area at Dollar,Solsgirth and Castlebridge.

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4. How can we reduce ourgreenhouse gasemissions and adapt tothe consequences ofclimate change?

Introduction4.1 The Scottish Government is committed to reducing our

greenhouse gas emissions by 42% by 2020 and 80% by2050 as the Scottish contribution to avoid dangerous climatechange globally. Section 44 of the Climate Change (Scotland)Act 2009 requires public bodies to act:

in the way best calculated to contribute to the deliveryof the emissions targets in the Act;

in the way best calculated to help deliver theGovernment’s climate change adaptation programme;and

in a way that it considers most sustainable.

4.2 The planning system has a crucial role to play in achievingthese targets. Major changes to the way new developmentis designed and constructed will be required to achieve thescale of emission reductions required. To effectively addressthe challenge of climate change and meet the requirementsof the Act we are committed to adapt the built environmentto reduce energy and other resource requirements, reducethe need to travel, and encourage a signicant modal shiftfrom private vehicle use to active travel and public transport.The Local Development Plan also has an important rolein supporting the transition towards low carbon energyproduction, supporting sustainable waste managementand increasing the proportion of land in forestry which actsas a ‘sink’ to capture carbon dioxide. Protection of carbonrich peatland from unnecessary development is also animportant means of reducing our climate change impact.

4.3 Preparing for the effects of climate change is just asimportant as reducing our greenhouse gas emissions.Some degree of climate change is already inevitable. It islikely to have a range of impacts including more extremeweather conditions, increased risk of ooding or droughtand increased temperatures in summer. These effectscan have serious consequences; for example parts ofClackmannanshire have suffered from a number of incidentsof ooding in recent years.

4.4 The Council adopted its Sustainability and Climate ChangeStrategy in September 2010 and this sets out the Council’sobjectives and a set of actions for addressing climate

change. The Local Development Plan will have a key role indelivery of many of these actions, including contributingto the implementation of the Flood Management Strategyfor Clackmannanshire and a Climate Change AdaptationFramework, which will build on the ndings of the LCLIP.

Current Local Plan4.5 The current Local Plan pre-dates the most recent compelling

evidence that human activity is changing the world’sclimate. The legislative response to the scientic evidence– principally the Climate Change (Scotland) Act 2009 inScotland – is now driving the need for fundamental policychange to mitigate our climate change impacts and adapt toits effects.

4.6 Nevertheless, the existing Local Plan was progressive for itstime and had a commitment to “work towards sustainabledevelopment” as a core aim. Recognition of the importanceof positive policies to mitigate the adverse environmentaleffects of new development are evident – e.g. higherresidential densities in appropriate locations, encouragingthe use of public and active transport, and providing forgreater levels of waste recycling. Policies on ood risk andsustainable urban drainage were also included in the LocalPlan. However, the sustainability and climate change agendahas changed radically since the time of the Local Plan’spublication and climate change has become an importantpolicy consideration in its own right since that time.



MAIN ISSUES REPORT

Vision4.7 Addressing climate change is an important aspect of the

preferred Vision for the Local Development Plan. All policiesand proposals in the Local Development Plan will beassessed to ensure that they contribute to this aspect of thepreferred Vision wherever possible. All policies and proposalsshould be ‘climate proof’, in that they do not increase riskto property and for individuals as a result of the predictedeffects of climate change, including ooding and rising sealevel, wherever these effects are foreseeable.

4.8 In terms of climate change mitigation, policies and proposalsshould contribute to the effort to bring about signicantreductions in greenhouse gas emissions to at least meetthe targets set by the Scottish Government. However,some policies which support important social or economicsustainability objectives - for example the constructionof new buildings to meet housing demand or to supporteconomic development – will inevitably result in increasesin emissions. Where this is the case it will be important

to consider how these increases can be mitigated andinvestigate the scope to offset the emissions (e.g. by takingaction to reduce emissions from existing housing so thatwe achieve a net reduction in emissions from the housingstock as a whole or increased woodland planting to increasecarbon sequestration).

Key Issues Mitigate greenhouse gas emissions from new development,

transport and other sources

Enable adaptation to the inevitable consequences of climatechange

Climate Change Mitigation

Low Carbon Development4.9 The Local Development Plan has a key role in reducing

emissions from new development. The Scottish ClimateChange Delivery Plan requires all new homes to be lowcarbon by 2016/17 and to achieve net zero carbon homesby 2016/17 if practical. All new non-domestic buildingsare required to be very low carbon by 2016/17. In addition,renewable technologies can play an important role inreducing emissions. Section 72 of the Climate Change(Scotland) Act 2009 states that Local Development Plansmust require all new buildings to be designed to avoid aspecied and rising proportion of projected greenhousegas emissions from their use through the installation andoperation of low and zero carbon generating technologies.

4.10 The Council has already drafted a set of sustainable designand construction guidelines for Clackmannanshire and it isintended to nalise these to form detailed advice on hownew development in Clackmannanshire will be expected tomeet dened energy efficiency and low carbon standards.

It is also intended that the guidelines will contain standardson reduction of water use, layout of developments, meansof encouraging the use of public and active transport andwaste minimisation and recycling, which could collectivelysignicantly reduce our greenhouse gas emissions.There will be strong co-ordination between the nalisedguidelines and the building standards to ensure efficientimplementation of targets for low carbon development.

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Option 2(a)Preferred Option

The Local Development Plan will include a policy requiring thatall new buildings are designed to avoid a specied and risingproportion of the projected greenhouse gas emissions from theiruse through the installation and operation of low and zero carbontechnologies. This policy will be co-ordinated with the buildingstandards and will set the percentage of carbon reduction to beachieved using low and zero carbon technologies which will bein addition to the building standard requirements. The overallintention will be to support a move towards all domestic andnon-domestic development to achieve zero or very low carbonstandards by 2016/17. The expected role of low and zero carbongenerating technologies in meeting the targets will be speciedin the standards. This will be supported by supplementaryplanning guidance setting out advice on good practice forcomplying with the standards. This option will enable the LocalDevelopment Plan to fully meet the requirements of Section 72of the Climate Change (Scotland) Act 2009 and its associatedDelivery Plan and ensure that reasonable steps are taken tosignicantly reduce carbon emissions from new development.

Environmental ImplicationsThis option would have signicant benecial impacts on climaticfactors.

Some uncertainties remain around impacts on landscape andwater. These impacts would depend on the nature of renewabletechnologies supported by the policy.

Option 2(b)Alternative Option

No policy requiring a reduction in greenhouse gas emissionsthrough the installation and operation of low and zero carbontechnologies will be included in the Local Development Plan. Theconsequence would be that carbon reduction in new buildingswill be controlled by building standards only. This approach isnot favoured as it would fail to meet the statutory requirementsset out in Section 72 of the Climate Change (Scotland) Act andwould not comply with guidance in Scottish Planning Policy.

Environmental ImplicationsThis option would have no signicant environmental impacts.

Option 2(c)Alternative Option

The Local Development Plan will set targets requiring newdomestic and non-domestic buildings to meet a zero carbontarget by a specied date. This approach is not favoured as it

would require the planning system to operate independently ofthe building standards. Any such target should be determinedthrough the building standards and should be supportedthrough the planning system. The preferred option wouldprovide appropriate support to meet the carbon reductiontargets set out in the Climate Change Delivery Plan.

Environmental ImplicationsThis option would have signicant benecial impacts on climaticfactors.

Some uncertainties remain around impacts on landscape andwater. These impacts would depend on the nature of renewabletechnologies supported by the policy.

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Decentralised Energy4.11 The vast majority of energy in Scotland is generated in

large, centralised power stations and fed directly into thegrid through progressively lower voltage levels for supply tocustomers across the country. Decentralised energy is wellsuited to renewable technology, supporting decarbonisationobjectives, and is generally connected to the lower voltagedistribution grid rather than the high voltage transmissiongrid. It can also be developed to enable direct provision ofenergy to buildings at a local level, reducing dependency onthe national grid and on non-renewable sources of energy.Traditional centralised fossil fuel and nuclear generation

wastes around 65% of the energy produced in the coolingprocess and in energy transmission.

4.12 As decentralised energy generation is closer to the end userand is well suited to renewable technologies and re-use ofheat it has the potential to produce signicantly less waste,increasing efficiency and reducing costs for both domesticand business users.

The increasingly demanding standards set through thebuilding regulations are also likely to drive increased interest

in low carbon decentralised energy production.


Decentralised energy generation will be supported whereverappropriate, particularly where based on renewabletechnologies or biomass which can contribute to low carbondevelopment objectives. The Local Development Plan willidentify particular allocated sites or groups of sites where the

scope for decentralised energy generation will be assessed. Thisassessment will be the responsibility of the developer and thescope for inclusion of existing development around the sites orgroups of sites in a decentralised energy scheme will be requiredwhere appropriate.

Environmental ImplicationsThis option is likely to have signicant benecial impacts onclimatic factors. There are uncertainties around the impact on

landscape and material assets - these would depend on thetypes of energy generation that would be supported, and thelocation of sites.


The Local Development Plan will require all new developmentsites or groups of sites over a specied threshold to includedecentralised energy generation. This approach is not favouredas it will be important to assess the cost-effectiveness andpracticality of providing decentralised energy schemes on alocal basis before requiring a developer to commit to provision.

Environmental ImplicationsThis option is likely to have signicant negative impacts oncultural heritage and landscape. This option is likely to havesignicant benecial impacts on climatic factors. There areuncertainties around impacts on soil and material assets - thesedepend on whether biomass plants would use waste as a fuelsource.

Option 3(c)

Alternative Option

No decentralised energy policy will be included in theLocal Development Plan. This approach is not favoured asdecentralised energy has the potential to make a signicantcontribution to reducing carbon emissions and energy costs innew developments, particularly where based on or partly basedon renewable technologies.

Environmental ImplicationsThis option is likely to have signicant negative impacts onlandscape; cultural heritage and climatic factors.

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Decarbonised Energy Generation4.13 The Scottish Government is committed to achieving at

least 50% of our electricity needs from renewable sourcesby 2020 and de-carbonisation of the sector by 2030. Thiscommitment is supported by Clackmannanshire Counciland its achievement raises key issues for the developmentplanning system. Clackmannanshire is already seeingincreased interest in wind energy and small-scale hydrodevelopment and tidal energy in the River Forth. The driveto increase the proportion of electricity being generatedfrom clean sources is expected to lead to increased activityin these sectors over the lifetime of the Local Development

Plan.4.14 Clackmannanshire is already seeing the construction of a

13-turbine commercial windfarm at Burnfoot Hill in theOchil Hills. This windfarm will produce adequate electricityto serve the needs of almost 15,000 households with a netsaving of around 35-60,000 tonnes of carbon dioxide perannum. While wind farms such as Burnfoot Hill are a crucialpart of our climate change mitigation efforts and are animportant part of the move towards decarbonisation ofelectricity they can have negative environmental effects.

It will therefore be important to ensure that wind farmsare sited in the most appropriate locations, minimising anyadverse effects on factors such as landscape, habitat andhydrology.

4.15 Rapidly increasing interest in micro-renewable generationis welcome as the use of low and zero carbon technologiesin existing buildings can also help reduce their carbonemissions and contribute to meeting our emissions reductiontargets. The interest in renewable technologies is increasingfurther as a result of policy mechanisms such as feed intariffs and the renewable heat incentive. There is increasedinterest in installation of smaller domestic scale technologiessuch as heat pumps and solar panels (which often do notrequire planning permission), as well as larger stand-aloneor clustered wind turbines. Wind turbines in particular raiseconcerns regarding visual and noise impact, and cumulativeeffects where proposals occur in close proximity to eachother. While biomass is not purely renewable it does havea very low net carbon release as new timber growth cansequester carbon released in burning. It will therefore be

treated as ‘renewable’ in policy terms.


In light of the increased interest in commercial and microrenewable generation it is proposed to include a policyin the Local Development Plan, supported by detailedsupplementary planning guidance, setting out criteria to guidesuch development. Policy support will be given to renewabledevelopment wherever appropriate to support Governmentrenewable energy targets but developments will be restrictedin the most sensitive environments, including conservationareas and areas of great landscape value. Spatial guidance will

identify areas of search and constrained areas for wind energydevelopment and will also set out a policy on cumulative effectswhere new development proposals in close proximity to existingor proposed development may result in unacceptable landscapeor visual impacts.

Environmental ImplicationsThis option would have no signicant environmental impacts.

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No policies will be included to restrict renewable generation.This option is not favoured as unregulated development couldresult in unacceptable effects on a range of environmentalinterests, including landscape, habitat, water, peatland andthe built heritage. Failing to protect these interests would becontrary to Scottish Planning Policy guidance.

Environmental Implications

This option would have signicant negative impacts on culturalheritage; biodiversity, ora and fauna; landscape and soil. Thisoption would have signicant benecial impacts on climaticfactors.


There will be a presumption against any further renewableenergy development in Clackmannanshire. While this option

would remove any threat to environmental interests it wouldremove the ability of householders and small businesses tobenet from renewable energy generation and would becontrary to requirements for the Local Development Plan tosupport decarbonisation of energy.

Environmental ImplicationsThis option would have signicant negative impacts on climaticfactors.

Climate Change Adaptation4.16 Preparing for the effects of climate change is just as

important as reducing our greenhouse gas emissions. TheCouncil’s Climate Change Adaptation Framework and FloodManagement Strategy, both of which will be prepared inearly 2011, will help inform Local Development Plan policies

4.17 Clackmannanshire has experienced signicant problems inrecent years as a result of ooding along the River Devon andlocally in other areas. Our approach to adaptation will focuson developing the work already carried out on sustainableood management while also considering the important roleof green infrastructure in co-ordinating our response to achanging climate.

Sustainable Flood Management4.18 The Council has responsibilities under a number of

EU directives and Scottish statutes to understandand take action to respond to the risk of ooding inClackmannanshire. Flooding is a serious issue and onewhich is likely to become more signicant due to climatechange. The frequency and intensity of storms are predictedto increase and this will put strain on our surface waterdrainage systems. Rising sea levels are also likely to haveimplications for low-lying areas. There is a particularpotential ood risk associated with the Rivers Devon andBlack Devon and River Forth.

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Policies will be included in the Local Development Plan toaddress the need for sustainable ood management and reduceood risk. The policies will:

seek to protect and enhance biodiversity and habitat interests wherever practical

Designate land to be safeguarded for future ood risk alleviation projects and naturalised water management project e.g. wetland creation

Control development on sites that have been shown to be atrisk of ooding

If planning permission is granted on sites identied as at risk of ooding, ensure that adequate mitigation measures

have been put in place

Support the implementation of naturalised ood management projects and sustainable urban drainage schemes by encouraging developers to either incorporate such schemes into their own proposals or provide nancial

contributions through Section 75 agreements to establishedschemes such as the Inner Forth Project

Minimise the risks of pluvial (rainwater) ooding by requiring developers to demonstrate how the design of their development has been developed to slow the rate at

which water is owing into the surface water drainage system e.g. through the use of green roofs and rainwater harvesting, and ensure that implementing them is made a

condition of the planning consent

Minimise the risks of pluvial (rainwater) ooding by requiring developers to include sustainable urban drainage

schemes as an integral part of applications for new development

Identify opportunities for woodland planting and river andwetland restoration where this would assist sustainable

ood management.


This option would have signicant benecial impacts on climaticfactors, as well as on biodiversity, ora and fauna and water.


No sustainable ood management or ood risk policy willbe included in the Local Development Plan. This option is notfavoured as it would fail to meet our statutory obligations inrelation to ood risk management and would not accord withthe guidance on sustainable ood management contained inScottish Planning Policy.

Environmental ImplicationsThis option would have signicant negative impacts on climaticfactors and population and human health.

4.19 Biodiversity can also be severely impacted by the effectsof climate change. The importance of identifying andstrengthening integrated habitat networks to allow speciesmigration and enable adaptation to a changing climate isconsidered in Issue 5: Natural Environment.

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5. How can we encourageand promote sustainableeconomic growth?

Introduction5.1 Projected population growth should be accompanied by

opportunities for the population to access employment,shopping and services locally if this growth is to besustainable in the longer term.

5.2 It will be a key task of the LDP to promote sites, to focus on

their development and to increase the employment basein Clackmannanshire. Recent transport improvements suchas the re-opening of the Stirling to Alloa passenger railroute and the Clackmannanshire Bridge have made out-commuting easier, but have also made Clackmannanshirean easier place to commute in to. While the aim of the LDPwill be to encourage people to live and work locally, theseaccessibility improvements, coupled with other incentivesfor businesses to locate in Clackmannanshire may thereforesee an increase in in-commuting to new employment

opportunities.5.3 There are already strategies to encourage business and

employment in Clackmannanshire and the LDP should focuson those with a strong land use and sustainability focus.It is suggested that three areas to focus on as priorities foreconomic development should be:

Town Centre regeneration/enhancement

Green Business

Business Park Development

Tourism

Current Local Plan5.4 The adopted Development Plan identies a number of

strategic areas where economic development will beencouraged, including Dumyat, Alloa West and Castlebridgewhere there are still vacant units and land available fordevelopment. As these opportunities lie within establishedareas, they will continue to be promoted through the LDP asbeing important areas for signicant inward investment inClackmannanshire.

5.5 Promotion of a growth strategy will also provideopportunities for employment in construction and associatedindustries.

Vision5.6 The preferred Vision of the Local Development Plan is

to strive to contribute to appropriate economic growth,improved quality of life and an enhanced environment inClackmannanshire by 2030. Aspects of the preferred visionwhich policies on Sustainable Economic Growth can help todeliver will include:

Providing the right conditions to attract people andbusinesses, and to enable continued economicregeneration.

Creating successful and sustainable places.

Key Issues Support the Clackmannanshire Alliance’s Economic

Development Framework “Building Clackmannanshire”.

Retain/increase employment opportunities.

Promote existing business and industrial areas. Encourage re-use of appropriate vacant buildings and land

for business uses.

Encourage and promote “Green Business”.

Encourage community benets for local people in associationwith new developments, such as training opportunities andemployment.

Encourage town centre regeneration throughout the Councilarea.

Support appropriate rural development and tourismopportunities.

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Business and Industrial Land Supply5.7 The Local Development Plan has an important role in

supporting the vision and aims of the ClackmannanshireAlliance’s Economic Development Framework, “BuildingClackmannanshire”, by ensuring that the right conditions arein place to retain existing businesses and attract new onesto the area. The LDP must consider whether there is enoughbusiness and industrial land and buildings identied toachieve this, and whether these are in the most appropriatelocations. If it is considered that there is a need for additionalland the Development Plan will need to consider where newsites might be required, e.g. in/adjacent to settlements,

stand alone business parks, single user sites. Mixed usedevelopments and “urban villages” can provide a moresustainable development solution by co-locating residential,low-impact business uses and services close to each other,reducing the need for motorised transport to move betweenthem. Scottish Planning Policy expects planning authoritiesto provide for mixed use developments in their LocalDevelopment Plans.


Retain existing employment land supply and make provision forlimited growth. There is an increasing opportunity to retain jobsand income in the Council area and reduce commuting volumes.Emphasis would be on identifying development for a modestamount of additional business land whilst also making theexisting supply of business land more attractive and marketable;by favouring the provision of smaller business sites in existingcommunities; potentially through the inclusion of low-impact

business land in new mixed use developments.

Environmental ImplicationsNo signicant environmental impacts have been identied forthis option. However, uncertainties remain around the impacton cultural heritage; biodiversity, ora and fauna; landscape;soil; and water. These depend on the nature and location ofsites, and the nature of the businesses that use them.


Permit incremental or widespread changes in land usefrom employment-related uses to housing and other non-employment uses. This could result in an environmentallyunsustainable pattern of development as it could increasereliance on employment outwith the area, thereby increasingthe need for commuting and exacerbating traffic congestion.It may also be socially unsustainable as such a trend couldincrementally lead to loss of local employment opportunities.It could also lead to a diminution in community identity as

the towns would gradually move towards being exclusivelycommuter suburbs serving surrounding areas.

Environmental ImplicationsThis option is likely to have a negative impact on population andhuman health, and climatic factors.

Uncertainties remain around the impact on cultural heritage;biodiversity, ora and fauna; landscape; soil; water; Thesedepend on the location of sites and the nature of development.

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Retain the status quo. This option would help maintain a levelof local employment, but would not make the best use ofopportunities for increasing local employment, which wouldsupport economic, environmental and social sustainabilityobjectives in the preferred Vision. This option would also failto address the employment needs related to the projectedpopulation increase and would ignore the potential benetsof promoting mixed use forms of development. The emphasiswould be on making the existing supply of business land more

attractive and marketable.

Environmental ImplicationsThis option is likely to have signicant negative impacts on airand climatic factors.

Uncertainties remain around the impact on biodiversity, oraand fauna; landscape; soil; water. These depend on the natureand location of the sites, and the nature of businesses that usethem.

Business Parks and IndustrialEstates5.8 Business Parks and Industrial Estates have traditionally

provided premises and yard space for a range of businessuses. However, there is evidence of an increasingdemand for these premises by alternative uses includingchildren’s nurseries and indoor play areas, recreational orentertainment uses such as karting centres and storage

and distribution uses with a signicant retail element. Suchuses may create local employment, provide a local servicefor which there are few other suitable premises or maybring into productive use premises that would otherwise lievacant. However they may also displace traditional businessand industrial users and raise amenity concerns.


The preference will be for business parks and industrial estatesto provide a location for manufacturing, storage & distributionand service industries, rather than leisure, educational or retail.However, in exceptional cases where no alternative suitablesite exists locally, diversication of use in business parks will beconsidered.

Low-impact business uses, along with retail, leisure and serviceuses will generally be encouraged to co-locate with housingareas wherever appropriate to reduce the pressure for changeof use in areas allocated for business (see Housing and Serviceschapter).

Environmental ImplicationsNo signicant environmental impacts have been identied forthis option.

Option 7(b)

Alternative OptionDevelopment and change of use in sites currently allocatedfor business and industrial uses will be permitted for any non-housing use, including retailing, leisure, office and other serviceuses. This option is opposed as it would be likely to reduce theamount of land and buildings available for the establishmentand expansion of indigenous rms, and may undermine thescope to attract inward investment into Clackmannanshire.

Environmental ImplicationsNo signicant environmental impacts have been identied forthis option.

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5.9 Proposals for small businesses could be considered under ageneral policy which would cover issues such as amenity,nuisance, traffic, access, noise, etc. This would allowproposals to come forward for redundant buildings and smallsites which would not have been considered through the LDP.


A general policy will be developed which encourages the re-use of derelict and redundant buildings and land, and suitablesmall sites, for low impact industrial, business and service

uses which can co-exist with housing and other adjacent useswithout harmful effect. This will improve exibility in realisingnew economic opportunities, increasing employment andpromoting a more sustainable mix of land uses. The potentialfor more working from home or for home based businesses willgenerally be supported subject to amenity considerations*.

*see also Housing and Services and Infrastructure and Connectivity.


This option is unlikely to have any signicant environmentalimpacts.


Prevent re-use of derelict and redundant buildings and landfor industrial, business and service uses unless sites have beenexpressly allocated for such use. This option is not preferred asit may result in loss of opportunities to boost the local economyand capture new employment as and when such opportunitiesarise.

Environmental ImplicationsThis option is likely to have signicant negative impacts oncultural heritage, climatic factors and material assets.

Green Business5.10 The Climate Change (Scotland) Act 2009 commits Scotland

achieve the most ambitious greenhouse gas emission targetsin the world. Statutory and nancial imperatives and publicexpectations are driving rapid changes in the way businessaddresses climate change and broader sustainability issues.Businesses are increasingly interested in how they canreduce their emissions and improve their efficiency, improvetheir environmental performance and boost recycling oftheir waste.

5.11 Clackmannanshire is in a strong position to capitaliseon the predicted rapid growth in the low carbon/greenbusiness sector. The Council works in partnership withlocal businesses and communities to promote low carbonindustry and recycling. Clackmannanshire has had one of

the highest municipal recycling rates in Scotland over thelast few years. Alloa glassworks has one of the largest glassrecycling operations in the UK and Oran have a facility atKilbagie for recycling waste, which may develop further inthe future. The renewable energy sector is also representedin Clackmannanshire. Green business is therefore alreadya major force within Clackmannanshire. It is important toconsider how the Local Development Plan can contributeto nurturing the growth of this sector and ensuring thatClackmannanshire benets from a forecast increase ofaround 130,000 green jobs in Scotland by 2020.

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A Policy will be developed to promote and encourageopportunities for Green Businesses in Clackmannanshire.Businesses involved in the development and production of green technologies will be targeted during consultation on theMIR to establish the criteria which such businesses considerwhen looking for business sites with a view to incorporating thendings into the LDP.

Environmental ImplicationsNo signicant environmental impacts are identied for thisoption.

Uncertainties remain around impacts on climatic factors: thesecould be benecial, but would depend on the criteria used todetermine whether a business is a ‘green business’.


Rely on general business/industrial policies to determine allbusiness development proposals. No specic resources to bedirected to encouraging Green Business.

Environmental ImplicationsThis option is unlikely to have any signicant environmentalimpacts.

Employment Provision5.12 As well as allocating and providing land for employment,

the LDP could encourage community benets from newdevelopment by highlighting opportunities for businessesto provide employment for the local workforce, not onlywhen the business is operational, but also in sourcinglabour for the construction phase. This could be negotiatedat the planning application stage, but could be supportedby a policy in the LDP. There may be other mechanisms forachieving this more effectively, although the LDP couldensure that such issues are highlighted at an early stage.


A Policy will be developed which will seek communitybenets from new developments over a certain size to provideemployment opportunities for the local workforce .

Environmental ImplicationsThis option is unlikely to have any signicant environmental

impacts.

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There will be no specic policies to seek community benetfrom signicant new developments.

Environmental ImplicationsThis option is likely to have signicant negative impacts on airand climatic factors.

Retail Areas and Hierarchy5.13 There are 5 different types of retail area in Clackmannanshire,

as well as the Sterling furniture store and outlets in industrialareas e.g. Beatsons Building Supplies. The areas and theirroles/functions are dened below.

Issues

Area Role/Function

Alloa Town Centre The principal shopping centre in Clackmannanshire.

Other Town Centres:

Alva Lower level centre catering mainly for a local need.

Clackmannan Lower level centre catering mainly for a local need.

Dollar Lower level centre catering mainly for a local need.

Sauchie Lower level centre catering mainly for a local need.

Tillicoultry Lower level centre catering mainly for a local need.

Tullibody (Tron Court) Lower level centre catering mainly for a local need.

Local/Neighbourhood Shops Individual or small groups of shops in villages or withinresidential areas catering for local and ‘top-up’ shopping.

Clackmannan Road Retail Park Current occupants are a superstore and a DIY outlet. Landis available for further new units.

Sterling Mills Outlet Village with a range of comparison outlet shops

comprising mainly of clothing outlets.

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5.14 There are two main types of shopping, Convenience(Food) Shopping which is broadly dened as food, drink,newspapers, etc., purchased regularly for relativelyimmediate consumption and Comparison (Non-Food)Shopping where the purchaser will compare the prices,quality and quantity before a purchase is made. e.g. clothes,fashion merchandise, electrical goods, furniture, etc.

5.15 Convenience provision in Alloa has increased greatly in recentyears and studies have shown that there is now no needfor further provision in Alloa. This has not been the case inother town centres however and there is likely to be capacityfor additional convenience provision in these areas without

signicant detriment to the stores already trading in Alloa.A growth scenario would also increase the number of peopleliving in the towns and villages which would likely result inan increased demand for convenience and top up shoppingin those areas.

5.16 There is a considerable outow of Comparison shoppingfrom Clackmannanshire to stores in Stirling City Centreand at Springkerse. The most recent retail study has shownthat there is still some scope to increase the amountof comparison oorspace in Clackmannanshire. Unlike

convenience retailers, comparison retail outlets tend to begrouped in the same area, making it easier for shoppersto compare the goods and prices on offer in differentstores. In preparing the LDP the Council will consider theperformance and roles of the town centres and major retaillocations. Consideration will be given as to whether anysites in Clackmannanshire can compete with these nearbycomparison centres.


Through the LDP the Council will investigate Comparison RetaiOpportunities in Clackmannanshire and allocate any suitablesites for comparison retail use. Any analysis of potential siteswill include consideration of the sustainability implications ofdevelopment, including convenient access by a range of modesof transport.


Uncertainties remain around the impacts on cultural heritage;biodiversity, ora and fauna; landscape; soil; water and climaticfactors. These impacts depend on the sustainability criteria usedto determine whether sites are suitable.


The Council will not act to investigate comparison retailopportunities within Clackmannanshire, accepting that the

present level of leakage of comparison spend to surroundingareas will grow as Clackmannanshire’s population grows.

Environmental ImplicationsThis option is likely to have signicant negative impacts onclimatic factors and air quality.

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Town Centre Regeneration5.17 The Imagine Alloa project has seen a co-ordinated

approach to improving the fabric of Alloa town centre, withstreetscape improvements, shopfront upgrading and publicart installations. It is considered that the LDP should buildon this project and focus on town centre regeneration/enhancement throughout Clackmannanshire to ensurethat the vision is continued and that the areas develop in aco-ordinated way. Improved town centres can contribute toplacemaking, increased usage and increased employmentopportunities and can also have sustainability advantagesby providing a focus for community interaction and avoiding

the need for local people to travel elsewhere for shops andservices.


The lessons learned, and methods used, in the Imagine Alloaproject should be rolled out to other centres in Clackmannanshirein a phased manner. They should also continue to be used inAlloa, with investment and development decisions made based

on their continued integration with and contribution to theaims of the project. A Policy will be developed to promote andencourage this.

Environmental ImplicationsThis option is unlikely to have any negative environmentalimpacts. This option is likely to have signicant benecialimpacts on cultural heritage.


Rely on the market to drive investment in the centres inClackmannanshire, inuencing quality development throughother LDP policies.

Environmental ImplicationsNo signicant environmental impacts have been identied forthis option. This option’s likely impact on cultural heritage isuncertain.

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Rural Development5.18 The diversication of many traditional rural activities, the

growth in rural based leisure pursuits and potentially therestrictions on rural housing development have seen anincrease in the number and diversity of applications andenquiries for development in the countryside. A balance hasto be struck between preserving the countryside in termsof its biodiversity, landscape and availability for agriculture,and allowing diversication and development to ensureit remains a viable and vital resource for the communitiesaround and within it. The Council will favourably consideropportunities for homeworking as an integral part of new

developments. There may also be scope for homeworking inthe rural area in existing, extended or converted buildings(see also rural development issues in the Housing andServices Chapter).

5.19 Clackmannanshire’s green infrastructure is vital for qualityof life and Clackmannanshire’s appeal as a place to liveand for business to locate. It is hoped that this will bevastly improved through the strengthening of the CentralScotland Green Network, which is identied as a NationalDevelopment in the Government’s National Planning

Framework 2 and includes Clackmannanshire. The Planpolicies will be aligned with the Network’s objectives ofproviding an enhanced setting for appropriate developmentand other land uses and improved opportunities for outdoorrecreation and cultural activity. It is not only the countrysidewhich will be affected by the Central Scotland GreenNetwork, although countryside areas may provide moreopportunities for recreational, or appropriate business andtourism uses, in association with improvements to the GreenNetwork.


The Council will continue to take a generally restrictive approachto new development in the rural area. Certain business uses willrequire a rural location and others, while they could be situated

in or adjacent to towns and villages may be better located inthe countryside. Renovation and re-use of buildings whichcould make a positive impact on the rural environment, suchas farm steadings, may be considered favourably, subject tocertain criteria. Development of residential buildings associatedwith rural business uses will require to be considered carefully,fully justied, and may require to be subject to planning or legalconditions tying such buildings to the proposed or existingbusiness. Suitable opportunities for homeworking in the ruralarea will be considered favourably.

Proposals for stand alone residential development in the ruralarea will be considered under the Housing and Services chapter.

Environmental ImplicationsNo signicant environmental impacts have been identied forthis option. However, uncertainties remain around the likelyimpacts on biodiversity, ora and fauna; soil; water; and climaticfactors. These impacts would depend on the location, and onwhat criteria are used to determine whether rural development

is acceptable.

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The Council will promote development in the rural area,particularly development which will increase employment inthe rural area and the number of visitors to the countryside.Rural areas will be identied where development would beacceptable.

Environmental ImplicationsThis option is likely to have signicant negative impacts on soil,

and air.Uncertainties remain around the likely impacts on populationand human health; biodiversity, ora and fauna; landscape;water; and climatic factors. These impacts would depend on thenature and location of development.

Tourism5.20 Tourism has the potential to bring investment and

employment to Clackmannanshire and is encouraged within

the adopted Local Plan. The Sterling and Sterling Millscomplex offers a destination for day visitors and there aretourism opportunities based around the Ochils, GartmornDam, and the Tower Trail. Appropriate facilities in theselocations are already encouraged, bearing in mind thatdevelopments in the countryside/green belt should beappropriate for their countryside location.

5.21 There are also opportunities for the provision of more touristaccommodation. Such opportunities are principally guidedto, and encouraged in existing urban areas (where thereis good access to transport and services) and many housescan easily convert to take ‘bed and breakfast’ guests. Theconversion of houses in the countryside is also encouraged. Anumber of tourist accommodation developments have alsobeen approved in the countryside where these have beenappropriate for their rural location.

5.22 Improved accessibility and environmental enhancementsin Clackmannanshire will increasingly contribute to makingthe area more marketable as a tourist destination and a basefor tourists to explore not only Clackmannanshire, but otherneighbouring parts of Scotland.


The LDP will be supportive of tourism development inClackmannanshire. Proposals in the rural area should notadversely affect the character of the countryside and shouldaccord with other LDP Policies. There may be opportunitiesfor proposals in the rural area to contribute to the aims of theCentral Scotland Green Network. The LDP will develop a criteribased policy to address such proposals.

Environmental ImplicationsUncertainties remain around the impact on cultural heritage;biodiversity, ora and fauna; soils; water; air and climaticfactors: these depend on the criteria used in the policy.

Option 14(b)

Alternative OptionSuitable locations for tourism development will be identiedthrough the LDP and tourism development will be resisted inother areas.

Environmental ImplicationsUncertainties remain around impact on cultural heritage;population and human health; biodiversity, ora and fauna;landscape; soil; water; air; climatic factors. These depend on the

sites allocated and the nature of the development.

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6.9 The Council is required to help secure the delivery of anadequate number of good quality affordable homes tomeet local housing needs during the term of the LDP.The Council works closely with Housing Associations andprivate developers to facilitate the delivery of affordablehomes. The HNDA indicates that in most areas demand willcontinue to be greater than supply for the period of theLDP. The planning system is a key mechanism to enablethe delivery of more affordable homes and the LDP is tobe supported by Supplementary Planning Guidance (SPG)that will explain how related targets for the delivery ofmore affordable homes, can be achieved, in partnership, inClackmannanshire.


Develop a policy for affordable housing that applies to everyhousing development. This could be in the form of housingunits on-site or off-site, land or commuted sums. Commutedsums may relate to smaller sized developments of less than20 units and may also be sought from larger commercialdevelopments on the grounds that their employees may requiresuch accommodation.

Environmental ImplicationsThis option is unlikely to have any signicant impacts on theenvironment.


Continue with a Policy requiring only larger sites to contributeaffordable units as a percentage of the total capacity of the site,e.g. 25%


6.10 Recent design guidance and policy such as ‘DesigningPlaces’ and ‘Designing Streets’ have emphasised the need toensure developments respect the human scale. In terms ofresidential developments, this should result in a strong andpositive sense of place. Good quality neighbourhoods canencourage more local civic pride and ownership. The impactof new development, not only in terms of the design andlayout of the new build element, but also how it relates toand interacts with the existing neighbourhood is important.Much of this will be down to good design and is discussed inthe Built Environment section of this MIR.

Other Housing Requirements6.11 Scottish Planning Policy (February 2010) raises the issue

of those with other housing requirements, includingGypsies and Travellers, who will have their own, specichousing needs e.g. sites for caravans and mobile homes,which should be considered through the Housing Needsand Demand Assessment and Local Housing Strategy andprovided for through the LDP wherever possible. As the SPPrequires this issue to be addressed through the LDP it is notconsidered that there are any alternative options other than

to consider the content of any policy in the LDP.6.12 Rural Clackmannanshire is identied as “accessible rural”

by the Scottish Government. There has been a recent shiftin national policy towards enabling appropriate ruraldevelopment, although it is emphasised that this shouldnot result in small settlements losing their identity nor thesuburbanisation of the countryside. The LDP will thereforecontain a policy addressing the conversion of farm steadingsand new housing in the rural area. It is not considered thatany new policy would result in signicant numbers of new

homes in the countryside, however criteria will be developedto allow for limited development/redevelopment to allow formore housing choice and, where possible address the issueof affordable rural housing. There may also be opportunitiesto help support and improve local services and social andeconomic infrastructure and make existing settlements moresustainable and prosperous.

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6.13 There will still be a need to protect the environment frominappropriate development and careful considerationwill need to be given to who the houses are intended for,particularly to avoid increasing the amount of commutingand travel to access services, which is unlikely to besustainable in a rural location.


A policy will be developed which will address housingdevelopment in the countryside. This may take the form

of a hierarchy of preferred developments, starting withrehabilitation and redevelopment of existing buildings,through adding buildings to existing groups or concentrationsof buildings, down to consideration of proposals for individualhouses. Houses required in association with appropriate ruralactivities are likely to be considered favourably provided thereis a demonstrated need.

Environmental ImplicationsThis option is likely to have signicant negative impacts on air.

Uncertainties remain around the impacts on cultural heritage;population and human health; biodiversity, ora and fauna;landscape; water; soil; and climatic factors. These depend onlocations and how the policy is implemented.

Option 17(b)lternative Option

A policy will be developed which will aim to restrict any newhousing development in the countryside and rather favourredevelopment for economic development uses compatiblewith the rural area.

A

Environmental ImplicationsThis option is unlikely to have any signicant environmentalimpacts. Uncertainties remain around impacts on culturalheritage; population and human health; biodiversity, ora andfauna. These depend on the location of any development.

Education Provision6.14 Clackmannanshire has seen 3 new secondary schools built

and opened over the last two years and work is well underway on a site at Hawkhill in Alloa to develop the new ForthValley College campus, which is relocating to a more centrallocation. Claremont and St John’s Primary Schools in Alloamay merge and locate on a single new campus.

6.15 Primary school rolls have been at a relatively steady rate inrecent years although the recent increase in the populationof Clackmannanshire may see these increase in the short tomedium term. Proposed class size reductions will also impacton the school estate and may require the extension of, orconversion of rooms within, school buildings. EducationServices are consulted on proposals for new housingallocations in the Development Plan, and annually whencompleting the Housing Land Audit, to ensure that thelocal schools either have the capacity (or planned capacity)to accommodate any additional pupils generated bydevelopment, or that sufficient developer contributions areidentied to enable the school to expand, if this is possible,to accommodate any additional pupil numbers. Developercontributions are considered later in this chapter.

6.16 The LDP will include a policy to address developercontributions in relation to the school estate. This willconsider issues such as the appropriate amount ofcontribution and when this may be required in relation tothe construction of the development.

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Community Facilities/SocialInfrastructure6.17 If the projected population growth is to be realised, there

needs to be appropriate opportunities for the populationto access high quality, conveniently located and wellmaintained leisure, recreation and community facilities. Thisrequires that the right facilities are in the right locations andthat they have adequate capacity to meet demand. Wherea deciency in provision or capacity is identied, effortsshould be made to address this. Recent developments haveincluded the new Clackmannanshire Community HealthCentre at Hallpark, Alloa which replaced the former NHS

Forth Valley facilities at Ashley Terrace and Marshill, Alloaand offers quality services that are readily accessible tothe wider community. The Speirs Centre is a focal point forenhancement in the current Alloa public realm projects.

6.18 The Council owns physical assets including areas of open

space, recreational and community facilities and buildings.The Council will focus on sustainable facility provisionand will review the buildings and land which it owns andmaintains. The maintenance and upkeep of facilities willhave nancial impacts for the Council and other providersand there may be cases where rationalisation could resultin fewer, but better quality, better maintained facilities.Changes to the requirement for buildings or land may arisefor a number of reasons, e.g. the provision of newer orupgraded facilities nearby, a drop off in use, deterioration in

the condition of buildings or simply the fact that they mayhave reached the end of their life cycle.

6.19 The LDP can identify Council land and buildings which havebeen identied as surplus in the Council’s ‘Asset ManagemenPlan’ or which may have an uncertain future. Options forre-use would include retention and conversion or demolitionand redevelopment. Conversion or redevelopment wouldalso present the opportunity for incorporating moresustainable building standards.

6.20 A focus on new mixed use development should includeassessment of the demand for leisure, recreation, communityand retail uses to encourage such uses to co-locate withhousing where appropriate, reducing the need to travel,encouraging active travel and reinforcing a sense ofcommunity in neighbourhoods and residential areas.


The Council will monitor the provision of Community FacilitiesSocial Infrastructure in terms of both capacity and quality.Where relevant the Council will require developer contributionsto address specic deciencies and will encourage the provisionof such facilities as part of mixed use developments.


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The Council will respond to Community Facilities/SocialInfrastructure issues on an ongoing basis as and when issuesarise. Developer contributions will be welcomed, but will not berelied on.


Developer Contributions6.21 Developer contributions are required where a development

(usually, although not exclusively, housing developments)would create deciencies in or exacerbate existing problemswith regard to local community facilities or infrastructure.The LDP will identify where this may be the case and identifywhat developer contributions may be required from eachsite. These requirements may change during the periodof the LDP in response to changing circumstances andrequirements.


A Policy to be developed on Developer Contributions clarifyingthe types and size of development for which developercontributions are required, the anticipated level of contributionand any exemptions. In particular to explain how the Councilwould approach developer contributions in the case of windfalldevelopments.


This option is unlikely to have any signicant impacts on theenvironment.


Developer Contributions to be negotiated on a site by site basisat the time of any planning application.


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7. How can we best deliverinfrastructure and improveconnectivity?

Introduction7.1 Reducing the need to travel, and how we travel, has a large

impact on sustainability. The Council’s policies for reducingtravel, promoting active travel such as cycling and walking,increasing accessibility and improving public transportare promoted through the Local Transport Strategy (LTS),produced by the Council’s Roads and Transportation Service.The LTS outlines the transport priorities over a three yearperiod, looks to how the roads and transportation systemwill develop and acts to support future improvements.Many of the current LTS actions have been successfullyimplemented and it is currently being reviewed to highlightthe arising challenges for more sustainable movement. TheLDP should highlight the main land use elements of the LTSand ensure that it includes shared priorities for investment asrequired, but not repeat them.

7.2 Clackmannanshire has become more accessible in recentyears with the re-opening of the passenger railway fromAlloa to Stirling and completion of the ClackmannanshireBridge. Recent areas of activity have included safe routesto schools and the identication and promotion of the CorePaths Network.

7.3 Closer working with Scottish Water and SEPA has alsoresulted in a greater understanding of the water anddrainage network.

7.4 Information Technology is developing rapidly, and theCouncil is investigating the introduction of high-speedWiMax wireless broadband technology throughoutClackmannanshire to ensure that the area is at the forefrontof communications technology to the benet of bothbusiness and personal users.

Current Local Plan7.5 Objectives of the existing Local Plan include promoting

integrated transport and managing technological change.The safeguarding of the Alloa-Stirling rail line wasincluded in the Local Plan, as was support for the newClackmannanshire Bridge. At a more local level, the Planrecognises the role which transport and infrastructure canplay in underpinning the Council’s economic developmentand employment objectives and supporting social inclusionand supports improvements to local access. The Plan alsosupports the use of new technologies and their incorporationinto new developments.

7.6 Strategic objectives include reducing the need to travel,promoting safe, convenient and integrated cycle, pedestrian,public transport and road network infrastructure andservices, and promoting efficient use of infrastructure andservices, promoting new provision only where essential.

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. The LDP will encourage people to travel shorter distancesmore sustainably for commuting, local trips and leisure by:

identifying and promoting more off-road routes wherepedestrians and cyclists are segregated from cars and givingthem more priority over motor vehicles.

improving the design of new developments and re-designing existing areas where possible to reect the humanscale and the recommendations in “Designing Streets”.

identifying and promoting more direct routes forpedestrians cyclists where possible.

promoting safer routes e.g. cycle lanes, overlookedroutes, well lit routes, CCTV.

Promoting secure and convenient bicycle parkingprotected from the weather.

1


This option is likely have signicant benecial impacts forpopulation and human health; and climatic factors.

Some uncertainties remain around the possible impacts of thisoption on soil and water.

IssuesOption 20(b)Alternative Option

The LDP will only try to inuence the design of newdevelopments and try to link them into the existing network aswell as possible.

Environmental ImplicationsThis option is unlikely to have any benecial environmentalimpacts.

This option is likely to have signicant negative impacts onpopulation and human health; air; and climatic factors.

Improving Public Transport andIntegration with New Developments

7.11 The adopted Local Plan includes a number of proposalsto improve public transport infrastructure, including thepotential for stations at Cambus and Clackmannan. TheCouncil will take the opportunity to update and review all

of the proposals. Improving public transport patronage hasbenets for both the environment and the local transportnetwork.


The LDP will encourage more people to make use of the publictransport network by ensuring new development is locatedclose to, or is capable of being served by a bus route whereone does not already exist and promoting safe access to publictransport nodes and safe waiting facilities.


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The LDP will accept that car ownership is likely to increase and,while welcoming any improvements in public transport, willnot seek to explicitly deliver any improvements through newdevelopment.

Environmental ImplicationsThis option is likely to have signicant negative impacts on air;climatic factors; population and human health; biodiversity,

ora and fauna; soil and water.This option is unlikely to have any signicant benecialenvironmental impacts.

Rail Network 7.12 Since re-opening in 2008 the passenger rail service to

Stirling and beyond has seen far higher passenger numbersthan was initially expected. The Council will supportmeasures to improve rail services from Alloa, particularly in

relation to extending services eastwards towards the ForthBridges, if feasible, and considering opportunities for furtherfreight traffic.


The LDP will encourage more people to make use of the railtransport network by considering the need for additional parkand ride facilities in Clackmannanshire and where these wouldbest be located, e.g. West of Alloa, Clackmannan, Cambus?

The LDP will consider opportunities to promote/encouragemore movement of freight by rail.


There is some uncertainty around impacts on biodiversity(particularly the SPA), landscape, soil and water.


Whilst recognising the accessibility improvements andopportunities which the reopening of the rail line has brought,the LDP will consider proposals related to the railway on theirmerits, using general policies.

Environmental ImplicationsThe environmental impacts of this option are uncertain, due touncertainty as to nature of “general policy”.

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Road Network 7.13 As well as traffic surveys and traffic counts, the Council

uses a system of traffic modelling to try to identify pinchpoints on the road network, both within and adjacentto the Clackmannanshire area, which may arise throughincreased traffic and/or as the result of new developments.At a regional level the Council also liaises with the RegionalTransport Partnership (SESTRAN) and provides regularplanning data input to the Transport Model for Scotland(TMfS) to monitor likely affects on the strategic transportnetwork. From the more local models the Council canidentify priority areas and junctions for improvements. It

is also a useful tool when seeking developer contributionsto upgrade the network as it replicates the impact whicha development would have. Recently this modeling hasidentied that traffic management measures on theA907 at the Manor Powis roundabout are not so urgentlyrequired due to a fall in traffic volumes, although thereare still congestion issues at peak times at the ShillinghillRoundabout.

7.14 The potential realignment and improvement of parts ofthe B9140 route is an aspiration within the current Local

Plan. Parts of these improvements would only be likely tobe implemented in association with new developmentsrequiring the upgrading of the route in certain areas, e.g.Coalsnaughton, and are therefore not likely to be delivered inthe short-term.

7.15 As the principal centre in Clackmannanshire, Alloaexperiences high volumes of traffic. Alloa Town Centre inparticular has traffic issues because of the narrow historicstreets and the size of vehicles requiring access, e.g. deliveryvehicles.

Managing Travel to School/SafeRoutes to Schools7.16 When considering proposals for new residential

developments, one of the considerations which the Councilhas is whether there are safe access routes from thedevelopment to local schools. Opportunities to upgradeexisting routes are also considered where the opportunityarises.

Access and the Core Paths Network 7.17 The Land Reform (Scotland) Act 2003 introduced a right

of access to most land and inland water in Scotland andalso placed a duty on Councils to prepare a Core Paths Plan,sufficient for the purpose of giving the public reasonableaccess throughout the county. The Clackmannanshire CorePaths Plan was adopted by the Council in June 2009, and willnot only help the public enjoy the outdoors, but also assistlandowners and farmers in their management of access,particularly over agricultural land.

Roads Development Standards7.18 Designing Streets is the rst policy statement in Scotland

for street design and marks a change in the emphasis ofguidance on street design towards place-making and awayfrom a system focused on the dominance of motor vehicles.It has been created to support the Scottish Government’splace-making agenda and is intended to sit alongside theplanning policy document Designing Places, which setsout government aspirations for design and the role of theplanning system in delivering these. Designing Streets isbased around the principle that good street design shouldderive from an intelligent response to location, rather thanthe rigid application of standards, regardless of context.Designing Streets does not, therefore, support a standards-based methodology for street design but instead requiresa design-led approach. This demands taking into accountsite-specic requirements and involves early engagementwith all relevant parties. Designing Streets aims to changethe emphasis of policy requirements to raise the qualityof design in urban and rural developments. The Council istherefore seeking to secure better development outcomesthat secure quality in terms of national policy “DesigningPlaces” and “Designing Streets”.

Water and Drainage Infrastructureand Capacity/Sustainable DrainageSystems (SuDS)7.19 The Council liaises with Scottish Water and SEPA over

the availability of water and drainage infrastructure andcapacity. This information will be kept up to date and willbe used to inform the selection of sites for developmentthrough the development planning process (see alsoparagraph 4.7).

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7.20 Adequate standards of water and drainage to servedevelopment requirements can be provided for theforeseeable future although the drainage network requiresto be upgraded and improved in places and improvedstandards are now required by new and rened policy,regulations, and advice. The Council will work in Partnershipwith the relevant agencies.

Pipelines and Consultation Zones7.21 The main gas and oil pipelines which pass through the

county are marked on the current Local Plan maps. It isproposed that the Consultation Zones will be indicated

on the LDP maps. In addition, consultation zones aroundindustrial sites may also be identied. It is anticipatedthat Diageo are likely to change the manner in which theyoperate within Clackmannanshire, possibly consolidatingsome of their sites and expanding others. If this happensthere will be implications for potential development areas,with some areas previously constrained by the presence ofconsultation zones free from that constraint and potentiallyavailable for development.

Telecommunications Infrastructureand Integrating New Technologyinto Development7.22 The current Development Plan acknowledges the important

role that technological innovation plays in enabling andcatalysing progress. It is an integral part of the overall visionfor this area. There is likely to continue to be increasedpressure for telecommunications equipment, bre opticcabling, etc. as the next generation of technology is rolled

out. It will be important to consider how this may affectthe physical environment, e.g. mobile phone infrastructure,cabling and ducting requirements, etc. If these can beaccommodated within developments from the outset it islikely they will t better in the overall design and avoid theneed for disruption in the future.

7.23 The Council has piloted WiMax, which offers mobile wireleinternet/network access in much the same way as WiFi,but over longer distances. This could deliver a numberof benets to the Council as well as local residents andbusinesses. Solutions such as WiMax would allow access tosystems regardless of where you were in the county as wellas providing superfast access in buildings which currentlyhave poor speed and reliability. This may encourage moreworking from home or home based businesses thus reducingthe need to travel. It would also avoid the need to disturbexisting road infrastructure.


The LDP will incorporate policies which will encourage theconsideration of technology infrastructure when designing newdevelopments in order to avoid potentially costly and visuallyunsatisfactory alterations in the future. The LDP will supportgreater sharing of facilities and camouaging of equipment.


Some uncertainties exist around impact on the historicenvironment and designated landscapes.


Each enquiry and application for telecommunications andtechnological infrastructure will be considered on its merits,using general policies.

Environmental ImplicationsThe environmental impacts of this option are uncertain, due touncertainty as to nature of “general policy”.

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We will support specic CSGN goals which we feel thatClackmannanshire is able to contribute to delivering but notalign policy with the CSGN as a whole. This is not our preferredoption because although there will be some goals which it iseasier for Clackmannanshire to deliver than others, they areall important and it should be for individual developers toidentify those which they are able to contribute to through newdevelopment.

Environmental ImplicationsIt is not possible to assess the likely environmental impacts ofthis option because it does not identify which CSGN goals wouldor wouldn’t be supported.

8.6 Current Local Plan policies focus on landscaping withindevelopment sites only and within or affecting designatedsites (Areas of Great Landscape Value). It is proposedthat the scope and emphasis of landscape policy in the

development plan is reviewed to take greater account of thecontext of new development and how it both ts into andcan contribute to its surroundings e.g. in terms of existinghabitat networks.


The Local Development Plan will apply a robust landscapepolicy, recognising that we need to understand the effect of newdevelopment on the wider landscape. Policies will:

Include criteria for assessing the landscape context of siteswithin rural areas or which may have a signicant effecton the wider landscape

Require a landscape character assessment for majordevelopments or developments which may have a

signicant effect on the wider landscape address potential impacts on the setting of settlements

and landscape character through LDP policies,development guidelines and the locational strategy

encourage developers through pre-application discussionsto consider how their development ts into the widerlandscape, including in terms of scale, height andmaterials

ensure that the landscaping of new developmentscomplements their surroundings while also contributingto maintaining and enhancing habitat networks

protect views into and out of areas that are recognised fortheir landscape value

prevent inappropriate development in or adjacent to areasprotected for their landscape value


This option is unlikely to have any signicant negativeenvironmental impacts. This option is likely to have signicantbenecial impacts on biodiversity, ora and fauna.

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Limit landscape policy to preventing inappropriate developmentin or adjacent to areas protected for their landscape value. Thisis not our preferred option because it is important for newdevelopment to protect and, where possible, enhance thesurrounding area.

Environmental ImplicationsThis option is unlikely to have any signicant impacts on the

environment.

Green Belt8.7 The Clackmannanshire Local Plan designated areas of green

belt around some areas of the Hillfoots settlements and Alloato protect the identity of individual settlements; to preventcoalescence and ribbon development and to encourage re-use of browneld land; to protect the setting of settlementsand landscape, areas of nature conservation value, heritageresources and agricultural land; and to enhance theirappearance and value.

8.8 National planning policy on green belts has evolved sinceadoption of the Local Plan and there is a need to review theexisting designation and reconsider the most appropriaterole of greenbelts in Clackmannanshire. However, it isconsidered that greenbelt should continue to have animportant role in restricting sporadic and unplanned urbangrowth.


Review the function of green belt against the purpose describedin Scottish Planning Policy then assess existing areas designatedas green belt to ensure that it is suitable for delivering thispurpose. Review green belt designation based on the outcomeof this assessment, altering coverage if appropriate andconsidering the scope for extending existing and designatingnew areas of green belt

Environmental ImplicationsThis option is unlikely to have any signicant environmentalimpacts. Some uncertainties remain, which are dependent onthe outcome of the review and the uses allowed in the greenbelt.


Continue green belt designation with no changes. This is not our

preferred option because we need to know whether the existingareas that are designated are t for purpose. There may be adifferent understanding of what uses are/are not acceptablein green belt than there was at the time of the last local Plan,for example we need to take a position on the installation ofrenewable energy technologies in green belt.

Environmental ImplicationsThis option is unlikely to have any signicant environmental

impacts. Some uncertainties remain, dependent of the uses in,and nature of, the green belt.

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Removal of green belt designations from the LDP. This is notour preferred option as it could lead to erosion of the identityof individual settlements and adversely affect their setting,promote coalescence and ribbon development and adverselyimpact on the integrity of habitat networks. It could alsoundermine the LDP growth strategy and the effectiveness ofstrategic housing sites in the LDP.

Environmental ImplicationsThis option is likely to have signicant negative environmentalimpacts on population and human health; biodiversity, oraand fauna; landscape; climatic factors; and material assets.This option is unlikely to have any signicant benecialenvironmental impacts. Some uncertainties remain, dependenton the uses in, and nature of, the green belt, and the type ofdevelopment that might be encouraged on it.

Ecosystems and Habitat Networks8.9 Good practice in terms of protecting and enhancing our

biodiversity is now moving away from concentrating onspecic habitats and species to protecting biodiversitythrough a more holistic ‘ecosystems’ approach. This meanslooking at a much wider area and looking at all the inter-relationships between different habitats and species. Workis under way to develop an information base on habitatnetworks in Clackmannanshire that will highlight how thesenetworks can be strengthened to benet biodiversity andthe ability of species to adapt to climate change. The LDP will

continue to give appropriate protection to our designatedsites which include the Firth of Forth (Site of SpecialScientic Interest (SSSI), Ramsar, Special Protection Area)and nine other SSSIs including Gartmorn Dam.


In order to contribute to delivering our Biodiversity Duty, theLDP policy will:

protect sites that are designated for their ecological value

require an Appropriate Assessment for sites that canimpact on the Firth of Forth

ensure that sites allocated for development withinclose proximity to designated sites or sites of unknownecological value are accompanied by an environmentalreport identifying any negative impacts they will haveand actions the developer will take to mitigate theseimpacts

ensure that satisfactory and mutually agreed mitigationof any environmental impacts is made a conditionof any planning permission granted, and that whereadequate mitigation onsite is not possible, biodiversityenhancement is delivered elsewhere

use the data in the Integrated Habitat Network to identifysites where developer contributions could be directed tohave the greatest benet for habitat improvement andnegotiate developer contributions to support habitatnetwork restoration and recreation

ensure that biodiversity enhancement is addressedthough the master-planning process and is integratedwithin all development applications as part of anylandscaping proposals

ensure that new development contributes todelivering the actions and targets identied in theClackmannanshire Biodiversity Action Plan

Environmental ImplicationsThis option is unlikely to have any signicant negativeenvironmental impacts. This option is likely to have signicantbenecial impacts on biodiversity, ora and fauna.

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Residual waste treatment facilities will not be supported inClackmannanshire. This option is not favoured as it would becontrary to the objectives of the Zero Waste Plan and wouldprevent Clackmannanshire from receiving the economic benetsassociated with such infrastructure.

Environmental ImplicationsThis option is likely to have signicant negative impacts on

climatic factors. There are uncertainties around its impact onmaterial assets: it could either result in increased recycling andcomposting, or in waste being transported over longer distancesfor combustion in neighbouring areas.

8.12 Existing development plan policy supporting wasteminimisation, recovery, reuse and recycling will be reviewedin light of the Zero Waste Plan requirements. Supplementaryguidance that sets out standards for appropriate provisionof waste management storage areas and recycling facilities

in new developments, consistent with supporting theachievement of the national Zero Waste targets, will beprepared.

8.13 The scope for use of Site Waste Management Plans iscurrently being reviewed. It is intended that Plans shouldconsider both how wastes produced during constructionshould be minimised as well as minimisation of wasteonce sites are operating. Setting a minimum proportionof recycled aggregate and construction waste in newdevelopments will also be considered as a means of

supporting waste minimisation and reduce the need forunnecessary mineral working.

Allotments and Local FoodProduction8.14 One way to adapt to climate change and future constraints

on the availability of food, and mitigate climate changeby reducing carbon dioxide emissions from transport is toproduce our food locally. Growing our own food also helpsto save money, plus people who use allotments experiencepositive impacts on their health and wellbeing from beingactive and growing their own food which is a calming andrewarding pastime.

8.15 The CSGN is proposing a threefold increase in allotments

and the increasing number of enquiries that the Council isreceiving relating to allotments and community gardenssuggests that there is certainly a demand for a higher level ofprovision.

8.16 The Council therefore needs to establish:

Is there a demand for more allotments/communitygardens in Clackmannanshire?

If yes, where and how much land could be safeguardedfor future allotment/community garden provision

through the Local Development Plan?

Are there sites currently in another open space usewhich may be suitable for allotment/community gardenuse?


Establish whether there is an unmet demand for allotment or

community growing spaces in Clackmannanshire and if it isidentied that there is, allocate sites in the Local DevelopmentPlan for future allotment provision.

Environmental ImplicationsThis option is unlikely to have any signicant negativeenvironmental impacts. This option is likely to have signicantbenecial impacts on population and human health. Someuncertainties remain, which are dependent on location and use.

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Do not allocate sites for allotment or community growing spaceprovision and treat any applications for such uses as a departurefrom the Local Development Plan. This is not our preferredoption because it will make it more difficult to grant planningpermission for allotment sites and increasing allotments is oneof the goals of the Central Scotland Green Network which theCouncil has endorsed and which is a national priority.

Environmental ImplicationsThis option is likely to have a signicant negative impact onpopulation and human health. This option is not likely to haveany signicant benecial environmental impacts.

Accessing the Natural Environment8.17 Paths, cycle routes and public transport networks enable

people to access the natural environment. This is importantbecause using active travel routes either to commute, toreach specic sites such as country parks, or just to enjoybeing outdoors can reduce carbon dioxide emissionsthough reducing reliance on private vehicles and contributeto improving physical health and mental wellbeing. TheCore Paths Plan is one way in which the County is taking astrategic approach to the delivery of path and cycle networkimprovements.

8.18 One of the goals of the Central Scotland Green Networkis to ensure that every home in Scotland is within300m of an attractive, safe, and well-maintained green

space or accessible countryside. In developing the LocalDevelopment Plan we will need to assess the extent towhich Clackmannanshire currently meets this standard,establish to what extent we think we ought to be meetingthe standard and then develop a Clackmannanshire Standardthat is based on the specic circumstances of the County. Byapplying this standard to Clackmannanshire we will thenbe able to identify whether there are any gaps in provisionand whether the planning process could help to deliver newprovision in these areas. Similarly, there is a Woodland AccessStandard (produced by the Woodland Trust) and we willassess our compliance with this too.


Based on an assessment of the extent to which Clackmannanshiremeets the CSGN 300m standard and other relevant informationwe will develop a Clackmannanshire Standard for green spaceprovision and develop policy to support the delivery of newprovision in areas where gaps are identied, for example, throughopen space in new development, the allocation or safeguardingof sites for future natural green space development and the useof developer contributions to provide funding for improvements

or extensions to existing areas of natural green space. There willbe a requirement for new development to provide new residentswith access to adequate and appropriate natural green space.


This option is likely to have signicant benecial impacts onpopulation and human health; biodiversity, ora and fauna;and landscape.

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Conserving and Enhancing BuiltHeritage9.7 There is a statutory requirement on Development Plans to

contribute to sustainable development and this includesconsideration of the Built Environment. This will be achievednot simply through restrictive policies, but by developingpolicies, standards and guidelines which will positivelypromote sustainable solutions for the benet of all. TheEnvironmental Assessment accompanying the MIR willdemonstrate that during the process of preparing the Plan,due consideration was given to factors such as the impact onbuilt heritage features.

9.8 While quality environments will be required as an integralpart of any new development, maintaining and enhancingthe existing environment is equally important. As well asensuring any future development is well designed in itself,and does not adversely affect the environment withinwhich it is set, there may also be opportunities to enhancethe existing environment, either in association with newdevelopment or independently. This has been demonstratedrecently with investment in the public realm in Alloa TownCentre.

9.9 The policies in the LDP will be required to ensure thatnew development takes account of its impact on thebuilt environment. The cumulative impact of a number ofdevelopments in the same vicinity may be harder to predictbut may have signicant implications for the local area andbeyond and should be very carefully considered.

9.10 The LDP will promote sustainable conservation andenhancement and encourage investment in the builtheritage and public realm, including public art.

Listed Buildings, ConservationAreas, Archaeological and Historic

Sites and Designed Landscapes andHistoric Gardens9.11 Areas are currently identied in the Development Plan

where there are limitations on development because ofdesignations protecting historical sites, buildings etc. It islikely that these policies will require to be updated or alteredand this will be considered under the relevant topic chapters.

9.12 There are many ne and well preserved examples ofClackmannanshire’s built heritage, although these are

not always obvious or high prole. There is a generalpresumption against any development which would destroyor adversely affect a Scheduled Ancient Monument orother important archaeological sites or their setting apartfrom in exceptional circumstances. Where proposals whichwould affect such sites may be considered acceptable, anassessment will be required of the value of the site andthe likely impact of the proposal. If the archaeologicalresource cannot be preserved in situ, which would be thepreferred approach, a full archaeological investigation

will be undertaken and actions taken to implement therecommendations of such an investigation. This may includerecording and excavation prior to development commencing.

9.13 Castle Campbell, Dollar is the only site in Clackmannanshirein the Inventory of Designed Landscapes and HistoricGardens. As such the site is generally protected frominappropriate development.

9.14 The LDP will reassess the current Local Plan Policies inrelation to Listed Buildings, Conservation Areas and

archaeological and historic sites and consider whether theyare generally robust enough, or whether further policyor guidance is required. New and revised policies will beformulated based on the preferred option.

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Option 32(a)

Preferred OptionChanges can occur to the character and appearance of conservation areas over time. All conservation areas inClackmannanshire will be appraised during the lifespan of theLocal Development Plan to ensure that their boundaries arestill relevant and the designations are still appropriate. Theseappraisals will identify the key elements which contribute to thespecial historic and architectural character of the area and willguide decision making, the identication of opportunities andthe preparation of enhancement proposals where appropriate.

Conservation Area Appraisals will be undertaken, commencingwith Muckhart Conservation Area which will be publishedas an example of how the Appraisals will be undertaken andpresented.

Environmental ImplicationsThis option is unlikely to have any signicant negativeenvironmental effects.

This option is likely to have signicant benecial effects oncultural heritage.

Some uncertainties remain around the likely impact onbiodiversity, ora and fauna.


Conservation areas will be retained as currently designated andno appraisals will be undertaken. Consequently, no proposals

for amendments to conservation areas will be included in theLocal Development Plan.

Environmental ImplicationsThis option is likely to have signicant negative impacts oncultural heritage.

Some uncertainties remain around impacts on biodiversity.

Browneld and Contaminated Land9.15 Government guidance identies the redevelopment of

browneld land as a priority, and the LDP will supportthis where it can be demonstrated that the amenity of theproposed use will be of an acceptable standard.

9.16 One of the legacies of Clackmannanshire’s industrial past isareas of browneld land where factories, warehouses andmine workings once were. Although many of these areashave already been remediated or redeveloped, some remain,many blight the built environment, and some have theadded issue of contamination.

9.17 While the remediation of these sites can often be enabled bymoney raised from their redevelopment, this is not alwayspractical or desirable. Some sites will be inappropriate fordevelopment for other reasons, e.g. countryside location,proximity to sensitive areas, etc. It may also be that thedevelopment of contaminated sites is not always the bestoption for resolving the contamination problem e.g. siteswhich have started to ‘naturalise’ and may be best leftundisturbed.

9.18 The LDP will contain a general policy encouraging theremediation and restoration of contaminated sites, subjectto a number of criteria. These would include that the Councilis satised that the restoration can be carried out safely andto a satisfactory level in relation to the after-use of the site,public interest and necessity.

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Design, Layout and AmenityStandards in New Development9.21 One of the Scottish Planning Policy’s six broad principles

is that “There should be a clear focus on the quality ofoutcomes, with due attention given to considerations of thesustainable use of land, good design and the protection andenhancement of the built and natural environment”. TheSPP points out that one of the purposes of Planning shouldbe that careful attention to layout, design and constructionshould result in places where people want to be. The useof Design Statements is identied as a key element of thedevelopment process in Designing Places.

9.22 The LDP will identify criteria for the preparation of DesignStatements including the circumstances under whichthey will be required and the key elements they would beexpected to contain, including addressing sustainability.


The LDP will identify the circumstances under which Design

Statements will be required, e.g. for development in conservationareas, developments over a certain oor area or involving acertain number of housing units. Where such sites are includedin the LDP, the Development Guidelines will highlight the needfor a Design Statement.

Environmental ImplicationsNo signicant environmental impacts have been identiedfor this option. However, there are many uncertainties around

the criteria for the requirement for design statements, and theissues which will be covered in these statements; only whenthese things are decided will it be possible to predict the likelyimpacts of the option.

IssuesOption 34(b)Alternative Option

Design Statements will be required only for largerdevelopments or in exceptional circumstances and the needfor a Design Statement will be determined on a case by casebasis. Developers should conrm with the Council whether ornot a Design Statement is required before commencing with anydevelopment scheme.


No signicant environmental impacts have been identied forthis option. However, there are uncertainties around the issueswhich will be covered in design statements; only when this isdecided will it be possible to predict the likely environmentalimpacts of the option.

9.23 The importance of design in creating a quality sense ofplace will be important in not only providing a higherquality environment for those living, working and visitingClackmannanshire, but also to sustain population andeconomic growth. First impressions are likely to be veryimportant to people and businesses when consideringmoving to a new area and good design can help contributeto a positive impression. This will be particularly importantif the vision of growth is reliant on a large element of in-migration.

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9.24 The Council will review current adopted policies andguidance used to assess the design merits of developmentproposals. The review will seek to establish whether policiesand guidance are working well to secure the deliveryof developments of high quality design appearance,functionality and compatibility, and will lead to revisedpolicies where necessary. More detailed, site specic designissues which will take the local situation into account will beaddressed in the ‘Development Guidelines’ for each site in theLDP or through a brief for the site.

9.25 Housing density has been indicated in the Schedule of Sitesin previous Development Plans. This has helped to give an

indication of site capacities and therefore the contributionwhich the sites make towards the housing land requirement.In the interests of sustainability, and depending on localcircumstances, it may be appropriate to promote higherdensities on some sites. This would enable the housingland requirement to be met while reducing the pressure ongreeneld sites.


Where appropriate and consistent with the character of thebuilt environment, a higher density of development will beencouraged on sites or parts of sites which are located adjacentto frequent public transport service and within short walkingdistance of shopping and other facilities. Sites furthest frompublic transport and facilities will be more suitable for lowerdensity development. Target densities for each site will beidentied in Development Guidelines for each site in the LDP.

Environmental ImplicationsThis option could have signicant negative impacts forbiodiversity: this depends on the location of site, and could bemitigated by considering the natural environment as well aspublic transport when setting densities for development.

This option is likely to have benecial impacts on climatic factors.


The density of development for each site will be determinedbased primarily on demand and the preference of developers.No consideration will be given to public transport catchmentsor walking and cycling distance to facilities. Target densities foreach site will be identied in the Development Guidelines foreach site in the LDP.


This option is likely to have signicant negative impacts onpopulation and human health; biodiversity, ora and fauna;landscape; soils; air and climatic factors.

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Inll and Backland Development9.26 Small parcels of land within the settlement boundaries can

provide opportunities for small developments. These cancontribute to requirements for housing or employment landand may strengthen the urban fabric and the character ofthe neighbourhood and remove vacant sites which may bevisually unattractive.

9.27 However, these developments must also respect existingdevelopments and be prevented from having an individualor cumulative negative impact on local environmental assetsor on the character and amenity of the surrounding area.Particular design issues to consider when redevelopinginll and backland developments include the proximity ofneighbouring properties, access issues and the potentialfor signicant damage to or loss of trees, resulting frominsensitive development. Inll development will not bepermitted, where it may prejudice the ability of land tobe used for future development e.g. where access may berequired.


The LDP will include a Policy supporting inll and backlanddevelopment only where the proposals are in accordance withthe other policies of the LDP and where:

the development would not adversely affect the characterand amenity of the surrounding area.

the development would not prejudice the proposed useof neighbouring sites, or affect the accessibility of otherpotential development sites.

The development would not result in the loss of locallyimportant woodland, open or community space.

If, having drafted policy on inll and backland sites, it isconsidered that Supplementary Planning Guidance on thesubject would be benecial, this will be added to Appendix 1.

Environmental ImplicationsNo signicant environmental impacts have been identied

for this option. However, some uncertainties remain aroundimpacts on biodiversity, ora and fauna, and soil quality, whichdepend on the nature and location of sites.


There will be no specic policy to address the particular issuesassociated with inll and backland sites and any such proposalswill be considered under the general design guidance and

policies of the LDP.

Environmental ImplicationsNo signicant environmental impacts have been identied forthis option; however, uncertainties remain around impacts onbiodiversity, ora and fauna, and soil quality, which depend onthe nature and location of sites.

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Appendix 1 - Draft List ofSupplementary PlanningGuides to be prepared

Supplementary Planning Guidance (SPG) can be prepared forsubjects or areas. The Local Development Plan should include alist of SP which the Council intends to produce within the life ofthe LDP.

If SPGs are included in the Local Development Plan, and if theconsultation process on these SPGs is rigorous enough, thePlanning Authority can adopt them. Once adopted they havethe same weight as the content of the LDP i.e. the Council canrefer to them and use their content when considering planningapplications if they are relevant.

SPGs which the Council is considering including in the LDPinclude:

Sustainable Design and Construction

Developer Contributions

Affordable Housing

Householder Developments and Amenity

Rural Development

This list may change or be added to following consultation onthe MIR, or in reaction to any external changing circumstancesduring the preparation of the LDP.

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r

Glossary

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AccessibilityHow easy it is to travel within, into, and between places.

Affordable HousingHousing which is made available at a cost below full market valueto meet an identied need. The term includes homes rented fromthe council and housing associations and, in some cases, homessold or rented from the private sector.

AmenityA term used to describe the factors that can make a place pleasantto be or live.

Appropriate AssessmentProcess required of the Birds Directive 79/409/EEC and HabitatsDirective 92/43/EEC to avoid adverse effects of plans, programmesand projects on Natura 2000 sites and thereby maintain theintegrity of the Natura 2000 network and its features. A Natura2000 site is part of a European network of protected sites, whichrepresent areas of the highest value for natural habitats and forspecies of plants and animals which are rare, endangered orvulnerable in the European Union. The areas are known as either‘Special Areas of Conservation (SAC)’ or ‘Special Protection Areas

(SPA)’.

Area of Great Landscape ValueAn area designated by Clackmannanshire Council in the currentlocal plan as being of importance not only for its physicallandform and for the ora and fauna it supports, but also for theenvironmental assets that it represents.

BiodiversityThe variety of living things and how they interact with the

environment they exist in. A Biodiversity Action Plan (BAP)encourages and protects this diversity. the variability amongliving organisms from all sources including terrestrial, marineand other aquatic ecosystems and the ecological complexesof which they are part. This includes diversity within species,between species and of ecosystems (UN Convention on BiologicalDiversity, 1992). Derived from the term “biological diversity”. Thevariability among living organisms from all sources including,inter alia, terrestrial, marine, and other aquatic ecosystems andthe ecological complexes of which they are part. This is derivedfrom the term “biological diversity” and refers to the whole rangeof living organisms, or the variety of life forms.

BiomassLiving and recently dead biological material that can be used fo

energy production.

BrowneldLand which has been built on or used in the past for somedevelopment purpose. Browneld land does not include privateor public gardens, sports pitches, woodlands or open spaces usedfor leisure and recreation purposes. The grounds of institutions(such as schools and hospitals) that are no longer used are notconsidered as browneld sites.

Built EnvironmentAll buildings and structures including archaeology.

Built HeritageBuildings, (including archaeology) and structures of historicinterest and importance.

Clackmannanshire Biodiversity Action Plan (CBAP)A local Biodiversity Action Plan (LBAP) prepared in accordanwith the Government’s Biodiversity Action Plan. This non-statutory plan sets out the steps required to conserve biodiversity

within the Clackmannanshire area.

Clackmannanshire AllianceAn alliance between the Council, other agencies and organisationsto secure the regeneration of Clackmannanshire.

Climate Change (Scotland) Act 2009Sets out a Public Bodies Duty requiring local authorities to actin a way best calculated to contribute to emissions reductiontargets, to deliver a statutory adaptation programme, and ina way that it considers most sustainable. A number of otherprovisions affecting planning authorities are included, includinga requirement for all LDPs to include policies on onsite low andzero carbon technologies.

Combined Heat and Power (CHP)The generation of heat and power in a single process. CHPschemes generate electricity and use the otherwise wasted heatin industrial applications or in community heating projects.



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Glossary

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Community Facilities or ServicesSuch as shops, post office, schools, leisure, entertainment,

recreation and transport.

Community PlanningThe process by which organisations come together to set a jointagenda in the Community Plan for improving the wellbeing ofClackmannanshire.

Comparison (Non-Food) ShoppingShopping where the purchaser will compare the prices, qualityand quantity before a purchase is made. e.g. clothes, fashionmerchandise, electrical goods, furniture, etc.

Conservation AreaAn area designated by a planning authority in accordance withSection 61 of the Planning (Listed Buildings and ConservationAreas) (Scotland) Act 1997 as being of special architecturalor historic interest, the character or appearance of which it isdesirable to enhance or preserve.

Convenience (Food) ShoppingBroadly dened as food shopping, drinks, tobacco, newspapers,

magazines, confectionery, etc., purchased regularly for relativelyimmediate consumption.

Core Paths PlanA plan that denes a basic network of paths sufficient for thepurpose of giving the public reasonable access throughout theirarea.

CountrysideAll areas outwith the settlement boundaries, as dened inDevelopment Plans.

DemandThe market expression of the desire for housing. It is acompound of needs and aspirations and can be satised eitherby existing housing or by new housing requiring additional landprovision.

Designated SitesThese are sites that are designated for their nature conservation

or landscape value.

Development Brief Guidance prepared on the layout, design, and planningrequirements for a dened area of land.

Development PlanCurrently comprises the Structure Plan and Local Plan (in thiscase the Clackmannanshire and Stirling Structure Plan and theClackmannanshire Local Plan). These documents are the basisfor determining planning applications. Structure Plan and LocalPlan(s) that together provide the statutory planning frameworkfor Clackmannanshire. To be replaced by the Local DevelopmentPlan. See also Structure Plan and Local Plan.

Diversication (Rural/Farm)The use of rural land and buildings for non-agriculturalor forestry purposes, such as industrial and commercialdevelopment, to meet the needs of rural areas and to supportthe local community.

Flood RiskThe combination of the probability of a ood and of thepotential adverse consequences, associated with a ood, forhuman health, the environment, cultural heritage and economicactivity.

Green BeltAreas adjacent to settlements designated to direct plannedgrowth, protect the character, landscape setting and identityand preserve existing views to and from of the settlement’s core

and to protect and give access to open space. The overall aim isto maintain the rural character of these areas and therefore astrong presumption against development applies.

GreeneldLand which has never been previously developed or used for anurban use, or fully restored derelict land.



MAIN ISSUES REPORT

Housing Land AuditThe annual appraisal of the mid-year established supply of land

for housing which concentrates on agreeing the rst ve yearseffective supply. Discussions are based upon the housing landreturns and the results of the annual developers’ intentionssurvey and take place between representatives of the housebuilders, Homes for Scotland and Clackmannanshire Council.

Housing Land RequirementThe number of houses needed, informed by the Housing Needsand Demand Analysis and the Local Housing Strategy. It includesan element of exibility to allow for uncertainties. The totalamount and type of housing necessary to accommodate a givenor projected population at appropriate minimum standards. Thisincludes both housing need and demand

Housing Market AreaA geographical area which is relatively self-contained in termsof reecting people’s choice of location for a new home, i.e. alarge percentage of people buying a house in the area will havesought a house only in that area.

Housing Need

For the purposes of the Development Plan, housing need isdemographic, as indicated by the change in the number ofhouseholds. Also refers to households lacking their own housingor living in housing which is inadequate or unsuitable, who areunlikely to be able to meet their needs in the housing marketwithout some assistance.

Housing AssociationA non-prot making organisation committed to meetingspecic housing needs.

Inll DevelopmentThe development of vacant areas of land between existingbuildings.

InfrastructureBasic services and facilities needed to allow development totake place such as roads, water, sewerage, gas and electricity,which are necessary for development to take place; may includeschools and community facilities.

Inventory of Gardens and Designed LandscapesHistoric Scotland and the former Countryside Commission for

Scotland in 1983 published the Inventory. It covers Scotland’smost outstanding historic gardens and includes parks andcemeteries.

LandllThe deposit of waste on or into land in a controlled way.

Landscape CapacityThe capability of landscape to absorb new development.

Listed BuildingA building of special architectural or historic interest designatedby Scottish Ministers and categorised A, B or C.

Local Development PlanThe Planning etc (Scotland) Act 2006 provided for thereplacement of Local Plans with Local Development Plans. Theswill form part of the Development Plan.

Local Housing StrategyThe Housing (Scotland) Act 2001 requires local authorities to

lead in the assessment of housing supply, needs, demands,and conditions and, through the development of a sharedunderstanding of the operation of local housing markets,to plan and implement a long-term strategy for housingimprovement. Applies to both public and private housing.

Local PlanA detailed land-use planning document prepared by the Councilsetting out site specic policies and proposals in accordancewith the Structure Plan (Note that these will be replaced byLocal Development Plans).

Local Transport Strategy (LTS)Document explaining the local authority’s transport policiesand strategies to the public and setting out the strategic visionfor transport provision and an integrated transport network.It is used to support funding bids to the Scottish Governmentand other bodies. A detailed transport strategy, prepared by theCouncil, which outlines transport policies and proposals for thenext 15 years. Forms the basis for funding bids to the ScottishExecutive. A detailed transport strategy which outlines transportimprovements and proposals generally for the next 15 years.

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Supplementary GuidanceAdditional guidance prepared by the Council, which

supplements the guidance given in the Development Plan.Usually relates to a particular subject or physical area.

SustainabilitySee Sustainable Development.

Sustainable CommunitiesUsually communities that have community facilities andemployment and are well served by public transport.

Sustainable DevelopmentVarious denitions of sustainable development have beensuggested by various sources, however it can simply bedescribed as “Development that meets the needs of the presentwithout compromising the ability of future generations to meettheir own needs”. Broadly, it is the principle of stewardshipand responsibility in the use and management of resourcesand achieving a balance between economic growth andtechnological developments and environmental considerations.Sustainable development is supported by the Government andshould form a key part of the Development Plan.

Sustainable DrainageDealing with problems of ooding and surface water qualityusing the best practicable environmental solution.

Sustainable TransportUsually walking, cycling or public transport.

GlossaryTown CentreThose areas which are identied as such on the proposals

maps in the Development Plan. The term town centre is usedto cover town and district centres which provide a broad rangeof facilities and services and which full a function as a focusfor both the community and public transport. It excludes retailparks, neighbourhood centres and small parades of shops ofpurely local signicance.

TownscapeCharacter and appearance of spaces and buildings in anidentied area of a town.

VitalityVitality is a reection of how busy a centre is at different timesand in different parts.

Waste ManagementThe reduction, re-use, recovery, treatment, and disposal ofwaste.

WindfallA site not specically allocated for development in a

Development Plan but for which planning permission fordevelopment is granted. Sites including conversions which arenot included as part of the housing land supply at the basedate of the Plan, but which subsequently become availablefor appropriate housing development, other than through theDevelopment Plan allocation process.

Zero Waste Plan for ScotlandImplements the National Waste Strategy and sets objectives forsustainable waste management.

cd032 clackmannanshire local development plan main issues report (january 2011)

Documents