1. Local Plan Context

Transcription

1 1. Local Plan Context WHY ARE YOU HERE? ABOUT US PLANNING APPLICATION CONSULTATION Stewart Milne Homes are in the process of preparing a detailed planning application for a development of approximately 60 houses on the allocated site. A Proposal of Application Notice was submitted on the 30 th October 2012 to the Council advising them of the preparation of the planning application. This exhibition is part of the Pre- Application Consultation process and seeks to obtain the views of the general public and local interest groups about the proposed development in advance of the finalisation and submission of the planning application. Members of the public are invited to put forward suggestions about the draft layout and design proposals on display. These will be taken into consideration by Stewart Milne Homes in finalising their proposals. East Dunbartonshire Council Area Residential Site LEGEND Residential Area. Site for (Short Term) Housing. Community Facilities. STEWART MILNE GROUP Stewart Milne Group is one of the UK s leading independent house builders with 5 star status from the Home Builders Federation for customer satisfaction. Originally established in Aberdeen in 1975, the business has grown and now has offices in Aberdeen, Glasgow, Edinburgh, Manchester & Oxford. We are one of Scotland s leading providers of quality homes and each year build over 500 properties from luxury city apartments and townhouses to family homes. Our market leading position is based firmly on our expertise, innovation and quality along with our commitment to providing the best service to our customers. Comments about the proposed development should be made in writing on the Feedback Forms available at the exhibition or in writing by 31 st December 2012 to:- Extract from Lanarkshire Local Plan dated Sept 2012 (not to scale). Green Belt. Tree Preservation Order. Nature Conservation Area. Local Authority Boundary. Pagoda Public Relations 4 Eyre Place Edinburgh EH3 5EP Tel no: stewartmilne@pagoda.com The site, which is approximately 9.3 acres in size, is allocated for residential development in the Area Wide Lanarkshire Local Plan. This Plan was adopted by Lanarkshire Council on the 28 th September The information displayed at this exhibition explains how Stewart Milne Homes would like to design and develop the site in line with the guidelines and requirements from the Lanarkshire Local Plan and current National Planning Policies.

2 2. Site Location & Context Community Hall Site Residential Site Photo 5 Photo 4 Bus stop Site Entrance Playground/ Football Pitch Photo 2 Extract from Ordnance Survey, Licence number (NTS). Location Plan. Photo 3 Primary School Existing footpath to Lenzie Bowling Club Photo 1. Aerial View (circa 2002) of the site from the west. Photo 5. View of Lenzie from Photo 2. View of the playground/football pitch from the south. Photo 3. View up Langmuirhead Road from the south west. Photo 4. View of planted boundary to existing property at

3 3. Development Issues KEY CONSIDERATIONS Community. Townscape character. Rural setting. open space Landscape character. water main Open space. high point low point footpath views Off-site water vole habitat. drain/ditch slope existing planting frontage rear garden Accessibility. Constraints. Steep slope from north west to south east with implications for house types and earthworks. Water main wayleave through the site. Off-site water vole habitat area to the south east. buffer zone to water vole habitat Existing TPO s on eastern boundary and other trees and hedges to the north, east and south boundaries. Opportunities. Existing street frontage continued along South facing slope with views to Lenzie Golf Course. Existing footpath to east and south boundaries. new landscaping Levels fall to south boundary where a sustainable drainage system will enhance the water vole habitat. New planting to east and south boundaries to enhance existing TPO trees and hedgerows. Integration. South facing slope. Water main wayleave. Affordable housing. vehicular site access existing junction at Langmuirhead Road split-level housing & Stepps Road. footpath pedestrian links affordable housing Movement. Roads designed to follow existing contours with lanes to create village character. Pedestrian links provided through the site connecting Langmuirhead Road with the wider footpath network to the east and south. vehicle access (asphalt) vehicle access (paviours) Traffic on Stepps Roads significantly reduced following construction of the Kirkintilloch Link Road. The transport assessment identified a negligible impact on the surrounding road network with no requirement for upgrading works. Masterplan. Attractive formal and informal open space over water main wayleave. Open space creates a welcoming entrance to the development. Shared surface roads and village lanes provide a varying width of enclosure. development area Roads and lanes characterised by hedge and tree planting to act as traffic calming and ensure development integrates with rural environment. Layout oriented to suit existing south facing slope and achieve views to Lenzie.

4 4. Indicative Layout A OUTCOMES The development will comprise of approximately 60 residential dwellings varying from 2 bedroom terraces to 5 bedroom detached family houses. Onsite affordable housing to meet Lanarkshire Council requirements. Fig. 2 Play area Open space area Fig. 3 Fig 2. Artist impression of the new access from The use of split-level housing in areas of steep topography to minimise earth movement and exploit south facing slope. Access to the site is achieved at the west by the formation of a junction onto Complements the village development pattern and reinforces the existing planted boundaries. LEGEND Private Housing A Continued street frontage along Affordable Housing Surface Water Treatment Fig 1. Layout (not to scale). Fig 3. Artist impression of the courtyard area. Attractive open space created centrally within the development with connection to existing footpaths and open space network. 92 Langmuirhead Road Split-level housing Open space Split-level housing Split-level housing Existing lane Building materials to reflect the existing character of the village and provide an attractive development. Indicative Fig 4. Section A-A (not to scale). Existing trees & hedging Road/lane Road/lane Existing ground level

5 5. Community Issues COMMUNITY ISSUES Following a meeting with the Community Council, we have identified a number of key concerns arising from the development proposals. Affordable Housing. Planning policy states that new developments should include an appropriate provision for affordable housing. It is recognised that affordable housing stock within is in short supply. Initial discussions with housing officers has suggested a likely mix of housing to be provided. It is thought that the dwellings will allow for down-sizing where required and for young families to have new, quality & energy efficient homes. Education. Stewart Milne Homes have appointed specialist education consultants to assess, in-conjunction with Lanarkshire Council, the impact of the proposed development on local schools. Discussions are at a very early stage and appropriate solutions to any capacity issues resulting from this development will be agreed with Lanarkshire Council. Roads. Independent traffic consultant, Jacobs Engineering UK Ltd, have carried out a detailed transport assessment (during 2012) to assess the impact of the development on surrounding roads. Langmuirhead Road/Stepps Road junction has sufficient capacity to accommodate additional traffic from the development. Traffic volumes on Stepps Road have been reduced by approximately 50% following completion of the Kirkintilloch Link Road. Site access is by way of a junction onto Each issue has been carefully considered to ensure there will be no significant impact to the existing infrastructure and environment. Should you have any other concerns not highlighted on this board, please complete a Feedback Form. Ecology. Open space. Drainage. Environmental Consultants MBEC, have undertaken a detailed ecological assessment of the site (during 2012) and the surrounding area. A water vole habitat has been identified outwith the development boundary and will be protected by an appropriate buffer zone. Development proposals will enhance the existing water vole habitat. Open space and play facilities will be provided in accordance with Lanarkshire Council s Planning policy. Attractive planting will be incorporated within the useable open space and will be overlooked from the housing to ensure safe use. Existing open space to the south of the development will be overlooked. The development will comply with planning policy by incorporating a sustainable drainage system allowing for the treatment and attenuation of surface water prior to discharging to the existing land drainage system. The drainage will be a separate foul and surface water system and will be adopted by Scottish Water. Foul drainage will require to be pumped to the existing Scottish Water sewer.

6 6. Proposed Development WHAT HAPPENS NEXT? All comments made about the proposed development will be considered when finalising proposals. Community Hall Golden Pheasant When a formal planning application is submitted to Lanarkshire Council the opportunity will exist at that stage for representations to be made directly to the Council about the proposed development and the submitted application. Such representations will be taken into account by Lanarkshire Council in the consideration and determination of the planning application. Please take time to complete a Feedback Form and raise any queries that you have Aerial with us. photo not to scale. Bowling Club Primary School Playground/ Football Pitch Site Aerial photo: Get Mapping circa 2010 (NTS). The layout in context shows how the new residential site will merge with the surrounding area. Proposed Masterplan. Aerial photo: Get Mapping circa 2010 (not to scale).