Falkirk Gateway Zones 1&4 Planning Statement

Transcription

1 Falkirk Gateway Zones 1&4 Planning Statement

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3 1. Introduction 1.1 This Planning Statement has been prepared by Falkirk Council to support the marketing of Zones 1 and 4 of the Falkirk Gateway. It summarises: The history and context of the sites; The planning policy position as set out the current development plan, and consideration of the sites within the emerging development plan; The range of uses which may be suitable on the sites; The placemaking and design requirements which should be incorporated into the masterplans for the sites; and Submission requirements in respect of future planning applications for development on the sites. Falkirk Gateway Zones 1&4 Planning Statement

4 2. Site Location and Description 2.1 The sites comprise two of five zones for future development within the Falkirk Gateway/Falkirk Stadium opportunity which lies on the eastern approach to the town of Falkirk, approximately 1.5 km east of the Town Centre. 2.2 Zone 1 is 6.44 ha in size and sits immediately to the north west of the Westfield roundabout, with the A9 Northern Distributor Road to the east, and the A904 Grangemouth Road to the south. The site is greenfield and forms part of the flat, low lying carseland between Falkirk and Grangemouth. The Helix Park and the Falkirk Stadium are situated to the east across the A9, and the proposed new Falkirk campus for Forth Valley College lies immediately to the west. Residential uses lie to the south, and Middlefield Industrial Estate lies to the north west. Further development zones also lie to the north and south. 2.3 Zone 4 is 4.59 ha in size and lies immediately to the south of Westfield roundabout. It is similar in character to Zone 1. It is bounded to the north and east by the A904 Grangemouth Road and the A9 respectively. The residential area of the Bog is located to the east, with 3 storey flats facing the site across Alexander Avenue. To the south is further residential use and Falkirk Fire Station. 2.4 Historically, the ownership of the Zone 1 has been split between Falkirk Council and Callendar Estate. However, on conclusion of an ex-cambion agreement, the Council will become the sole owner. Zone 4 is owned by Falkirk Council. 2.5 Figure 1 shows the boundaries of Zones 1 and 4, in relation to the other development zones within the Falkirk/Gateway/Stadium.

5 2. Site Location and Description Figure 1 ZONE 5 AD ETNA RO Middlefield Industrial Estate ZONE 2 Helix Park INGS CAST D ROA IRK 4 AD RO K FAL A90 AD D RO FIEL Forth Valley College A9 DLE MID New FV College Campus ZONE 3 Westfield Roundabout Falkirk Stadium EMOUTH GRANG A9 A904 ROAD REET ALEX ORD ST RANDYF VENU ER A AND REET E ORD ST RANDYF WESTFIELD WESTFIELD STREET STREET Reproduced from the Ordnance Survey Mapping with the permission of the controller Of Her Majesty s Stationery Office Crown Copyright. STREET Unauthorised reproduction infringes Crown Copyright and may lead to civil proceedings. Falkirk Council (2017) MONTGOMERY D WOODBURN ROA Falkirk Gateway Zones 1&4 Planning Statement Fire Station

6 3. Site Context 3.1 The key elements of the sites context are outlined below. Falkirk Gateway/Falkirk Stadium 3.2 The Falkirk Gateway/Falkirk Stadium is one of the most important economic development opportunities in the Falkirk Council area, and lies at the heart of the Falkirk Investment Zone. Complemented by the adjacent Helix and the proposed new Forth Valley College, the Council s aspiration is to create a new mixed use urban quarter, which makes a major contribution to placemaking and job creation. 3.3 The Falkirk Gateway site comprises 25 ha of development land lying between the urban edge and the A9. The site was identified in the Falkirk Council Structure Plan 2001, and subsequent Local Plans, as a strategic opportunity for mixed commercial use, and formed a key part of the Council s My Future s in Falkirk strategy. Macdonald Estates were appointed as preferred developers and submitted an outline planning application for 25,000 sq.m. non-food retail, business, leisure and tourism uses in 2006 (Ref 06/0889/OUT). A masterplan was developed to support the application and a minded to grant decision issued by the Council in 2007, subject to the conclusion of a Section 75 agreement. However, the Section 75 was not concluded, and the application was refused in The Falkirk Stadium was developed to the east of the A9 and the south of the A904 from 2003 onwards. As well as the home of Falkirk FC, the stadium accommodates Falkirk Council and Falkirk Community Trust offices and a nursery within the main west stand, and is establishing itself as a concert venue. The east stand remains to be built and further development potential exists in the corners of the stadium and on adjacent land. 3.5 In 2016, a Preliminary Development Framework for the Falkirk Gateway/Falkirk Stadium area was prepared by consultants WSP on behalf of the Council. The main purpose of the document was to provide the Council, as landowner, with advice on how the opportunity should be taken forward including a review of the range of uses which were appropriate to the site in the light of changing market conditions, and an indicative design framework for the sites. It has not been formally adopted by the Council as supplementary planning guidance, and indeed suggests a mix of uses which is at variance with the current adopted Falkirk Local Development Plan (LDP1). However, the document will inform the review of the site in LDP2 and, in the meantime, provides a framework for the preparation of more detailed masterplans for each of the five zones. It forms the basis for the masterplanning advice provided at section 7. The Preliminary Development Framework is included within Appendix 1.

7 3. Site Context New Forth Valley College Campus 3.6 Forth Valley College occupies land to the west of the Falkirk Gateway site, extending along the A904 Grangemouth Road. The college plans to construct a new Falkirk campus immediately adjacent to the Zone 1 site. Funding is committed for the 83m project, and planning permission has been granted. The new campus is scheduled to open in The new campus is expected to act as a catalyst for development at the Falkirk Gateway through the introduction of a high quality new building, bringing vitality and business opportunities through high levels of footfall, and through beneficial connections between the education and business communities. There may also be opportunities for new student accommodation. 3.8 Development within Zone 1 will have to pay attention to the new campus proposals in terms of design context and linkages. In particular the east-west path and associated green corridor to the rear of the college building will have to be continued within Zone 1, and the proposed service access to the college may provide a secondary access to Zone 1. The approved site plan for the college is included in Appendix 2. Grangemouth Energy Project 3.11 Feasibility work has been undertaken to investigate the potential for district heating in and around Grangemouth, where there is a cluster of heat sources and heat anchors which could be linked. A western network, including the Falkirk Gateway, is one of two network areas being considered. TIF (Tax Increment Financing) 3.12 The Council s Tax increment Financing (TIF) Initiative was approved in 2013 and provides a mechanism by which infrastructure and enabling works can be funded through borrowing against future consequential uplift in non-domestic rates. Unlocking development in the vicinity of the Falkirk Gateway/Falkirk Stadium is one of the primary objectives of TIF. Upgrading of M9 Junction 6 has already been completed. Improvements to the A9/A904 Corridor, and enabling works associated with the sites themselves are scheduled as part of the TIF programme, and will allow the main strategic constraints affecting the sites to be addressed. Helix and Falkirk Greenspace 3.9 The Helix is a 43m project which has transformed the green belt between Falkirk and Grangemouth. The Helix Park, opened in 2013/14, lies adjacent to the site and provides a high quality area of urban parkland including paths, lagoon, play facilities and an events space. This is complemented to the north by the Kelpies Canal Hub, and the Forth and Clyde Canal The Helix is part of the wider Falkirk Greenspace Initiative, through which a multitude of landscape, outdoor access and biodiversity projects have created a linked up green network around the main settlements of the area over the last 20 years. New development, particularly on the urban fringe, is expected to contribute to this ongoing strategy. Falkirk Gateway Zones 1&4 Planning Statement

8 4. Planning Policy 4.1 The existing development plan for the Falkirk Council area is the Falkirk Local Development Plan (LDP1), adopted in July LDP1 is supported by 16 supplementary guidance notes which provide more detailed guidance and interpretation on certain key policies. 4.2 The Council commenced a review of the LDP1 in A Main Issues Report for LDP2 was published in February 2017, and a Proposed Plan is programmed for May The anticipated adoption year is Falkirk Local Development Plan (LDP1) Vision 4.3 LDP1 sets out a vision for the Falkirk area in 2034 as follows: A dynamic and distinctive area at the heart of Central Scotland, characterised by a network of thriving communities and greenspaces, and a vibrant and growing economy, providing an attractive and sustainable place in which to live, work, visit and invest. The vision acknowledges that the process of transformation and regeneration which has been ongoing in the area for a number of years needs to continue, and that the full economic potential which the area s location and assets offer has only been partly realised. Network of Centres 4.6 Policy TC01 (Network of Centres) identifies a hierarchy of centres which will be the focus for retail, leisure, cultural and major community uses in the area. The Falkirk Gateway is identified as a Commercial Centre in the network of centres, whose role is to provide an out-of-town focus for household shopping and leisure complementary to Falkirk Town Centre. It should be noted that this status is under review in LDP2 in the light of changed market conditions and lack of demand for significant additional household shopping provision. Supporting policies include Policy TC02 (Development and Changes of Use in Centres) and Policy TC03 (Retail and Commercial Leisure Development) which set out criteria for development within centres and for significant retail and leisure development generally. Retail impact assessments may be required depending on the scale and type of retail development. Relevant Plan Proposals 4.7 Figure 2 on next page is an extract of the Proposals Map covering the sites. Strategic Business Locations and Tourism Nodes 4.4 The spatial strategy for business is expressed in Policy BUS01 (Business and Tourism) and promotes four key Strategic Business Locations focussed in the M9/M876/A801 corridor. These will be the key drivers of economic growth and regeneration within the Council area. One of these is the Falkirk Investment Zone, which includes the Falkirk Gateway site. 4.5 Policy BUS01 states that the Council will give priority to the development of tourism proposals which support a set of identified themes/networks and nodes. The Helix/Falkirk Gateway is one of the identified nodes, which supports three of the networks/themes: the Canal Network; the Central Scotland Green Network; and Gateway Services.

9 !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! 4. Planning Policy Figure 2 kj H26 GN31 ED03 V V V V V V V V V V V V V VV ED13 INF02 V V V V V VVVVVV V V V V V V V V V V V V VV VVVVVV V V V V V V V V V VV V V V Key Policies - Countryside & Green Belt Urban/Village Limit (CG01) Green Belt (CG02) Policies - Open Space Open Space (INF03) Playing Fields (INF03(2)) Policies - Business & Major Hazards Core Business Areas (BUS02) Business Areas with Potential for Redevelopment (BUS03) V V VV V V V V V VV VV V V V VV V VV V V V V V V VV GN09 INF12 Major Hazard Consultation Zone (BUS05) Policies - The Green Network ED03 Wildlife Sites (GN03) Tree Preservation Order (GN04) Policies - The Historic Environment GN10 H32 INF23 H32 INF12 ED04 Antonine Wall World Heritage Site (D07) Antonine Wall World Heritage Site Buffer Zone (D07) Canals (D14) Policies - Waste ED03 kj Waste Management Facilities (RW08) GN09 Proposals/Opportunities Housing Economic Development Infrastructure Falkirk Green Network ED06 ED06 Reproduced from the Ordnance Survey Mapping with the permission of the controller Of Her Majesty s Stationery Office Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to civil proceedings. Falkirk Council (2017) Falkirk Gateway Zones 1&4 Planning Statement

10 4. Planning Policy Relevant Plan Proposals 4.8 The site is part of Proposal ED03 (Falkirk Gateway). The proposed uses are stated as non-food retail, business, leisure, tourism and motor retail. Site comments are as follows: Major mixed use commercial opportunity at eastern gateway to Falkirk; Non-food retail restricted to 25,000 sq.m. gross bulky household goods floorspace; Masterplan prepared for previous application but revision required in the light of amended site boundaries and market conditions. Development framework for Falkirk Gateway/ Stadium to be prepared providing context for revised masterplan(s); Gateway site requires high quality development and unified landscape and public realm strategy; Green network opportunities to be incorporated including linkages to Helix and east-west greenspace corridor linking to college and Town Centre; Masterplan should take account of the Forth & Clyde Canal, including the need to safeguard any existing canal related drainage regime and maximise the potential for surface water from any development to discharge into and thereby maintain water levels in the canal; Substantial on- and off-site infrastructure required, to be funded by developer contributions; Flood risk assessment required; Site lies within a Major Hazard Consultation Zone Proposal INF12 (A904 Corridor Improvements) refers to the road upgrades to the A904, A9 and Westfield roundabout, and associated pedestrian/cycle access improvements which are to be delivered through TIF to facilitate the Falkirk Gateway/Falkirk Stadium developments Proposal GN10 (East Falkirk Open Space Corridor) refers to the opportunity to improve access from the Helix to the Town Centre by means of an open space corridor and access network through the Falkirk Gateway, the Forth Valley College site and Victoria Park. Development in Zone 1 would be required to deliver the proposed corridor route through the Falkirk Gateway, connecting the approved section within the new college campus to appropriate pedestrian crossing points over the A9 to the Helix. 4.9 It should be noted that the sites no longer fall within a Major Hazard Consultation Zone. For the range of uses now envisaged for the Falkirk Gateway, significant contributions for off-site infrastructure are now unlikely to be required, as such infrastructure will be delivered through TIF.

11 4. Planning Policy Design Policies 4.12 Policy D01 (Placemaking) identifies the key opportunities for placemaking within the area, within which there will be a particular emphasis on high quality design and environmental enhancement. Three of the five generic priority areas are relevant to the site: Strategic Business Locations; Town Gateways and Major Urban Road Corridors; and the Central Scotland Green Network, This emphasises the high profile nature of the sites and the importance of high quality placemaking in this location Policy D02 (Sustainable Design Principles) sets an overarching set of design principles with which all development should comply. The key headings are natural and built heritage; urban and landscape design; accessibility; climate change and resource use; infrastructure; and maintenance. It also emphasises the requirement for masterplans for significant development proposals to demonstrate how these principles have been incorporated into the proposals Policy D03 (Urban Design) sets out general urban design principles which proposals should address, including that street design and layout should conform with the Scottish Government s Designing Streets policy document. Policy D03 is supported by Supplementary Guidance SG02: Neighbourhood Design, which is essentially the Council s response to Designing Streets. While it is primarily intended for residential neighbourhoods, the principles are also applicable to mixed use neighbourhoods included business and commercial uses. Policy D03 includes a requirement that major development proposals should make provision for public art in the design of buildings and the public realm. Development proposals for the sites should therefore include a strategy for public art Policy D04 (Low and Zero Carbon Development) sets out requirements for the incorporation of low and zero carbon generating technologies (LZCGT) within new development. Applicants must demonstrate that 10% of the overall reduction in CO2 emissions as required by Building Standards has been achieved via on-site LZCGT. Further guidance is provided in Supplementary Guidance SG15: Low and Zero Carbon Development. The policy also encourages consideration of decentralised energy generation with heat recycling schemes (CHP and district heating). District heating opportunities are particularly relevant to the site given recent feasibility work through the Grangemouth Energy Project, and development proposals should examine this potential, including future proofing to accommodate future heat networks. An Energy Statement will be required in support of planning applications for the sites to demonstrate compliance with Policy D04. Falkirk Gateway Zones 1&4 Planning Statement

12 4. Planning Policy Transport Policies 4.16 Policy INF02 (Developer Contributions to Community Infrastructure) indicates general requirements for developments to contribute to infrastructure where development will create or exacerbate deficiencies in existing provision. The Falkirk Gateway, in combination with other strategic sites within the Falkirk and Grangemouth Investment Zones, will have significant impacts on the strategic and local road network. However, as noted previously, the key transport constraints affecting the area are being dealt with through TIF and, for the range of uses currently envisaged for the Falkirk Gateway, it is not expected that contributions to off-site transport infrastructure will required Policies INF07 (Walking and Cycling) and INF08 (Bus Travel and New Development) seek to ensure that priority is given to walking, cycling, and public transport in accordance with national and local transport policy. The sites will be required to link into pedestrian and cycle networks which are being developed in the vicinity, including the aforementioned Helix - Falkirk Town Centre route, and to bus services on the A904 Grangemouth Road Policy INF10 (Transport Assessments) requires Transport Assessments to be prepared where the impact of the development on the transport network is likely to result in a significant increase in the number of trips, and is considered likely to require mitigation. Transport assessments are to include travel plans where appropriate. A Supplementary Planning Guidance Note on Travel Plans provides further guidance on requirements. In the case of the Falkirk Gateway, comprehensive modelling and assessment of cumulative impacts on the strategic and local road network have been carried out in the past, and mitigation is being brought forward through the TIF. It is not therefore expected that a full Transport Assessment will be required for the uses currently envisaged for the site. A Transport Statement should be prepared which should be scoped in consultation with the Council s Transport Planning Unit. A Travel Plan Framework for the site and/or Travel Plans for individual developments will be required Policy INF011 (Parking) states that the maximum parking in Scottish Planning Policy (SPP) will be applied to new development, where relevant, in tandem with the Council s minimum standards. The Council has now formally adopted the National Roads Development Guide, subject to certain local variations, and the parking standards within this document would be applicable. Flooding and Drainage Policies 4.20 Policy RW06 (Flooding) states that development in areas subject to significant risk of flooding will be assessed against the SPP s flood risk framework, with a presumption against new development which would be at risk of flooding, increase flood risk for existing development, or result in more vulnerable uses or larger development footprint on a site subject to flood risk. Flood risk assessments are required where development is proposed on land subject to flood risk Policy INF12 (Water and Drainage Infrastructure) requires drainage infrastructure to be adopted by Scottish Water, or subject to suitable alternative maintenance arrangements acceptable to SEPA. It requires surface water management to comply with best practice on SUDS and a drainage strategy to be submitted with planning applications The Falkirk Gateway is subject to significant flooding and drainage issues. SEPA s indicative flood maps show that a significant proportion of Zone 1 lies within the 1:200 year fluvial flood risk envelope, while significant areas of Zone 4 are affected by surface water flooding. This is shown in Figure 3 on opposite page. Further, investigation has highlighted that the indicative fluvial extents indicated in Zone 1 appear to be an over representation of risk. Aside from this, the flat, low lying nature of the site presents challenges regarding the movement of surface water off the site. A combined sewer runs south east-north west through the middle of the site. For reasons of sustainability and to protect customers from potential future sewer flooding, Scottish Water will not accept any surface water connections from Zones 1&4 to the combined sewer system. The Council has commissioned a Drainage Strategy for the which considers flood risk and provides a means of removing surface water from these zones. This is likely to involve pumping treated and attenuated surface water eastwards to the Helix lagoon for Zone 1 and to the Stadium SUDS for Zone 4. It is expected that the enabling strategic infrastructure will be delivered through TIF, to which the site drainage will be able to connect. The Drainage Strategy will also dictate development platform levels.

13 Figure 3 Key SEPA 1:200 Year Flood Envelope Surface Water Fluvial AD ETNA RO Middlefield Industrial Estate Helix Park INGS CAST D ROA MID IRK DLE 4 AD RO K FAL A9 AD D RO FIEL A90 New College Building Forth Valley College Westfield Roundabout Falkirk Stadium EMOUTH GRANG A9 A904 ROAD REET ALEX ORD ST RANDYF VENU ER A AND REET E ORD ST RANDYF WESTFIELD WESTFIELD STREET STREET Reproduced from the Ordnance Survey Mapping with the permission of the controller Of Her Majesty s Stationery Office Crown Copyright. STREET Unauthorised reproduction infringes Crown Copyright and may lead to civil proceedings. Falkirk Council (2017) MONTGOMERY D WOODBURN ROA Falkirk Gateway Zones 1&4 Planning Statement Fire Station

14 4. Planning Policy Community Infrastructure 4.23 Policy INF04 (Open Space and New Residential Development) requires residential development of more than 3 units to contribute to open space and play provision. Detailed guidance on how sites should contribute is set out in Supplementary Guidance SG13: Open Space and New Development, and will be informed by the Council s Open Space Strategy. The policy and SG allow for on-site provision, off-site financial contributions, or a combination of both, depending on the scale of the development and a range of other factors, including provision in the local area. The residential open space requirement in SG13 is set out in Figure 4 below. Figure 4 Dwelling Type Active Open Space Residential Open Space Requirement Passive Open Space Total Flat 10.5 m² 24.5 m² 35 m² House 21.0 m² 49.0 m² 70 m² Residential Open Space Commuted Sum Requirement Flat House It is likely that any open space requirement generated by residential use will be met on-site through the various landscaping and public realm components outlined in section 6, and that a commuted sum for off-site provision will not be required. It should be noted that a review of SG13 is imminent Policy INF05 Education and New Housing Development requires developer contributions to education provision where there is insufficient capacity within catchment schools to accommodate children from new housing development. Further guidance and contribution rates are set out in Supplementary Guidance SG10: Education and New Housing Development At present, the Council would seek contributions in respect of St Mungo s High School (denomination secondary school) and nursery provision, amounting to 1,250 per house or 1,050 per flat. There is uncertainty over future capacity risks associated with Graeme High School (non-denomination secondary school), and it is possible that contributions might be sought for this in the future. The Council is generally content to phase contributions. Certain types of residential development are exempt where they would have no impact on school capacity (e.g. student accommodation). Further information on requirements can be obtained from Falkirk Council Children s Services Where a developer considers that education contributions will render a development unviable, a Development Viability Statement may be submitted which would be a material consideration in the determination of a planning application.

15 4. Planning Policy Green Network 4.28 Policy GN01 (Falkirk Green Network) supports the development of the Central Scotland Green Network in the Falkirk area through the development and enhancement of a multi-functional network of green components and corridors. The Council s aspirations are further articulated in Falkirk Greenspace: A Strategy for Our Green Network The Falkirk/Grangemouth corridor is one of the key components of the green network. New development, particularly the larger growth areas such as the Falkirk Gateway, is required to contribute to the green network, where appropriate, through the integration of green infrastructure into masterplans. Zones 1 and 4 will contribute through a robust landscape and public realm framework, including green corridors along the major pedestrian/cycle access routes through the site and appropriate landscape treatment along the major frontages with the A9 and A Policy GN03 (Biodiversity and Geodiversity) seeks to protect and enhance the hierarchy of nature conservation sites and protected species, and to promote biodiversity generally. Further guidance is provided in Supplementary Guidance SG05: Biodiversity and Development. There are no designated nature conservation sites in or immediately adjacent to Zones 1 and 4, although the sites contain a number of trees, hedgerows and scrub vegetation. The approach in SG05 should be followed, including an initial site audit to determine if the site could support any habitats, species or features of biodiversity interest, and any consequential detailed surveys which may be required. Promoting biodiversity should be a consideration in site design For residential uses proposed, Policy HSG02 (Affordable Housing) is relevant. In the Falkirk settlement area, this requires housing developments of 20 units or more to provide 15% of the units as affordable or special needs housing. The approach to provision is set out in Supplementary Guidance SG12 (Affordable Housing). Falkirk Local Development Plan Review (LDP2) 4.32 In February 2017, the Council published the Main Issues Report (MIR) for LDP2. This identifies the key planning issues facing the Council area, and the Council s preferred approach to tackling these issues. Consultation on the MIR took place between February and May Issue 6 explores the future vision for the major business locations. For the Falkirk Investment Zone, the MIR acknowledges that the existing proposed uses for the Falkirk Gateway in LDP1, and in particular the large household retail park and extensive office quarter, are no longer realistic or viable, and need to be revisited. The preferred approach taken in the MIR, which follows on from the Preliminary Development Framework, is to focus on green business, tourism, food and drink, recreation and residential use. The Falkirk Gateway would cease to be classified as a commercial centre within the network of centres. Retail use could still feature, but with a more local focus, and subject to demand and assessment against town centre first policies. In terms of residential use, an allocation of 100 units is set against the Falkirk Gateway, although this is only notional at this stage The mix of uses is actively under review through LDP2, and the revised approach outlined above will have to go through due process before being confirmed. Falkirk Gateway Zones 1&4 Planning Statement

16 5. Zone 1 Potential Uses General 5.1 Zone 1 is being promoted as a vibrant, active, multi-use zone, taking advantage of adjacency to the new college campus and the Helix. New uses supporting and feeding off these educational, leisure and tourism functions will be particularly encouraged. Business 5.2 A wide range of business uses are supported by LDP1 and this is likely to continue into LDP2. Class 4 office, hi tech business, and start up business premises are likely to be most appropriate for Zone 1. Tourism and Leisure 5.3 Leisure and tourism uses are supported by LDP1 and this is likely to continue into LDP2. In particular, hotel/conference facilities would be encouraged and could provide a key anchor use for the site as well as meeting demand for additional visitor accommodation in the area. Other commercial leisure and cultural uses would also be supported. Food and Drink 5.4 Food and drink uses are already supported by LDP1 and this is likely to continue into LDP2. Pub/restaurant/café uses would be encouraged to service demand from both visitors and the college community. Retail 5.5 Although large scale non-food household retail is promoted in LDP1, LDP2 is expected to revise this approach and this is not expected to feature in proposals for Zone 1. However, retail can still play a role in the mix, particularly small scale convenience provision to serve the local resident and student population. As a benchmark, Policy TC03 (Retail and Commercial Leisure Development) indicates that retail proposals of 1,000 sq.m. gross floorspace or less, serving neighbourhood needs, will be permitted more generally in the urban area. Large supermarket or superstore proposals would not be supported. 5.6 Other retail uses, particularly of a leisure character, may be appropriate subject to assessment against town centre first policies. 5.7 Although supported in LDP1, motor retail is less likely to be compatible with the preferred vision for Zone 1, and may be more appropriate to other parts of the Falkirk Gateway. Residential 5.8 Residential use is not currently supported by LDP1, although it is indicated as a potential beneficial use in the LDP2 Main Issues Report, with a notional content of 100 units. Student accommodation serving the college may be particularly appropriate. Prospective developers are encouraged to explore the potential for housing as a positive part of the mix for Zone 1, although the principle of residential in the development plan remains to be confirmed through the LDP2 process.

17 6. Zone 4 Potential Uses General 6.1 The land use character of Zone 4 will be influenced by its proximity to the residential community of the Bog. The west of Zone 4 is seen as the major opportunity for residential use within the Falkirk Gateway, with a variety of business uses being appropriate for the east of the site, adjacent to the A9. Residential 6.2 Residential use is not currently supported by LDP1, although it is indicated as a potential beneficial use in the LDP2 Main Issues Report, with a notional content of 100 units. Prospective developers are encouraged to explore the potential for housing along the east side of Alexander Avenue, although the principle of residential in the development plan remains to be confirmed through the LDP2 process. Retail 6.5 Although large scale non-food household retail is promoted in LDP1, LDP2 is expected to revise this approach and this is not expected to feature in proposals for Zone 4. However, retail can still play a role in the mix, particularly local convenience provision to serve the local resident and student population. As a benchmark, Policy TC03 (Retail and Commercial Leisure Development) indicates that retail proposals of 1,000 sq.m. gross floorspace or less, serving neighbourhood needs, will be permitted more generally in the urban area. Large supermarket or superstore proposals would not be supported. 6.6 Other retail uses, particularly of a leisure character, may be appropriate subject to assessment against town centre first policies. 6.7 Zone 4 could be suitable for motor retail uses. Business 6.3 A wide range of business uses are supported by LDP1 and this is likely to continue into LDP2. The A904 and A9 road frontages will be suitable for a variety of business uses, including Class 4 office, light industrial and motor retail. Tourism and Leisure 6.4 Leisure and tourism uses are supported by LDP1 and this is likely to continue into LDP2. Whilst the primary focus for leisure and tourism is likely to be Zone 1, there may nonetheless be scope for commercial leisure uses within Zone 4. Other commercial leisure and cultural uses would also be supported. Falkirk Gateway Zones 1&4 Planning Statement

18 7. Masterplan Requirements 7.1 As part of any proposal for Zones 1 and 4, masterplans will be required for the relevant zone. An overall masterplan covering the two zones would be the ideal, but separate masterplans for each zone would be acceptable. This should take account of the Preliminary Development Framework, and conform to LDP policies and the guidance below. The masterplan(s) would be supported by a design and access statement. Placemaking 7.2 The masterplan design should address the Scottish Government s six qualities of a successful place: Distinctive; Safe and Pleasant; Welcoming; Adaptable; Resource Efficient; Easy to Move Around. 7.3 The relevant LDP design policies described in section 4 should also be addressed. Access and Street Design General 7.5 The layout of streets and paths should conform generally to the principles in Designing Streets, with detailed design and parking standards guided by the National Roads Development Guide (subject to local variations). The layout should be based as far as possible on a block structure, with good permeability particularly for pedestrians and cyclists. 7.6 The layout of Zones 1 and 4 should take account of the finalised proposals for the upgrading of the Westfield roundabout, A9 and A904. Pedestrian/Cycle Routes 7.7 High quality pedestrian/cycle routes and connections will be an essential part of the masterplan. These must link into existing path networks, particularly the core path network (see Figure 6), and also the finalised proposals for the upgrading of the Westfield roundabout, A9 and A904 which will incorporate path infrastructure and road crossing points which are critical to linking the different zones of the Falkirk Gateway/Falkirk Stadium/Helix. 7.4 Figure 5 illustrates some of the key masterplanning principles.

19 7. Masterplan Requirements Figure 5 Helix Park CASTINGS ROAD MIDDLEFIELD ROAD A9 A904 FALKIRK ROAD Forth Valley College New College Building Westfield Roundabout A904 GRANGEMOUTH ROAD A9 Falkirk Stadium RANDYFORD STREET ALEXANDER AVENUE Key RANDYFORD STREET Indicative Built Form Vehicular Access WESTFIELD STREET WESTFIELD STREET Fire Station Key Pedestrian/Cycle Routes Indicative Landscape Framework WOODBURN ROAD MONTGOMERY STREET Reproduced from the Ordnance Survey Mapping with the permission of the controller Of Her Majesty s Stationery Office Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to civil proceedings. Falkirk Council (2017) Falkirk Gateway Zones 1&4 Planning Statement

20 7. Masterplan Requirements 7.8 Within Zone 1: Provision should be made for that part of the strategic Town Centre-Helix pedestrian/cycle route which passes through the site (as required by LDP Proposal GN10). This is envisaged as a green corridor which will connect at the western end with the path proposed as part of the new college campus, and at the eastern end with the proposed crossing point on the A9 adjacent to Westfield roundabout. The Preliminary Development Framework depicts a grade separated Crossing at Westfield roundabout but this will now be an at grade crossing which will connect the site to the Helix, the Stadium and Zone 4 of the Gateway. The green corridor route should also connect to the A9 further north in anticipation of the retention of the remote crossing adjacent to the Helix park play area. A north-south route connecting Grangemouth Road (and bus stops) to the northern site boundary should also be provided, which will ultimately provide spine connections to the further phases of the Falkirk Gateway to the north. 7.9 Within Zone 4: An east-west pedestrian/cycle route through the centre of the site should be provided, ideally aligning with the axial route leading up to the stadium entrance. A north-south pedestrian cycle route adjacent to Alexander Avenue. Vehicular Access 7.10 The principal access to Zone 1 will be via a roundabout off the A9 at the northern end of the site, to maximise spacing from the Westfield roundabout. This access will also have to serve Zone 2 to the north. The service access for the college (left in/left out from the A904) will run along the western boundary of the site and may provide secondary access to Zone 1, subject to the agreement of the college The layout of Zones 1 and 4 should take account of the finalised proposals for the upgrading of the Westfield roundabout, A9 and A904. Parking 7.12 Parking standards will be as set out in the National Roads Development Guide, subject to local variations. The design of parking will be critical to placemaking. The visual impact of parking areas should be reduced through sensitive location, layout, sub division and appropriate landscaping.

21 7. Masterplan Requirements Landscape and Public Realm 7.13 The masterplan must be underpinned by a clear public realm and landscaping strategy which reflects the important civic status of Zones 1 and 4 at the heart of the Falkirk Gateway, and provides structure and unity to tie the various built elements together The treatment of the A9/A904 frontages should provide a consistent and well structured landscape setting for the two zones, reflecting their gateway status on the eastern approach to the town and providing a soft transition to the parkland environment at the Helix and around the stadium. A substantial verge is envisaged with boulevard planting. Ideally, a common design should be applied across Zone 1 and 4 which form the two sides of the gateway. In Zone 1, the A904 frontage landscape design should provide continuity with the frontage treatment to the college campus adjacent. A tree survey should be undertaken for both zones; mature trees that are identified within higher retention categories should be incorporated into the A9/A904 frontage landscape treatments The pedestrian/cycle routes discussed above should form green corridors, with complementary avenue planting An area of civic space should form a focal point at the heart of Zone 1. This could be at the intersection of the pedestrian/cycle routes and ideally would be a focus for uses which would generate footfall and animate the space A centrally located open space in Zone 4 would provide amenity and recreational space to serve proposed residential development within the site As part of the strategy for surface water management on the site, the possibility of using water as an amenity feature to complement the setting of development should be considered. Buildings 7.19 Buildings should be located and orientated to enhance the block structure with frontages addressing public streets and spaces. Attractive built frontages will be particularly important along the A9/A904 corridors, and adjacent to the central civic and amenity space in each zone. The masterplan should establish appropriate building lines to be adhered to, to create a sense of a unified overall development Building heights and massing should respond to context. Along the wide A9/A904 corridors, there is an opportunity for greater height and emphasis, and a need for consistency. A strong landmark, or gateway building, is particularly needed at the corners adjacent to Westfield roundabout. Building elevations should be contemporary in style. Falkirk Gateway Zones 1&4 Planning Statement

22 8. Planning Application Submission Requirements 8.1 Depending on the size and content of individual planning applications, they may be classed as major developments and require pre-application consultation. 8.2 The following information should accompany any planning application for Zones 1 and 4: Masterplan; Design and Access Statement; Landscape and Public Realm Strategy (including Public Art Strategy); Transport Statement; Drainage Strategy; Flood Risk Assessment; Energy Statement; Retail Impact Assessment or Retail Statement (depending on the scale and content of any retail element); Ecological surveys where the need for such surveys is highlighted by an initial site audit (as described in paragraph 4.30); Proposals for the delivery of affordable housing where the housing content is 20 units or more 8.3 As part of Design & Access Statement graphical material should include, 3D sketchesof the proposals, including key areas and nodes within Zones 1 & 4 to demonstrate how a sense of place will be achieved and the Scottish Government s six qualities of successful places addressed.

23 9. Contacts Planning Policy Alistair Shaw, Development Plan Co-ordinator Tel Development Management Julie Seidel, Planning Officer Tel Transport Planning Kevin Collins, Transport Planning Co-ordinator Tel Roads Grahame Crawford, Roads Development Officer Tel Flooding Sharon Agnew, Senior Flooding Officer Tel Landscape and Trees Phillip Harris, Senior Planning Officer (Landscape) Tel Falkirk Gateway Zones 1&4 Planning Statement

24 Falkirk Gateway Zones 1&4 Planning Statement