Auchinloch - Stewart Milne Group

1. Local Plan Context
WHY ARE YOU HERE?
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.
ABOUT US
North
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.
East Dunbartonshire Council Area
Originally established in Aberdeen in
1975, the business has grown and now
has offices in Aberdeen, Glasgow,
Edinburgh, Manchester & Oxford.
A Proposal of Application Notice was
submitted on the 30th October 2012 to
the Council advising them of the
preparation of the planning application.
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.
This exhibition is part of the PreApplication 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.
Residential
Site
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.
Comments about the proposed
development should be made in writing
on the Feedback Forms available at the
exhibition or in writing by 31st December
2012 to:Pagoda Public Relations
4 Eyre Place
Edinburgh
EH3 5EP
Tel no: 0800 088 4322
E-mail: [email protected]
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.
LEGEND
Residential Area.
Site for (Short Term) Housing.
Community Facilities.
Green Belt.
Tree Preservation Order.
Nature Conservation Area.
Extract from North Lanarkshire Local Plan dated Sept 2012 (not to scale).
Local Authority Boundary.
The site, which is approximately 9.3 acres in size, is allocated for residential development in the Area Wide North
Lanarkshire Local Plan.
This Plan was adopted by North Lanarkshire Council on the 28th September 2012.
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 North Lanarkshire Local Plan and current National
Planning Policies.
Proposed Residential
Development,
Langmuirhead Road,
Auchinloch
2. Site Location & Context
North
Community Hall
Site
Residential Site
Photo 5
Bus stop
Photo 4
Playground/
Football Pitch
Site Entrance
Photo 2
Golf Course
Extract from Ordnance Survey,
Licence number – 100020449 (NTS).
Location Plan.
Photo 3
Golf Course
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 Golf Course from
Langmuirhead Road.
Proposed Residential
Development,
Langmuirhead Road,
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 Langmuirhead Road.
Auchinloch
3. Development Issues
KEY CONSIDERATIONS
open space
•
Community.
•
Townscape character.
•
Rural setting.
•
Landscape character.
•
Open space.
•
Off-site water vole habitat.
•
Accessibility.
•
Integration.
•
South facing slope.
•
Water main wayleave.
•
Affordable housing.
water main
high point
footpath
low point
drain/ditch
views
frontage
slope
rear garden
existing planting
new landscaping
buffer zone to water
vole habitat
Opportunities.
Constraints.
Steep slope from north west to south east with
implications for house types and earthworks.
Water main wayleave through the site.
Existing TPO’s on eastern boundary and other
trees and hedges to the north, east and south
boundaries.
Off-site water vole habitat area to the south
east.
Existing street frontage continued along
Langmuirhead Road.
South facing slope with views to Lenzie Golf
Course.
Existing footpath to east and south boundaries.
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.
vehicular site access
footpath
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.
existing junction at
Langmuirhead Road
& Stepps Road.
split-level housing
pedestrian links
affordable housing
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.
development area
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.
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 Golf Course.
Proposed Residential
Development,
Langmuirhead Road,
Auchinloch
4. Indicative Layout
OUTCOMES
North
The development will comprise of
approximately 60 residential dwellings
varying from 2 bedroom terraces to 5
bedroom detached family houses.
A
Onsite affordable housing to meet North
Lanarkshire Council requirements.
Play
area
Fig. 2
Fig. 3
Fig 2. Artist impression of the new access
from Langmuirhead Road.
Open space area
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
Langmuirhead Road.
Complements the village development
pattern and reinforces the existing
planted boundaries.
LEGEND
Continued street frontage along
Langmuirhead Road.
A
Private Housing
Affordable Housing
Surface Water Treatment
Fig 3. Artist impression of the courtyard area.
Fig 1. Layout (not to scale).
92 Langmuirhead Road
Split-level housing
Open space
Split-level housing
Split-level housing
Existing lane
Attractive open space created centrally
within the development with connection
to existing footpaths and open space
network.
Building materials to reflect the existing
character of the village and provide an
attractive development.
Indicative
Proposed Residential
Existing trees
& hedging
Fig 4. Section A-A (not to scale).
Development,
Road/lane
Road/lane
Existing ground level
Langmuirhead Road,
Auchinloch
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.
Education.
Roads.
Planning policy states that new developments should include an
appropriate provision for affordable housing.
Stewart Milne Homes have appointed specialist education
consultants to assess, in-conjunction with North Lanarkshire
Council, the impact of the proposed development on local
schools.
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.
It is recognised that affordable housing stock within Auchinloch
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.
Discussions are at a very early stage and appropriate solutions
to any capacity issues resulting from this development will be
agreed with North Lanarkshire Council.
Site access is by way of a junction onto Langmuirhead Road.
Open space.
Drainage.
Environmental Consultants MBEC, have undertaken a detailed
ecological assessment of the site (during 2012) and the
surrounding area.
Open space and play facilities will be provided in accordance
with North Lanarkshire Council’s Planning policy.
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.
Development proposals will enhance the existing water vole
habitat.
Should you have any other concerns not
highlighted on this board, please complete
a Feedback Form.
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.
Ecology.
A water vole habitat has been identified outwith the
development boundary and will be protected by an appropriate
buffer zone.
Each issue has been carefully considered
to ensure there will be no significant impact
to the existing infrastructure and
environment.
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 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.
Proposed Residential
Development,
Langmuirhead Road,
Auchinloch
6. Proposed Development
WHAT HAPPENS NEXT?
North
All comments made about the proposed
development will be considered when
finalising proposals.
Golf Course
Community
Hall
Golden
Pheasant
When a formal planning application is
submitted to North 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 North 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
with us.
Aerial
photo – not to scale.
Primary
School
Bowling
Club
Playground/
Football Pitch
Site
Aerial photo: Get Mapping – circa 2010 (NTS).
Golf Course
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).
Proposed Residential
Development,
Langmuirhead Road,
Auchinloch