PLANNING BRIEF: RANDOLPH ROADSeptember 2015

contents

section one: introduction1.1 Role and purpose of Planning Brief………………………………Page 2

section two: location2.1. Site location and context…………………………………………….Page 3

section three: site & surroundings 3.1 Site boundaries & characteristics…………………………………Page 4 3.2 Site Access…………………………………………………………………..Page 5 3.3 Surrounding Uses………………………………………………………..Page 5

section four: local development plan4.1 LDP allocation……………………………………………………………..Page 6

section five: site planning concepts5.1 Connections & movement…………………………………………..Page 75.2 Landscape & Open Space…………………………………………….Page 85.3 Built form…………………………………………………………………….Page 95.4 Concept diagram………………………………………………………….Page 10

section six: detailed requirements6.1 Roads & transport………………………………………………………..Page 116.2 Education……………………………………………………………………..Page 11 6.3 Trees & open space………………………………………………………Page 126.4 Noise & contaminated land………………………………………….Page 126.5 Relationship to Care Village………………………………………….Page 126.6 Water and Drainage……………………………………………………..Page 136.7 Archaeology………………………………………………………………….Page 13

page 1

section one: introduction

1.1 role & purpose of planning brief

The purpose of this Planning Brief is to set out the main Planning

requirements relative to the development site adjacent to the

Stirling Community Hospital. Following a review and relocation of

certain NHS services an area of land has been identified for

potential redevelopment, and allocated within the Local

Development Plan (H052). The NHS have gained Planning

Permission in Principle for the creation of a new ‘Care Village’,

which was accompanied by a Masterplan. This Brief relates to the

south-east portion of the site, identified within the Masterplan for

residential use.

Due to the site’s location immediately adjacent to the proposed

redeveloped Stirling ‘Care Village’, and the need for integration

between it, the site, and the residential area surrounding, it is

considered important to produce a Planning Brief, which provides

direction for potential developers regarding the Council’s

expectations relative to it’s redevelopment.

The content of this Brief is consistent with the provisions of the

Local Development Plan (LDP) relative to the wider site and

approved Masterplan, and it is expected that it will be taken into

account both in the formulation of detailed development proposals

for the site, and as a material consideration in the determination of

any future planning application(s).

All the Supplementary Guidance (SG) referred to in this Brief can

be viewed at: www.stirling.gov.uk/localdevplan

page 2

section two: site location

2.1 site location and context

The site is afforded a central location strategically within Stirling in

close proximity to the City Centre. It is positioned between two major

transport routes into and out of the City, the A9 dual carriageway to the

east and St. Ninian’s Road to the west. It forms the southern section of

the former Stirling Royal Infirmary site, adjacent to an established

residential area. It is therefore well placed for access to the various

amenities within the City Centre via a variety of modes of transport,

including access to the main public transport hubs of the rail and bus

stations.

More locally, access to existing and proposed facilities are also within

easy reach. Amenities including a Post Office, newsagent, public

house and a convenience retail store can be found nearby, as can St.

Ninian’s Local Centre, whilst health care facilities, including new

centralised GP practices are proposed for the adjoining site.

page 3

nearby facilities site location

section three: site and surroundings

3.1 site boundaries & characteristics

As highlighted, the site forms the southern section of the wider former

Stirling Community Hospital site, and extends to approximately 4 acres in

size. A significant proportion of the site is currently open space associated

with the Hospital, and work has been undertaken to clear a number of

buildings considered surplus to requirements.

The site is predominately flat, with the most pronounced drop in levels

occurring along the eastern boundary with the A9. This boundary forms

part of a larger area of open space and woodland defining the route of the

road, and which is defined and protected as a ‘Green Corridor’ within the

Local Development Plan. Within the site there are a grouping of mature

trees found along both the northern and southern boundary.

This southern boundary of the site is defined by a Bowling Green and

Tennis Courts, which extend into an established residential area that

wraps around the southern and western boundaries of the site. This

residential area is fairly mixed in terms of age and built form, ranging from

more modern detached villas, through to large stone villas.

page 4

site boundaries & surroundings

section three: site and surroundings

3.2 site access

Access through this area, and into the site, is made possible via Randolph

Road. This area is partly within the Randolph Road Conservation Area, with

the boundary of the Conservation Area abutting part of the western boundary

of the site, along Westerlands Drive.

3.3 surrounding uses

The remainder of the Community Hospital site, and buildings, is located to the

north. This includes the original 1920’s building, and hexagonally shaped

building immediately abutting the site. These are intended to remain and form

part of the wider ‘care village’ proposals.

Views of and into the site are relatively localised due to the built up nature of

the surroundings, with the most public of views being afforded when travelling

along the A9 corridor.

page 5

Surrounding streets and access routeNeighbouring NHS building residential streets A9 corridor & footbridge

section four: local development plan

4.1 LDP allocation

The site forms part of H052 within the Local Development Plan. This

allocates the wider site, currently under the ownership of the NHS, for the

provision of a mix of residential use and new health, social care and

ancillary uses required to meet the growing need for care and support for

older people.

Planning Permission was sought and granted ‘In Principle’ for the

redevelopment of much of the allocated site, to provide and create a new

‘care village’, encompassing new centralised GP practices, health care

provision and residential care. In support a Masterplan has been produced

and approved, which indicates that the southern portion of the site, subject

to this Brief, could be developed for residential use.

In line with the site allocation, SG04: Affordable Housing, and given the

proximity to the proposed care village and other local amenities, it is

expected that the housing mix will include 25% affordable units on site.

Furthermore, it is expected that the development will include a significant

proportion of units designed for older people. It is expected that in the

region of 35 units will be possible on the site. This will be dependent on the

size and mix of units and ensuring that the overall density respects the

character of the surroundings.

page 6

Care Village Masterplan Visualisation: jm architects

section five: site planning concepts

5.1 Connections & Movement

It will be important for development within the site to integrate with both the

existing, and planned, development, in order to maximise connections and

permeability through the site, and to respect the established character of the

surrounding area, including the adjoining Conservation Area.

In order to do so, it is expected that development will seek to take

advantage and build upon and around the existing structure of streets with

access off Randolph Road, whilst maintaining the amenity of existing

residents. Furthermore, development should seek to incorporate the routes

of the new/improved pedestrian/cycle paths identified. It is expected that

the layout will ensure that these are adequately overlooked by properties

and incorporated into the overall development.

Whilst much of the site’s surroundings are well established and form a

strong basis upon which to develop layout proposals, the area immediately

to the north will see significant change. It will therefore be important that the

layout of the development has regard to that envisioned within the adjoining

Care Village, and expressed within the Masterplan.

key

existing street structure

potential footpath & cycle care village link

potential footpath & cycle footbridge link

potential footpath & cycle A9 corridor link

page 7

View to Westerlands Drive Link to Randolph Road

section five: site planning concepts

5.2 Landscape & Open Space

The eastern boundary of the site forms part of the wider Green Corridor

along the A9. This is also the most public edge of the site, a fact

exacerbated by it’s elevated nature relative to the road. It is therefore

expected that the proposals will explore ways within which the concept of

the green network can be enhanced and integrated into the layout at this

point, whilst the visual impact of development minimised.

It is suggested that this should include integrating planting and

pedestrian and cycle access along this boundary, orientating buildings

and their plots in order to limit the level of rear/blank elevations and rear

gardens defining this boundary and incorporating high quality boundary

treatments.

There are groupings of mature trees exist within or immediately adjacent

to the site. It is expected that the layout will adopt a principle of seeking

to retain these within the development.

In formulating proposals which meet with the above, reference should be

made to both SG29: Landscape and Planting Requirements in New

Development, and SG31: Trees and New Development.

key

existing tree groups

Integrate green corridor

page 8

Tree groupings in and around site

section five: site planning concepts5.3 Built Form

The size, scale, and massing of the development’s buildings and plots should

primarily be consistent with the established character surrounding. Immediately

adjacent to existing buildings this is likely to include dwellings of 1-2 storey in

height, in a mix of detached and semi-detached – particularly in locations within

the site that form extensions to existing streets. The opportunity for up to 3

storey, and the provision of short terraces exist towards the north eastern section

of the site. Within this location the built form should seek to provide a balance

with the care village buildings, and ensure that adequate privacy and

daylight/sunlight is maintained.

Materials should be utilised throughout the development that seek to harmonise

and integrate with the surroundings. In this respect, the use of coloured render

on walls, with a mix of orange clay tiles, slate, and grey concrete tiles found on

roofs.

In line with LDP policies, and SG17: Low and Zero Carbon Buildings,

opportunities to improve the energy efficiency of the development through the

design and layout of buildings should be explored and incorporated where

appropriate.

Final building heights and designs will require to be assessed and approved

through the planning application process.

key

1-2 storey detached & semi-detatched

Potential for 2/3 storeys & terraces

detached semi - detached Short terrace

page 9

examples of surrounding house types

section five: site planning concepts

key

potential foot/cycle linkage

anticipated vehicle linkage

Developable area with principal frontages

High quality boundary incorporating Green Corridor

5.4 concept diagram

page 10

section six: detailed requirements

6.1 Roads & Transport

The development will be expected to be designed in accordance with

Designing Street principles and be accessed by an adopted road network, to

the Council’s specifications and standards. The site should be fully accessible

by all modes and adopt a street user hierarchy that considers pedestrians and

cyclists first and motor vehicles last.

Designing Streets principles, and guidance within SG01: Placemaking, promote

a move away from cul-de-sac arrangements. Access direct from Randolph

Road should be taken. Visibility sightlines of 2.5m x 60m will be expected to be

achieved. This is likely to require the upgrade/alterations to the existing access

point. Access to the existing car park off Westerlands Drive will require to be

clarified with the NHS.

Parking rates (vehicular and cycle) will be expected to meet the standards set

out in SG14: Ensuring a Choice of Access for New Developments. Provision of

residential development designed specifically for use by the elderly may allow

consideration of reduced parking standards for this element of any proposal.

In such a circumstance the applicant will be required to provide evidence that

supports the reduction as part of any planning application submission for

consideration.

Space within the development as a whole, and within individual plots will be

required for the storage and collection of waste. This should be provided for in

line with SG19: Waste Management: Requirement for Development Sites.

A Transport Assessment or Transport Statement will be required in support of

any planning application. This will depend on the final size and numbers of the

development. SG14 sets out the guidance to be followed in this regard. The

site falls within the Developer contributions area. This will require the

submission to clearly identify the total vehicular trips associated with the

development in order that an appropriate development contribution can be

agreed.

A residential Travel Plan pack will be required for each unit, which suitably

promotes the available alternative sustainable transport options for residents.

A draft of this pack should be submitted for approval as part of the Planning

Application process.

6.2 Education

Contributions to both primary and secondary education provision will be

expected in line with SG15. Contributions will be based upon the number of

bedrooms per unit, with the exception of single bedroomed units.

page 11

section six: detailed requirements

6.3 Landscape and Open Space

As outlined above, the introduction of soft landscaping, to enhance the Green

Corridor should be provided. This should be discussed with the Council’s Land

Services, in order to ensure that the work proposed complements that envisaged

within the A9 corridor. Removal or enhancement of the existing metal railing

along this boundary should form part of a detailed landscaping scheme for the

development.

In line with SG32: Trees and the Law, a Tree Survey to BS 5837:2012, including

outlining tree protection measures is required as part of any development

proposal. There are a number of significant trees within the boundary of the site,

and if in good condition, these will be expected to be retained and incorporated

into proposals. Should any trees be proposed for felling, a survey for the

presence of Bats will have to be carried out and submitted with any Planning

Application. SG36: Biodviersity Conservation gives more information regarding

roles and responsibilities relative to Biodiversity.

Screening and boundary treatments with the Tennis and Bowling Clubs need

careful consideration, including how access to maintain their existing fencing will

be preserved.

It is expected that, due to the site’s size and proximity to Beechwood Park, a

financial contribution, in line with the provisions of SG02: Green Network is

expected.

6.4 Noise and Contaminated Land

Due to the proximity of the A9, and the introduction of noise sensitive

development, i.e. residential use, it is expected that a Noise Impact Assessment

will be carried out, and form part of any submission for Planning Permission.

Furthermore, due to previous land uses within the vicinity of the site, it is

recommended that a Contaminated Land Investigation be carried out, and

submitted alongside any submission for Planning Permission.

6.5 Relationship to Care Village

Careful consideration is needed over the relationship between the new buildings

proposed within the site subject to this Brief and those within the Care Village.

First and foremost this is to ensure a cohesive development, but also to ensure

that adequate privacy and daylight/sunlight are maintained for all. This includes

the existing NHS buildings and the proposed residential care facility.

Whilst these two sites are likely to be developed separately, it is expected that all

parties will work together to ensure that the layouts provide a seamless transition

between the two, resolving boundaries and areas of open space, and ensuring

an appropriate link between the two, which is safe and overlooked.

page 12

section six: detailed requirements page 13

6.6 Water and Drainage

Turret Water treatment works and Stirling Waster Water treatment works

currently have sufficient capacity to accommodate development. However

further details will be required to be submitted to Scottish Water to allow them to

fully understand the impact on the local network. In this respect Developers are

encouraged to submit a Pre-Development Enquiry (PDE) to Scottish Water as

early as possible.

Detailed Sustainable Urban Drainage (SUDS) proposals will be required to be

submitted as part of any planning application. Applicants should also investigate

any potential flood risk affecting the site. Further SEPA guidance in this respect

can be found at http://www.sepa.org.uk/environment/land/planning/advice-for-

developers/#flood

6.7 Archaeology

The site is located within the Battle of Bannockburn Inventory battlefield site, a

national heritage designation. Applicants should refer to SG24: An Introduction

to Battlefields, and can contact the Council’s archaeologist for further advice

using the details at the end of this document.

For further information on this Brief

please contact:

Planning Services

Corporate Operations

Stirling Council

Teith House

Kerse Road

Stirling

FK7 7QA

Email: ldp@stirling.gov.uk

Telephone: 01786 233660

contact details