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Contents Page - Issue 41 - Forth - Rural and Area Wide Sites and
Proposals

1. Schedule 4

2. Representations

Scottish Government (Historic Scotland) (CLDP070q, CLDP070r)
Network Rail (CLDP063a, CLDP063b)
SEPA (CLDP094)
Scottish Natural Heritage (CLDP144i)
Colliers for Mactaggart and Mickel Homes Ltd. (CLDP079p)
Mr William Wright (CLDP013)
Susan Lucey (CLDP009)
Isanne McIntosh (CLDP015)
Randolph Richards (CLDP039a)
Richard Mawby (CLDP053)
Scottish Government (CLDP070c)

3. Supporting Documents

CD001 Scottish Planning Policy (February 2010)
CD034 Clackmannanshire Proposed Local Development Plan
(November 2013)
CD038 Proposed Supplementary Guidance 4 - Water (November
2013)
CD059 A Vision for Gartmorn Dam Green Hub (March 2011)
CD103 Flood Risk Management (Scotland) Act 2009
SD01 Susan Lucey (CLDP009) - Correspondence dated 9th
December 2013 and 8th January 2014 [attached]



















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Issue 41 Forth - Rural and Area Wide Sites and Proposals
Development Plan
reference:
H31 - Lornshill Steading (Page 133)
B12 - Garvel Farm, Blackgrange
(Page 136)
B13 - Midtown (Page 137)
B14 - Kennetpans (Page 138)
B15 - Meadowend (Page 139)
T11 - Fishcross Bypass, Fishcross
(Page 134)
T12 - Gartmorn Dam access road
from B9140 (Page 134)
T13 - Carsebridge area, Alloa
(Page 134)
T15 - NCN764 to Helensfield (Page
134)
T17 - Alloa - Oakley Railway Line
(Page 134)
Reporter:
Body or person(s) submitting a representation raising the issue
(including reference number):

Scottish Government (Historic Scotland) (CLDP070q, CLDP070r)
Network Rail (CLDP063a, CLDP063b)
SEPA (CLDP094)
Scottish Natural Heritage (CLDP144i)
Colliers for Mactaggart and Mickel Homes Ltd. (CLDP079p)
Mr William Wright (CLDP013)
Susan Lucey (CLDP009)
Isanne McIntosh (CLDP015)
Randolph Richards (CLDP039a)
Richard Mawby (CLDP053)
Scottish Government (CLDP070c)

Provision of the development
plan to which the issue relates:

Planning Authoritys summary of the representation(s):

H31 - Lornshill Steading

Scottish Government (Historic Scotland) (CLDP070q) Future development
should respect the site and setting of Lornshill Farmhouse.

B12 - Garvel Farm, Blackgrange

Network Rail (CLDP063a) Supports the inclusion of the requirement for a
Transport Assessment to determine the impact of additional queuing traffic at
Blackgrange Level Crossing on roundabout on A907.



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B13 - Midtown

Network Rail (CLDP063b) Supports the inclusion of the requirement for a
Transport Assessment to determine the impact of additional queuing traffic at
Blackgrange Level Crossing on roundabout on A907.

SEPA (CLDP094) Support the inclusion in the Development Requirements for
a Flood Risk Assessment (FRA) to be undertaken, but have concerns
regarding the number of units proposed for this allocation in respect of the
associated flood risk. Part of this site lies within the 1 in 200 year flood
envelope of the Indicative River & Coastal Flood Map (Scotland), and may
therefore be at medium to high risk of coastal and fluvial flooding. There may
also be an existing pond within the site boundary whose inflow or outflow is
not known. We have records of flooding in the form of photographs of a flood
event in January 2005 (1 in 10 year event) which shows fields either within or
adjacent to the boundary affected by flooding. We are also aware of several
flood risk assessments having already been undertaken in the area including
a strategic study by Stirling Council on the Forth Estuary which indicate that
part of the site is at risk of flooding.

Not all of the site will be available for development. Whilst we acknowledge
the reference within the developer requirements for a Flood Risk Assessment,
it should be expanded to make it clear that the functional flood plain must be
safeguarded in perpetuity and development on the flood plain must be
avoided in accordance with SPP (CD001) and the Flood Risk Management
(Scotland) Act 2009 (CD103).

The proposals for managed realignment should be investigated with regard to
any adverse impact on flood risk.

This site is not served by the public sewer therefore the drainage impact
assessment referred to within the developer requirements should be
expanded to include an assessment of the options for the provision of
sustainable foul drainage infrastructure.

Scottish Natural Heritage (CLDP144i) To ensure the LDP will have no
adverse effects on the integrity of the River Teith SAC, SNH request
additional wording to be added.

B14 - Kennetpans

Scottish Government (Historic Scotland) (CLDP070r) Content with
reference to scheduled monument in Environmental Assets section.

In relation to Developer Contributions, reference is made to commuted sums
for off-site projects that support the aims and objectives of the IFLI. As the
allocation is for commercial tourism development with potential links to the
adjacent scheduled distillery, Historic Scotland would strongly recommend
that consolidation works to Kennetpans Distillery be a primary focus as one of
these offsite projects for developer contributions. Any development needs to
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be sensitive to setting of scheduled monument.

B15 - Meadowend

Colliers for Mactaggart and Mickel Homes Ltd. (CLDP079p) Support
inclusion of the proposal in the LDP.

T11 - Fishcross Bypass, Fishcross

Mr William Wright (CLDP013) Feels that the traffic in Fishcross is a danger,
with the old railway route the only safe walking route. That would be taken
away as part of Proposal T11. Also the proposed route is so close to the
village that motorists would be likely to just continue using the current roads.

T12 - Gartmorn Dam access road from B9140

Susan Lucey (CLDP009) Requests removal of proposal from LDP.

T13 - Carsebridge area, Alloa

Isanne McIntosh (CLDP015) The route of Proposal T13 is badly potholed
and this would require to be addressed if increased use of this route is to be
promoted. The roundabout at Carsebridge Road/Whins Road is dangerous to
access from Carsebridge Road at the moment. If the number of cars,
pedestrians or cyclists using Carsebridge Road is to be increased then the
safety of this roundabout needs to be looked at.

Randolph Richards (CLDP039a) The current access to Gartmorn Dam
through Carsebridge Distillery and along Jellyholm Road is in a very poor
state of repair, it is difficult to avoid very deep potholes. Upgrading of the road
as identified under Proposal T13, Carsebridge area, Alloa would certainly
make the road more accessible and encourage visitors. During heavy rainfall,
the manholes in Jellyholm Road have water spouting through them to a level
of up to two feet as the existing drainage is also not capable of accepting the
flow. Any road improvement, which would be welcomed, would need to
involve improvement of existing drainage. It would be important to restrict
vehicular access to householders along the roadside as increased motor
traffic would present an increased risk of accidents to pedestrians and cyclists
accessing Gartmorn Dam.

T15 - NCN764 to Helensfield

Richard Mawby (CLDP053)
The cycle route should not be extended along the railway line, instead it
should be extended at ground level following the route of the tarmac access
road to the south of the railway line/proposed route.
Designated car parking areas should be provided on the access road to
Helensfield Poultry Farm.
The proposal would severely affect the privacy of the two dwellings on the
site at Helensfield Poultry Farm as the route is above these dwellings and
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users of the track will be able to see directly into the dwellings.
The Proposal has the potential to increases the risk of damage to the site
dwellings (Farm Manager has previously experienced damaged to one of
the dwellings).
There is the possibility that LGV's may not be able to enter the farm due to
increased traffic and car parking on the access road to the farm.

T17 - Alloa - Oakley Railway Line

Scottish Government (CLDP070c) Reference should remain aspirational
and no funding commitment should be assumed. The Council should be
aware any plans for the proposed rail link between Alloa and Rosyth must
include an affordable and positive business case, which takes account of
passengers using the wider network and is presented to, and accepted by,
Transport Scotland. As such, any reference to the link should remain
aspirational and no funding commitment should be assumed.

Modifications sought by those submitting representations:

H31 - Lornshill Steading

Scottish Government (Historic Scotland) (CLDP070q) Future development
should respect the site and setting of Lornshill Farmhouse.

B12 - Garvel Farm, Blackgrange

Network Rail (CLDP063a) No modifications proposed.

B13 - Midtown

Network Rail (CLDP063b) No modifications proposed.

SEPA (CLDP094) Request modification to the number of units due to
potential flood risk and modification to the Drainage Impact Assessment to
include foul drainage.

Scottish Natural Heritage (CLDP144i) Request the addition of the following
wording for this proposal:
"Proposals will be subject to a Habitats Regulations Appraisal. The application
will need to demonstrate that the proposals will not have an adverse effect
upon the integrity of the River Teith SAC either alone or in combination with
other proposals in this plan (including, but not necessarily limited to B02 and
B13) or other projects. Developers will be required to provide information to
enable this appropriate assessment to be undertaken. This may include (but
not be limited to):
providing details of how impacts on qualifying interests of the River Teith
SAC will be avoided".



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B14 - Kennetpans

Scottish Government (Historic Scotland) (CLDP070r) Strongly recommend
that consolidation works to Kennetpans Distillery be a primary focus as one of
the off-site projects for developer contributions. Any development needs to be
sensitive to setting of scheduled monument.

B15 - Meadowend

Colliers for Mactaggart and Mickel Homes Ltd. (CLDP079p) No
modifications proposed.

T11 - Fishcross Bypass, Fishcross

Mr William Wright (CLDP013) Suggests a bypass should start from the
Collylands roundabout.

T12 - Gartmorn Dam access road from B9140

Susan Lucey (CLDP009) Requests removal of proposal from LDP.

T13 - Carsebridge area, Alloa

Isanne McIntosh (CLDP015) Suggests improvements required in association
with this Proposal.

Randolph Richards (CLDP039a) Support proposal subject to restrictions on
use.

T15 - NCN764 to Helensfield

Richard Mawby (CLDP053) Requests re-routing of the proposal in the LDP.

T17 - Alloa - Oakley Railway Line

Scottish Government (CLDP070c) Reference should remain aspirational
and no funding commitment should be assumed.

Summary of responses (including reasons) by Planning Authority:

H31 - Lornshill Steading

Scottish Government (Historic Scotland) (CLDP070q) If the Reporter is so
minded, wording could be added under 'Development Requirements' similar
to that at H03 "...Development will require to carefully consider its relationship
to the Listed Buildings on site...".

B12 - Garvel Farm, Blackgrange

Network Rail (CLDP063a) Support noted. No changes are sought to the
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LDP.

B13 - Midtown

Network Rail (CLDP063b) Support noted. No changes are sought to the
LDP.

SEPA (CLDP094) Proposal B13 does not give an indicative number of units
for the site. The Flood Risk Assessment would be used to inform the
developable area of the site and details about the design and layout, in
accordance with Policy EA9 - Managing Flood Risk. Policy EA9 also
addresses avoiding development on the functional flood plain. No changes
are therefore sought to the LDP.

The proposal only makes reference to the "potential" for managed realignment
to be investigated and this will therefore have to have regard to any impact on
flood risk. No changes are therefore sought to the LDP.

It is considered that a Drainage Assessment would address options for the
provision of sustainable foul drainage infrastructure, however if it is felt that
this should be made more explicit in the text, which only specifically refers to
SUDS provision, the Reporter may be minded to include some additional
wording to cover the point.

The Flood Risk and Drainage Assessments will determine the area of
developable land within the proposed development site. Development
requirements do not stand on their own and development proposals require to
take into account the relevant Clackmannanshire Proposed Local
Development Plan (November 2013) policies (CD034) and Supplementary
Guidance. The Water SG (CD038) details Drainage Assessment
requirements with clear reference to foul drainage issues. No changes are
therefore sought to the LDP.

Scottish Natural Heritage (CLDP144i) It is assumed that the proposed
wording is also to include reference to the Firth of Forth SPA and add
reference to the River Teith SAC at the first bullet point under 'Environmental
Assets', rather than replace reference to the River Forth SPA with the River
Teith SAC. It is also assumed that reference to "B02 & B12" should remain in
the plan, rather than being replaced with "B02 & B13". As the suggested
wording will ensure the LDP will have no adverse effects on the integrity of the
River Teith SAC, and should the Reporter be minded, the proposed additions
could be incorporated into the current text.

B14 - Kennetpans

Scottish Government (Historic Scotland) (CLDP070r) When an application
is submitted for the site, consideration will be given to seeking contributions
towards consolidation works to Kennetpans Distillery, although this will be
dependent on both the type of development proposed and the situation at the
time in relation to any works ongoing or proposed for the Distillery. The fourth
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bullet point of 'Environmental Assets' addresses the Scheduled Monument
and states "...Any proposed new developments should respect the setting of
the adjacent listed buildings and the Kennetpans Distillery Scheduled
Monument...". No changes are therefore sought to the LDP.

B15 - Meadowend

Colliers for Mactaggart and Mickel Homes Ltd. (CLDP079p) Support
noted. No changes are sought to the LDP.

T11 - Fishcross Bypass, Fishcross

Mr William Wright (CLDP013) It is proposed to re-align the bends on the
B9140 east of Collylands as part of the improvements to the B9140 road
safety. Apart from that, the road between Collylands and Fishcross is of an
acceptable standard. A new route from Collylands would be unnecessary,
expensive and may be impractical due to the presence of old mine workings.
Where practical the route of the current road will be maintained. Design
solutions where the proposed by-pass would intersect the footpath along the
old railway would need to be considered as part of any detailed design
solution, as would traffic management measures to discourage/prevent the
use of existing roads instead of any by-pass. No changes are therefore
sought to the LDP.

T12 - Gartmorn Dam access road from B9140

Susan Lucey (CLDP009) Gartmorn Dam is Clackmannanshire's only Country
Park, and is a very popular open space, receiving over 90,000 visitors each
year. The Council has produced a A Vision for Gartmorn Dam Green Hub
(March 2011) (CD059), which will provide a framework for the future
development of the site and surrounding land. This proposal, along with T13,
T16 and T36 aim to improve access to the Dam from the north, south, east
and west. The precise nature of the improvements have not yet been
determined, but could include improvements to signage, drainage, surfaces,
provision of benches and seats, etc. It is not the intention to encourage
additional vehicular traffic, but rather to make access easier for those using
non-motorised means. Furthermore, the precise location of any routes have
yet to be determined and this will be done in consultation with landowners.

The indicative route T12 in the LDP follows the route in the National
Catalogue of Rights of Way, the green dashed line, see below. There is also a
Core Path which generally follows the route of T12, but diverts slightly to the
west through Coalpots Wood, the purple dashed line, see below. Discussions
on the most appropriate route can be progressed when individual projects are
ready to be worked up in greater detail. No changes are therefore sought to
the LDP.

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T13 - Carsebridge area, Alloa

Isanne McIntosh (CLDP015) and Randolph Richards (CLDP039a)
Remediation works required to the route, including filling potholes and
improving drainage, would be carried out following detailed surveys and would
be commensurate with the types of user who would be encouraged on the
route. Traffic management measures would be considered to ensure the safe
use of the route for pedestrians and cyclists, while still allowing access for
residents. The operation, capacity and safety of the roundabout at
Carsebridge Road/Whins Road will be looked at in the context of all of the
proposed developments in this area and any upgrades or improvements
carried out as appropriate. No changes are therefore sought to the LDP.
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T15 - NCN764 to Helensfield

Richard Mawby (CLDP053) Although the plans to extend the cycle route
along the former railway line are aspirational at this stage, they would meet
the aims of segregating walkers and cyclists from vehicles, including LGV's
from the poultry farm. By extending the route the start and finish points would
also be moved which may mean fewer vehicles parking next to the poultry
farm, and instead commencing their trips from elsewhere. The Council does
not own sufficient land in the vicinity to provide designated parking areas and
the ditches at the side of the road are likely to limit opportunities to widen the
road for parking. Signs have been erected at the junction with the B910 to
discourage parking in the area where LGV's may need extra room for turning
manoeuvres. While there may be some impact on the privacy of the dwellings,
people on the route would be passing through rather than stopping at this
point. Increased activity may also help with security at the farm as the path is
on a different level with n o direct access to the farm and anyone on the
property would be more likely to be seen by passers by. If this is not
satisfactory, there may be the chance to screen the properties as part of any
design. No changes are therefore sought to the LDP.

T17 - Alloa - Oakley Railway Line

Scottish Government (CLDP070c) The Council is aware that the
safeguarding of the route is in relation to an aspiration to reopen it, rather than
any committed project. It is considered that by identifying this as an
opportunity rather than a proposal, that the aspirational nature was made
clear. Should further clarity be required through additional wording, the
Reporter may be minded to request the addition of further detail.

Reporters conclusions:

Reporters recommendations: