Kilsyth Community Council
(KCC)
Submission to the
Directorate for Planning and Environmental Appeals (DPEA)
North Lanarkshire Council
(NLC) Finalised Draft Local Plan
18 August 2011
Background
Further to a letter received from the DPEA,
dated 4 July 2011, KCC have been asked to submit their views on
the potential allocation of land for housing development, within
the existing boundaries of Kilsyth and its Green Belt periphery.
The sites referred to are as follows:
1.
Balcastle Farm (ref 03022 - notional capacity 568
dwellings)
2.
Craigmarloch Nurseries (ref 00254 – notional
capacity 11 dwellings)
3.
South Barrwood Cottage (ref 02986 – notional
capacity 65 dwellings)
4.
Wellshot/Auchinstarry (ref 00243 – notional
capacity 178 dwellings)
5.
Woodend Farm (ref 03110 – notional capacity 642
dwellings)
6.
Total notional capacity = 1,464 dwellings
Statement of Principle
KCC believes that a careful balance needs
to be struck between the positive development of the town, its
land and infrastructure; the need to grow and enhance the
welfare and quality of life of its community; enhancing the
positive experience of visitors and developing the prosperity of
its business community.
The attraction of the town and its surrounding countryside, together with the protection of our environment are also high priorities, which need to be balanced in a long-term, sustainable way.
KCC is therefore committed to supporting positive developments which will balance these objectives and benefit all within the community and its environment.
DPEA Information Gathering and
Consultative Process
KCC would like to place on record its
concern with the process being adopted by the DPEA in this
regard. The timing (during the summer holidays, when KCC is in
recess) of the DPEA notification to KCC, regarding the review of
the NLC Final Draft Local Plan, means that there was little time
or scope for concerned residents to engage with KCC, local Councillors and MP`s on the matter.
(2)
Principle of Housing Shortfall
It is the view of KCC that the community of
Kilsyth is well provided for in respect of new housing
development. This was borne out by our extensive input to the
NLC Draft Local Plan and its conclusions, which KCC support.
The process of developing this plan was detailed, consultative and lengthy and KCC believe that the forward outlook and requirements are adequately captured within the Final Draft Local Plan. KCC do not believe that there is a demand or requirement for housing as set out by the Reporters and certainly not anywhere near the “notional” capacity of 1,464 further dwellings, as identified within the sites being considered. KCC supports the view of NLC, which is that the supply of land for housing developments is in fact in surplus to requirements.
KCC has clear and valid concerns with regard to the fundamental calculation /assumptions on the future housing needs for Kilsyth as set out by the Reporters interim conclusions on the NLC Final Draft Local Plan. KCC believes that there is adequate provision for housing development within the plan and also by way of various sites, which have already been agreed for housing development and are set within the existing town boundaries but, as yet, have not progressed - namely:
1.
The land adjacent to Kilsyth St Patricks School (25
dwellings)
2.
Newtown Street (72 dwellings)
3.
Main Street (11 dwellings)
4.
Balmalloch Road (land across the road from the shops (6
dwellings)
5.
Land which forms part of the Broch Public House Car Park
(12 dwellings)
6.
Ladeside (49 dwellings)
7.
Register Road (8 dwellings)
8.
Deacons Road (15 dwellings)
9.
Edward Street (4 dwellings)
10.
Kirklands Crescent (57 dwellings)
11.
Land at the Scythe Public House site (29 dwellings)
12.
Westfield Road (10 dwellings)
13.
Woodend Farm (10 dwellings)
14.
Colzium Motors (5 dwellings)
15.
Cavalry Park (162 dwellings)
16.
Burngreen Brae (166 dwellings)
This takes the total number of new dwellings becoming available within Kilsyth to 641 - this represents an increase in capacity of +6.4% of the current population of Kilsyth (which is c10,000). KCC maintain that this is a more than adequate provision.
(3)
It should also be recognised that the bordering villages of Twechar, Croy, Queenzieburn and Banton are all currently being subjected to further release of land for increased housing provision. We understand that the Community Councils within Banton and Queenzieburn in particular are supportive of more housing development on the periphery of their villages and we fully understand that they have valid reasons for this, such as sustaining the viability of the community schools and local shops etc.
Although outwith the mandate for influence by KCC, these factors do have a potential material impact on the boundaries of Kilsyth so the wider context should also be viewed when considering proposals to release land for development, particularly on the eastern and western edges of Kilsyth. KCC view these bordering village developments as further confirmation that any release of land on the eastern and western edges of Kilsyth should, and will be strongly resisted.
Comments on Specific Sites referred to
above
KCC would offer the following consensus,
summary view, pertaining to each site, as adopted by its
Principals and Office Bearers at a formal meeting held in Burngreen Hall, Kilsyth on 17th August 2011:
- Balcastle Farm (03022). KCC do not support and would strongly resist the release of land at this site for development. It is felt that such action would represent an unacceptable breach of Kilsyth’s Green Belt, to the west of the town. Development of this site would place considerable pressure on the delineation between Kilsyth and Queenzieburn`s boundaries and would diminish the towns rural periphery. This area forms the western side of the “country park” development of the town, which extends from the Dumbreck Marsh walkway across to the Kelvin Valley in the east – a splendid aspect of the towns periphery, enjoyed by thousands. Development would severely impact on wildlife in the area and there are flood/drainage concerns associated with this site and area.
- Craigmarloch Nursery (00254). KCC would be prepared to support the development of this site (subject to an acceptable and sympathetic planning application) as the old structures currently in place could convert well into a small residential plot.
- South Barrwood Cottage (02986). KCC do not support and would strongly resist the release of this land for development as it is clearly a vibrant, active and flourishing part of Kilsyth’s Green Belt and is directly adjacent to the Kelvin Valley, with its Canal walkways and World Heritage site (Antonine Wall).It also forms part of the “country park” periphery of Kilsyth, which is used by walkers, cyclists, water enthusiasts and tourists alike. There are also significant infrastructure, transport, road safety and environmental issues which prevail against any consideration to develop this site.
- Wellshot/Auchinstarry (00243). KCC would be prepared to support the release of this land for development (subject to an acceptable and sympathetic planning application) as the site does not appear to present significant environmental, visual or infrastructure constraints which could not be mitigated.
(4)
- Woodend Farm (03110). KCC do not support and would strongly resist the release of this land for development. Permissions have already been granted for part of this area to be developed in line with a Steading and leisure/tourist slant, designed to enhance the Kelvin Valley tourism activity. So far, uptake appears to have been slow on the Chalet/Bungalow plans, as advertised. As with the site at South Barrwood Cottage, this area is highly sensitive Green Belt land in relation to its proximity to the Kelvin Valley amenities and “country park” experience. This site also presents significant infrastructure, transport, road safety and environmental concerns and as such would not in any way be acceptable to KCC for release from its Green Belt status or for development.
Summary
KCC would stand by the NLC Final Draft
Local Plan, its findings and its proposals.
We are of the opinion that the detailed and lengthy process undertaken in developing and agreeing the Local Plan ensures that future housing provisions are debated by all stakeholders within the community.
KCC also maintains that the balance which needs to be struck between satisfying development pressures and managing environmental and community responsibilities is of critical importance when drafting Local Plans.
It is clearly stated with Scottish Planning Policy Document 21 (SPP21 on Green Belts) that “a long term view (minimum 20 years) should be adopted”; “strong presumptions should prevail against inappropriate developments in green belts”; “environmental consequences of the development strategy should be rigorously examined and a reduction in the dependence on car travel should be sought, encouraging more sustainable modes of transport”. These important tenets of the Scottish Planning Policy should, and have, formed the basis for KCC`s considerations, when debating the Local Planning process.
KCC has also identified transport, infrastructure, green belt, environmental, school capacity and road safety issues associated with the sites under consideration and these concerns and issues need to be balanced against the acceptance that development and growth of the community are a positive and essential part of the local planning process.
KCC fully engaged with NLC and all stakeholders, within the local planning process and we maintain that the findings and submissions within the Final Draft Local Plan remain robust, appropriate and relevant for the future sustainability and development of our town, community and environment.