8343 nts 141127 - iemadesigned landscapes in scotland by historic scotland. description of...

LOUDOUN CASTLE

Non-Technical SummaryDecember 2014

Loudoun Woods Homes Limited

Loudoun Castle: Environmental Statement Non-Technical Summary

December 2014 1

CONTENTS

1. Introduction 2

2. The Proposed Development 4

3. Need and Alternatives Considered 12

4. Consultation, Scope of Assessment and Methodology 16

5. Summary of Environmental Effects 19

6. Further Information 33


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1. Introduction

1.1 Loudoun Woods Homes Limited (The Applicant) proposes new tourism development on land

located within Loudoun Castle Estate, approximately 6.5 kilometres to the east of Kilmarnock,

Ayrshire. The site location is shown in Figure 1.

1.2 The castle ruins are the remnants of a grand house designed in 1804, which incorporated

portions of two older castles. The designed parkland was laid out from 1714 and subsequently

modified. The castle was largely destroyed by fire in 1941 but significant sections of the external

walls remain.

1.3 The purpose of the development, known as the Loudoun Castle project, is to provide a

programme to secure the future of the Loudoun Castle estate. The project covers an area of

approximately 176 hectares and comprises a tourism led development, together with stabilisation

and subsequent restoration of the castle remains. Residential development is also proposed in

order to enable the castle restoration.

1.4 A Screening Opinion was requested from East Ayrshire Council in 2013 in order to identify

whether development at the estate would require Environmental Impact Assessment. The local

planning authority provided a Screening Opinion, which stated that the project would require such

assessment. Therefore, a process of Environmental Impact Assessment has been undertaken in

accordance with UK legal requirements to identify the likely significant environmental effects of

the proposed development.

1.5 An Environmental Statement has been produced, setting out the findings of the assessment

process. This document is the Non-Technical Summary of the Environmental Statement. This

summary document provides an overview of the assessment findings. Details of how to view the

full Environmental Statement or to obtain further copies of this Non-Technical Summary are

provided at the end of this document.


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Figure 1 – Site Location


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2. The Proposed Development

The Site and Surrounding Area

2.1 The project is located within 176 hectares of land within Loudoun estate, north of Galston,

Ayrshire. The A71 and A719 roads run along the southern and western boundaries of the site

(Figure 2). Land to the south of the castle is occupied by the Loudoun Gowf Club, which has

been a ‘gowf’ or golf field since the early 16th century. A secondary school, known as Loudoun

Academy, is located to the west of the castle estate.

2.2 The site is currently occupied by the ruins of Loudoun Castle and the surrounding estate, which

includes remnants of designed parkland. Loudoun Castle was erected around 1807,

incorporating portions of two older castles. The designed parkland was laid out in the 1750s and

subsequently modified. The castle was largely destroyed by fire in 1941 but significant sections

of the external walls remain.

2.3 Loudoun Castle Theme Park was opened in 1995. The mechanical rides associated with the

former Loudoun Castle Theme Park are located to the east of the castle and the theme park

included the walled garden and the eastern end of the avenue approach to the castle. The

theme park closed in 2010, with some of the rides being removed from the site. The site is not

currently open to the public.

2.4 A number of buildings are scattered across the estate, ranging from derelict buildings to those in

a good state of repair. A number of corrugated steel agricultural type buildings are present that

were used in connection with a former theme park at the site. The coach house has been

previously renovated and has been used to accommodate a cafe and function room.

2.5 The site is located almost entirely within the area listed on the Inventory of Historic Gardens and

Designed Landscapes in Scotland by Historic Scotland.

Description of Development

2.6 The Loudoun Castle project comprises a tourism led development, together with stabilisation and

restoration of the castle remains. Residential development is also proposed in order to enable

the castle restoration. The purpose of the project is to provide a viable programme of

development to secure the future of the Loudoun Castle estate.


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Figure 2 – Site Boundary

Loudoun Castle: Environmental Statement

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2.7 The project includes the following key components:

• Leisure and tourism development, including a lake and associated indoor and outdoor sports and leisure areas;

• Holiday accommodation, comprising holiday lodges, fractional ownership properties and glamping pitches;

• Castle restoration, including potential conversion to a hotel;

• Whisky distillery;

• Community heat plant;

• Up to 1,025 new dwellings;

• Public open space and landscape planting incorporating formal and informal areas of open space, retention of existing landscape features, reinstatement of former elements of the historic parkland and new planting areas; and

• New access for vehicles, pedestrians and cyclists.

2.8 The indicative layout plan is provided at Figure 3.

Castle Restoration

2.9 The approach to restoration of the castle would be phased based on viability and would be

undertaken in accordance with a strategy agreed with Historic Scotland:

• Stabilisation of the castle ruins. This would be the minimum level of castle restoration proposed as part of the project. The building would be conserved and stabilised. The works would comprise internal clearance and sorting of fallen masonry, removal of vegetation growing through the castle walls, consolidation of the structure as found and stabilisation as required;

• Rebuilding of the castle as a ‘shell’. Subject to viability, the castle would be restored as a ‘shell’. Following stabilisation, this would comprise strengthening the structure, rebuilding the missing external elements and providing a roof and windows;

• Redevelopment of the castle as a hotel. Subject to viability and market interest, the castle shell may be developed for use as a hotel. Following creation of the castle shell, this would comprise the provision of floors, partition walls and stairs and hotel fit out.

2.10 In the event that the proposed hotel use is taken forward, the hotel (up to approximately 85

bedrooms) is proposed to form part of and contribute to the overall tourism development at the site.

The overall height of the restored castle once converted to a hotel would not exceed the height of the

existing keep.


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Figure 3 - Indicative Layout Plan


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Leisure and Tourism Development

Holiday Accommodation

2.11 In total, approximately 398 holiday lodges are proposed. These would include holiday lodges

within the proposed woodland throughout the central and southern parts of the site and

approximately 18 lakeside holiday lodges.

2.12 Approximately 52 fractional ownership holiday villa properties are proposed within the existing

walled garden to the east of the castle.

2.13 To the east of the walled garden, a glamping area with twelve pitches is proposed.

Lake and Associated Activities

2.14 The proposed lake would be located on an area of open land in the centre of the project site, to

the north of the castle. The site is surrounded by existing wooded areas to the north, south and

east. The site would include approximately 18 lakeside holiday lodges. In addition, a ‘beach’ and

cliff face would be created. A water building would be proposed alongside the lake and is likely

to accommodate a main leisure pool/water park, restaurants/retail plaza and associated leisure

uses.

2.15 In addition to the water building, a spa building is proposed over two floors including a spa pool,

plunge pools and treatment rooms. Both the water building and the spa building are proposed to

be built into the hillside created by the earthworks around the lake. This would result in the

creation of a green roof to the buildings.

2.16 A water sports building is proposed adjacent to the lake. This would include facilities such as

boat hire and a restaurant. The building is also likely to service any climbing facilities on the new

cliff face.

Health and Sports Club

2.17 A health and sports club would be provided, to include a gym, sports courts and restaurants. It is

proposed that the building would incorporate a green (vegetated) roof. An area of land adjacent

to the health and sports club would be used for sports and recreational activities and would

include a cycle storage/collection building.

Distillery

2.18 A whisky distillery/blending facility is proposed in the north eastern part of the site. The distillery

is proposed to be a showcase for Scottish produce.

Housing

2.19 Up to 1,025 dwellings are proposed as enabling development to fund the castle works

(restoration and use as a hotel, including hotel fit out). The residential aspect of the project would

include the following elements:


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• New townships, including:

a. Approximately 970 new dwellings in the northern part of the project site. These would be spread across three townships of 270 to 350 dwellings per township;

b. Sheltered housing: Sheltered housing would be included in groups within the townships;

c. Community facilities: Each township would include local community facilities, such as a small shop, community hall and public house.

• Niche housing, known as The Spaded Wood: Approximately 20 niche dwellings would be provided within a wooded area in the north of the site; and

• Bespoke housing, known as West Fields: An area to the south of the new townships on the western boundary of the site (known as ‘West Fields’) would support 35 bespoke houses. These would be individually designed and may include carbon neutral homes and country houses.

Access

2.20 The site is located close to the junction of the A71 and the A719 north of Galston. The existing

main junction to the castle and former theme park is located off the A719 to the north of its

junction with the A71.

2.21 The project would be accessed from the following junctions:

• Tourism access: The existing junction with the A719. There are existing ghost island right-turn lanes at this junction, with stacking space for cars turning right into the project site from the A719;

• North western residential access: An existing private access road that connects with the A719 in the form of a priority crossroad;

• Emergency access: An existing private access road that connects with an unnamed road to the east of the site in the form of a simple priority T junction.

2.22 An entrance lodge would be provided within the site boundary on the entrance road from the

tourism access.

Landscape and Open Space Strategy

2.23 A landscape strategy has been developed for the site. This proposes:

• To provide a clear and well managed interface between the designed landscape and garden and new development;

• To create a clear distinction between the historically significant parts of the garden and the northern development on former grazing land;


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• To respect and reflect the character of existing valued views;

• To reflect and build on the character of existing and historic development in the locality;

• To echo the local character of wooded slopes and create new development in which houses and roofs are perceived as enclosed by and set amongst tree canopies;

• To create public open spaces for the benefit of new residents;

• To repair what remains of the designed landscape and restore as much as is possible of the early eighteenth century original design;

• To remove theme park development from the designed landscape and conceal new tourism development in a sympathetic way within the confines of the walled garden and the existing shelter belts, as appropriate; and

• To create a garden for the restored castle that incorporates the Loudoun Yew and Ayrshire rose.

2.24 In addition, it is proposed that landscape works would be undertaken as part of the project in

accordance with a landscape strategy and subsequently managed in accordance with a

landscape management plan. The approach aims to safeguard the historic designed landscape

and identify a strategy for formal landscape restoration.

Construction Phase

2.25 Construction works would be undertaken in accordance with a Code of Construction Practice.

The current programme indicates a total construction period of approximately seven to ten years,

subject to securing planning permission and the approval of matters set out in conditions.

Working hours are likely to be 07:00 to 19:00 hours Monday to Friday, 07:00 to 13:00 hours on

Saturday and at no time on Sundays or on public or bank holidays. These hours would be

subject to agreement with the local planning authority. In the event that works are required

outside of the agreed hours in exceptional circumstances, this would be agreed with the local

planning authority prior to commencement of the activity.

2.26 The broad sequence of construction activities is likely to be:

• Construction of main site access to allow access for construction vehicles;

• Setting up of working areas and earthworks/regarding of the site;

• Infrastructure works, including construction of internal roads, drainage works and sewage pumping station;

• Construction of substructures;

• Erection of superstructures and building finishes; and


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• Planting in accordance with the landscape strategy.

2.27 The development site would be fenced during construction. It is the intention of the applicant that

the site would be registered under the Considerate Constructors Scheme or locally recognised

certification scheme.

Summary of Key Parameters

2.28 The table below provides a summary of the key parameters which have formed the basis for the

assessment of effects.

Table 1: Key Parameters for Environmental Assessment

Element of Development Key Parameter for EIA Total project site area (land use requirement) Approximately 176 hectares Tourism development: site area (including distillery and car park) 70.91 hectares

Castle restoration/hotel: site area 4.17 hectares Residential development: site area 57.91 hectares

Maximum building height 9.5 metres (or to the height of existing keep for hotel)

Number of holiday lodges 398 Number of fractional ownership villas 52 Number of glamping pitches 12 Number of hotel rooms 85 Number of car parking spaces 854 Number of dwellings 1,025


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3. Need and Alternatives Considered

Need for the Development

3.1 Scotland’s Third National Planning Framework (NPF3) sets out a long term vision for

development and investment across Scotland over the next 20 to 30 years. This document sets

out the Scottish Government’s strategic objective of promoting tourism and culture within the

country by supporting growth in priority sectors and locations, and promoting a place-based

approach to development. The framework recognises the benefits of focusing energy resources

on the natural and cultural assets that underpin Scottish tourism and food and drink sectors.

3.2 The Scottish Planning Policy (SPP) document published in June 2014 sets out the Scottish

Government’s planning policies for Scotland. The SPP states at paragraph 93 that the planning

system should promote business development that increases business activity, allocate sites that

meet the diverse needs of different sectors and give due weight to net economic benefit of

proposed development.

3.3 The Tourism Development Framework for Scotland, which has been prepared to assist and

promote growth in Scotland’s visitor economy to 2020, emphasises the value of the sector to the

country, outlining that tourism and the wider visitor economy is a vital industry for Scotland. It

goes on to recognise that significant opportunity still exists, including potential opportunities for

hotel development close to existing visitor attractions. With respect to location, the Tourism

Development Framework states that new resorts need to be sensitively and sustainably located

to benefit the visitor economy and avoid damaging the character of the asset. Influencing factors

to attract investment include aspects such as high quality scenic value and heritage value.

Designated heritage sites and estates/mansions are recognised as possible locations for resorts,

subject to partnership working with relevant stakeholders.

3.4 The project site itself is recognised in the ‘Aspirations and Ambitions: Our Development

Opportunities’ prepared by VisitScotland. The report is broken down into local authority

administrative areas, identifying those projects, sites or proposals that could fit into the Tourism

Development Framework’s aims of improving the customer journey and providing authentic

experiences. In the section for East Ayrshire, and listed as a development priority within

‘accommodation’, it states that:

‘Opportunity to develop Loudoun Castle and Estate (250 hectares) as a leisure resort should

continue to be supported and safeguarded in the development plan.’

3.5 In local policy, the prime tourism objective of the East Ayrshire Local Plan (East Ayrshire Council

2010) is to maximise the role that tourism can play in the regeneration of the local economy.

Loudoun Castle is recognised within the Tourism Development Strategy (Development Strategy

DS 24), specifically with reference to the encouragement and promotion of tourism developments


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based on the area’s built and cultural heritage and the site is allocated for tourism development in

the Local Plan under policy Rural Area 4.

3.6 The site is currently occupied by the ruins of Loudoun Castle and the surrounding estate, which

includes remnants of a designed parkland. The castle was largely destroyed by fire in 1941 but

significant sections of the external walls remain.

3.7 The Loudoun Castle project comprises a tourism led development, together with stabilisation and

restoration of the castle remains. Residential development is also proposed in order to enable

the castle restoration. The purpose of the project is to provide a viable programme of

development to secure the future of the Loudoun Castle estate.

3.8 In summary, there is a clear need for the development of the site in terms of protection of the

castle remains from further damage and restoration of the castle, where possible, and in terms of

the creation of a tourist destination to contribute to the local economy in accordance with both

local and national policy.

Alternatives Considered

Site Location

3.9 As set out above, a key aim of the project is the stabilisation and restoration of the castle remains

and to provide a viable programme of development to secure the future of the Loudoun Castle

estate. Therefore, the location of the proposed development is broadly dictated by the location of

the existing castle remains and the associated estate.

3.10 The Tourism Development Strategy within the Local Plan focuses on the development of sites

that will attract visitors based on built and cultural heritage. Loudoun Castle is a Category A

listed building of national importance, identified as being of special architectural or historic

interest. The site is located entirely within the area listed on the Inventory of Historic Gardens and

Designed Landscapes in Scotland by Historic Scotland. This therefore provides an attractive

environment to visitors for leisure and tourism related development.

3.11 According to the Local Plan, the Council recognise that tourism development would present an

opportunity to preserve and enhance the landscape at Loudoun estate. The proposed

development aims to respect the pattern of the historic landscape and to provide enhancements

through the restoration or reinstatement of historic features. Taking into account the above

factors, it is considered that the site location is appropriate and logical for future castle

restoration, tourism and enabling residential development.

Project Design Evolution

3.12 The project design has taken into consideration the setting of Loudoun Castle and the potential

effects of the project on the castle and designed landscape, by undertaking an evaluation of the

site constraints and opportunities.

3.13 The main reasons for the selected project design choice include:


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Castle Restoration and Historic Landscape

• A focus on the need to stabilise the castle remains, with potential restoration of the castle to a shell, with future conversion to a hotel. This would prevent further damage from vegetation or weather;

• A desire to make the castle a focal point within the proposed development, whilst retaining the historic setting of the castle. The castle has formed the centre piece of the project since the early stages of project design;

• A desire to retain key vistas and retention of existing landscape features, reinstatement of former elements of the historic parkland (such as former woodland blocks and tree avenues) and new provision of new planting areas.

Tourism Development

• Provision of a key new tourism and leisure development in accordance with planning policy, including all key elements of this type of development, allowing visitors to stay at the site and utilise a full range of on-site recreational, sports, retail and restaurant facilities;

• Provision of water-related uses on land close to the proposed lake. Therefore, the proposed water building, water sports building and spa are proposed on land surrounding the lake, together with a small number of lakeside lodges;

• The holiday lodges would be nestled within the woodland to the north and east of the castle to create a secluded atmosphere but also to retain the wooded character of the estate.

Residential Development

• Provision of sufficient residential development to provide enabling development for the castle restoration. Subject to permission in principle being granted, the final number of houses to be built would be dependent on the estimated restoration cost following a detailed structural survey of the castle remains;

• Residential areas designed to accommodate a range of housing types from two bedroom apartments to six bedroom family homes. In addition, areas of niche and bespoke housing are proposed;

• The main areas of residential and tourism development are located to the north of the castle where they can be screened from the castle by existing blocks of woodland and to maintain the vista to the south;

• Provision of community facilities and open space within the proposed new townships; and

• Development of cycle and footpath networks to provide permeability across the site and connection to the wider local access network and the town.


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3.14 Figure 3 provides the indicative layout plan for the project. It is considered that the proposed

concept would lend itself to a design that would be in accordance with the Tourism Development

Strategy in the Local Plan and takes into account comments received in relation to previous

iterations of the design.


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4. Environmental Assessment and Methodology

Assessment Methodology

4.1 Environmental Impact Assessment is a means of identifying and collating information to inform an

assessment of the likely significant environmental effects of a development. For each of the key

environmental topics in the Environmental Statement, the following have been addressed:

• Methodology;

• Description of the existing environmental (baseline) conditions;

• Identification of and assessment of the significance of likely effects arising from the proposed development;

• Identification of any mitigation measures proposed to avoid, reduce and, if possible, remedy adverse effects; and

• Assessment of any cumulative effects with other proposed developments planned in the area.

4.2 In terms of significance, effects are described using the following scale:

• Substantial: Only adverse effects are normally assigned this level of significance. They represent key factors in the decision making process. These effects are generally, but not exclusively, associated with sites or features of international, national or regional importance that are likely to suffer a most damaging impact and loss of resource integrity;

• Major: These beneficial or adverse effects are considered to be very important considerations and are likely to be material in the decision making process;

• Moderate: These beneficial or adverse effects may be important, but are not likely to be key decision making factors. The cumulative effects of such factors may influence decision making if they lead to an increase in the overall adverse effect on a particular resource or receptor;

• Minor: These beneficial or adverse effects may be raised as local factors. They are unlikely to be critical in the decision making process, but are important in enhancing the subsequent design of the development; and

• Negligible: No effects or those that are beneath levels of perception, within normal bounds of variation or within the margin of forecasting error.


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Scope of the Assessment

4.3 Taking into account the nature, size and scale of the project and the expert professional

judgement of the EIA topic specialist team, the following topics have been identified as requiring

consideration within this Environmental Statement:

Table 2: Information Provided within the Environmental Statement

Structure of the ES Non-Technical Summary Summary of the ES using non-technical terminology Volume 1: Text Glossary Chapter 1 Introduction Chapter 2 Project Description Chapter 3 Need and Alternatives Considered Chapter 4 Environmental Assessment Methodology Chapter 5 Ecology and Nature Conservation Chapter 6 Landscape and Visual Impact Chapter 7 Cultural Heritage: Historic Buildings and Setting Chapter 8 Cultural Heritage: Archaeology Chapter 9 Hydrology and Flood Risk Chapter 10 Traffic and Transport Chapter 11 Geology, Hydrogeology and Ground Conditions Chapter 12 Land Use and Recreation Chapter 13 Socioeconomics Volume 2: Appendices Including specialist report forming technical appendices to the main text. Volume 3: Figures Including all figures and drawings to accompany the text.

4.4 The project team has undertaken consultation with, or requested information from, a number of

organisations, including (but not limited to):

• Historic Scotland;

• Scottish Natural Heritage;

• East Ayrshire Council;

• West of Scotland Archaeology Service (WoSAS);

• Scottish Environment Protection Agency; and

• Scottish Water; and

• Transport Scotland.

4.5 The applicant has engaged with East Ayrshire Council from an early stage, including seeking pre-

application consultation advice. Consultation has included discussions with relevant officers in

the planning, highway, ecology archaeology and contaminated land teams.


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4.6 In addition to the local planning authority, the applicant has engaged in pre-application

consultation with Scottish Natural Heritage, Historic Scotland and Transport Scotland.

4.7 As part of the public consultation process, the applicant has engaged with the local community to

inform people about the project, to explain the project and its likely effects and to take into

account concerns or issues raised. A public exhibition was held at the Coach House on Loudoun

Estate on 5th and 6th April 2013. The event was advertised in the local press. Additionally,

statutory consultees and stakeholders were invited to attend a dedicated session at the Coach

House on the 4th April 2013 before the public exhibition.

4.8 The comments and issues raised have been taken into account by the design team in the

preparation of the planning application. Where relevant, these are considered within the topic

chapters of the Environmental Statement.


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5. Summary of Environmental Effects

5.1 This section provides a summary of the findings of the environmental assessment process. For

full details of the assessments, please refer to the Environmental Statement.

Ecology and Nature Conservation

5.2 Direct Ecology Limited has assessed the ecological effects of the project on the site and its

surroundings. This has been based on desk study and habitat and species survey work, which

has informed the development of a mitigation strategy for the site.

5.3 From an ecological perspective, the key receptors on the site are the woodland habitats, bat

species, badgers and birds. The key habitats present on the site are areas of woodland, much of

which is ancient woodland of plantation origin with a large number of veteran trees. There is a

well-established and varied ground flora throughout many of the woodland areas.

5.4 The loss of woodland habitats would be compensated by new tree planting across several areas

of the site; both within the areas of lodges and in new woodland buffers. Appropriate woodland

management including removal of non-native invasive such as rhododendron could enhance the

woodland areas that remain. Where any mature veteran trees hedgerows are lost, these would

not be replaceable.

5.5 The site is important for bats. Soprano pipistrelle, common pipistrelle, Natterer’s bats,

Daubenton’s bats and brown long-eared bats all roost on the site. There were also records of

Leisler’s bats flying over the site and foraging. There are bat roosts in at least 26 buildings on the

site with further roosts likely in other built structures. The construction phase would result in the

loss of a number of roost sites for a range of species. The loss of some of these sites would be

compensated by a number of measures, including two bat houses (the current ruined and

dilapidated cottages on site), retention or creation of hibernation sites, integral bat boxes in some

of the new buildings on site and bat boxes on trees within the site. Many of the roost sites are in

the relatively short-lived wooden structures and used by pipistrelle bats and the roost sites for this

species can be more readily replaced. Roost sites that would be affected in buildings such as the

castle and gatehouse would be difficult to replace. Once operational, the effect of the project on

bat species is not predicted to be significant.

5.6 There is a high level of badger activity on the site with a number of setts present. Effects upon

badgers are predicted not to be significant, with appropriate mitigation measures implemented to

reduce impacts to medium levels during construction and low levels operation. A new badger

sett would be constructed if the main sett identified is to be lost (depending on micro siting).

There would be a loss of a large amount of foraging habitat and it is likely that the numbers of

badgers using the site in the long term would decline.


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5.7 There is a wide and varied bird resource across the site. Species of note include barn owl and

kestrel, both thought to be breeding in the castle. Crossbill were occasionally recorded

associated with the plantation and may breed on site. Bird nesting and foraging habitats would

be lost during construction in particular habitat for species that breed in the grassland and scrub

areas such as grasshopper warbler, meadow pipit and reed bunting. All site clearance works

would be supervised by an Ecological Clerk of Works when carried out during the breeding

season, to ensure no nesting birds are disturbed. New habitats that would benefit both resident

bird species and other bird species that may move into the site would be created, including

wetland areas, woodland and a wildflower meadow. There would also be new nesting areas

created, including boxes erected on trees and on/within buildings.

5.8 Otters were only recorded on the Hag Burn off site. The effects upon otters would not be

significant during construction and no mitigation works are necessary for the species. During the

operational phase, effects would be negligible.

5.9 Low numbers of palmate newts, common frogs and toads were recorded. No reptiles were

recorded on site. There would be increased habitat suitability within some areas of the new

development in the longer term, including the lake area. This would result in beneficial effects.

5.10 There would be no impacts upon red squirrels, as there are none present on the site.

5.11 In summary, there would be some significant effects to bats, birds and woodland habitats during

construction. During the operation of the project, no further significant effects are predicted.

Landscape and Visual Impact Assessment

5.12 The Loudoun estate is located on a gently sloping south facing hillside above the River Irvine just

north of Galston and a few miles east of Kilmarnock (Figure 4). The topography is essentially

that of a gentle slope cut by ravines and streams, falling to the River Irvine in the south. South of

the river lies Galston, beyond which the land rises again to Cessnock Castle.

5.13 The Loudoun estate is a transition landscape situated as it is on the slopes between upland,

lowland, river valley and farmland landscape character areas.

5.14 The project site is located almost entirely within the Inventory of Gardens and Designed

Landscapes area designated by Historic Scotland. The Galston Conservation Area is located to

the south of the A71 and to the west of the historic middle avenue.

5.15 There are no ecological designations in the vicinity, nor any other landscape designations except

for a Tree Preservation Order (TPO). Many of the trees in the central area of the site are covered

by TPO.

5.16 A Landscape and Visual Impact Assessment has been undertaken by Specialist Conservation

Architect Ian Dieffenthaller with Shaw + Jagger Architects, which considers the likely effects of

the proposed development on the existing character of the landscape and views.


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Figure 4 – Landscape Study Area


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5.17 Initially on completion of the project there would be the following key beneficial landscape and

visual effects:

• The prevention of further damage to the castle and potential restoration;

• Improvements to the character of the historic entrance to the castle;

• Removal of visually intrusive theme park rides and ancillary structures in the most sensitive areas of the historic landscape;

• Major landscape features within the designed landscape such as the historic avenues, woodland tree belts and lakes, would be managed and replanted and new wood pasture would be created;

• The precinct gardens would be restored; and

• Restoration of the shape of the policy woodland.

5.18 In addition, there would initially be the following key adverse landscape and visual impacts:

• The introduction of residential development into currently undeveloped land;

• The introduction of evidently new development into a mature landscape setting;

• A reduction in the extent of some views of the less significant areas of the setting of the park – the North Fields – and the introduction of evidently new development into the retained views.

5.19 Many of the measures that would mitigate the adverse impacts identified are also an integral part

of the project and/or part of the restoration and enhancement measures for the estate. Key

mitigation/enhancement measures (in addition to the beneficial impacts identified above) include:

• The use of local building materials to enable new development to reflect local characteristics and over time mellow into the landscape;

• The development of the design and layout to respond to location and respect the character and scale of existing adjacent development;

• Landscape proposals that respond to the local landscape character and fulfil local landscape strategies and guidelines;

• Individual tree planting and the planting of deciduous woodland belts to integrate the development into the landscape;

• A designed framing of views towards the castle; and

• Sensitive layout and planting proposals where new development is adjacent to policy woodland.


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5.20 The residual effects of the project would be largely beneficial and include a number of minor

beneficial and moderate beneficial effects. These include the enhancement of the Inventory

Garden designed landscape, the views from Galston and Sheerbull, the landscape setting of the

castle buildings and the Lowland River Valleys local landscape character area.

5.21 Residual adverse effects, which range from negligible to moderate adverse, would be as a result

of a loss of landscape character due to the loss of undeveloped land, and an increase in

development visible in views from the north.

5.22 In addition to the direct landscape and visual effects of the project the repair and restoration of

the castle buildings and structures would have a moderate beneficial effect on the setting of the

heritage assets and on local visual amenity.

Cultural Heritage: Historic Buildings and Setting

5.23 An assessment was undertaken of the likely effects of the project on built heritage by Specialist

Conservation Architect Ian Dieffenthaller.

5.24 Loudoun Castle dates back at least to the late 15th century. The current castle, built between

1804 and 1807, is a large square ruin in which there is evidence of a four storey, 15th century

keep on the east side, and a 17th century extension on the south. The castle, bridge and

gatehouse are Category 'A' listed buildings of national significance.

5.25 The site is located almost entirely within the Inventory of Gardens and Designed Landscapes

area designated by Historic Scotland. Although it has been radically altered, it still makes a

valuable contribution to the surrounding scenery and this is the stated reason for its inclusion in

the inventory. The gardens are considered to be of national significance.

5.26 Loudoun Cottage is a 19th century house of two storeys, situated to the north west of the castle.

It is a remodelling of McGill's gardener's cottage for the third Earl and has three sash windows,

bays on the ground floor and a stone staircase thought to be the 18th century original. There are

extensions to the rear, plus a derelict barn/cottage to the north west. Loudoun Cottage is a

Category 'B' listed building of regional significance.

5.27 The Coach House, Walled Garden and ruined cottages (located east of the walled garden and

north-west of Loudoun Cottage) are considered to be of local significance as they relate to the

functioning of the estate and are not in original condition. There are also several listed buildings

located outside the project site boundary.

5.28 The site is located to the north of the Galston Conservation Area and the southern avenue would

formerly have passed to the east of it on its way to Sheerbull woodland roundel and Cessnock

Castle. The conservation area contains a variety of architectural styles and landmark buildings,

contributing significantly to the amenity of Galston as a whole. The conservation area is,

however, exhibiting several signs of decline, with a number of disused and poorly maintained

properties considerably detracting from the area.


December 2014 24

5.29 On completion of construction, it is considered that the effect of the restoration works on the

castle itself would be significant and beneficial.

5.30 During the temporary construction phase, the overall impact on the castle setting is anticipated to

be adverse initially, reducing during the construction process as elements of the landscape are

restored and as existing theme park rides are removed. Therefore, it is anticipated that impacts

would become beneficial as the theme park is dismantled and as the construction process nears

completion.

5.31 Despite its scale, the proposed housing in the north of the site would be self-contained and,

therefore, construction effects would also be well contained. The castle restoration and the

installation of the tourism development would have wider impact as this part of the site is open to

views from the river corridor and across the slope at Galston.

5.32 On completion, the Inventory Garden and castle setting would largely regain its national

importance, except for the north view and belvedere where this is unachievable even without any

development. There would be a range of effects from minor adverse to moderate beneficial.

5.33 In terms of built heritage, Galston Conservation Area itself would be little affected as would most

of the listed buildings outside of the project site. The exception would be Waterside in the south

west, whose outlook would initially view construction activity and then be improved by restoration

of the parkland in the south fields as work progresses.

5.34 Overall, the project would help to reveal the historic significance of the castle and Inventory

Garden but would greatly increase the built footprint on the site. The historic buildings would be

restored or recreated as would crucial missing parts of the designed landscape. The capacity of

the site to contain development has been considered. Proposed materials and styles would vary

as appropriate to the venture but remain consistent enough to unify the whole.

5.35 Taken as a whole, a beneficial long term impact is predicted. The conclusion is therefore that the

completion of the project would strengthen the long term viability of the castle and Inventory

Garden in a way that has not been obtained since 1941.

Cultural Heritage: Archaeology

5.36 An assessment of the likely effects on buried archaeology has been undertaken by Prospect

Archaeology Limited.

5.37 With the exception of the built heritage, there are no known archaeological sites within the project

site. Based on the distribution of known heritage assets in the surrounding landscape, the

potential for as yet unidentified heritage assets to exist has been considered. Whilst the

archaeology in the immediate vicinity of Loudoun Castle is likely to be of high significance, in the

remainder of the project site, it is considered unlikely to be of more than medium significance.

5.38 Mitigation measures have been identified to allow the identification, excavation, recording,

analysis and publication of the results to mitigate the effects of development. These measures

are detailed below:


December 2014 25

• Redevelopment of the castle would require removal of all fallen stonework, consolidation and excavation for new foundations. An essential part of the project would be to undertake this work under direct archaeological supervision. Prior to any work taking place, a 3-d laser scan of the castle would be undertaken to record the existing appearance and allow analysis of the surviving structures prior to adaptation. Further survey would be undertaken during and following stabilisation works, prior to any new construction. All excavation within the castle footprint and immediately surrounding areas would be undertaken by or monitored by archaeologists as deemed safe. This would allow ‘preservation by record’ of archaeological remains that would otherwise be lost.

• In order to assess the potential for as yet unidentified heritage assets to exist, an evaluation excavation would be undertaken, targeting known and suspected archaeological features. A sample geophysical survey would also be undertaken in order to assess the effectiveness of this technique. The evaluation would take place on a phased basis as areas are brought forward for development. Should any significant archaeological activity be identified, area excavations and/or watching brief may be required in advance of or during development. This approach would be agreed with West of Scotland Archaeological Service advisors to the local planning authority.

• All results of archaeological investigation would be subject to full analysis and brought together into a published report that disseminates the information to the wider public. The material archive would be deposited with an appropriate local museum for future study.

5.39 The proposed mitigation for Loudoun Castle archaeology allows for excavation, recording,

analysis and publication of the results which, despite representing a loss of a finite, non-

renewable resource, would result in a minor adverse effect as a result of the knowledge gained.

5.40 The potential for archaeological remains of prehistoric – modern periods varies and is yet to be

fully understood. The potential impacts on archaeological deposits and features would be of high

magnitude in those areas of proposed built development or major landscaping but it is not

anticipated that any remains of greater than medium significance or importance would be

affected. Mitigation measures have been proposed that allow the identification, excavation,

recording, analysis and dissemination of information to the wider public of as yet unidentified

heritage assets, resulting in a minor adverse or negligible effect following mitigation.

Hydrology and Flood Risk

5.41 An assessment has been undertaken of the likely potential effects of the development on flood

risk, hydrology and water quality by Alan Wood and Partners. A Flood Risk Assessment has

been prepared, including a Drainage Impact Assessment.

5.42 Two drainage ditches and various small drains, springs and sinks lie within and around the site.

Hag Burn runs through Big Wood within the Loudoun Castle estate to the east of the project site.

Alton Burn runs to the west of the site flowing in a southerly direction and the River Irvine is


December 2014 26

approximately 400 metres to the south of the site, running in a westerly direction. The various

drainage ditches and features within the site and the burns outfall to the River Irvine.

5.43 The site lies within the River Irvine catchment and groundwater lies within the Irvine Valley Sand

and Gravels. According to the Scotland River Basin Management Plan (Clyde Area), the River

Irvine is assessed as of ‘Moderate’ ecological status and a ‘Pass’ for current chemical quality.

The quality of the Hag Burn, Alton Burn and the local drainage ditches and drains have not been

classified. The Scottish Environmental Protection Agency has assessed the groundwater within

the ‘Irvine Valley Sand and Gravel’ as having an overall quality status of ‘Poor’ but a quantity

status of ‘Good’.

5.44 According to published indicative flood maps, the site lies outside the River Irvine’s flood extents,

in relation to area, depth and velocity risks. A Flood Risk Assessment was produced, which

considers that the site is at a very low risk from flooding, although mitigation is required to control

surface water run-off from the site so that existing rates are maintained once it is developed.

5.45 The majority of the site consists of informally drained green fields. However, there are formally

drained areas of ‘brownfield land’ (e.g. the Coach House) where surface water is collected and

discharged into the local drainage ditches.

5.46 Mitigation measures would include the implementation of a Code of Construction Practice with

measures to ensure that likely effects during the construction phase are mitigated as far as

reasonably possible. The proposed surface water drainage scheme for the project seeks to

mimic the natural hydrological profile as closely as possible by making use of the infiltration

capacity of the soils, where possible, and the natural discharge regime to the existing drainage

ditches. Sustainable drainage systems (SuDS) would be constructed to suit the run off rates and

site conditions and ensure that the water quality is maintained and does not deteriorate. At this

stage it is anticipated that foul drainage for the site would be formally collected and outfall to a

Scottish Water sewer. Scottish Water have confirmed capacity at the local Sewage Treatment

Works.

5.47 During the construction phase, likely effects on water quality and flood risk have been identified

to be associated with storage of materials on site and releases of substances (including sediment

and contaminants) into the local drainage ditches and the River Irvine. However, the magnitude

of the impacts would be controlled through mitigation measures proposed within the Code of

Construction Practice. The effect of the construction phase on hydrology and flood risk would,

therefore, be of minor adverse significance, which is not significant in EIA terms.

5.48 During the operational phase, the proposed drainage strategy would provide treatment of run off,

and as a result the effect of the operational phase on water quality would be of minor adverse

significance, which is not significant in EIA terms.

5.49 During the operational phase, there is the potential for an increase in surface water flood risk as a

result of the increase in hardstanding areas. However, a drainage strategy incorporating the use

of SuDS is proposed, which would maintain the current run off rates and utilise the ground’s


December 2014 27

natural ability to infiltrate water, where possible. The effect would, therefore, be of minor adverse

significance, which is not significant in EIA terms.

Traffic and Transport

5.50 A Transport Assessment (TA) has been undertaken by Alan Wood and Partners and Local

Transport Projects, which provides a detailed appraisal of transport aspects associated with

proposals for the Loudoun Castle project. A Framework Travel Plan (FTP) that provides a

strategy for encouraging sustainable travel at the proposed project site has been produced in

conjunction with the Transport Assessment.

5.51 The project site is situated in a relatively rural location, north of the town of Galston. However,

there is an existing footway linking the site to the existing pedestrian network, with all areas of

Galston within a reasonable walking distance of the site. It is envisaged that a number of

pedestrian routes would be provided within the site in order to enhance pedestrian connectivity.

A number of the roads within the vicinity of the site are rural and relatively lightly-trafficked, and

as such they could provide a pedestrian and cycle friendly environment. The nearest bus stop is

situated approximately 140 metres from the proposed tourism site access on the A719, with

additional bus services available from bus stops on the A71.

5.52 A road casualty study has not revealed any identifiable existing collision issues associated with

the expected movements of the project and therefore it is considered that there are no existing

road safety issues pertinent to the development of the site. If the proposed access junction and

internal roads of the project are designed with due consideration to road safety, then the

proposals should not have a detrimental road safety impact on the local transport network and

should not adversely affect the safety of pedestrians and cyclists.

5.53 The traffic flow impact of the project has been projected utilising traffic growth forecasts to 2024,

the estimated opening year of the full development, with baseline traffic flow information obtained

at several local junctions in August 2014.

5.54 The results of a junction capacity assessment indicate that the key local junction would be

expected to operate within capacity at 2024 during the worst-case peak hours, with the project

fully occupied. The assessments demonstrate that the project would not be expected to have a

significant detrimental impact on road safety, traffic and highway terms.

5.55 The environmental assessments indicate that the construction and operational phases of the

project would be expected to have either a negligible or minor adverse effect in terms of the

potential traffic impacts, such as severance, driver delay, pedestrian/cyclist delay and amenity,

accidents and safety. The predicted effects would not be significant in EIA terms.

Geology, Hydrogeology and Contamination

5.56 The project site is located on an area that is underlain by superficial deposits, predominantly

comprising Devensian Till. The solid geology underlying the site generally comprises a number

of sedimentary rock formations and igneous intrusions are recorded across the site.


December 2014 28

5.57 A Phase 1 Geo-Environmental Assessment was undertaken by Alan Wood and Partners, which

records that the site overlies aquifers in which flow is predominantly in fissures and other

discontinuities. Perched water is likely, with true groundwater likely to be present in the bedrock

below the site. True groundwater is anticipated to be present within the underlying bedrock

deposit, at depth.

5.58 Isolated and discontinuous of bodies of made ground are considered likely in the previously

developed areas. This is likely to be variable in thickness and most common in the central and

western portions of the site.

5.59 The potential risks during construction include the mobilisation of contaminants in soil and

groundwater, accidental spillage, geotechnical failure and changes to the ground gas regime.

5.60 Mitigation measures are proposed to address the potential impacts. These include the use of

best practice construction methods, implemented through the Code of Construction Practice.

Method statements and risk assessments would be completed to ensure that specific measures

to be adopted to counter conditions prevailing at the particular location (e.g. topography,

drainage, potential settlement issues, hydrogeology, water supply etc.). Where required, a

remediation strategy would be produced to ensure that any potential pollutant pathways to

identified receptors are addressed. Monitoring of ground gas levels would also be carried out

prior to excavation activities or any hazardous operations.

5.61 With this mitigation in place, it is considered that there would be no significant effects on geology,

hydrogeology or groundwater during the construction phase of the project.

5.62 Given that the shallow geology in the previously developed parts of the site includes residual

below ground structures (within the previously developed areas) and variable made ground,

shallow geology would be improved in the longer term. This would result in geotechnically

improved ground conditions in those specific areas.

5.63 With respect to water resources, some potential existing risk to groundwater may exist, given the

made ground where present. Where remediation is proposed, this would be designed to

eliminate any risks.

5.64 There is some limited potential for accidental spillage during the operational phase. However,

the leisure development would include suitable storage facilities for any chemicals required on

site.

5.65 With the proposed mitigation measures in place, there would be no significant adverse effects on

geology, hydrogeology or groundwater during the operation of the project.

Land Use and Recreation

Land Use

5.66 The land use assessment comprised a desk study reviewing information in relation to soil types

and the quality of the agricultural land. Additionally, a site survey was undertaken to confirm the


December 2014 29

characteristics of the soils and the quality of the agriculture across the site, patterns of

agricultural land use and locations of farm houses and associated buildings. Farming practices

were also discussed with the landowner.

5.67 The agricultural land affected by the proposed development comprises imperfectly and poorly

drained soils developed in glacial till overlaying Carboniferous Coal Measures. The quality of the

land, assessed according to the Land Capability for Agriculture system of classification, is limited

predominantly by soil wetness, although in addition some areas of the site are limited by

gradients in excess of 7 degrees. None of the land is classified as Prime agricultural land. The

loss of this agricultural land is assessed to be of minor adverse significance.

5.68 The agricultural land on the site is being farmed on a short term annual basis by a local farmer,

whose main holding is based to the north east of the site. The land is being used as an

additional area of grazing land for the sheep-based livestock enterprise. The loss of the

agricultural land within the site would not affect the overall operation of the main holding which is

using this area for supplementary grazing and it is therefore assessed that the proposed

development would have an overall negligible significance of effect on farm holdings.

Recreation

5.69 A desk based study was undertaken to identify baseline conditions to establish the existing and

potential future provision of recreational resources within the study area. A review of relevant

policy and guidance. The site was then visited to establish the nature and condition of those

resources.

5.70 There is no existing statutory right of access to the Loudoun Castle estate and that situation

would not change as a result of the project. Therefore, there would be no significant adverse

effects on public access during the construction or operational phases of the project.

5.71 One right of way (SK69) and part of one core path (IV8 - River Irvine Cycle Route) run through

the site (Figure 5) and these would be maintained along their existing alignment as part of the

project. In addition, access within the site for non-motorised users would be improved through

provision of new routes for site users.

5.72 A range of new recreational opportunities would be provided as part of the project for the benefit

of those living in the local area and visitors. This includes the new lake, the lakeside ‘water

building’, the water sports pavilion, climbing wall and associated public open space which would

have a long term significant beneficial effect in terms of the provision of recreational facilities as a

result of the operation of the project.

5.73 There would be no impact on the Loudoun Gowf Club to the south of the site during the

construction or operational phases.


December 2014 30

Figure 5 – Existing Recreational Resources


December 2014 31

Socio-economics

5.74 An assessment of the likely socio-economic effects associated with the project during

construction and operation has been undertaken.

5.75 The construction of the project would have direct employment effects through the employment of

construction workers from the local area and throughout the region. It would also have indirect

employment effects arising from and workers using local suppliers, services and facilities.

Employment effects during construction would be moderate beneficial. Whilst there may be

some disruption locally during the construction period as a result of building activity, due to the

temporary nature of such effects and the distance to properties, this is not predicted to result in

any significant out-migration.

5.76 The project would include new tourism development, restoration of the castle ruins and enabling

residential development. The project would provide a significant boost to the Scottish tourism

industry. At a national level, the tourism development would increase the supply of high quality

short-break provision, support the marketing activities of VisitScotland to encourage residents to

holiday at home, provide a major new visitor attraction, produce a product of national significance

and profile and contribute to sustainable tourism by increasing seasonal spread. At a local (study

area level), the project would stimulate new marketing opportunities and strategic partnerships,

enable and encourage infrastructure improvements, enhance the tourism offer, become a major

employer and utilise local supply chains.

5.77 The number of jobs created would improve the situation within the study area in relation to

economic inactivity and unemployment. Drawing on the current economic and demographic

profiles of the area within which Loudoun Castle is located, it is estimated that the new

community would have a population of approximately 2,245. The project would make a

significant improvement to the overall stock of housing units, and has been designed to create an

integrated and viable community. The increased population has the potential to provide a labour

supply for the tourism development.

5.78 The provision of community facilities such as shops, community halls and public houses within

each township would help to create balanced and mixed communities. The project would be

designed so that each township would individually and collectively have its own distinct character.

Nevertheless, there would be some demand for off-site services, such as schools and health care

facilities. However, existing primary and secondary schools have surplus capacity and would be

likely to be able to absorb the projected increase in the school age population of the

development. Similarly, the local dental practise and Galston Surgery have confirmed they could

absorb the increase in population. The effect on off-site services is therefore considered to be

negligible.

5.79 Overall, the effects ion terms of socio-economics are likely to be significant and beneficial


December 2014 32

Cumulative Effects

5.80 The EIA Regulations require consideration of cumulative effects, which are effects on a receptor

that may arise when the project is considered together with other proposed developments in the

area.

5.81 The cumulative effects of the project, in conjunction with other major schemes, are considered

within each topic chapter.

5.82 Other developments considered within the cumulative assessment include those that are:

• Under construction;

• Permitted, but not yet implemented;

• Submitted, but not yet determined; and

• Identified in the Development Plan (and emerging Development Plans - with appropriate weight being given as they move closer to adoption) recognising that much information on any relevant proposals will be limited.

5.83 None of the assessments identified any significant cumulative effects that would arise from

developments in the wider area. However, the assessments have identified the following

potential cumulative effects that would result from the potential future development within the

Loudoun estate:

• There is potential cumulative effect on the disturbance of woodland and woodland species if future development includes the provision of holiday lodges within Big Wood. The potential retail development to the south of the current project site could lead to some loss of habitat for a number of species that use the site;

• The design of any future retail scheme would need to consider the geometry of the historic landscape pattern and on the potential for effects on the setting of the landscape design;

• Any additional development would require further transport assessment work as part of any future planning application to consider junction capacity, the effects of traffic and any mitigation required;

• Consideration would need to be given to flood risk in the design of any future development in the southern part of the site;

• Additional areas of development are likely to provide more employment opportunities and additional contributions to the tourism offer.


December 2014 33

6. Further Information

6.1 This Non-Technical Summary provides a summary of the Environmental Statement

accompanying the planning application for the Loudoun Castle Project.

6.2 Copies of the full Environmental Statement, including this Non-Technical Summary can be

viewed at:

East Ayrshire Council

Planning and Economic Development Service

The Johnnie Walker Bond

15 Strand Street

Kilmarnock

KA1 1HU

6.3 Copies of the ES and planning application documents can be viewed on the local planning

authority website:

http://www.east-ayrshire.gov.uk

6.4 Further copies of the ES can be obtained from the following address (ref. OXF8489):

RPS

20 Western Avenue

Milton Park

Abingdon

Oxfordshire

OX14 4SH

6.5 A paper copy of the full ES can be obtained for a cost of £300 plus VAT or an electronic copy

(CD ROM) for a cost of £10.

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