STIRLING COUNCIL THIS REPORT RELATES TO ITEM 9 ON THE AGENDA

PLANNING & REGULATION PANEL ECONOMY, PLANNING & REGULATION

8 OCTOBER 2013 NOT EXEMPT

SUBSTITUTION OF HOUSE TYPES ON PLOTS 4, 5, 6, 7, 69, 113, 114, 123, 124 AND 133

AND FORMATION OF ADDITIONAL PLOTS 206, 207, 208 AND 209 AT FORMER WALLACE HIGH SCHOOL, DUMYAT ROAD, CAUSEWAYHEAD, STIRLING - FREEDOM

HOMES - 13/00215/FUL

1 SUMMARY

1.1 The application is being referred to the Planning and Regulation Panel at the request of Councillor Jim Thomson on the grounds that the application is a significant departure from the original plan.

2 OFFICER RECOMMENDATION(S)

The Panel agrees:

2.1 to approve the application subject to the conditions and reasons set out in Appendix 1.

3 CONSIDERATIONS

The Site

3.1 The site is the former Wallace High School building and external grounds in Causewayhead.

The Proposal

3.2 The application is for a revision of house types and to increase the total number of units from 205 (approved) to 209 (proposed), which is 4 extra house units.

3.3 The applicant’s reasons for the proposed revision are to improve sales and widen the market mix by introducing further 2 and 3 storey terraced and 2½ storey detached house types. The 2 and 3 storey terraced house types that have proven to be very popular in the past at Wallace Gardens (plot nos 107 to 110, 155 to 158 & 199 to 202 all sold well) and there is still more interest in the 2 and 3 storey terraced house types than the 2 storey detached. There has also been a lot of interest in the 2½ storey detached house types, which have been popular on other Stewart Milne Homes developments. The introduction of the above house types will provide a wider selection to choose from at an affordable level and the opportunity to live in Stirling where the bigger and more expensive 4 and 5 bedroom detached units are not attainable to average families.

Previous History

3.4 The former Wallace High School site originally gained planning permission in 2005 for residential development (135 houses and 40 flats). The original application has since been altered nine times to change the housing mix and/or layout.

Development Plan Policy

3.5 The relevant Development Plan for the area comprises the Stirling Council Local Plan (As Altered) 2007. The following policies are relevant to the application.

3.6 Policy H2 "Meeting the full range of housing needs" seeks to achieve a mix of house types and sizes on particular sites including where appropriate, a proportion of affordable housing. Affordable housing will be achieved by Policy H3 (Securing affordable and particular needs housing).

3.7 Policy H6 "General policy promoting the use of land within towns and villages for housing" states that the Council will support the development of housing on infill and brownfield sites in towns and villages where a number of criteria are met. The criteria relates to compatibility with adjoining uses, appropriate vehicular access, no adverse impact on character and amenity etc.

3.8 Policy E18 relates to Urban Design and sets out the basic principles that should be reflected in new developments. These include reflecting traditional pattern of townscape in siting, layout and design, and minimising visual disruption from the road and footpaths.

3.9 Supplementary Planning Guidance: Development Advice Note on Managing Waste in Housing and Commercial Developments.

Assessment

3.10 The former Wallace High School site originally gained planning permission in 2005 for residential development (135 houses and 40 flats). The original application has since been altered nine times to change the housing mix and/or layout. Overall the proposal is to increase the total number of plots from 205 (approved) to 209 (proposed) units, 4 extra units. The increase since 2005 is from 175 units to 209 units – that is 34 units.

3.11 The following units have been removed from the application that was initially submitted: -

2½ storey Longrush house type to plot 50 (replaced with the previously approved 2 storey Hampsfield house type). 2½ storey Longrush house type to plot 61 (replaced with the previously approved 2 storey Dukeswood house type).

3.12 The plot numbers 50 and 61, showing 10 metres high houses in close proximity to established housing at Lothian Crescent and within the scheme, and would have been overbearing and intrusive in these locations within the site. Following concern expressed by Officers, the Applicant agreed to withdraw the 2.5 storey house types from these 2 plots.

3.13 The following re-mixed units have been retained: -

2 & 3 storey terraced units to plot nos 4, 5, 206 & 207.

2 storey terraced units to plot nos 113, 114, 208 & 209.

3 storey terraced units to plot nos 123 & 124.

2½ storey detached units to plot nos 6, 7, 69 & 133.

3.14 The existing Plot Numbers 4,5,6, 7 are to be changed from four 2 storey detached house types to a terraced block of 4 terraced houses and 2 detached houses -proposed plots 4,5,6, 7, 206 and 207 i.e. two additional houses. Two of the terraced houses are to be 2 storeys and two are to be 3 storeys. The 3 storey building height is 10.5 metres.

3.15 Existing Plot Numbers 69 and 133 are to be changed from 2 storey detached house types to 2.5 storey detached. The height from ground to ridge is of the 2.5 storey is10 metres.

3.16 Existing Plot Numbers 113 and 114 are to be changed from 2 storeys detached house types to four 2 storey terraced houses - proposed Plots 113, 114, 208 and 209 i.e. two additional houses. The replacement of two detached houses and gardens with a block of 4 terraced houses includes a row of parking along the frontage.

3.17 Existing Plot Numbers 123 and 124 are to be changed from 2 storey terraced houses types to 3 storey terraced with 9 additional car parking spaces. The proposed height in Plots 123 and 124 - from ground to ridge is 10.5 metres.

3.18 The proposed revision to the housing scheme is acceptable for the following reasons: -

(a) Increasing the storey height to Plot Numbers 123 and 124 will improve the appearance of the terraced blocks from the public open space area and complement the front elevation of Plot Numbers 125 and 126.

(b) 2 and 3 storey terraced units to Plot Numbers 4, 5, 206 and 207 will enhance the street scene scale/eaves line and provide a vista stop to the road through the development.

(c) 2 storey terraced units to Plot Numbers 113, 114, 208 & 209 (instead of 2 storey detached units) will provide a better relationship with the 3 storey terraced units directly behind (Plot Numbers 125 to 129).

(d) 2½ storey detached unit to Plot Number 133 will improve the end view from Malborough Drive.

(e) Build line to Plot Numbers 206, 207, 4, 5, 6 and 7 and Plot Numbers 113, 114, 208 and 209 retained.

(f) 2 storey height to Plot Numbers 113, 114, 208 and 209 retained.

(g) Broaden the range and mix of housing within a scheme largely dominated by detached houses.

(h) The revised layout is not an overdevelopment and the 2.5 storey building height of 10 metres and 3 storey height of 10.5 metres is not excessively high.

(i) The comments raised by Roads Development Control with regards to parking, vehicular & pedestrian access, refuse collection, etc, have been addressed and a revised Roads Construction Consent approval granted. The Roads Development Control consultation reply advises approval subject to conditions regarding parking design and waste collection that are incorporated into the recommendation.

(j) The proposed changes do not have any implications for privacy as the approved window to window distances do not change from that previously approved. The neighbour notification carried out by the Council is correct.

3.19 Conclusion: Overall the proposal is to increase the total number of plots from 205 (approved) to 209 (proposed) units, 4 extra units. The site is considered to have the visual capacity in terms of area and building in the areas proposed to accommodate the increase in housing development and the application warrants approval. The increase since 2005 is from 175 units to 209 units – that is 34 units is acceptable. In view of the above the proposed revision complies with policies H2, H6 and E18 of the Stirling Council Local Plan (As Altered) 2007.

Objections

3.20 Three representations have been received objecting to the application that maybe summarised as follows:

(a) No neighbour notification.

(b) Building is too high detracting from amenity of surrounding houses.

(c) The increase in housing and change from detached to terraced blocks is too many and is an overdevelopment.

(d) The development would become a ‘mish-mash’ of disjointed house types situated in between detached houses, the result in an ugly development design.

(e) Loss of privacy.

(f) Insufficient parking.

Response: see section above on assessment.

4 POLICY/RESOURCE IMPLICATIONS AND CONSULTATIONS

Policy Implications

Equality Impact Assessment No Strategic Environmental Assessment No Single Outcome Agreement Yes Diversity (age, disability, gender, race, religion, sexual orientation) No Sustainability (community, economic, environmental) No Effect on Council’s green house gas emissions No Effect Strategic/Service Plan No Existing Policy or Strategy No Risk No Resource Implications Financial No People No Land and Property or IT Systems No Consultations Internal or External Consultations Yes

Equality Impact Assessment

4.1 An Equality Impact Assessment seeks to promote equality between different groups of people (people of different races, men and women, people with a disability, etc) and differing issues such as religion/belief, age and sexual orientation. An Equality Impact Assessment demonstrates that equality has been addressed in policy-making and review. Since this proposal does not relate to a new policy or revising an existing policy, it is considered that it will have a neutral impact on equality.

Strategic Environmental Assessment

4.2 When a new plan, policy, or strategy is being submitted or an existing plan, policy or strategy is being reviewed it is a legal requirement that a Strategic Environmental Assessment is considered and undertaken if necessary. Since this proposal does not relate to any of the aforementioned, a Strategic Environmental Assessment is not necessary.

Single Outcome Agreement

4.3 The recommendation supports the objectives of the Single Outcome Item 5.1.4 - Improved supply of social and affordable housing through approval of the design and layout that complies with Development Plan policy.

Other Policy Implications

4.4 Not applicable.

Resource Implications

4.5 No resource implications.

Consultations

4.1 Roads Development Control: No objection subject to conditions relating to parking and waste collection.

4.2 Service Manager (Environmental Health): Contaminated land issues previously resolved. Restrict construction hours.

5 BACKGROUND PAPERS

5.1 Planning Application file 13/00215/FUL. File can be viewed online at:

http://hbedrms.stirling.gov.uk/PAP/Results.asp?AppNumber=13/00215/FUL

6 APPENDICES

6.1 Conditions and Reasons – Appendix 1

Author(s) Name Designation Telephone Number/E-mail

Iain Jeffrey Senior Planning Officer 01786 233676, jeffreyi@stirling.gov.uk

Approved by Name Designation Signature

Kevin Robertson Head of Economy, Planning and Regulation

Date 30 September 2013 Service

Reference 13/00215/FUL

APPENDIX 1

SUBSTITUTION OF HOUSE TYPES ON PLOTS 4, 5, 6, 7, 69, 113, 114, 123, 124 AND 133 AND FORMATION OF ADDITIONAL PLOTS 206, 207, 208 AND 209 AT FORMER WALLACE HIGH SCHOOL, DUMYAT ROAD, CAUSEWAYHEAD, STIRLING - FREEDOM HOMES - 13/00215/FUL Subject to the following conditions: 1 Approved Layout: The site shall be developed in accordance with the approved

layout Drawing Number WAL-ARC-001 rev. AX, unless otherwise agreed in writing by the Planning Authority.

2 Parking: In-curtilage parking should be dimensioned should be 3 metres in width by

5.5 metres in length (single driveway) or 3 metres in width by 11 metres in length or 5 metres in width by 5.5 metres in length measured from the rear of the footway heel kerb to the forward building line. Pedestrian access to each dwelling must be provided in addition to the driveway area.

3 Waste Storage/Collection Point: Prior to the occupation of the approved housing,

details of waste collection that take into account the consultation reply from Roads Development Control dated 10 September 2013 shall be submitted to the Planning Authroity and approved in writing.

Reasons: 1 For the avoidance of doubt. 2 To ensure that parking is provided in accordance with the Council’s standards and

specification. 3 To ensure that waste collection is provide in accordance with the Council’s

Development Advice Note relating to managing waste in housing developments.