3.1 Urban Capacity |
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3.1.1 The Council has assessed the capacity of the urban area to absorb new development.
3.1.2
It is considered preferable to direct new development to suitable redevelopment
and brownfield sites within the urban area rather
than
3.1.3 This approach makes best use of urban land in support of the sequential approach to development and also helps to guide development to the most accessible areas (see the Guiding Principles).
3.1.4 Major regeneration initiatives are promoted through this plan and the elements of these initiatives are explained below. They are promoted in each case as a package of measures which will require the delivery of the entire package in order to meet their objectives. In some cases the Plan specifies the need for developers to submit masterplans which should include consideration of design issues.
3.1.5 The Hillhead area in Kirkintilloch is also the subject of a major community regeneration initiative and is further explained in the Housing and Mixed Uses section.
3.1.6 All development proposals for these areas will however need to be assessed against the detailed policies of this plan, particularly those in the Design Quality Section and also against the guidance contained in Guidance Note 5 (House Plot Development) and Guidance Note 6 (Residential Layout and Redevelopment).
3.1.7 There are a number of vacant, derelict and underused sites in the plan area which are considered suitable for redevelopment and these are identified in this Plan. The development of these sites, where appropriate should enhance the character of each of the communities and will assist in bringing investment to these urban renewal areas.
3.1.8 It must be noted however that the deliberate neglect of land or degrading of open space or amenity land will not be considered justification for permitting uses which would otherwise be unacceptable, and the Council will use its powers to ensure the improvement of any land that becomes an eye-sore.
3.1.9 A number of vacant or derelict sites which are not considered suitable for built development are identified for environmental improvement in the Design Quality (Environmental Improvements) Section.
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UC 1 Urban Capacity The Council will generally support the development of brownfield and infill sites within the urban areas, particularly those recognised as vacant or derelict, whilst protecting open space. In these circumstances the Council will consider favourably proposals for built development or open space which fulfils an identified role, as long as they are in accordance with the character of the community and other local plan policies. The potential nature conservation and green network value of sites will be given particular consideration in assessing development proposals. The Council in particular supports the following major redevelopments which are within the urban areas: a) Southbank, Kirkintilloch b) St Andrew’s Campus, Bearsden c) subject to the conditions and masterplans as outlined in the following Schedules.
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Schedule UC 1A Southbank The Southbank area will be developed for a mix of uses in accordance with Kirkintilloch’s Initiative (see Schedule UC 2B below) through a masterplan. The masterplan will define an appropriate range of uses and development form for the site. This is likely to include a mixture of the following:- a Predominantly business, light and general industrial premises. b Leisure uses, including canal-side environmental improvements (refer to policy TO4A). c. A limited area of residential properties (see HMU Table 1). d A footbridge across the canal to provide a link with the Northbank Road area. The development of this site can only progress after the approval of an agreed masterplan including improvements to deliver safe and satisfactory vehicle access (see Schedule UC2B and policy TRANS 5). A high quality of design in
accordance with the Policy HMU 2 with regards to the provision of affordable housing must also be recognised. |
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Schedule UC 1B St Andrew’s Campus, Bearsden The site will be developed through a masterplan for a mix of uses, which may include: a) Leisure and community facilities. This will be dependent on the findings of the Council’s Integrated Leisure Strategy. The Council will presume against the loss of facilities on site unless the Strategy demonstrates that they are not required. b) Education. This will be dependent on the outcome of the Council’s Schools PPP Project (see Schools PPP commentary in paragraphs 3.4.6 – 3.4.9. c) Business/Employment. If there is significant development land remaining after provision of (a) and/or (b), the Council will expect there to be a major component of business/employment. d) Housing. There may remain an opportunity of new build and/or conversion of buildings to residential use, as one component of a balanced mixed use development. Residential development would be subject to the provision of affordable housing in accord with policy HMU 2. The Council presumes strongly in favour of the retention and conversion to productive use of the ‘A’ category listed buildings on the site. Normal planning standards regarding landscaping and tree protection should apply, and a Section 75 Agreement may be required in order to secure the above elements. |
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Schedule UC 1C The former hospital site will be developed for mixed uses, including housing, business units and a nursery. The development includes conversion of the listed buildings on the site and a Section 75 Agreement (See also HMU Table 1 and ECON Table 3).
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3.1.10 With the aim of retaining distinct and compact communities, an assessment of the green belt has been carried out, as further explained in the ‘Green Belt’ Section.
3.1.11 This has confirmed predominantly the strong and sustainable nature of the green belt boundary.
3.1.12 There are however four locations, either approved or proposed, where it is considered that adjustments to the green belt will provide a stronger and more sustainable long term boundary, and where development opportunities arise which will contribute to meeting the Council’s wider aims and objective.
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UC 2 Urban Capacity The Council will support the developments/Initiatives at the following sites outwith the current urban areas: a) Bishopbriggs East, Bishopbriggs b) Kirkintilloch’s Initiative/Woodilee, Lenzie c) Lower Kilmardinny/Westpark, Bearsden/Milngavie d) Lennoxtown Initiative/ strictly subject to the conditions and masterplans as outlined in the following Schedules.
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Schedule UC 2A Bishopbriggs East The principle of residential development at this location
is confirmed through the Glasgow and the Clyde Valley Joint Structure Plan
where it is identified as an established urban expansion area and in the
adopted The total site has a capacity of approximately 600 units, however development of more than 200 houses will be dependent on arrangements being agreed, and a financial contribution being made, for the phased construction of the Bishopbriggs Relief Road, see policy TRANS 4. The Council also requires appropriate legally binding agreements to be made in relation to drainage and the relief road. Policy HMU 2 with regards to the provision of affordable housing must also be recognised.
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Schedule UC 2B Kirkintilloch’s Initiative/Woodilee Hospital A number of related proposals make up Kirkintilloch’s Initiative: 1) Construction of the 2) Investigation of a suitable route for either a light rail or heavy rail link from Lenzie to Kirkintilloch Town Centre and beyond to Milton of Campsie and Lennoxtown. 3) Investigation of the feasibility of constructing a rail halt with a park and ride facility on the main line or on a link from Lenzie to Kirkintilloch Town Centre. 4) Development of primarily brownfield land
released from the green belt around the grounds of the former a a controlled housing development (which minimises local impacts), may commence in parallel with the construction of the Kirkintilloch Link Road, subject to appropriate financial contribution being made to the construction of the road, and a satisfactory legal agreement being in place to ensure construction of the entire road, b the capacity of the site will be determined through the master planning process, c the development shall make provision for affordable housing as required by the Council, under Policy HMU 2, d the ‘Listed’ Hospital buildings must be recognised in the design, e provisions shall be made for recreational and community facilities, including local shopping and leisure facilities, f an appropriate hierarchy of active and passive open space shall be provided, including a substantial green wedge between the development and Kirkintilloch, Important elements of the designed landscape should also be considered, plus retention and enhancement of areas of preserved trees and mature woodland on the site, the developers shall, to the satisfaction of the Council, investigate the potential for a rail halt with park and ride facility and either implement the scheme or make alternative public transport provision to integrate Woodilee and the wider Kirkintilloch/Lenzie area, g the developers shall investigate and implement the inclusion (where appropriate) of local business and/or ‘working from home’ facilities, and h a satisfactory Section 75 Agreement may be required to secure the effective implementation of the above. 5) A modern Arts and Culture Centre – Southbank. 6) Advice centre/community space – housed in renovated or replacement Town Hall. 7) Swimming pool and leisure centre - 8) Integrated health centre – predominantly brownfield land at Woodhead. 9) Enhanced car parking – 10) Town centre housing – Social Work building at Luggiebank. 11) A canal related heritage centre – old Post Office, Cowgate. 12) New canal related leisure and business premises with an element of housing alongside the canal at Southbank (see separate entry for Southbank in the Housing and Mixed Uses Table HMU 1). 13) A network of paths and greenspace
associated with the masterplans for the Additional land south and west of the Woodilee Industrial Estate to be developed for mixed use, providing new business opportunities (see Table ECON 3). |
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Schedule UC 2C Lower Kilmardinny/Westpark This area which will be released from the green belt in order to strengthen the boundary, will be developed through a masterplan for a mix of uses, including: a. a rail halt beside the Allander Sports Centre. b. park and ride associated with the halt (or alternatively for bus park and ride). c. retention and if appropriate, reconfiguration of West of Scotland Football Club grounds. d. comparison retailing (i.e. retail warehouses), preferably on or adjacent to Homebase/Halley’s Garage (in order to meet the retail floorspace deficit as identified in the G&CVJ Structure Plan) (see also RET 3). e. housing, including affordable housing (see policy HMU 2). f. footpath, cycleway and road access improvements. g. reinstatement of a significant landscaped green wedge between Milngavie and Bearsden along each side of the Craigdhu Burn incorporating the important wildlife corridor (IWC) as illustrated on the proposals map to make a clear separation between the communities. h. potential for business use within Use Class 4 of the Use Classes Order (see Policy ECON 3). Development will need to take account of the flood risk in this area. High standards of urban design and landscaping will require to be incorporated. The masterplan will require the housing and retailing developments within the area to contribute to the creation of the rail halt and the park & ride facility - possibly through a Section 75 Agreement. (Note: this development area includes the former Burnbrae Bus Garage site) |
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Schedule UC 2D The Lennoxtown Initiative A number of related projects make up the Initiative: a. access to work, in particular the development of
business units at b. leisure and recreation development at c. housing at d. heritage tourism development at e. relocated library in f. an integrated health centre. g. landscaping along h. consideration of acquisition and development of land
at i. a specific project to improve facilities at Clachan of Campsie (see policy TO 4C).
Following closure of the hospital it is expected that the brownfield land on the ‘lower site’ will be developed for housing (including an appropriate amount of affordable housing), through a masterplan. Other appropriate countryside uses on the remainder of the site will be encouraged. The Green Belt is to be amended accordingly (see GB 1). A Partnership is in place between the Council, the owners (the Health Board Trust) and the prospective developers. Council support for the housing development will be conditional upon conclusion of a satisfactory Section 75 Agreement between the Council and the developers, whereby residential development rights on the adjacent Hole Farm site are relinquished and the land is to be used for development as a woodland and recreational asset by the community. Policy HMU 2 which has regard to the provision of affordable housing must be recognised. |