West of Quarry Drive, Kilmacolm...Council, 2014) 2.2 History The site proposed development site at Land west of Quarry Drive, Kilmacolm, has been utilised ... Several other local roads

For Mactaggart & Mickel

West of Quarry Drive, KilmacolmIndicative Spatial Masterplan DocumentSeptember 2020

1.0 BACKGROUND 3

1.1 Introduction 3 1.2 Planning Background 3 2.0 SITE DETAILS 4

2.1 Site Location and Description 4 2.2 History 4 2.3 The Proposed Development 5

3.0 SITE AND STUDY AREA APPRAISALS 6

3.1 Regional Context 6 3.2 Historic Development of the Settlement 6 3.3 Landscape Character 7 3.4 Topography and Land Cover 7 3.5 PotentialEffectsuponLandscapeCharacterandResources 8 3.6 Potential Changes upon Views and Visual Amenity 9 3.7 Analysis Viewpoints 10 3.7.1 Finlaystone Road 10 3.7.2 Blacksholm Road 11 3.8 EcologicalContext 12 3.9 Local Townscape Context 13 3.10 Legibility 13 3.11 Planning Context 14

4.0 INDICATIVE MASTERPLAN 15

4.1 Key Design Principles 15

5.0 SUMMARY 16

5.1 Conclusions 16

Applicant:

Design Team:

September 2020

Panorama near eastern boundary of the proposed development site looking northwest

3 September 2020

1.0 BACKGROUND

1

2 3

GREENOCK DUMBARTON

KILMACOLM

TROON

LARGS

GLASGOW

1

2 3 4

Mactaggart & Mickel has appointed the following experienced consultant team to promote land at Quarry Drive, Kilmacolm for residential development:

• Austin-Smith:Lord - Architects;

• North Planning and Development – Planning Consultants; and

• Brindley Associates Ltd – Landscape Architects and Ecologists;

The land at Quarry Drive is well related to the existing community and the vision for the site is to create a high quality, sustainable neighbourhood extension on the northern edge of Kilmacolm.

1.1 Introduction

Thisdocumentillustrateshowthesitecouldcontributetotheeffectivehousinglandsupplyinthe Inverclyde Council area. It demonstrates how the site could be developed in a way which responds positively to its local context based on the evidence gathered through studies relative to landscape and visual impact, townscape appraisal, ecology and urban design.

The document provides an appraisal of the site and its surroundings, followed by an overview of key considerations that have shaped design principles for the proposed development. The concept of place-making and creating successful places has been at the heart of the emerging proposals for Quarry Drive.

1.2 Planning Background

The Scottish Government has made it clear in National Planning Framework 3 (NPF), Scottish Planning Policy (SPP) and through recent Ministerial decisions that the delivery of housing is a national priority.

It is imperative for the emerging LDP to focus on the delivery of housing during the planning period,allocatingagenerousamountofeffectivehousinglandtoreflectthefactthathousingdeliveryis a national priority.

The following sections of this document demonstrate how development at Quarry Drive can deliver housing in the new planning period but also how it can address the Government’s stated objective of achieving sustainable economic growth and contributing to the creation of successful and sustainable places.

West of Quarry Drive, Kilmacolm Indicative Spatial Masterplan Document

Signage at eastern settlement entrance - Kilallan Road

Regional settlement map - West Scotland

Existing tree covered grassy tree knolls in proposeddevelopment site

Proposed development site -northern boundary looking southwest towards hills in the Clyde Muirshiel Country Park

Proposed development site north-eastern boundary looking

northwest

above:

opposite:1.

2.

3.

4.

4

2.0 SITE DETAILS

Legend

Proposed development siteExistingoff-sitetreesandvegetationExisting on-site trees

Existing gorse scrubExisting key viewsExistingfilteredviewsExisting screened views

Primary road - Port Glasgow Road

Existing derelict stone wallExisting post-and-wire fencingExisting overgrown hedgerow

Existing slopesExisting contours

Existing built form of Kilmacolm

Existing overhead power line

Existing high points on siteNational Cycle Route 75Core Path 57D

2.1 Site Location and Description

The proposed development site, which lies between Kilmacolm Cemetery and the A761 (Port Glasgow Road) on the northern edge of Kilmacolm, extends to approximately 5.07 hectares. Comprising two unmanaged pastoral fields as well as a further field used for rough grazing, the site is internally defined by derelict stone walls or post-and-wire fencing, often supported by hedgerows or a low number of remnant hedgerow trees. The rough grazed field (the most westerly) includes areas of gorse scrub. The site also contains two tree-covered knolls.

Intermsofboundarytreatments,thenorthernboundary isdefinedbyaderelictstonewalland post-and-wire fencing. Rising land, the mature sycamore shelterbelt at the cemetery and a well-maintained hedgerow help provide visual containment of the site from the north.

Theeasternboundary,whichisdefinedbypost-and-wirefencingsupportedbyahedgerowand a low number of remnant hedgerow trees, is strengthened by the over-mature farm shelterbelt aroundPlanetreeyetts,whichfiltersvisibilitytowardsthesettlementedge(FinlaystoneRoad). Reargarden vegetation and planting along residential properties on Quarry Drive, Springwood Drive and the A761(PortGlasgowRoad)providefurtherdefinitionandvisualcontainmentofthesiteonitseastern,southern and western boundaries.

The south east corner of the site adjoins the roundabout on Wateryetts Drive. A further area of landtotheimmediatewestofthewesternboundaryhasbeenidentifiedbytheCouncilasaResidentialDevelopment Opportunity Site (reference: r63) within the adopted Local Development Plan (Inverclyde Council, 2014)

2.2 History

The site proposed development site at Land west of Quarry Drive, Kilmacolm, has been utilised as semi-improved pasture for the majority of the 19th and 20th century. There are no conservation areas, no tree protection orders, no designated historic parks or gardens on the Historic Scotland Inventory of Designed Landscapes in or immediately around the site.TherearealsonoScheduledMonumentswhichwouldbeaffectedbyanyproposeddevelopmentwithin the site. Local residents and dog-walkers have also created an informal walking route around thetwounmanagedpastoralfields.

Recently built housing to southern site boundary

Landscape Site Analysis

above:

opposite:

September 2020


5

2.3 The Proposed Development

The Client seeks an planning permission in principle (PPiP) for a residential development, including Affordable Housing, within the proposed allocation site (see opposite).

The Indicative Masterplan Layout (see page 17) was prepared with due cognisance given to theecologicalfindingswithinthesite,potentialeffectsonlandscapeandvisualamenity,acontextualanalysis of the adjacent townscape and the relevant policies outlined within the LDP. This planning application seeks planning permission in principle for a residential development comprising:

• Approximately78houses (58privateand20affordable)comprisingamixtureofhouse-types;

• Proposed two site access points with a legible internal road network;

• Resident and visitor car parking spaces;

• Pedestrian routes through central open spaces and links to wider setting;

• Locally appropriate structural woodland belt planting to visually contain development;

• Retention of existing trees within public open spaces;

• Focal point tree planting at key locations;

• Small groups of parkland tree planting;

• Locally appropriate mixed hedgerow planting to open spaces;

• Attractivelylandscapedopenspaceswithdifferentmanagementpractices;

• Sustainable Drainage (SuDS) feature;

• Indigenousspecies-richwildflowerseedmixtoopenspacesandSuDSfeature;

• Formal street tree, hedgerow and ornamental shrub planting; and

• Other site infrastructure and utilities.

Proposed allocation site

Panorama from elevated ridge south of Fenwick Water

Mature sycamore belt to north of cemetery

Proposed road access point at Quarry Drive

opposite: 1.

2.

below:3.

4.

3

1

4 2

September 2020


6

3.0 SITE AND STUDY AREA APPRAISALS3.1 Regional Context

Kilmacolm, which lies on the northern slope of the Gryfe Valley, connects to Glasgow and the shoreline of the River Clyde via the A761 (Port Glasgow/ Kilmacolm/ Bridge of Weir Road). Several other local roads cross the study area. A former railway line, which once serviced Kilmacolm Station, and which crosses the study area in a broadly north-western to south-eastern direction, has been converted into a National Cycle Route (Route 75) and a core path (ref: 57D).

Defining landscapeelementsof thestudyarea include locallyprominent slopesand ridgessuch as Knockmountain, Hill of Leperstone and Whinny Hill which provide visual containment. Broadleaved woodland plantations, riparian woodland and vegetation, and farm shelterbelt combine toprovidestructure,definitionandenclosuretosettlementandthelowlandagriculturalplains. Thecombination of this tree cover provides textural contrast to the terrain of the distant hills in the Clyde Muirshiel Country Park, which form a dramatic visual focus that feature within distant views from the surrounding landscape. Small watercourses drain rainfall from higher ground to the River Gryfe and the reservoirs at Leperstone and Auchendores. The contrast of rugged farmland and moorland terrain playsanimportantroleindefiningthecharacterofthestudyarea.

3.2 Historic Development of the Settlement

Archaeologicalevidencesuggeststhevillageoriginatedasaruralhamletduringthe7thor8thCentury AD. The village developed further in the 13th Century, when the now conserved settlement core, provided services to nearby farmsteads and hamlets. Following the introduction of a railway line and subsequent major road links Kilmacolm grew as a commuter village, servicing Greenock, Paisley and Glasgow. It was during this period that Kilmacolm grew to be a prosperous and desirable residential village.

Historic mapping -Kilmacolm c. 1857

Local settlement map - Inverclyde and Renfrewshire

Proposed development site panorama -western boundary




above:

opposite:1.

2.

below:3.

4.

5.

QUARRIER’S VILLAGE

PORT GLASGOW

KILMACOLM

BRIDGE OF WEIR

PAISLEY

ERSKINE

CLYDEBANK

1

Aerial photography has been sourced from Google Earth and Esri, DigitialGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX,Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community.

2 3 4 5

September 2020


7

3.3 Landscape Character

With reference to the Glasgow and the Clyde Valley Landscape Character Assessment (LCA) (Land Use Consultants in association with Glasgow University Archaeological Research Division on behalf of Scottish Natural Heritage, 1999), the site lies within the Rugged Upland

Farmland Landscape Character Type (LCT): Kilmacolm LCT sub-type (see opposite).

The assessment highlighted the following planning and management guidelines as relevant to any settlement and built development proposed within the extents of the LCT.

• To conserve rural character, developments should generally be of a small scale and well-sited so as to maximise the natural screening and integration provided by topographic and woodland variety. New residential development should, wherever possible, be located within existing settlements;

• Designsandmaterialsshould,whereverpossible,reflecttraditionalbuildingsinthearea.Typical patterns include stone or distempered hart with slate;

• Large scale development is unlikely to be appropriate in this medium to small scale landscape type; and

• New land uses that would result in the loss of traditional features, or the introduction of new features, should be discouraged, particularly in more prominent areas.

3.4 Topography and Land Cover

The site is gently undulating with the highest points of the site lying towards the northern boundary(118.0mAboveOrdnanceDatum(AOD)).Fromtheseelevatedparts,landgenerallyslopesacross the site in a relatively steady and southerly direction towards its eastern, southern and western boundaries. The lowest part of the site lies near Wateryetts Drive on the southern edge (see Figures 02 to 04).

In terms of land cover, the site comprises unmanaged pasture. Internal tree cover and vegetation is largely limited to two tree-covered knolls and gorse scrub; although overgrown hedgerows andremnanthedgerowtreesbroadlydefinetheeasternextentsoftheproposedsiteboundary.

Proposed development site2kmstudyarea(offsetfromsiteboundary)

Rugged upland farmland:Kilmacolm

Inland Loch:a. Leperstone Reservoirb. Auchendores Reservoirc. Knapps Loch (outwith study area)SNH Landscape Character Types

Rugged moorland hills:Renfrewshire heights

Urban (outwith study area):Greenock

Raised beach (outwith study area):Inner Firth

Legend

SNH Landscape Character Types

Topography

Townscape context

opposite:

below:1.

2.

1 2

September 2020


8

3.5 Potential Effects upon Landscape Character and Resources

The proposed development is predicted to result in the loss of an area of land identified by Inverclyde Council as Green Belt. The proposal to develop the site, which is currently used for agricultural purposes, for settlement expansion related land uses is predicted to result in a change to its characteristics and how it will be experienced from the surrounding landscape and from nearby residential areas.

Following site work, there is considered to be opportunities for the proposed development to be well integrated within the local landscape setting as a result of the surrounding landscapes: scale; landform; and coverage of built form and tree cover. The existing settlement at Kilmacolm is

considered to provide an urban context to the proposed development site. Opportunities also exist to:

• Retain and enhance existing on-site landscape features, such as the tree-covered knolls andfieldboundary treatments, throughcareful layout,designandsitingof thevariouselements that comprise the proposed development and the provision of locally appropriate planting;

• Establish new locally appropriate landscape features, such as new structure planting along the northern boundary, to create a new defensible and locally appropriate boundary treatment to the Green Belt; and

• Provide new and locally appropriate landscape treatments to the entrance points to the site.

Consequently, and in addition to the landscape resources within the site that will be directly affectedbytheproposals,thereare,onthebasisofdesk-topanalysisandsitesurveys,predictedtobelocalisedsignificanteffectsonthelandscapecharacterwithintheimmediatevicinity.Thepotentialforsignificanteffectsonthelandscapecharacterandresourcesare,however,expectedtobelimitedby:the existing and well-established framework of settlement and tree cover; localised rising landform; and the sites topography. These elements coupled with the presence and containment provided by: policywoodlands;andnearbyfarmwoodlandsandshelterbeltsprovidescreening,orfiltering,ofthesite from the landscapes sited in the wider extents of the study area.

Theextenttowhichtheproposeddevelopmenthasthepotentialtoaffectkeycharacteristicsand views within the study area is considered to be limited further by several factors. For one, the proposeddevelopmenthasbeenidentifiedbytheCouncilastheirpreferredGreenBeltreleaseoptionsite for future residential development. Secondly, there is a known planning requirement across the region for additional housing and lastly, the presence of settlement locally, and across the study area, demonstrates that the proposed development would not introduce a new or inappropriate land use into the local area.

Subsequently, and on the basis of desk-top analysis and site surveys, it is anticipated that potential significanteffectsonthe landscapecharacterandresourcesareexpectedtobe limitedtolandscape receptors within close proximity to the site. In addition to the landscape resources within the sitethatwillbedirectlyaffected,therearepredictedtobelocalisedsignificanteffectsonthelandscapecharacter within its immediate vicinity.

LVIA Viewpoint 03: Finlaystone Road - Existing Photograph

LVIA Viewpoint 03: Finlaystone Road - Photomontage

opposite:1.

2.

1

2

September 2020


9 September 2020

1 Legend

Legend


Studyarea(2kmoffsetfromsiteboundary)


Studyarea(2kmoffsetfromsiteboundary)

Viewpoint locations

Viewpoint locations

Area from which proposed development is theoretically visible

Area from which proposed development is theoretically visible

ZTV Notes

ZTV Run Data

ZTV Run Data

Bareground Zone of

Theoretical Visibility

ModifiedZoneof

Theoretical Visibility

2

opposite:1.

2.

Site centre: 235442, 670515

Resolution: 5m

Calculation: Single development

Counting method: 1 for each point visible

Visible points: Ridgeline height varies between 7.3m &

9.4m depending on proposed house type

% of 2km study area with theoretical visibility: 45.12%

Site centre: 235442, 6070515

Resolution: 5m

Calculation: Single development

Counting method: 1 for each point visible

Visible points: Ridgeline height varies between 7.3m &

9.4m depending on proposed house type

% of 2km study area with theoretical visibility: 15.47%

1.Predictedvisibilityisdefinedfromanobservereyelevelof2m above ground.2. Created using Ordnance Survey Terrain 5 dataset at 5m grid intervals.3. The analysis takes into account intervening screening by woodland (nominal 10m height) and buildings (nominal 8.5mheight)asshownonOSVectorMapLocal.4. Reproduced from 1:25,000 scale mapping by permission of Ordnance Survey.5. Earth’s curvature and light refraction has been included in the calculation.6. The software used to create these ZTVs does not use mathematically approximate methods.

3.6 Potential Changes upon Views and Visual Amenity

A Landscape and Visual Appraisal was prepared by Brindley during September 2020. The purpose of the LVA is to identify the landscape and visual constraints and opportunities of the proposed development site.

As a result, the LVA intends to guide forthcoming proposals to ensure that:

• The proposed development can be integrated within the site and its surroundings; and

• Potential landscape and visual effects can be suitably mitigated by an appropriatedevelopment layout.

The LVA examines the suitability of the site to accommodate the proposed residential development as shown on the Indicative Spatial Masterplan (see page 17) based on the Indicative Site Development Plan prepared by Austin-Smith:Lord.

The assessment also describes the key components, features and characteristics that contribute to the existing visual amenity of the 2km study area as well as the quality and perception of the landscape. The LVA explores the site’s relationship with the surrounding landscape and settlement edge and contains a brief review of relevant planning policy and guidance in relation to the proposed

development (see section 5.1).

Theassessmentof landscapeandvisualeffects found thatpotentialadverseeffectsof thedevelopment can be suitably mitigated through promotion of locally appropriate site boundary treatments, including an approximate 5m wide structure belt to the northern boundary, which will create a defensible Green Belt boundary to the settlement of Kilmacolm. The proposed landscape mitigation measures build upon an understanding of key local landscape and visual characteristics (see section 3.9-3.10).

By delivering a considered layout and design for the proposed development site, which responds to site conditions and local character, the results of this LVA demonstrate that the proposed developmentsitecanbefacilitatedwithoutresultinginsignificantlandscapeandvisualeffectsupon:the wider landscape; the scenic quality or setting of the countryside; or Kilmacolm. The findings of this LVA have further concluded that the proposed development can beaccommodatedwithinthelocallandscapebylimitinglandscapeandvisualeffectstotheimmediatevicinityoftheproposeddevelopmentsite.Thefindingsalsoidentifiedthattheproposedhomeswillfrequently be viewed alongside the existing settlement form and would not therefore introduce a new development feature into the landscape.

Furthermore, the proposed development site has the potential to contribute positively to the local landscape structure through the provision of: structure planting; groups of tree planting; hedgerows; and ornamental street tree, hedgerow and shrub planting, which can provide:

• Screening of the proposed homes and existing built form;

• A backdrop in views of existing built form from wider locations; and

• A new, defensible and locally appropriate Green Belt boundary to the settlement.


10

3.7 Analysis Viewpoints

3.7.1 Finlaystone Road

This viewpoint is located on the road verge of Finlaystone Road towards the north-eastern edge of the village. The viewpoint has been selected to illustrate existing views as experienced by neighbouring residents and road users of the minor road as they approach the village from the north east.

In the view, grazed fields bound by dry-stone walls and post-and-wire fencing lie in theforeground. The Planetreeyetts farmstead lies beyond the immediate horizon amongst over-mature, deciduous shelterbelts. Beyond, in the middle distance, lies the proposed development site which is viewed against a backdrop of rising agricultural land and, policy and farm woodlands. The present landscape structure within the village, the cemetery and at Auchenbothie House provides further tree coverandoffersvisualandtexturalinterest.Risingagriculturalgroundandtreecoverextendstowardsthe moorland hills at Clyde Muirshiel Country Park, which form the distant horizon.

From the viewpoint location, the proposed development will introduce new housing and associated features into a close portion of the view. Construction of the new homes will foreground viewsof theexistinghousingon theA761 (PortGlasgowRoad)andslightlyextend the influenceofsettlement within the view, and the angle of view containing built form. The proposed development will, however, be viewed in context with, and as a legible extension to, the existing extents of the village.

In the context of existing views, the loss of agricultural land to facilitate the development of new homes is considered to be minimal. In addition, the new homes are not predicted to overtly influencethesenseofarrival toKilmacolmfromthenorthordetract fromviewstowardstheClydeMuirshiel Country Park hills, which will remain the primary focus in existing views.

TheLVAdeterminedthatdevelopmentofthesitewouldresult inmoderateandsignificantvisualeffectsuponlocalresidents.Roadusers,meanwhile,werepredictedtoexperienceminorandnotsignificanteffects.

Whenconsideringthelandscapemitigationstrategythelevelofeffectsarepredictedtofalltonegligibleandnotsignificantuponbothlocalresidentsandroaduserstravellingtowardsthevillagevia Finlaystone Road as implementation and establishment of the proposed landscape mitigation measureswillscreenthemajorityofnewhomesandpotentiallyleadtobeneficialeffectstothelocallandscape structure.

1

3

2

Entr

ance

gat

eway

to

Kilm

acol

m -

Finl

ayst

one

Road

Post

-and

-wire

fenc

ing

Post

-and

-wire

fenc

ing

Derelictfield

boun

dary

sto

ne w

all

Sprin

g W

ood

Gor

se s

crub

Deciduousfield

boun

dary

tree

s

Win

dmill

Woo

d

Unm

anag

ed p

astu

re

Plan

etre

eyet

ts

Unm

anag

ed p

astu

re

Dis

tant

hill

s w

ithin

Cl

yde

Mui

rshi

el

Coun

try

Park

Tree

cov

ered

kno

ll

Tree

cov

ered

kno

ll

Ove

rhea

d po

wer

line

Kilm

acol

m C

emet

ery

Mat

ure

syca

mor

e sh

elte

rbel

t

Prop

osed

dev

elop

men

t si

te

Deciduousfield

boun

dary

tree

s

Qua

rry

Driv

e

Sett

lem

ent e

dge

ofK

ilmac

olm

Analysis Viewpoint Location Map

90 ° AnnotatedViewpoint - southwest

90 ° AnnotatedViewpoint - west

Panoramic photograph

above

opposite 1.

2.

below:3.

September 2020


11

3.7.2 Blacksholm Road

This viewpoint location is located on the road verge of Blacksholm Road at the access to Slates. The viewpoint has been selected to illustrate the content of existing views as experienced by neighbouring residents and core path/ road users of Blacksholm Road as they approach Kilmacolm from the west.

In the view, grazed fields on the southern slope of theGryfe valley lie in the foreground.Beyond, a framework of hawthorn hedgerows and/ or derelict stone walls supported by post-and-wire fencingdefinefurtherfieldsandlineminorroadsandaccesstracks.

In the middle distance, and on the opposite site of the valley, the settlement of Kilmacolm is visible amongst a dense, mature landscape framework. The present landscape structure within, and on the periphery of the village, provides visual and textural interest. The pattern of built form and tree cover extends with rising ground towards the existing horizon line, which is formed in part by agricultural land and, policy and farm woodlands, and shelterbelts, including those at Auchenbothie House. The lodge at Auchenbothie House, meanwhile, is visible amongst an area of gorse scrub which highlights the location of the former quarry.

From the viewpoint location, the proposed development will introduce new housing and associated features into a localised portion of the view. Construction of the proposed homes will slightly increase the prominence of residential development within the context of the existing view and the angle of view containing built form. The proposed development will, however, be viewed in context with, and as a legible extension to, the existing extents of the village.

In the context of existing views, the loss of agricultural land to facilitate the proposed development is considered to be minimal. Subsequently, the proposed development is not predicted to detract from key views of localised hills and rising agricultural land from locations west of the development.

TheLVAdeterminedthatdevelopmentofthesitewouldresult inmoderateandsignificantvisual effects upon local residents and recreational users of the core path network. Road users,meanwhile,werepredictedtoexperiencenegligibleandnotsignificanteffects.

When considering the landscape mitigation strategy the level of effects are predicted tobe negligible and not significant across all representative receptor groups as implementation andestablishment of the proposed landscape mitigation measures will allow the proposed development to be sympathetically integrated within the wider landscape setting.

1

3

2

Dis

tant

hill

s w

ithin

Lo

ch L

omon

d an

d th

e Tr

ossa

chs

Nat

iona

l Pa

rk

Net

herw

ood

Dec

iduo

us fa

rm

woo

dlan

d

Post

-and

-wire

fenc

ing

Blac

ksho

lm R

oad

Whi

nnyh

ill W

ood

Birk

myr

e Pa

rk

Tele

com

mun

icat

ion

Pole

Kilm

acol

m

Cairn

kibb

uck

Kno

we

Dec

iduo

us w

oodl

and

follo

win

g co

urse

of

the

Gry

fee

Wat

er

Port

Gla

sgow

Roa

d

Sprin

g W

ood

Prop

osed

de

velo

pmen

t site

Kilm

acol

m C

emet

ery

St C

olum

ba C

hurc

h of

Sc

otla

nd

Ove

rhea

d po

wer

line

s

Sem

i-im

prov

ed

past

ure

Tree

cov

ered

kno

ll

Kno

ckbu

ckle

Roa

d

Kay

s Woo

d

Win

dmill

Woo

d

Lam

b Cr

aig

Analysis Viewpoint Location Map

90 ° AnnotatedViewpoint - northeast

90 ° AnnotatedViewpoint - east

Panoramic photograph

above

opposite 1.

2.

below:3.

September 2020


12

3.8 Ecological Context

Brindley Associates Ltd was commissioned by Mactaggart and Mickel Homes Ltd to carry out a Preliminary Ecological Appraisal (PEA) on the proposed development.

The PEA details that the proposed development site comprises semi-improved grassland, well developedscrub,twosmallareasofwetflush,improvedgrassland,stonewallsandmaturescatteredparkland trees. The main ecological value of the area is the presence of habitat suitable for breeding birds, suitable reptile habitat and Potential Roost Features (PRF) for bats within the two mature trees located on the knolls on site

Due to the potential for trees within the site to support roosting bats, the PEA recommends that further assessment for bats is carried out, should any works be planned on or within 30m of the specifictrees(seeTargetNote1).ThetablebelowprovidesfurtherdetailsofthelocationofPRFtreeswithin the site boundary:

Grid Reference

NS 355 705 Lime, one PRF, 4m from ground level, facing south.

NS 354 705 Sycamore, two PRFs, 5m from ground level, one facing north west and one facing south.

The PEA makes the following additional recommendations:• In the event of a bat roost being found during subsequent surveys, a European Protected

Species (Regulation 44) licence application will need to be made to Scottish Natural Heritage (SNH). SNH currently state that licences can take up to 12 days to process;

• The stone walls within the site displayed several voids which may provide suitable shelter forreptiles. Theadjacentgrasslandandscrubhabitatofferasuitableforagingresourcefor reptile species. Any works in and around the stone wall areas should proceed with caution and, if the wall does require removal as part of the proposal, the stone wall should be removed in a sensitive manner as a precautionary measure. If a reptile is observed within the site boundary, then works must stop immediately and further advice sought fromasuitablyqualifiedecologist.;and

• The scattered trees, scrub and areas of longer grassland within the site provide suitable nesting habitat for breeding birds. It is recommended that any required vegetation maintenance or clearance works are undertaken outside the bird nesting season, which occurs from March to August (inclusive). If vegetation maintenance or removal is planned during the nesting season, a pre-construction/enabling works nesting bird check should be completedbyasuitablyqualifiedecologist,immediatelypriortotheworkscommencing.

Legend

Proposed development site

50msitebuffer

A2.1 Scrub - Dense/continuous

A2.2 Scrub - Scattered

A3.3 Parkland/Scattered trees - mixed

A3.1 Parkland scattered trees - Broad leaved

B2.2 Neutral grassland, Semi-improved

B4 Improved grassland

B5 Marsh / marshy grassland

J2.4 Boundaries - wall

J2.5 Boundaries - wall

J4 Bare ground

Target Notes -1. PRF trees2. Potential breeding bird habitat3. Potential reptile habitat

Extended Phase 1 Habitat Survey

opposite:

September 2020


13

3.9 Local Townscape Context

A high-level townscape appraisal of Kilmacolm was carried out to better understand the urban structure of the settlement and inform the Indicative Spatial Masterplan for the proposed development site at Land west of Quarry Drive, Kilmacolm. Specific reference has been made to the following key aspects of the settlement:

• Legibility;

• Urban Grain and Housing Density;

• Open Space Provision;

• Pattern and Character;

• Built Form and Materiality

• Conserved Settlement Core - The Cross;

• Existing Movement Framework;

• Existing Kilmacolm Amenities; and

• Core Paths, Public Transport and Movement.

Via an increased understanding of the strengths and weaknesses of the local urban context and the broader settlement, positive characteristics and features can be utilised to develop a high quality response through the Indicative Spatial Masterplan.

3.10 Legibility

Kilmacolm is a commuter settlement that is strategically located within the western central belt, with strong road connections to centres of employment in greater Glasgow and on the River Clyde. The conserved settlement core at The Cross constitutes the main node within the wider settlement and possesses a strong sense of place, with a high density of mixed uses and associated civic activity. Although there is generally a lack of legible gateways to individual neighbourhoods, a number of noticeable thresholds between variances in townscape character and their associated period of construction are evident and illustrated opposite. Legible movement between settlement nodes is reinforced by a clear hierarchy of circulation routes and a number of landmark buildings or structures distributed throughout Kilmacolm.

Tenements and shop frontages - Lochwinnoch Road

St Columba Church of Scotland

Kilmacolm Old Kirk

Remnant railway tunnel underneath Lochwinnoch Road at the Pullman Diner (redeveloped Kilmacolm Train Station)

The Cargill Centre (formerly the Buchanan Arms building) and Kilmacolm Time Capsule

Kilmacolm Library (original Victorian schoolhouse) and Water Works Commemoration

Kilmacolm Library(original Victorian schoolhouse)

opposite:1.

2.

3.

4.

5.

6.

below:7.

1 2

3 4

5 6 7

September 2020


14 September 2020

3.11 Planning Context

A comprehensive planning statement has been prepared by North Planning and Development and this supports the planning application in principle for residential development West of Quarry Drive, Kilmacolm. The development plan in respect of the proposed development comprises Clydeplan (approved 2017) and the Inverclyde Local Development Plan (LDP) (adopted 2019). TheprincipalpoliciesofClydeplanthatarerelevanttotheproposeddevelopmentarePolicy8(Housing Land Requirement) and Policy 14 (Green Belt) and the Planning Statement demonstrates that thesearesatisfied. The proposed development also meets the principle of sustainability and the six qualities of successful places, as established in Scottish Planning Policy. Within the adopted LDP, a large portion oftheproposeddevelopmentsiteisidentifiedasbeingwithintheGreenBelt(Policy14),withasmallerportionofland(adjacenttoWateryettsDrive)identifiedasOpenSPace(Policy35).AssetoutinthePlanning Statement, the proposed development accords with the requirements of LDP Policies 14 and 35. The Planning Statement demonstrates that the application proposals also satisfy the requirementsofadoptedLDPPolicy1 (CreatingSuccessfulPlaces),Policy8 (ManagingFloodRisk),Policy 9 (Surface and Waste Water Management), Policy 10 (Promoting Sustainable and Active Travel), Policy18(NewHousingDevelopment),Policy33(BiodiversityandGeodiversity)andPolicy34(Trees,Woodland and Forestry).

Housing Land Technical Report (Inverclyde Council, 2018)

Proposals Map for Inverclyde Local Development Plan (2019)

Glasgow and the Clyde Valley Strategic Development Plan (2016)

Adopted Inverclyde Local Development Plan (2019)

above:

opposite:1.

2.

3.


15

4.0 INDICATIVE MASTERPLAN The Indicative Masterplan Layout (see page 17), in conjunction with the Landscape Mitigation Strategy (see opposite) illustrates how the design team have taken the findings from the site appraisals to arrive at a masterplan which is sensitive to the local environment and responds to the characteristics which make Kilmacolm an attractive development site.

4.1 Key Design Principles

The Indicative Masterplan Layout (see page 17) sets out the broad design principles which have shaped the proposals, responding to existing baseline conditions, considering key local landscape characteristics and the potential resulting changes on views and visual amenity. The proposed development has been designed to ensure successful integration with existing properties along the A761, Wateryetts Drive, Quarry Drive and Springwood Drive. This is achieved by effectivelymirroringwherepossible,scale,density,massingandorientationofthoseproperties. Clear distinction between public and private spaces would be provided by way of hedgerows, walls and fencing as linear demarcation. Public spaces are designed to be safe, pleasant and adequately sheltered, providing both managed and unmanaged areas to allow a broad range of uses. The proposed development’s location and design allows easy access for residents to the village centre, with most facilities available within a few minutes walk. Two road access points help generate a legible and safe circular movement route, with good access for service and emergency vehicles. Properties within the site have been set back from site boundaries to allow the introduction of structure planting which will form a new defensible Green Belt boundary to the north whilst retention of the existing tree knolls within the site will: help reduce intervisibility between existing built form and the proposed development; maintain the area’s landscape character; and enhance biodiversity and the commuting habitat. Open spaces would include a range of locally appropriate plant species to ensure successful establishment.Thespaceswouldaccommodatedifferentmanagementpracticestofacilitateinformalsports, informal play, picnickers, walkers and educational opportunities. Proposed structural woodland planting to the site boundaries will also provide opportunities to link with the existing green network in line with Policy 36 (Delivering Green Infrastructure through New Development) within the Inverclyde Local Development Plan (Inverclyde Council, 2019) and create additional wildlife habitat opportunities. The layout of the proposed development has been developed to make use of existing contours to minimise ground disturbance and to take advantage of low points for natural drainage. The SuDS feature is sited at the lowest point of the site within an area of open space which contains one of the existing on-site tree copses and is complimented by further proposed tree planting. Materials and detailing of the proposed development would aim to tie in with the local vernacular of existing development, establishing a natural extension to the existing settlement.

Legend


Existingoff-sitetreesandvegetation

Existing on-site trees

Existing Key views

Primary road- Port Glasgow Road

National Cycle Route 75

Core path 57D

Existing slopes

Existing contours


Existing overhead power line

Proposed SuDS

Indicative location for landscape mitigation

Proposed open space

Proposed development area

Retained open space

Indicative pedestrian access

Existing High points on site

Existing Overgrown hedgerow

Indicative vehicular and pedestrian access

Proposed Landscape Mitigation Strategy

opposite:

September 2020


16

5.0 SUMMARY5.1 Conclusions

The emerging Local Development Plan must address a shortfall in Inverclyde Council’s housing land supply. The delivery of housing land is a national priority and the emerging LDP needs to reflect this in its approach to the allocation of housing land. There is a clear requirement for the LDP to focus on the allocation of effective housing opportunities but also on sites that create successful and sustainable places.

ThelandatQuarryDriveoffersanopportunitytoallocateasuitableandappropriatesitetohelp address housing need, and given the site’s strong connections with existing community facilities, for the proposals to create a successful and sustainable place.

This Statement is an evidence based submission which clearly demonstrates that the land at QuarryDrivemeetstheeffectivenesstestssetoutinPAN2/2010.SustainabilityisattheheartoftheLDPandthelandatQuarryDriveoffersagenuineopportunitytocreateasustainablenewcommunityon the northern edge of Kilmacolm due to its excellent sustainable transport opportunities and its proximity to key community facilities, including shops and schools. Development at Quarry Drive also has the ability to connect with adjacent open space and footpath networks.

Effectiveness and deliverability are also central to the proposals and this submission hasbeen informed by consideration of matters including landscape impact, ecology, urban context and planning. There are no barriers to development at Quarry Drive and most importantly, the proposed developmentcanenabletheprovisionofarangeofattractive,well-designed,energyefficient,goodquality housing, contributing to the creation of successful and sustainable places.

The Indicative Masterplan Layout (see page 17) illustrates that, in principle, the Quarry Drive site can be developed within the required timescales in order to provide a high quality, locally responsive, and design led solution which can assist Inverclyde Council in meeting its housing requirements.

Figure groundopposite:

Legend


Existingoff-sitetreesandvegetation

Existing contours

Proposed built form of development


Primary road - A761 (Port Glasgow Road)

National cycle route 75

Core path 57D

September 2020


17 September 2020

INDICATIVE MASTERPLAN LAYOUT

Legend

Proposed development siteExisting on-site trees to be retainedPrimary road- Port Glasgow Road

National Cycle Route 75Core path 57DProposed specimen tree planting

Proposed hedgerow

Proposed structure plantingProposed private spaceProposed houseProposed areas of public open spaceProposed SuDS area location

Proposed play area location

Indicative vehicular and pedestrian accessIndicative internal circulation

Proposed path link

Site panorama location


Axwel House East Mains Industrial Estate Broxburn West Lothian EH52 5AU

01506858757

brindleyassociates.co.uk

a:

t:

w:

Documents

West of Quarry Drive, Kilmacolm...Council, 2014) 2.2 History The site proposed development site at Land west of Quarry Drive, Kilmacolm, has been utilised ... Several other local roads