Housing developers who have earmarked open land looking out from Stirling Castle have been told by Stirling Council planners their proposal won’t have a significant effect on the environment.
As reported recently in the Observer, Miller Homes have submitted a PAN (Proposal of Application Notice) for 68 acres of land south of Castleview Park and Ride on Millennium Way.
The company said the site - one of the last remaining open views around the castle, on land west of the A84 at Falleninch Farm and stretching to the motorway near Craigforth - presented an “exciting opportunity”.
However, the PAN process allows feedback from the public to help shape the detail the potential proposals.
Consultants on behalf of Miller Homes Ltd had also sought a formal screening opinion from the council on whether any forthcoming planning application would have to be supported by an Environmental Impact Assessment.
Council officials have now said an EIA wouldn’t be required as criteria has been met - but set out some aspects they expect to be addressed.
In their EIA scoping decision, the officials said: “The site is comprised mainly of agricultural (grazing) land, but also includes some natural and semi-natural open greenspace, areas of woodland, tree belts, and hedgerows.
“A small section of the Raploch Burn also passes through the western part of the site. A former railway line route crosses the central part of the site on an approximate northeast/southwest axis.
“The council would not seek an EIA in association with an application for planning permission since it is considered that the proposed residential-led mixed use development...will not result in a significant effect on the environment.
“The agent confirmed that prior to the submission of a planning application the applicant will undertake specific studies to establish the extent of any potential impacts and mitigation strategies/measures.
“Any future application will therefore be supported by a number of studies including: a built and cultural heritage impact assessment; archaeological written scheme of investigation; green belt appraisal; landscape and visual impact assessment; drainage strategy and flood risk assessment; ground investigations report; transport assessment; sustainability statement; noise and air quality assessments; design and access statement; planning statement; PAC report; and school impact assessment.
“The site is not protected for its landscape value under international or national legislation.
“The site is within an area defined in the Stirling Local Development Plan 2018 as Green Belt where the designation reflects the relationship between the landscape and the settlement, allowing appreciation of the historic settlement form and where it is particularly important for protecting views of key features of national importance including Stirling Castle and Wallace Monument.
“In assessing the characteristics of the potential impact, the planning authority must have regard to the potential significant effects of the development in relation to a number of criteria.
“The magnitude and complexity of the effects arising from the proposed development are expected to be limited and confined to the local area. The duration and frequency of the potential effects are not significant and are largely reversible. Whilst there will be some effect from the proposal on the environment, it is considered that these can be addressed through the design process, methods of construction and compliance with the legislation of relevant regulatory bodies.”
The PAN submitted by Miller Homes describes a “residential led mixed use development including potential ancillary neighbourhood facilities with categories Class 1 shops; Class 2 financial, professional and other services; Class 3 food and drink; and Class 4 business.
A spokesperson for Miller Homes said previously: “This is an attractive location that presents an exciting opportunity to create new sustainable housing that would effectively help address some of the current housing shortfall faced by Stirling Council.
“The final scale and form of development including the number, mix and type of houses has not yet been established and will be informed by public consultation. We appreciate our application will generate interest from people living close to the proposal, as well as the wider community and encourage individuals to get involved in our public engagement events.”
The PAN details can be found at: https://pabs.stirling.gov.uk/online-applications/applicationDetails.do?activeTab=documents&keyVal=RFSHAFPI09C00
