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Chapter 3 - Promoting Quality and Choice in Homes

Objective 1 - Locations for New Homes

Housing Land Supply

3.5

The Clackmannanshire and Stirling Structure Plan estimates there will be a demand for 3802 additional houses in the Clackmannanshire Housing Market Area between 1998 and 2017. This demand is mainly driven by a national trend towards fewer people living in each household, despite a local trend of declining population in Clackmannanshire.

3.6

The previous Clackmannanshire Local Plan 1994 (altered 1997 and 1999), allocated land to meet housing land requirements for the period to 2006. The established land housing supply set out in that Plan has been incorporated into this Plan and these sites, along with new sites with planning permission, are identified in the Status column on the site schedule with code "E". This Local Plan allocates new land to meet the additional demand for new housing sites up to 2013, as required by the Clackmannanshire and Stirling Structure Plan 2002. These new sites are identified with code "A" in the site schedule. Table 3.1 summarises the established housing land supply and the additional land which has been allocated to meet the 2002 Structure Plan housing land requirements.

3.7

New housing development will be concentrated within the settlement boundaries indicated in the Plan. Constraints such as areas of Green Belt, attractive landscape and areas liable to flooding considerably limit the options for new housing development outwith the settlement boundaries shown. Due to these constraints and in conformity with the approved Structure Plan, the areas of search for additional land for housing have initially been concentrated in Tillicoultry / Coalsnaughton and the Alloa area. The total housing land requirement for the area is shown in Figure 3.1.

Figure 3.1 - Summary of Local Plan Housing Supply
1	Assessed Housing Need	3802
2	Less small sites, windfall sites	285
3	Add flexibility (@15%)	194
4	Total strategic requirement	3711
5	Strategic requirement (1998 - 2003, March)	2930
6	Annual strategic requirement	195
7	Actual Completions (1998-2003)	897
8	New housing requirement (2003-2013)	2033

(Sources: The Clackmannanshire and Stirling Structure Plan 2002, Table 4.1; and the Annual Housing Land Audit for Clackmannanshire 2002/2003)

Notes

1. NUMBER OF UNITS: Actual units are sourced from planning consents or developers intentions. Estimates (in brackets) are usually based on assumed densities. Low: Serviced Plots – 10/15 units per hectare. Medium: 20 units per hectare. High: Low Cost/Special Need – 30/40 units per hectare.
2. STATUS: The table above summarises the housing land supply as identified by the Structure Plan and Local Plan. In the schedule, (A) and (E) relate to whether the site is part of the established supply from the 1998 Housing Land Audit (E) or a new site to meet the additional requirement (A). Planning application reference numbers have been included where sites have valid consents and those developments which are either under construction or completed have been identified. Quarterly monitoring reports on completions and supply will be available from the Planning Service separately (at the end of September, December, March and June).
3. DEVELOPMENT GUIDELINES: These provide general guidance which is considered to be of particular importance. They are not intended to be exhaustive and developers should always, therefore, discuss proposals with the Council prior to submitting applications and to take cognisance of policies in the Local Plan text.

3.8

The requirement for the period beyond 2013 and up to 2017 will be met in a subsequent Local Plan Alteration. It is proposed that a first Local Plan Alteration will be prepared in 2005/06 to allocate additional housing sites as required to maintain an effective housing land supply and deal with any other emerging issues. Housing sites contributing to the housing land supply will be selected on the basis that they conform to the aims of the policies contained in the Structure Plan and the Local Plan.

3.9

Consideration will be given to the allocation of a significant new site as an expansion to the east of Forestmill, as an expansion to the existing settlement, through a future Local Plan Alteration. The allocation, and its scale, will be consistent with the Structure Plan development strategy and will be dependent upon the future housing requirement. The development area will comprise a mixed use village, with mixed tenure homes, education facilities, shopping facilities, leisure and business uses. It is envisaged that the total number of houses will be around 750. This balance will ensure that the development is as self-contained as possible, providing employment close to housing and thereby minimising the need to travel. The village will minimise the use of energy and water and maximise energy efficiency, and utilise locally-generated renewable forms of energy production such as solar and wind as far as possible. It is envisaged that the settlement will act as a model of good practice in orientating and designing buildings to maximise daylight (which assists in reducing energy use) and encouraging natural ventilation. The development of the village will be dependent upon it contributing positively to the sustainability of Clackmannanshire and surrounding areas. The adoption of innovative ways of reducing waste, minimising pollution and developing an inclusive and balanced community will have resultant benefits for the surrounding area. It is also proposed to fully develop the leisure potential of the Forestmill area as part of the development, which will maximise the potential for local job-creation while providing new leisure facilities for residents of surrounding areas. There is considerable potential for new golf course, health club and equestrian facilities, as well as a hotel and garden centre. The adjacent woodland area has scope for recreational access and sports use. Small scale workshop and craft enterprises will be encouraged and will contribute to employment, tourism and sustainability. Following adoption of this Plan, a Development Framework Document will be prepared for production with the future Local Plan Alteration. Following this, work will commence with landowners and developers to secure development options which reflect these principles.

Brownfield Development

3.10

Brownfield sites are normally sites that have previously been developed or used for some purpose that has ceased. The re-use of brownfield sites helps promote sustainability by protecting greenfield sites from unnecessary development and helping to maintain links between homes and workplaces, encourage urban regeneration and maintain the population density of built up areas.

3.11

Wherever appropriate the Council will favour brownfield developments over development that would result in the loss of agricultural or other productive greenfield land, taking account of the need to provide for choice in location and size of sites. The development of small sites and “windfall” sites will contribute to the housing land supply.

Infill and Backland Development

3.12

In certain cases there may be scope for housing developments of a minor scale to be sited between or behind existing buildings. Town and village centres can provide the opportunity for higher density infill which supports the Plan’s objectives of encouraging vibrant central areas and promoting sustainable patterns of development. All proposals will require to provide an acceptable level of amenity and enhance the existing built form and should conform with the advice contained in SAN 2. Infill or backland development will only be acceptable where it meets the requirement of policy RES 4 and other relevant Local Plan policies relating to new development. The Council will protect the recreational and heritage value of existing open spaces, parkland or playing fields within communities. Development of these will only be acceptable where it is demonstrated that an exceptional case accords with policy INF 14.

3.13

Clackmannan College may move from its existing site at Branshill Road during the period of the Plan. The following Policy will apply, pending a decision about the future use of the site.