CD032 Clackmannanshire Local Development Plan Main Issues Report (January 2011)

MAIN ISSUES REPORT
Local Development Plan

L
o
c
a
l

D
e
v
e
l
o
p
m
e
n
t

P
l
a
n

D
e
s
ig
n

A
p
p
lic
a
tio
n

A
p
p
ro
v
e

C
o
n
s
tru
c
t

E
n
v
iro
n
m
e
n
t R
e
p
o
rt R
e
ta
il
D
e
v
e
lo
p
m
e
n
t

B
u
s
in
e
s
s

T
ra
n
s
p
o
rt
C
o
m
m
u
n
ity
C
o
n
s
e
rv
e

H
o
u
s
in
g

In
fra
s
tru
c
tu
re

M
a
p
s

A
g
ric
u
ltu
re
Main
Issues
Report
Clackmannanshire
Council
January 2011
MAIN ISSUES REPORT
Contents
1
1
Infrastructure and Connectivity 39
Introduction The Main Issues Report (MIR) 2
Introduction
Strategic Environmental Assessment 4
Current Local Plan
2
The Vision The Past 20 Years 5 Vision
Our Aims 6 Key Issues
Preferred and Alternative Visions 6
Sustainable Transport
Improving Public Transport and
3
Growth and Spatial Strategy 10
Integration with New Developments
4
Issues Climate Change 16 Rail Network
Introduction Road Network
Current Local Plan Managing Travel to School/Safe Routes to Schools
Vision Access and the Core Paths Network
Key Issues Roads Development Standards
Water and Drainage Infrastructure and Capacity/
Sustainable Economic Growth 23
Sustainable Drainage Systems (SuDS)
Introduction
Pipelines and Consultation Zones
Current Local Plan
Telecommunications Infrastructure and Integrating
Vision
New Technology into Development
Key Issues
Business and Industrial Land Supply Natural Environment 45
Retail Areas and Hierarchy Introduction
Rural Development Current Local Plan
Tourism Vision
Key Issues
Housing and Services 33
Landscape
Introduction
Greenbelt
Current Local Plan
Ecosystems and Habitat Networks
Vision
Waste
Key Issues
Allotments and Local Food Production
Population and Housing
Accessing the Natural Environment
Community Facilities / Social Infrastructure
Developer Contributions
Built Environment 54
Introduction
Current Local Plan
Vision
Key Issues
Conserving and Enhancing Built Heritage
Listed Buildings, Conservation Areas, Archaeological and
Historic Sites and Designed Landscapes and Historic Gardens
Brownfeld and Contaminated Land
Site Appraisals/Development Briefs
Design, Layout and Amenity Standards in New Development
Infll and Backland Development
Appendices 61
Draft list of Supplementary Planning guides to be produced
Glossary 62

MAIN ISSUES REPORT
2
Introduction
1. Introduction
1.1 The Planning etc. (Scotland) Act 2006 radically reviewed the
planning system in Scotland, replacing the former system of
Structure and Local Plans, and replacing it with a two-tier
system of Strategic and Local Development Plans for the city-
regions only and single-tier Local Development Plan systems
for all other areas of Scotland, including Clackmannanshire.
1.2 The Local Development Plan (LDP) will replace the current
Development Plan for Clackmannanshire, which comprises
the Clackmannanshire & Stirling Structure Plan and
Clackmannanshire Local Plan, including their approved
Alterations. It will set out policies and proposals for
development and use of land in Clackmannanshire, providing
a basis for the assessment of planning applications. It is
anticipated that the LDP will have a life of twenty years from
the date of adoption (anticipated to be 2014) and it will be
reviewed on a fve-yearly cycle.
1.3 The previous Development Plan has either helped to, or been
instrumental in, securing many of the Councils goals and
objectives, including:
Safeguarding and promoting the main rail line through
Clackmannanshire, enabling its reinstatement and re-
opening for passenger and freight trafc
Enabling the development of new superstores in Alloa,
reducing the loss of food retail spend to surrounding
areas and helping to retain jobs in Clackmannanshire
Allocating appropriate sites for new residential
development which have enabled the reversal of the
trend of population decline in the area and supported
economic regeneration
Protection and enhancement of Clackmannanshires
built heritage and natural environment through policies
to protect conservation areas, listed buildings, natural
heritage designations and areas of green belt.
Main Issues Report (MIR)
1.4 The Main Issues Report (MIR) is the important frst stage
in the preparation of the new LDP for Clackmannanshire.
It focuses on a range of major issues which will be of key
importance in pursuing the vision for future development in
Clackmannanshire but is not comprehensive: not all topics
that will be covered in the LDP are mentioned in the MIR.
The main purpose of the MIR is to engage all stakeholders
in a discussion on the form and content of the LDP. While
the MIR focuses on what we believe to be the major issues
we welcome all comments on any aspect of the future LDP,
whether related to the options set out in the MIR or not.
MAIN ISSUES REPORT
1.5 The consultation period on the MIR will run from 10th
January until 11th March 2011, commencing with a press
launch on 21 December, 2010. The consultation will include:
Statutory press notices in local press
Copies of the MIR will be available for comment both
online at www.clacksweb.org.uk, at the Councils
Kilncraigs ofce reception, and in all Council libraries
A series of community workshops will be held in early
January, 2011, to explore issues arising from the Main
Issues Report; and in addition a series of local drop-in
sessions will be arranged when issues can be discussed
with the Development Planning team. Details of the
community engagement events will be available at
www.clacksweb.org.uk and will be advertised in the
local press
Formal consultation with the Scottish Government;
the key agencies; neighbouring planning authorities;
and community councils
1.6 The economic conditions in existence when the previous
Development Plan was prepared supported the Councils
objectives of economic regeneration and signifcant
population growth. Clackmannanshire experienced
unprecedented demand for housing growth over the plan
period and sought to harness this demand through the
Development Plan as a key means of reversing historic
population decline and promoting economic recovery. The
rate of housing growth has slowed along with national
economic growth during the recession. The recession
presents the LDP with a range of challenges in terms
of matching desired and realistic levels of growth and
predicting the likely speed and timing of economic recovery.
However, the same economic and population challenges
that were experienced prior to the recession persist and
the policies and proposals contained in the LDP will be a
critical part of the Councils response to the need to continue
to retain our existing population and attract more people
to come and live in Clackmannanshire, boosting economic
vitality and increasing job opportunities locally.
1.7 However, a great deal has also changed since the previous
Development Plan was prepared. The Scottish Government
has adopted a Purpose of promoting the Government
and public services on creating a more successful
country, with opportunities for all of Scotland to fourish
through increasing sustainable economic growth. This
Purpose is supported by the outcomes adopted in the
Clackmannanshire Community Planning Alliances Single
Outcome Agreement, of which the Council is a signatory.
While economic and population growth remain key
objectives at both local and national level, it is now fully
acknowledged that this must be done in a sustainable way:
by reducing the production of the greenhouse gases that
contribute to climate change, by increasing our resilience to
the inevitable consequences of climate change, by fnding
ways of reducing unsustainable levels of consumption, and
reducing inequalities and improving quality of life for all.
1.8 The new Local Development Plan must therefore have a
strong focus not only on achieving economic growth but on
how we achieve this in a sustainable way. The MIR is a key
stage in the development of the Plan and aims to maximise
engagement and discussion on how the Plan can contribute
to meeting all of our economic, environmental and social
objectives. It focuses only on the main issues that will
drive the preparation of the Local Development Plan rather
than attempting to comprehensively cover all the policies
that will be covered in the Plan. It is hoped that this will
successfully stimulate discussion on the main drivers for the
development of Clackmannanshire over the next 20 years.
Introduction
3
MAIN ISSUES REPORT
1.9 The Main Issues Report sets out:
The Vision for Clackmannanshire which sets the framework
for the main issues, along with a range of alternative options
for how Clackmannanshire might evolve over the next 20
years.
A Spatial Strategy. This sets out a range of options on how
development could be guided to diferent areas with an
explanation of the preferred and alternative proposals for
development.
1.10 The Main Issues for Clackmannanshire with a range of
possible options for addressing these Issues and preferred
alternatives. The Main Issues comprise:
How can we reduce our greenhouse gas emissions and
adapt to the consequences of climate change?
How can we encourage and promote sustainable
economic growth?
How can we deliver appropriate housing and associated
services?
How can we best deliver infrastructure and improve
connectivity?
How can we conserve and enhance the natural
environment?
How can we conserve and enhance the built
environment?
For each of the Main Issues, the MIR sets out preferred options for
development and alternative options.
The MIR is accompanied by a Monitoring Report which is also
available as part of the current engagement exercise.
Strategic Environmental Assessment
1.11 The MIR has been subject to Strategic Environmental
Assessment (SEA) in accordance with the Environmental
Assessment (Scotland) Act 2005. The SEA Environmental
Report forms part of the engagement exercise on the MIR. It
sets out the likely environmental efects of implementing the
various options outlined in the MIR and how these efects
could be mitigated and sets out relevant recommendations.
Where the Main Issues Report has been altered to refect the
outcome of the environmental assessment, this is explained
in the Environmental Report. For ease of reference, the
summary fndings of the Environmental Report are also set
out in the MIR against each policy option.
Introduction
4
MAIN ISSUES REPORT
2. Vision
2.1 The LDP is being prepared at a time of signifcant uncertainty
in relation to both future economic growth (and related
issues related to employment and housing demand), and
the efects of climate change. We would expect that these
issues will result in signifcant discussion and comment
during the engagement exercise on this MIR. Despite these
uncertainties, the LDP should have a clear and unambiguous
vision for the future to which all the policies and proposals
can contribute. Each policy option set out in this MIR has
therefore been assessed to consider to what extent it
contributes to the Vision.
2.2 The Vision anticipates the way we would like
Clackmannanshire to be in 20 years time. Three possible
Visions are set out in the MIR, and your own vision for
Clackmannanshire may be close to one of these or difer
from them. Whatever it is, we would like to hear about it and
we would like your own comments on our Preferred Vision.
What would you like to see change in Clackmannanshire and
why? What do you want to see happen and not want to see
happen over the next 20 years?
2.3 The Vision is defned by certain factors that are beyond
our control. These factors include Government policy and
guidance and legislation, and policy to which the Council has
agreed. This includes:
National Planning Framework 2 (NPF2), which sets
out national priorities including the creation of a Central
Scotland Green Network in the central belt, including
Clackmannanshire
Clackmannanshire Council Corporate Plan and
Clackmannanshire Single Outcome Agreement which sets
out policy priorities for the Council
Planning etc. (Scotland) Act 2006 which requires that
Local Development Plans support sustainable economic
growth and sustainable development
Climate Change (Scotland) Act 2009 which sets out a
Public Bodies Duty requiring local authorities to act in a
way best calculated to contribute to emissions reduction
targets, to deliver a statutory adaptation programme, and
in a way that it considers most sustainable. A number of
other provisions afecting planning authorities are included,
including a requirement for all LDPs to include policies on
onsite low and zero carbon technologies.
Vision
The Past 20 Years
2.4 To consider the degree of change that can occur in an
area over a period of twenty years it is worth considering
how Clackmannanshire looked in 1990. At that time the
manufacturing industry which had historically provided
the backbone of the areas economy was in decline but
remained an important contributor to employment locally.
Landmarks such as Kilncraigs Mill and Alloa Brewery have
disappeared giving way to modern supermarkets that
provide retail choice and a modern shopping environment
that did not exist in Clackmannanshire in 1990. Some
landmarks, such as Alloa Glassworks and the bonded
warehouses, remain and continue to provide important local
employment. Population has increased as communications
and connectivity has improved the new Clackmannanshire
Bridge and the restoration of the passenger rail line to Alloa
vastly improving the areas accessibility from the rest of
Scotland. The reversal of historic population decline led to an
unprecedented housing boom during the frst decade of this
century that changed the face of many of our settlements
and helped support our services. Green belts have been
maintained and strengthened to protect the character and
identity of our settlements during this period of expansion.
Education has been transformed too; all our secondary
schools having now been replaced and a new community
college is now under construction in Alloa.
5
MAIN ISSUES REPORT
Our Aims
2.5 Our preferred Vision is based on a set of key aims which
refect the legislation, guidance and national and local
priorities to which the Local Development Plan should
contribute. It also refects the need to work towards
achieving an appropriate balance between developing our
economy, improve our quality of life and conserving and
enhancing our environment.
2.6 The key aims underlying the preferred Vision are:
Address climate change by ensuring that new
development contributes to progressive reduction of
greenhouse gas emissions and by planning to adapt to the
inevitable consequences of climate change
Provide for appropriate economic growth of a scale and
type that can efectively contribute to the quality of life for
people in Clackmannanshire
Meet the need for new housing and supporting
facilities by delivering an appropriate range of housing
(including afordable housing) and services which conform
to high standards of energy-efciency and design to support
existing needs and our population growth strategy
Promote improved infrastructure and connectivity
to support economic regeneration, attract investment
into Clackmannanshire and enable improved access to
employment
Conserve and enhance the natural environment
through recognition of the value and importance of
biodiversity, designated landscape, greenspace, air, water
and soil quality
Conserve and create high quality built environments
through conservation and enhancement of our built heritage
and achieving a high standard of placemaking
Preferred and Alternative Visions
2.7 Our preferred Vision seeks to maximise the contribution that
the Local Development Plan can make towards meeting the
aspirations of all Clackmannanshires community planning
partners by linking closely to Single Outcome Agreement
objectives.
Vision
6
MAIN ISSUES REPORT
Preferred Vision
The Local Development Plan will strive to contribute
to appropriate economic growth, improved
quality of life and an enhanced environment in
Clackmannanshire by 2030, by:
Providing the right conditions to attract people and
businesses, and to enable continued economic regeneration.
Sustainable economic growth will be promoted by ensuring
that new business and industry contributes, rather than
detracts, from our quality of life and environment. We will strive
to deliver a considerable increase in local job opportunities
to support stronger communities and reduce the need for
commuting out of Clackmannanshire and thus reduce our
carbon footprint. Planning policy will be sensitive to the need
for economic diversifcation and the need to encourage the
growth of the green economy to support our aspirations for
an economy that supports more sustainable lifestyles and an
enhanced environment. Work to regenerate Alloa Town Centre
will continue along with an emphasis on regenerating the other
town centres in Clackmannanshire.

Delivering safer and more cohesive and inclusive
communities. By 2030, our communities should be healthier,
greener and safer places in which to live. The Plan will
contribute to this by ensuring that new developments meet
high standards of design and energy-efciency, creating more
attractive living environments and helping to reduce the cost of
living, by working towards low energy cost low-carbon emission
housing. Good design will help to design out crime and ensure
that residents have convenient access to public transport, active
travel and green spaces.
Improving health and reducing health inequalities. The
Plan has an important role in supporting the need for marked
improvement in the health of Clackmannanshires people by
2030. More energy efcient homes will help reduce the problem
of fuel poverty while ease of access to good quality paths and
cycle routes will encourage less use of the car, boosting ftness
and improving health. Provision of good quality formal and
informal open space covering all needs from play areas for the
very young to sports provision and formal parkland will be
given high priority, providing local opportunities to take regular
exercise.
Protecting and enhancing the environment for all. The
Plan will continue to have an important role in protecting and
enhancing the distinctive character of our landscape, built
heritage, support our statutory duty to further the conservation
of biodiversity and protect air and soil quality. Since the previous
Development Plan was prepared new duties and guidance
have been introduced to address waste minimisation, food
risk and water quality and the new Plan will play a vital role in
addressing these challenges. By 2030, Clackmannanshires green
infrastructure so vital for quality of life and Clackmannanshires
appeal as a place to live and for business to locate will be
vastly improved through the strengthening of the Central
Scotland Green Network. The Plan policies will be aligned with
the Networks objectives of providing an enhanced setting for
development and other land uses and improved opportunities
for outdoor recreation and cultural activity. Designated sites,
including Firth of Forth Special Protection Area, Sites of Special
Scientifc Interest and Areas of Great Landscape Value, will
continue to be protected and enhanced. The Local Development
Plan will support Local Biodiversity Action Plan objectives to
protect and enhance priority species and habitats and increase
habitat connectivity and ecosystem function to assist local
biodiversity in response to climate change.
Vision
7
MAIN ISSUES REPORT
Addressing climate change. New legislation has also recently
been introduced which requires the Council to take steps to
mitigate and adapt to climate change. Development Plan policy
is one of the most important infuences on our ability to adapt
to future climate change impacts and policies will be included in
the Plan to improve our resilience to impacts such as rising sea
levels and fooding. Building in the wrong place will increase risk
and could exacerbate the efects of the changes in our climate
predicted over the next twenty years. The Plan will also have a
critical role to play in ensuring that Clackmannanshire plays its
full part in contributing to the statutory targets to reduce carbon
emissions by 42% by 2020 and 80% by 2050 (in Scotland, based
on 1990 levels). Layout of development to maximise solar gain,
reducing the use of private transport and achieving high levels
of energy efciency and sustainable water use, adoption of
renewable generation and decentralised energy production will
all contribute to achieving the targets.
Creating successful and sustainable places. The Plan will
seek to ensure that the design quality of new development is
transformed, delivering places that attract investment, improve
quality of life and are well integrated into their environment.
By 2030, Clackmannanshires new developments will be sought
after for their high standard of design. Combining the distinctive
identity of the best of Clackmannanshires existing townscape
with progressive ecologically sound design, development will
be sensitively located in the landscape, designed at a human
scale ensuring they are easy to move around, particularly on
foot. Where appropriate, mixed uses will be encouraged to add
vitality to living environments, ensure convenient access to
services and bring home and work together reducing the need
to commute. Conservation areas will continue to be conserved
and enhanced.
Environmental Implications
This option is not likely to have signifcant negative
environmental impacts.
This option is likely to have signifcant benefcial impacts on
the following issues: cultural heritage; population and human
health; biodiversity, fora and fauna; landscape; air; water; soil;
climatic factors; and material assets.

2.8 The preferred Vision aims to achieve a balance between
economic, environmental and social objectives. The
following alternative Visions place primary emphasis
on economic growth, social benefts and environmental
protection in turn. They are intended as points of discussion:
it is acknowledged that other possible Visions exist that
combines elements of all these Visions, or vary from them.
An important aspect of the engagement exercise is for us
to learn what your own Vision is and how and why it difers
from that set out here.
Alternative Vision A
Economic growth as priority
This seeks to maximise employment and economic activity in
Clackmannanshire as quickly as possible, prioritising the Scottish
Government and Single Outcome Agreements objectives for
economic growth. Selection of sites for business and industrial
development would be primarily based on attractiveness to
investors, with limited consideration given to impact on existing
residents or impact on environmental attributes. This approach
would also seek to maximise population growth as a primary
objective with minimal limits on the level of housing growth to
be accommodated over the next twenty years. Environmental
constraints to growth would be of secondary importance,
with green belts removed and development only limited
where unacceptable impacts would result for areas covered by
statutory designations. Sporadic rural development would be
permitted to support population and economic growth with
protection of the landscape and amenity given low priority.
Reduction of quality of life for existing residents, potential
signifcant environmental damage and negative impacts on
existing services and amenities would be a price worth paying
to maximise employment and economic activity.

This option is likely to have signifcant negative impacts on
the following issues: cultural heritage; population and human
health; biodiversity, fora and fauna; landscape; soil; water; air;
and climatic factors.
This option is unlikely to have any signifcant benefcial
Vision
8
MAIN ISSUES REPORT
Alternative Vision B
Improved social inclusion and quality of life as priorities
This seeks to maximise social beneft for the largest number
of Clackmannanshires existing residents while giving
a lower priority to economic growth, in-migration and
environmental factors. Locational strategy would be driven by
the need to achieve tenure balance rather than any concern
for environmental conservation or the economic consequences
of locational decisions. Strong emphasis would be placed on
boosting use of public transport and actively discouraging
private car use with corresponding health and environmental
benefts but possible economic penalties. A particular emphasis
would be placed on improvement of the public realm, such as
town centre regeneration, and on maximising development
benefts to improve common assets such as education facilities,
the outdoor access network and greenspace.

biodiversity, fora and fauna; landscape; soil; and water.
This option is likely to have signifcant benefcial impacts on:
cultural heritage; population and human health; and climatic
factors.

Alternative Vision C
Environmental protection as priority
This alternative seeks to prioritise environmental objectives over
other considerations. Strong policies would be introduced to
address climate change mitigation, such as delivery of completely
zero carbon development ahead of 2016, regardless of cost to
the housebuilding industry and house-buyers and to business
and industry. Delivery of renewable energy would be prioritised
although the confict between the landscape and visual impact
of renewable development, including wind energy, on a large
scale and its potential to address climate change mitigation
would need to be resolved. A strongly precautionary approach
would be taken to new development in areas likely to be afected
by the efects of changing weather patterns, ruling out large
areas for development. The objectives of the Central Scotland
Green Network would be a primary consideration, placing
emphasis on strengthening habitat networks and biodiversity,
active travel routes, woodland expansion, restoration of vacant
and derelict land for green network purposes in preference
to built development and expansion of green space. Where
conficts occur between environmental objectives and social or
economic objectives (e.g. the need for housing or employment),
environmental objectives would take precedence.

This option is unlikely to have any signifcant negative
It is likely to have signifcant benefcial impacts on population
and human health; biodiversity, fora and fauna; climatic
factors; and water.
Uncertainty exists around impacts on the historic environment;
landscape character; and waste issues.
Vision
9
MAIN ISSUES REPORT
3. Growth and Spatial
Strategy
3.1 The level of growth supported by the Local Development
Plan will infuence the spatial strategy. The most recent
Development Plan Alteration (Clackmannanshire Local Plan
First Alteration - Housing Land - December 2009) directed
the required new housing development to sites within
the settlement boundaries, with the exception of the new
settlement at Forestmill. If the level of household growth
currently projected by the General Register Ofce (Scotland)
(GROS) fgures (see below) were to be realised, this would
require some development outwith the current settlement
boundaries in order to provide enough new housing,
however there are options as to where this land could be
provided in spatial terms. The Council will therefore establish
what level of growth they wish to aspire to before decisions
and recommendations can be made on the spatial strategy.
Diagram 1
Growth & Spatial Strategy
33,000
32,000
31,000
30,000
29,000
28,000
27,000
26,000
25,000
24,000
23,000
22,000
21,000
20,000
19,000
18,000
17,000
2008 2013 2018 2023 2028 2033
Clackmannanshire Household Projections
10
Source: GROS 2008 Based Projections - published May 2010
3.2 The 2008-based GROS population projections for
Clackmannanshire predict a 24% increase in population in
Clackmannanshire between 2008-2033 (50,480 increasing
to 62,577). These population growth projections are higher
than the Scottish average for the same period (+7.3%) and
represent the third highest population increase of all Scottish
Authorities behind East Lothian (+33.5%) and Perth and
Kinross (+26.9%). These projections are based partly on the
recent increase in population in Clackmannanshire which has
been driven mainly by in-migration rather than signifcant
diferences in the rate of births compared to deaths.
3.3 The 2008-based GROS household projections for
Clackmannanshire predict a 41% increase in households in
Clackmannanshire between 2008-2033 (22,620 increasing
to 31,920). These household growth projections are higher
than the Scottish average for the same period (+21%) and
represent the largest household increase of all Scottish
Authorities ahead of East Lothian (+40%) and Perth and
Kinross (+38%). A key challenge for the LDP is to allocate
enough housing in sustainable locations and to secure more
sustainable forms of development. These projections are
based not only on the projected increase in population,
mainly through in-migration, but also on projected smaller
household sizes due to more single adults (both young
and old) living alone, more single parents and generally
smaller families. This housing requirement has largely been
addressed in the short to medium term, up to 2017, through
the Clackmannanshire Local Plan 1st Alteration (Housing
Land) 2009. The LDP will allocate housing land for 10 years
beyond its adoption, up to 2024, with an indication of where
the further land requirements can be met to the 20 year
period i.e. to 2034.
MAIN ISSUES REPORT
Option 1(a)
Preferred Option Aspire to meet the latest GROS
growth fgures
While housebuilding slowed dramatically, along with the
national trend, it is starting to pick up again and this option
would allow the Council to pursue a growth strategy to take
advantage of Clackmannanshires locational and market
advantages.
Plan to accommodate in full the strategic housing requirement
projected and identify sites through the Local Development
Plan to allow for this, while recognising that this may be over
a longer time period than previously forecast because of the
economic issues of the past few years. This growth would assist
in promoting economic regeneration and address the projected
age imbalance of a more elderly population.
Part of the reason for the increasing population in recent years
has been the investment in Clackmannanshire which has made
it more attractive. The infrastructure is now in place for the
aspirational growth which the Council has aimed for previously
and it is considered important to ensure that infrastructure
investment is maximised, and the benefts for economic
regeneration and a more balanced age profle are not lost.
Option 1(b)
Alternative Option - Plan for more than the GROS fgures
Plan to accommodate the GROS projected growth, but identify
additional sites over and above those required to allow for a
continuation of previous high levels of in-migration and greater
choice of locations. It should be noted, however that the housing
fgures in the Structure Plan Alteration already include a 15%
fexibility built in i.e. 15% more homes have been allocated than
are required to allow for slippage of sites or any difculties in
sites becoming available for development. If additional growth
were realised there would be increased pressure on services and
infrastructure and the implications of this would need to be fully
assessed. Additional population growth would also be likely to
have greater impacts on the environment and the transport
network.
Option 1(c)
Alternative Option - Plan for no, or slow, growth
If we plan for no or slow growth, we will experience an ageing
population with a greater strain on certain services and with
fewer people of working age to contribute to the upkeep of
these and other services.
This is efectively planning for decline and would not
make best use of the infrastructure and services in place in
Clackmannanshire which could lead to a reduction in the
number and quality of services.

The greater the rate of housebuilding, the greater the impact
on the environment. This is both due to loss of greenfeld land
and the increased likelihood of dispersed development, as
well as general increase in greenhouse gas emissions from the
increasing energy use of a growing population.
Loss of greenfeld land is likely to lead to signifcant negative
impacts on biodiversity, with loss of species and habitat, as
well as the habitat connectivity which allows them to adapt
to climate change. It is also likely to lead to impacts on soil
and water quality, and an increased risk of fooding; the
severity of these impacts depends on the sites chosen, housing
density and the design and construction methods employed.
Increased development is likely to lead to increased pressure
on the capacity of the landscape and historic environment to
accommodate new building.
Regardless of where development is sited, it is likely to result in
an increase in greenhouse gas emissions from domestic energy
use and increased waste generation from household activity.
An increasing population is likely to use private transport more,
contributing to higher greenhouse gas emission and increased
air pollution; this is likely to be exacerbated if development is
dispersed, with greater distances to travel and lower availability
of public transport.
Policies and criteria would need to be in place to mitigate local
impacts, including specifc mitigation measures identifed at
the site level. Further mitigation of the impacts of increased
development can be achieved through the provision of public
transport and active travel routes, as well as high levels of
design for energy efciency, community safety and amenity.
11
MAIN ISSUES REPORT
3.4 Housing is the type of development which takes up most
land in Clackmannanshire, therefore the identifcation of
housing sites to meet the housing land requirement in the
correct locations is a very important part of the Development
Plan. The construction of new housing in an area can have
a positive impact on shops, services, public transport and
employment in that area through increasing the catchment
and use of such facilities. The location of housing can also
infuence where employment opportunities may be located.
There is increasing interest in moving away from past ideas
of segregating residential and business uses in diferent
areas towards maximising integration of urban functions.
This approach, in which it is easy to walk or cycle from
home to work, school, shops and services, can provide more
opportunities for healthy active travel, reducing dependency
on cars. It also ofers the opportunity to link the places where
we live with the countryside by considering carefully the
scope for improved outdoor access routes, habitat corridors
and woodland planting around new developments.
3.5 Although Clackmannanshire is a small area geographically,
there are distinct areas within the district. Three Strategic
Areas have been identifed in Clackmannanshire; Alloa/
Clackmannan/Tullibody Corridor, Alva/Menstrie/ Tillicoultry
Corridor and Dollar/East Clackmannanshire. These areas are
distinguished by their own characteristics and they also
generally refect the three sub-housing market areas.
3.6 Within these 3 areas there are a number of options
regarding the scale and location of development. Potential
development land is identifed in the Main Issues Report as
falling into one of three categories;
Established Sites where there is generally a planning
permission in place or support for development from
the Council (this includes sites which may be subject to
examination or appeal, where the Council supports
approval)
Potential Additional Sites which the Council feels may be
considered i.e. these would likely be the frst additional
sites which would be allocated if required, and
Non-favoured Sites where there is a known interest, but
development prospects are currently considered
unlikely.
3.7 The boundaries of any identifed sites do not necessarily
mean that the whole site will be developed. It is often the
case that parts of the site will be required for other uses,
such as the provision of open space and play facilities, water
management features or planting and landscaping. It is
therefore not conclusive where development will and will
not take place, and in the case of housing sites, exactly what
the capacity of the site would be. This will become clearer as
investigation of the site continues and briefs, masterplans or
indicative layouts are drawn up.
3.8 The Local Development Plan will consider the most
appropriate areas where housing and associated
development, over and above that currently allocated,
should be directed. This will also impact on the location
of employment sites and may require consideration of
areas where public services and facilities would need to be
improved.
3.9 While there are a number of Spatial Strategy options which
could be considered, the most sustainable option would be
to direct development to the settlements which generally
have the infrastructure and capacity to accommodate them.
This could also enable every community to beneft to some
degree from some level of investment.
3.10 The Main Issues Report will therefore inform the preparation
of the Local Development Plan by identifying the appropriate
scale of development and where sites which will contribute
to this should be allocated. Diagram 2 shows the three
Strategic Areas and identifes the number of housing units
which could potentially be delivered by considering the
established, potential additional and non-favoured sites.
12
MAIN ISSUES REPORT
Diagram 2
Ochil Hills
Menstrie
Alva
Tillicoultry
Dollar
Muckhart
Sauchie
Woodland Park
Greenfeld
Clackmannan
Alloa
Tullibody
S
Greenfeld G d
Clack
Allo A a
Tull Tullibod ibo yy dy
Alloa / Sauchie / Tullibody /
Clackmannan Corridor
Dollar / Muckhart /
Clackmannanshire East Corridor
Alva / Menstrie /
Tillicoultry Corridor
Oc
MMens M nsttrie
Alva
W
Alva /
Tillicou
ar / Muckhart /
Current Households
Established Sites
Potential Sites
Non-favoured Sites
3.11 Alloa, Clackmannan and Tullibody is the main area for
employment and services within the Council and the area,
with the highest population and number of households. The
settlements in this area are large and quite close together
making landscape capacity considerations and Green
Belt issues important in protecting the characters of the
individual areas and avoiding urban sprawl and coalescence.
The area also lies adjacent to the Firth of Forth Special
Protection Area, which is an internationally designated
site of importance for birdlife. Direct access to this area
has been greatly improved over the last few years with the
opening of a passenger rail service to Glasgow via Stirling
and with the completion of the Clackmannanshire Bridge
bringing road trafc from the trunk road network closer to
Clackmannanshire.
3.12 Eight potential additional/option housing sites have been
identifed in this area, six of which lie within the settlement
boundaries. Of these, four are brownfeld sites and two are
within a larger residential development area. Only 2 sites, at
Clackmannan, would involve extending the existing urban
area. With limited options for settlement expansion at
Clackmannan due to landscape and existing infrastructure
constraints, the two identifed sites are considered the
most logical should there be a need for development at
Clackmannan outwith the settlement boundary.
13
MAIN ISSUES REPORT
3.13 There are 17 established business sites in the Alloa/
Clackmannan/Tullibody corridor which is to be expected
as it is the main employment area in Clackmannanshire.
Two potential additional/option business sites have been
identifed at Alloa West and Meadowend, Clackmannan.
3.14 There are 6 sites within this area which have been assessed
and are currently not favoured for development. Two of the
sites lie in greenbelt and two are large sites which would
signifcantly expand the settlements into the countryside
and would have greater adverse landscape impacts
compared to other sites. Of the other 2 sites, which are
relatively small, one lies within a hazard consultation area
and one, although within the settlement area has issues
regarding topography and loss of open space.
3.15 Only one business site which was assessed was considered
not suitable for development, at Kilbagie North. This was due
to the presence of a pipeline consultation zone through the
site.
3.16 Alva, Menstrie and Tillicoultry are more residential in
nature and are also set in attractive landscape at the foot
of the Ochils. The same issues of Green Belt and landscape
capacity that apply in the Alloa/Clackmannan/Tullibody
Corridor also apply here. There are fewer employment
opportunities in this area with more commuting to other
parts of Clackmannanshire and beyond.
3.17 Two fairly signifcant potential additional/option sites
have been identifed in this area to the west of Alva. Their
development would require an extension of the settlement
boundary and encroachment into the green belt, although
would also provide an opportunity to create a more
appropriate boundary between the built up area and the
countryside than currently exists. Alva is the largest town
within the Hillfoots villages and there is therefore considered
to be the potential to serve the approximately 300 units
which these two sites could potentially deliver.
3.18 There are 5 established business sites in this area and one
potential additional/option business site has been identifed
at the Sterling Mills outlet centre.
3.19 There are 7 sites within this area which have been assessed
and are currently not favoured for development. Two of
these are large sites lying to the south of Alva and were
discounted primarily because they lie within the green
belt and partly within a food plain. Together they have the
capacity for approximately 1750 units. A further site adjacent
to Menstrie lies in the green belt and could contribute to
coalescence of Menstrie and Alva if developed. Two sites are
identifed adjacent to Coalsnaughton, although these sites
are presently not favoured as Coalsnaughton already has a
signifcant housing land allocation within the settlement
boundaries which has still to be developed. In Tillicoultry
one site at Dollar Road was assessed, but was found to be
at risk from fooding and another site at Upper Mill Street
was considered unsuitable for development because of
surrounding uses and access issues.
14
MAIN ISSUES REPORT
3.20 Dollar and East Clackmannanshire is rural in nature,
with smaller settlements separated by larger swathes
of countryside. Because of the rural nature of the area,
landscape considerations are very important here,
the danger of coalescence less so. There is very little
employment, with the majority of those who work
commuting to other parts of Clackmannanshire and beyond.
The Council have confrmed that it is minded to grant an
application at Forestmill (subject to conclusion of a legal
agreement) for approximately 1250 houses and associated
infrastructure and facilities, including a primary school,
neighbourhood centre, golf course and hotel. This represents
a signifcant land allocation in the East of Clackmannanshire,
an area where previously development had been constrained
because of the landscape setting around existing
settlements which would have been adversely afected by
any signifcant land release. This also resulted in problems
delivering the number of units which were in demand in
those areas, which contributed to increasing house prices
and difculties in providing a range of housing types and
tenures. The Clackmannanshire Bridge means that the main
Forth crossing in this area is now bringing trafc to the
Gartarry Roundabout in the south of East Clackmannanshire
and the large business site identifed nearby at Castlebridge
may beneft from this improved accessibility.
3.21 There are three potential additional/option housing sites
identifed in this area. At Dollar Golf Club there is a proposal
to convert the existing clubhouse to four fats and build
a new clubhouse on part of the golf club car park. The
application for the new clubhouse has been approved and
an application to convert the current clubhouse has been
submitted and is still to be determined. Also in Dollar, land
at Lower Mains is potentially available for development,
subject to further investigation into issues such as ground
conditions. At Muckhart a site has been identifed to the
south east of the village, which again may be suitable
for development, subject to investigation into ground
conditions.
3.22 There are three sites in Dollar which have been assessed and
are currently not favoured for development. One lies within
the Area of Great Landscape Value and there would therefore
be landscape impact issues. Two lie to the east of the current
settlement boundary and would also have landscape issues
as they would contribute to the ribbon development of
Dollar along the A91.
3.23 There are 3 established business sites in this area at Dollar,
Solsgirth and Castlebridge.
15
MAIN ISSUES REPORT
Issues
16
4. How can we reduce our
greenhouse gas
emissions and adapt to
the consequences of
climate change?
Introduction
4.1 The Scottish Government is committed to reducing our
greenhouse gas emissions by 42% by 2020 and 80% by
2050 as the Scottish contribution to avoid dangerous climate
change globally. Section 44 of the Climate Change (Scotland)
Act 2009 requires public bodies to act:
in the way best calculated to contribute to the delivery
of the emissions targets in the Act;
in the way best calculated to help deliver the
Governments climate change adaptation programme;
and
in a way that it considers most sustainable.
4.2 The planning system has a crucial role to play in achieving
these targets. Major changes to the way new development
is designed and constructed will be required to achieve the
scale of emission reductions required. To efectively address
the challenge of climate change and meet the requirements
of the Act we are committed to adapt the built environment
to reduce energy and other resource requirements, reduce
the need to travel, and encourage a signifcant modal shift
from private vehicle use to active travel and public transport.
The Local Development Plan also has an important role
in supporting the transition towards low carbon energy
production, supporting sustainable waste management
and increasing the proportion of land in forestry which acts
as a sink to capture carbon dioxide. Protection of carbon
rich peatland from unnecessary development is also an
important means of reducing our climate change impact.
4.3 Preparing for the efects of climate change is just as
important as reducing our greenhouse gas emissions.
Some degree of climate change is already inevitable. It is
likely to have a range of impacts including more extreme
weather conditions, increased risk of fooding or drought
and increased temperatures in summer. These efects
can have serious consequences; for example parts of
Clackmannanshire have sufered from a number of incidents
of fooding in recent years.
4.4 The Council adopted its Sustainability and Climate Change
Strategy in September 2010 and this sets out the Councils
objectives and a set of actions for addressing climate
change. The Local Development Plan will have a key role in
delivery of many of these actions, including contributing
to the implementation of the Flood Management Strategy
for Clackmannanshire and a Climate Change Adaptation
Framework, which will build on the fndings of the LCLIP.
Current Local Plan
4.5 The current Local Plan pre-dates the most recent compelling
evidence that human activity is changing the worlds
climate. The legislative response to the scientifc evidence
principally the Climate Change (Scotland) Act 2009 in
Scotland is now driving the need for fundamental policy
change to mitigate our climate change impacts and adapt to
its efects.
4.6 Nevertheless, the existing Local Plan was progressive for its
time and had a commitment to work towards sustainable
development as a core aim. Recognition of the importance
of positive policies to mitigate the adverse environmental
efects of new development are evident e.g. higher
residential densities in appropriate locations, encouraging
the use of public and active transport, and providing for
greater levels of waste recycling. Policies on food risk and
sustainable urban drainage were also included in the Local
Plan. However, the sustainability and climate change agenda
has changed radically since the time of the Local Plans
publication and climate change has become an important
policy consideration in its own right since that time.
MAIN ISSUES REPORT
Vision
4.7 Addressing climate change is an important aspect of the
preferred Vision for the Local Development Plan. All policies
and proposals in the Local Development Plan will be
assessed to ensure that they contribute to this aspect of the
preferred Vision wherever possible. All policies and proposals
should be climate proof, in that they do not increase risk
to property and for individuals as a result of the predicted
efects of climate change, including fooding and rising sea
level, wherever these efects are foreseeable.
4.8 In terms of climate change mitigation, policies and proposals
should contribute to the efort to bring about signifcant
reductions in greenhouse gas emissions to at least meet
the targets set by the Scottish Government. However,
some policies which support important social or economic
sustainability objectives - for example the construction
of new buildings to meet housing demand or to support
economic development will inevitably result in increases
in emissions. Where this is the case it will be important
to consider how these increases can be mitigated and
investigate the scope to ofset the emissions (e.g. by taking
action to reduce emissions from existing housing so that
we achieve a net reduction in emissions from the housing
stock as a whole or increased woodland planting to increase
carbon sequestration).
Key Issues
Mitigate greenhouse gas emissions from new development,
transport and other sources
Enable adaptation to the inevitable consequences of climate
change
Climate Change Mitigation
Low Carbon Development
4.9 The Local Development Plan has a key role in reducing
emissions from new development. The Scottish Climate
Change Delivery Plan requires all new homes to be low
carbon by 2016/17 and to achieve net zero carbon homes
by 2016/17 if practical. All new non-domestic buildings
are required to be very low carbon by 2016/17. In addition,
renewable technologies can play an important role in
reducing emissions. Section 72 of the Climate Change
(Scotland) Act 2009 states that Local Development Plans
must require all new buildings to be designed to avoid a
specifed and rising proportion of projected greenhouse
gas emissions from their use through the installation and
operation of low and zero carbon generating technologies.
4.10 The Council has already drafted a set of sustainable design
and construction guidelines for Clackmannanshire and it is
intended to fnalise these to form detailed advice on how
new development in Clackmannanshire will be expected to
meet defned energy efciency and low carbon standards.
It is also intended that the guidelines will contain standards
on reduction of water use, layout of developments, means
of encouraging the use of public and active transport and
waste minimisation and recycling, which could collectively
signifcantly reduce our greenhouse gas emissions.
There will be strong co-ordination between the fnalised
guidelines and the building standards to ensure efcient
implementation of targets for low carbon development.
Issues
17
MAIN ISSUES REPORT
Option 2(a)
Preferred Option
The Local Development Plan will include a policy requiring that
all new buildings are designed to avoid a specifed and rising
proportion of the projected greenhouse gas emissions from their
use through the installation and operation of low and zero carbon
technologies. This policy will be co-ordinated with the building
standards and will set the percentage of carbon reduction to be
achieved using low and zero carbon technologies which will be
in addition to the building standard requirements. The overall
intention will be to support a move towards all domestic and
non-domestic development to achieve zero or very low carbon
standards by 2016/17. The expected role of low and zero carbon
generating technologies in meeting the targets will be specifed
in the standards. This will be supported by supplementary
planning guidance setting out advice on good practice for
complying with the standards. This option will enable the Local
Development Plan to fully meet the requirements of Section 72
of the Climate Change (Scotland) Act 2009 and its associated
Delivery Plan and ensure that reasonable steps are taken to
signifcantly reduce carbon emissions from new development.
This option would have signifcant benefcial impacts on climatic
factors.
Some uncertainties remain around impacts on landscape and
water. These impacts would depend on the nature of renewable
technologies supported by the policy.
Option 2(b)
Alternative Option
No policy requiring a reduction in greenhouse gas emissions
through the installation and operation of low and zero carbon
technologies will be included in the Local Development Plan. The
consequence would be that carbon reduction in new buildings
will be controlled by building standards only. This approach is
not favoured as it would fail to meet the statutory requirements
set out in Section 72 of the Climate Change (Scotland) Act and
would not comply with guidance in Scottish Planning Policy.
This option would have no signifcant environmental impacts.
Option 2(c)
Alternative Option
The Local Development Plan will set targets requiring new
domestic and non-domestic buildings to meet a zero carbon
target by a specifed date. This approach is not favoured as it
would require the planning system to operate independently of
the building standards. Any such target should be determined
through the building standards and should be supported
through the planning system. The preferred option would
provide appropriate support to meet the carbon reduction
targets set out in the Climate Change Delivery Plan.
factors.
Some uncertainties remain around impacts on landscape and
water. These impacts would depend on the nature of renewable
technologies supported by the policy.
Issues
18
MAIN ISSUES REPORT
Decentralised Energy
4.11 The vast majority of energy in Scotland is generated in
large, centralised power stations and fed directly into the
grid through progressively lower voltage levels for supply to
customers across the country. Decentralised energy is well
suited to renewable technology, supporting decarbonisation
objectives, and is generally connected to the lower voltage
distribution grid rather than the high voltage transmission
grid. It can also be developed to enable direct provision of
energy to buildings at a local level, reducing dependency on
the national grid and on non-renewable sources of energy.
Traditional centralised fossil fuel and nuclear generation
wastes around 65% of the energy produced in the cooling
process and in energy transmission.
4.12 As decentralised energy generation is closer to the end user
and is well suited to renewable technologies and re-use of
heat it has the potential to produce signifcantly less waste,
increasing efciency and reducing costs for both domestic
and business users.
The increasingly demanding standards set through the
building regulations are also likely to drive increased interest
in low carbon decentralised energy production.
Option 3(a)
Preferred Option
Decentralised energy generation will be supported wherever
appropriate, particularly where based on renewable
technologies or biomass which can contribute to low carbon
development objectives. The Local Development Plan will
identify particular allocated sites or groups of sites where the
scope for decentralised energy generation will be assessed. This
assessment will be the responsibility of the developer and the
scope for inclusion of existing development around the sites or
groups of sites in a decentralised energy scheme will be required
where appropriate.

climatic factors. There are uncertainties around the impact on
landscape and material assets - these would depend on the
types of energy generation that would be supported, and the
location of sites.
Option 3(b)
Alternative Option
The Local Development Plan will require all new development
sites or groups of sites over a specifed threshold to include
decentralised energy generation. This approach is not favoured
as it will be important to assess the cost-efectiveness and
practicality of providing decentralised energy schemes on a
local basis before requiring a developer to commit to provision.
cultural heritage and landscape. This option is likely to have
signifcant benefcial impacts on climatic factors. There are
uncertainties around impacts on soil and material assets - these
depend on whether biomass plants would use waste as a fuel
source.

Option 3(c)
Alternative Option
No decentralised energy policy will be included in the
Local Development Plan. This approach is not favoured as
decentralised energy has the potential to make a signifcant
contribution to reducing carbon emissions and energy costs in
new developments, particularly where based on or partly based
on renewable technologies.
landscape; cultural heritage and climatic factors.
Issues
19
MAIN ISSUES REPORT
Decarbonised Energy Generation
4.13 The Scottish Government is committed to achieving at
least 50% of our electricity needs from renewable sources
by 2020 and de-carbonisation of the sector by 2030. This
commitment is supported by Clackmannanshire Council
and its achievement raises key issues for the development
planning system. Clackmannanshire is already seeing
increased interest in wind energy and small-scale hydro
development and tidal energy in the River Forth. The drive
to increase the proportion of electricity being generated
from clean sources is expected to lead to increased activity
in these sectors over the lifetime of the Local Development
Plan.
4.14 Clackmannanshire is already seeing the construction of a
13-turbine commercial windfarm at Burnfoot Hill in the
Ochil Hills. This windfarm will produce adequate electricity
to serve the needs of almost 15,000 households with a net
saving of around 35-60,000 tonnes of carbon dioxide per
annum. While wind farms such as Burnfoot Hill are a crucial
part of our climate change mitigation eforts and are an
important part of the move towards decarbonisation of
electricity they can have negative environmental efects.
It will therefore be important to ensure that wind farms
are sited in the most appropriate locations, minimising any
adverse efects on factors such as landscape, habitat and
hydrology.
4.15 Rapidly increasing interest in micro-renewable generation
is welcome as the use of low and zero carbon technologies
in existing buildings can also help reduce their carbon
emissions and contribute to meeting our emissions reduction
targets. The interest in renewable technologies is increasing
further as a result of policy mechanisms such as feed in
tarifs and the renewable heat incentive. There is increased
interest in installation of smaller domestic scale technologies
such as heat pumps and solar panels (which often do not
require planning permission), as well as larger stand-alone
or clustered wind turbines. Wind turbines in particular raise
concerns regarding visual and noise impact, and cumulative
efects where proposals occur in close proximity to each
other. While biomass is not purely renewable it does have
a very low net carbon release as new timber growth can
sequester carbon released in burning. It will therefore be
treated as renewable in policy terms.
Option 4(a)
Preferred Option
In light of the increased interest in commercial and micro
renewable generation it is proposed to include a policy
in the Local Development Plan, supported by detailed
supplementary planning guidance, setting out criteria to guide
such development. Policy support will be given to renewable
development wherever appropriate to support Government
renewable energy targets but developments will be restricted
in the most sensitive environments, including conservation
areas and areas of great landscape value. Spatial guidance will
identify areas of search and constrained areas for wind energy
development and will also set out a policy on cumulative efects
where new development proposals in close proximity to existing
or proposed development may result in unacceptable landscape
or visual impacts.

This option would have no signifcant environmental impacts.
Issues
20
MAIN ISSUES REPORT
Option 4(b)
Alternative Option
No policies will be included to restrict renewable generation.
This option is not favoured as unregulated development could
result in unacceptable efects on a range of environmental
interests, including landscape, habitat, water, peatland and
the built heritage. Failing to protect these interests would be
contrary to Scottish Planning Policy guidance.
This option would have signifcant negative impacts on cultural
heritage; biodiversity, fora and fauna; landscape and soil. This
option would have signifcant benefcial impacts on climatic
factors.
Option 4(c)
Alternative Option
There will be a presumption against any further renewable
energy development in Clackmannanshire. While this option
would remove any threat to environmental interests it would
remove the ability of householders and small businesses to
beneft from renewable energy generation and would be
contrary to requirements for the Local Development Plan to
support decarbonisation of energy.
This option would have signifcant negative impacts on climatic
factors.
Climate Change Adaptation
4.16 Preparing for the efects of climate change is just as
important as reducing our greenhouse gas emissions. The
Councils Climate Change Adaptation Framework and Flood
Management Strategy, both of which will be prepared in
early 2011, will help inform Local Development Plan policies.
4.17 Clackmannanshire has experienced signifcant problems in
recent years as a result of fooding along the River Devon and
locally in other areas. Our approach to adaptation will focus
on developing the work already carried out on sustainable
food management while also considering the important role
of green infrastructure in co-ordinating our response to a
changing climate.
Sustainable Flood Management
4.18 The Council has responsibilities under a number of
EU directives and Scottish statutes to understand
and take action to respond to the risk of fooding in
Clackmannanshire. Flooding is a serious issue and one
which is likely to become more signifcant due to climate
change. The frequency and intensity of storms are predicted
to increase and this will put strain on our surface water
drainage systems. Rising sea levels are also likely to have
implications for low-lying areas. There is a particular
potential food risk associated with the Rivers Devon and
Black Devon and River Forth.
Issues
21
MAIN ISSUES REPORT
Option 5(a)
Preferred Option
Policies will be included in the Local Development Plan to
address the need for sustainable food management and reduce
food risk. The policies will:
seek to protect and enhance biodiversity and habitat
interests wherever practical
Designate land to be safeguarded for future food risk
alleviation projects and naturalised water management
project e.g. wetland creation
Control development on sites that have been shown to be at
risk of fooding
If planning permission is granted on sites identifed as at
risk of fooding, ensure that adequate mitigation measures
have been put in place
Support the implementation of naturalised food
management projects and sustainable urban drainage
schemes by encouraging developers to either incorporate
such schemes into their own proposals or provide fnancial
contributions through Section 75 agreements to established
schemes such as the Inner Forth Project
Minimise the risks of pluvial (rainwater) fooding by
requiring developers to demonstrate how the design of
their development has been developed to slow the rate at
which water is fowing into the surface water drainage
system e.g. through the use of green roofs and rainwater
harvesting, and ensure that implementing them is made a
condition of the planning consent
Minimise the risks of pluvial (rainwater) fooding by
requiring developers to include sustainable urban drainage
schemes as an integral part of applications for new
development
Identify opportunities for woodland planting and river and
wetland restoration where this would assist sustainable
food management.

factors, as well as on biodiversity, fora and fauna and water.
Option 5(b)
Alternative Option
No sustainable food management or food risk policy will
be included in the Local Development Plan. This option is not
favoured as it would fail to meet our statutory obligations in
relation to food risk management and would not accord with
the guidance on sustainable food management contained in
Scottish Planning Policy.
This option would have signifcant negative impacts on climatic
factors and population and human health.
4.19 Biodiversity can also be severely impacted by the efects
of climate change. The importance of identifying and
strengthening integrated habitat networks to allow species
migration and enable adaptation to a changing climate is
considered in Issue 5: Natural Environment.
Issues
22
MAIN ISSUES REPORT
5. How can we encourage
and promote sustainable
economic growth?
Introduction
5.1 Projected population growth should be accompanied by
opportunities for the population to access employment,
shopping and services locally if this growth is to be
sustainable in the longer term.
5.2 It will be a key task of the LDP to promote sites, to focus on
their development and to increase the employment base
in Clackmannanshire. Recent transport improvements such
as the re-opening of the Stirling to Alloa passenger rail
route and the Clackmannanshire Bridge have made out-
commuting easier, but have also made Clackmannanshire
an easier place to commute in to. While the aim of the LDP
will be to encourage people to live and work locally, these
accessibility improvements, coupled with other incentives
for businesses to locate in Clackmannanshire may therefore
see an increase in in-commuting to new employment
opportunities.
5.3 There are already strategies to encourage business and
employment in Clackmannanshire and the LDP should focus
on those with a strong land use and sustainability focus.
It is suggested that three areas to focus on as priorities for
economic development should be:
Town Centre regeneration/enhancement
Green Business
Business Park Development
Tourism
Current Local Plan
5.4 The adopted Development Plan identifes a number of
strategic areas where economic development will be
encouraged, including Dumyat, Alloa West and Castlebridge
where there are still vacant units and land available for
development. As these opportunities lie within established
areas, they will continue to be promoted through the LDP as
being important areas for signifcant inward investment in
Clackmannanshire.
5.5 Promotion of a growth strategy will also provide
opportunities for employment in construction and associated
industries.
Vision
5.6 The preferred Vision of the Local Development Plan is
to strive to contribute to appropriate economic growth,
improved quality of life and an enhanced environment in
Clackmannanshire by 2030. Aspects of the preferred vision
which policies on Sustainable Economic Growth can help to
deliver will include:
businesses, and to enable continued economic
regeneration.
Creating successful and sustainable places.
Key Issues
Support the Clackmannanshire Alliances Economic
Development Framework Building Clackmannanshire.
Retain/increase employment opportunities.
Promote existing business and industrial areas.
Encourage re-use of appropriate vacant buildings and land
for business uses.
Encourage and promote Green Business.
Encourage community benefts for local people in association
with new developments, such as training opportunities and
employment.
Encourage town centre regeneration throughout the Council
area.
Support appropriate rural development and tourism
opportunities.
Issues
23
MAIN ISSUES REPORT
Business and Industrial Land Supply
5.7 The Local Development Plan has an important role in
supporting the vision and aims of the Clackmannanshire
Alliances Economic Development Framework, Building
Clackmannanshire, by ensuring that the right conditions are
in place to retain existing businesses and attract new ones
to the area. The LDP must consider whether there is enough
business and industrial land and buildings identifed to
achieve this, and whether these are in the most appropriate
locations. If it is considered that there is a need for additional
land the Development Plan will need to consider where new
sites might be required, e.g. in/adjacent to settlements,
stand alone business parks, single user sites. Mixed use
developments and urban villages can provide a more
sustainable development solution by co-locating residential,
low-impact business uses and services close to each other,
reducing the need for motorised transport to move between
them. Scottish Planning Policy expects planning authorities
to provide for mixed use developments in their Local
Development Plans.
Option 6(a)
Preferred Option
Retain existing employment land supply and make provision for
limited growth. There is an increasing opportunity to retain jobs
and income in the Council area and reduce commuting volumes.
Emphasis would be on identifying development for a modest
amount of additional business land whilst also making the
existing supply of business land more attractive and marketable;
by favouring the provision of smaller business sites in existing
communities; potentially through the inclusion of low-impact
business land in new mixed use developments.
No signifcant environmental impacts have been identifed for
this option. However, uncertainties remain around the impact
on cultural heritage; biodiversity, fora and fauna; landscape;
soil; and water. These depend on the nature and location of
sites, and the nature of the businesses that use them.
Option 6(b)
Alternative Option
Permit incremental or widespread changes in land use
from employment-related uses to housing and other non-
employment uses. This could result in an environmentally
unsustainable pattern of development as it could increase
reliance on employment outwith the area, thereby increasing
the need for commuting and exacerbating trafc congestion.
It may also be socially unsustainable as such a trend could
incrementally lead to loss of local employment opportunities.
It could also lead to a diminution in community identity as
the towns would gradually move towards being exclusively
commuter suburbs serving surrounding areas.

This option is likely to have a negative impact on population and
human health, and climatic factors.
Uncertainties remain around the impact on cultural heritage;
biodiversity, fora and fauna; landscape; soil; water; These
depend on the location of sites and the nature of development.
Issues
24
MAIN ISSUES REPORT
Option 6(c)
Alternative Option
Retain the status quo. This option would help maintain a level
of local employment, but would not make the best use of
opportunities for increasing local employment, which would
support economic, environmental and social sustainability
objectives in the preferred Vision. This option would also fail
to address the employment needs related to the projected
population increase and would ignore the potential benefts
of promoting mixed use forms of development. The emphasis
would be on making the existing supply of business land more
attractive and marketable.
This option is likely to have signifcant negative impacts on air
Uncertainties remain around the impact on biodiversity, fora
and fauna; landscape; soil; water. These depend on the nature
and location of the sites, and the nature of businesses that use
them.
Business Parks and Industrial
Estates
5.8 Business Parks and Industrial Estates have traditionally
provided premises and yard space for a range of business
uses. However, there is evidence of an increasing
demand for these premises by alternative uses including
childrens nurseries and indoor play areas, recreational or
entertainment uses such as karting centres and storage
and distribution uses with a signifcant retail element. Such
uses may create local employment, provide a local service
for which there are few other suitable premises or may
bring into productive use premises that would otherwise lie
vacant. However they may also displace traditional business
and industrial users and raise amenity concerns.
Option 7(a)
Preferred Option
The preference will be for business parks and industrial estates
to provide a location for manufacturing, storage & distribution
and service industries, rather than leisure, educational or retail.
However, in exceptional cases where no alternative suitable
site exists locally, diversifcation of use in business parks will be
considered.
Low-impact business uses, along with retail, leisure and service
uses will generally be encouraged to co-locate with housing
areas wherever appropriate to reduce the pressure for change
of use in areas allocated for business (see Housing and Services
chapter).

this option.
Option 7(b)
Alternative Option
Development and change of use in sites currently allocated
for business and industrial uses will be permitted for any non-
housing use, including retailing, leisure, ofce and other service
uses. This option is opposed as it would be likely to reduce the
amount of land and buildings available for the establishment
and expansion of indigenous frms, and may undermine the
scope to attract inward investment into Clackmannanshire.
this option.
Issues
25
MAIN ISSUES REPORT
5.9 Proposals for small businesses could be considered under a
general policy which would cover issues such as amenity,
nuisance, trafc, access, noise, etc. This would allow
proposals to come forward for redundant buildings and small
sites which would not have been considered through the LDP.
Option 8(a)
Preferred Option
A general policy will be developed which encourages the re-
use of derelict and redundant buildings and land, and suitable
small sites, for low impact industrial, business and service
uses which can co-exist with housing and other adjacent uses
without harmful efect. This will improve fexibility in realising
new economic opportunities, increasing employment and
promoting a more sustainable mix of land uses. The potential
for more working from home or for home based businesses will
generally be supported subject to amenity considerations*.
*see also Housing and Services and Infrastructure and Connectivity.
This option is unlikely to have any signifcant environmental
impacts.
Option 8(b)
Alternative Option
Prevent re-use of derelict and redundant buildings and land
for industrial, business and service uses unless sites have been
expressly allocated for such use. This option is not preferred as
it may result in loss of opportunities to boost the local economy
and capture new employment as and when such opportunities
arise.
cultural heritage, climatic factors and material assets.
Green Business
5.10 The Climate Change (Scotland) Act 2009 commits Scotland to
achieve the most ambitious greenhouse gas emission targets
in the world. Statutory and fnancial imperatives and public
expectations are driving rapid changes in the way business
addresses climate change and broader sustainability issues.
Businesses are increasingly interested in how they can
reduce their emissions and improve their efciency, improve
their environmental performance and boost recycling of
their waste.
5.11 Clackmannanshire is in a strong position to capitalise
on the predicted rapid growth in the low carbon/green
business sector. The Council works in partnership with
local businesses and communities to promote low carbon
industry and recycling. Clackmannanshire has had one of
the highest municipal recycling rates in Scotland over the
last few years. Alloa glassworks has one of the largest glass
recycling operations in the UK and Oran have a facility at
Kilbagie for recycling waste, which may develop further in
the future. The renewable energy sector is also represented
in Clackmannanshire. Green business is therefore already
a major force within Clackmannanshire. It is important to
consider how the Local Development Plan can contribute
to nurturing the growth of this sector and ensuring that
Clackmannanshire benefts from a forecast increase of
around 130,000 green jobs in Scotland by 2020.
Issues
26
MAIN ISSUES REPORT
Option 9(a)
Preferred Option
A Policy will be developed to promote and encourage
opportunities for Green Businesses in Clackmannanshire.
Businesses involved in the development and production of
green technologies will be targeted during consultation on the
MIR to establish the criteria which such businesses consider
when looking for business sites with a view to incorporating the
fndings into the LDP.

No signifcant environmental impacts are identifed for this
option.
Uncertainties remain around impacts on climatic factors: these
could be benefcial, but would depend on the criteria used to
determine whether a business is a green business.
Option 9(b)
Alternative Option
Rely on general business/industrial policies to determine all
business development proposals. No specifc resources to be
directed to encouraging Green Business.
impacts.
Employment Provision
5.12 As well as allocating and providing land for employment,
the LDP could encourage community benefts from new
development by highlighting opportunities for businesses
to provide employment for the local workforce, not only
when the business is operational, but also in sourcing
labour for the construction phase. This could be negotiated
at the planning application stage, but could be supported
by a policy in the LDP. There may be other mechanisms for
achieving this more efectively, although the LDP could
ensure that such issues are highlighted at an early stage.
Option 10(a)
Preferred Option
A Policy will be developed which will seek community
benefts from new developments over a certain size to provide
employment opportunities for the local workforce .
impacts.
Issues
27
MAIN ISSUES REPORT
Option 10(b)
Alternative Option
There will be no specifc policies to seek community beneft
from signifcant new developments.
This option is likely to have signifcant negative impacts on air
Retail Areas and Hierarchy
5.13 There are 5 diferent types of retail area in Clackmannanshire,
as well as the Sterling furniture store and outlets in industrial
areas e.g. Beatsons Building Supplies. The areas and their
roles/functions are defned below.
Issues
Area Role/Function
Alloa Town Centre The principal shopping centre in Clackmannanshire.
Other Town Centres:
Alva Lower level centre catering mainly for a local need.
Clackmannan Lower level centre catering mainly for a local need.
Dollar Lower level centre catering mainly for a local need.
Sauchie Lower level centre catering mainly for a local need.
Tillicoultry Lower level centre catering mainly for a local need.
Tullibody (Tron Court) Lower level centre catering mainly for a local need.
Local/Neighbourhood Shops Individual or small groups of shops in villages or within
residential areas catering for local and top-up shopping.
Clackmannan Road Retail Park Current occupants are a superstore and a DIY outlet. Land
is available for further new units.
Sterling Mills Outlet Village with a range of comparison outlet shops
comprising mainly of clothing outlets.
28
MAIN ISSUES REPORT
5.14 There are two main types of shopping, Convenience
(Food) Shopping which is broadly defned as food, drink,
newspapers, etc., purchased regularly for relatively
immediate consumption and Comparison (Non-Food)
Shopping where the purchaser will compare the prices,
quality and quantity before a purchase is made. e.g. clothes,
fashion merchandise, electrical goods, furniture, etc.
5.15 Convenience provision in Alloa has increased greatly in recent
years and studies have shown that there is now no need
for further provision in Alloa. This has not been the case in
other town centres however and there is likely to be capacity
for additional convenience provision in these areas without
signifcant detriment to the stores already trading in Alloa.
A growth scenario would also increase the number of people
living in the towns and villages which would likely result in
an increased demand for convenience and top up shopping
in those areas.
5.16 There is a considerable outfow of Comparison shopping
from Clackmannanshire to stores in Stirling City Centre
and at Springkerse. The most recent retail study has shown
that there is still some scope to increase the amount
of comparison foorspace in Clackmannanshire. Unlike
convenience retailers, comparison retail outlets tend to be
grouped in the same area, making it easier for shoppers
to compare the goods and prices on ofer in diferent
stores. In preparing the LDP the Council will consider the
performance and roles of the town centres and major retail
locations. Consideration will be given as to whether any
sites in Clackmannanshire can compete with these nearby
comparison centres.
Option 11(a)
Preferred Option
Through the LDP the Council will investigate Comparison Retail
Opportunities in Clackmannanshire and allocate any suitable
sites for comparison retail use. Any analysis of potential sites
will include consideration of the sustainability implications of
development, including convenient access by a range of modes
of transport.
Uncertainties remain around the impacts on cultural heritage;
biodiversity, fora and fauna; landscape; soil; water and climatic
factors. These impacts depend on the sustainability criteria used
to determine whether sites are suitable.
Option 11(b)
Alternative Option
The Council will not act to investigate comparison retail
opportunities within Clackmannanshire, accepting that the
present level of leakage of comparison spend to surrounding
areas will grow as Clackmannanshires population grows.

climatic factors and air quality.
Issues
29
MAIN ISSUES REPORT
Town Centre Regeneration
5.17 The Imagine Alloa project has seen a co-ordinated
approach to improving the fabric of Alloa town centre, with
streetscape improvements, shopfront upgrading and public
art installations. It is considered that the LDP should build
on this project and focus on town centre regeneration/
enhancement throughout Clackmannanshire to ensure
that the vision is continued and that the areas develop in a
co-ordinated way. Improved town centres can contribute to
placemaking, increased usage and increased employment
opportunities and can also have sustainability advantages
by providing a focus for community interaction and avoiding
the need for local people to travel elsewhere for shops and
services.
Option 12(a)
Preferred Option
The lessons learned, and methods used, in the Imagine Alloa
project should be rolled out to other centres in Clackmannanshire
in a phased manner. They should also continue to be used in
Alloa, with investment and development decisions made based
on their continued integration with and contribution to the
aims of the project. A Policy will be developed to promote and
encourage this.
This option is unlikely to have any negative environmental
impacts. This option is likely to have signifcant benefcial
impacts on cultural heritage.
Option 12(b)
Alternative Option
Rely on the market to drive investment in the centres in
Clackmannanshire, infuencing quality development through
other LDP policies.
this option. This options likely impact on cultural heritage is
uncertain.
Issues
30
MAIN ISSUES REPORT
Rural Development
5.18 The diversifcation of many traditional rural activities, the
growth in rural based leisure pursuits and potentially the
restrictions on rural housing development have seen an
increase in the number and diversity of applications and
enquiries for development in the countryside. A balance has
to be struck between preserving the countryside in terms
of its biodiversity, landscape and availability for agriculture,
and allowing diversifcation and development to ensure
it remains a viable and vital resource for the communities
around and within it. The Council will favourably consider
opportunities for homeworking as an integral part of new
developments. There may also be scope for homeworking in
the rural area in existing, extended or converted buildings
(see also rural development issues in the Housing and
Services Chapter).
5.19 Clackmannanshires green infrastructure is vital for quality
of life and Clackmannanshires appeal as a place to live
and for business to locate. It is hoped that this will be
vastly improved through the strengthening of the Central
Scotland Green Network, which is identifed as a National
Development in the Governments National Planning
Framework 2 and includes Clackmannanshire. The Plan
policies will be aligned with the Networks objectives of
providing an enhanced setting for appropriate development
and other land uses and improved opportunities for outdoor
recreation and cultural activity. It is not only the countryside
which will be afected by the Central Scotland Green
Network, although countryside areas may provide more
opportunities for recreational, or appropriate business and
tourism uses, in association with improvements to the Green
Network.
Option 13(a)
Preferred Option
The Council will continue to take a generally restrictive approach
to new development in the rural area. Certain business uses will
require a rural location and others, while they could be situated
in or adjacent to towns and villages may be better located in
the countryside. Renovation and re-use of buildings which
could make a positive impact on the rural environment, such
as farm steadings, may be considered favourably, subject to
certain criteria. Development of residential buildings associated
with rural business uses will require to be considered carefully,
fully justifed, and may require to be subject to planning or legal
conditions tying such buildings to the proposed or existing
business. Suitable opportunities for homeworking in the rural
area will be considered favourably.
Proposals for stand alone residential development in the rural
area will be considered under the Housing and Services chapter.
this option. However, uncertainties remain around the likely
impacts on biodiversity, fora and fauna; soil; water; and climatic
factors. These impacts would depend on the location, and on
what criteria are used to determine whether rural development
is acceptable.
Issues
31
MAIN ISSUES REPORT
Option 13(b)
Alternative Option
The Council will promote development in the rural area,
particularly development which will increase employment in
the rural area and the number of visitors to the countryside.
Rural areas will be identifed where development would be
acceptable.
This option is likely to have signifcant negative impacts on soil,
and air.
Uncertainties remain around the likely impacts on population
and human health; biodiversity, fora and fauna; landscape;
water; and climatic factors. These impacts would depend on the
nature and location of development.
Tourism
5.20 Tourism has the potential to bring investment and
employment to Clackmannanshire and is encouraged within
the adopted Local Plan. The Sterling and Sterling Mills
complex ofers a destination for day visitors and there are
tourism opportunities based around the Ochils, Gartmorn
Dam, and the Tower Trail. Appropriate facilities in these
locations are already encouraged, bearing in mind that
developments in the countryside/green belt should be
appropriate for their countryside location.
5.21 There are also opportunities for the provision of more tourist
accommodation. Such opportunities are principally guided
to, and encouraged in existing urban areas (where there
is good access to transport and services) and many houses
can easily convert to take bed and breakfast guests. The
conversion of houses in the countryside is also encouraged. A
number of tourist accommodation developments have also
been approved in the countryside where these have been
appropriate for their rural location.
5.22 Improved accessibility and environmental enhancements
in Clackmannanshire will increasingly contribute to making
the area more marketable as a tourist destination and a base
for tourists to explore not only Clackmannanshire, but other
neighbouring parts of Scotland.
Option 14(a)
Preferred Option
The LDP will be supportive of tourism development in
Clackmannanshire. Proposals in the rural area should not
adversely afect the character of the countryside and should
accord with other LDP Policies. There may be opportunities
for proposals in the rural area to contribute to the aims of the
Central Scotland Green Network. The LDP will develop a criteria
based policy to address such proposals.

Uncertainties remain around the impact on cultural heritage;
biodiversity, fora and fauna; soils; water; air and climatic
factors: these depend on the criteria used in the policy.
Option 14(b)
Alternative Option
Suitable locations for tourism development will be identifed
through the LDP and tourism development will be resisted in
other areas.
Uncertainties remain around impact on cultural heritage;
population and human health; biodiversity, fora and fauna;
landscape; soil; water; air; climatic factors. These depend on the
sites allocated and the nature of the development.
Issues
32
MAIN ISSUES REPORT
6. How can we deliver
appropriate housing and
associated services?
Introduction
6.1 In order to assist in efectively planning for the land use
needs of the population of Clackmannanshire, the Council
has to consider not only what the future population is likely
to be, but also how many houses they will require and the
capacity of other services and social infrastructure such as
schools, libraries, play areas, etc. Facilities may have to be
provided, extended or improved to meet the needs of any
increase in population.
6.2 The population projections produced by the General Register
Ofce for Scotland (GROS) help to inform the estimated
levels of population and housing required in the longer
term. These are generally trend based and can require
interpretation particularly when, as in the last few years,
there have been signifcant changes to the economy at both
local and national levels.
6.3 Current national planning policy requires improved delivery
in sustainability and regeneration. This includes the need for
energy efcient, warm, safe, and attractive buildings and
places to live. Sustainable design issues are considered in the
Climate Change Chapter.
Current Local Plan
6.4 The current Development Plan (1st Alteration) allocates
housing land to 2017. It is based on a population growth
strategy.
Vision
6.5 The Policies relating to Housing and Services will be critical in
assisting the delivery of the preferred Vision. The particular
aspects of the Vision which they will relate to are:
regeneration.
communities.
Improving health and reducing health inequalities.
Protecting and enhancing the environment for all.
Addressing climate change.
Key Issues
Amount/Type of Housing
Afordable Housing
Addressing the housing needs of Gypsies and Travellers
Farm Steadings/Housing in the Rural Area
Community facility provision - Education Community
Facilities
Issues
33
MAIN ISSUES REPORT
Population and Housing
6.6 The Growth and Spatial Strategy Chapter addressed the
issues surrounding the level of housing growth and where
this should generally be best directed. Another trend
identifed by the GROS, which the Development Plan must
consider is the projected increase in the elderly population.
This will infuence the types of houses required in the future
e.g. with more smaller and special needs homes required.
A growth strategy will however be based predominantly
on increasing in-migration, and those moving into
Clackmannanshire are more likely to be families, which will
help to redress the age imbalance.
Option 15(a)
Preferred Option
The LDP could best respond to the challenges and needs of an
ageing population by encouraging in-migration and promoting
more sustainable communities with mixed tenure, size and
types of homes in locations.
This option is unlikely to have any signifcant impacts on the
environment.
Option 15(b)
Alternative Option
Do nothing. This would be likely to see the age profle of the area
continue to show a higher than average elderly population with
the associated infrastructure issues raised above.
environment.
6.7 The Council has prepared a Housing Needs and Demand
Assessment (HNDA, June 2010), and the LDP will take
account of it. It can help to inform the type of new homes
required and any new or revised policies to be included in
the LDP. The main fndings of the HNDA are that house prices
here have grown signifcantly in recent years e.g. the average
price in 2003 was 79,400 and the average price in 2009 was
138,452. There are high levels of in-migration from Stirling
to buy new build homes. There are 6,857 afordable homes
in Clackmannanshire (Draft Housing Need and Demand
Assessment, 2010), which does not meet demand, and
demand for Council homes far exceeds supply. Private rented
property is a very small ratio of all tenures.
6.8 The Councils Local Housing Strategy will be formulated on
baseline data on the nature and characteristics of housing
needs and demand across the area and a programme with
priorities for housing investment over the frst 5 years. It
will dovetail with and support the LDP by informing on
the nature of housing required during the period of the
Plan. The Councils Strategic Housing Investment Plan 2009
(SHIP) relates strongly to the Councils currently agreed
annual Housing Land Audit 2009. A draft 2010 HLA has been
completed and is undergoing consultation.
Issues
34
MAIN ISSUES REPORT
6.9 The Council is required to help secure the delivery of an
adequate number of good quality afordable homes to
meet local housing needs during the term of the LDP.
The Council works closely with Housing Associations and
private developers to facilitate the delivery of afordable
homes. The HNDA indicates that in most areas demand will
continue to be greater than supply for the period of the
LDP. The planning system is a key mechanism to enable
the delivery of more afordable homes and the LDP is to
be supported by Supplementary Planning Guidance (SPG)
that will explain how related targets for the delivery of
more afordable homes, can be achieved, in partnership, in
Clackmannanshire.
Option 16(a)
Preferred Option
Develop a policy for afordable housing that applies to every
housing development. This could be in the form of housing
units on-site or of-site, land or commuted sums. Commuted
sums may relate to smaller sized developments of less than
20 units and may also be sought from larger commercial
developments on the grounds that their employees may require
such accommodation.
environment.
Option 16(b)
Alternative Option
Continue with a Policy requiring only larger sites to contribute
afordable units as a percentage of the total capacity of the site,
e.g. 25%
environment.
6.10 Recent design guidance and policy such as Designing
Places and Designing Streets have emphasised the need to
ensure developments respect the human scale. In terms of
residential developments, this should result in a strong and
positive sense of place. Good quality neighbourhoods can
encourage more local civic pride and ownership. The impact
of new development, not only in terms of the design and
layout of the new build element, but also how it relates to
and interacts with the existing neighbourhood is important.
Much of this will be down to good design and is discussed in
the Built Environment section of this MIR.
Other Housing Requirements
6.11 Scottish Planning Policy (February 2010) raises the issue
of those with other housing requirements, including
Gypsies and Travellers, who will have their own, specifc
housing needs e.g. sites for caravans and mobile homes,
which should be considered through the Housing Needs
and Demand Assessment and Local Housing Strategy and
provided for through the LDP wherever possible. As the SPP
requires this issue to be addressed through the LDP it is not
considered that there are any alternative options other than
to consider the content of any policy in the LDP.
6.12 Rural Clackmannanshire is identifed as accessible rural
by the Scottish Government. There has been a recent shift
in national policy towards enabling appropriate rural
development, although it is emphasised that this should
not result in small settlements losing their identity nor the
suburbanisation of the countryside. The LDP will therefore
contain a policy addressing the conversion of farm steadings
and new housing in the rural area. It is not considered that
any new policy would result in signifcant numbers of new
homes in the countryside, however criteria will be developed
to allow for limited development/redevelopment to allow for
more housing choice and, where possible address the issue
of afordable rural housing. There may also be opportunities
to help support and improve local services and social and
economic infrastructure and make existing settlements more
sustainable and prosperous.
Issues
35
MAIN ISSUES REPORT
6.13 There will still be a need to protect the environment from
inappropriate development and careful consideration
will need to be given to who the houses are intended for,
particularly to avoid increasing the amount of commuting
and travel to access services, which is unlikely to be
sustainable in a rural location.
Option 17(a)
Preferred Option
A policy will be developed which will address housing
development in the countryside. This may take the form
of a hierarchy of preferred developments, starting with
rehabilitation and redevelopment of existing buildings,
through adding buildings to existing groups or concentrations
of buildings, down to consideration of proposals for individual
houses. Houses required in association with appropriate rural
activities are likely to be considered favourably provided there
is a demonstrated need.

This option is likely to have signifcant negative impacts on air.
Uncertainties remain around the impacts on cultural heritage;
landscape; water; soil; and climatic factors. These depend on
locations and how the policy is implemented.
Option 17(b)
lternative Option
A policy will be developed which will aim to restrict any new
housing development in the countryside and rather favour
redevelopment for economic development uses compatible
with the rural area.
A
impacts. Uncertainties remain around impacts on cultural
heritage; population and human health; biodiversity, fora and
fauna. These depend on the location of any development.

Education Provision
6.14 Clackmannanshire has seen 3 new secondary schools built
and opened over the last two years and work is well under
way on a site at Hawkhill in Alloa to develop the new Forth
Valley College campus, which is relocating to a more central
location. Claremont and St Johns Primary Schools in Alloa
may merge and locate on a single new campus.
6.15 Primary school rolls have been at a relatively steady rate in
recent years although the recent increase in the population
of Clackmannanshire may see these increase in the short to
medium term. Proposed class size reductions will also impact
on the school estate and may require the extension of, or
conversion of rooms within, school buildings. Education
Services are consulted on proposals for new housing
allocations in the Development Plan, and annually when
completing the Housing Land Audit, to ensure that the
local schools either have the capacity (or planned capacity)
to accommodate any additional pupils generated by
development, or that sufcient developer contributions are
identifed to enable the school to expand, if this is possible,
to accommodate any additional pupil numbers. Developer
contributions are considered later in this chapter.
6.16 The LDP will include a policy to address developer
contributions in relation to the school estate. This will
consider issues such as the appropriate amount of
contribution and when this may be required in relation to
the construction of the development.
Issues
36
MAIN ISSUES REPORT
Community Facilities/Social
Infrastructure
6.17 If the projected population growth is to be realised, there
needs to be appropriate opportunities for the population
to access high quality, conveniently located and well
maintained leisure, recreation and community facilities. This
requires that the right facilities are in the right locations and
that they have adequate capacity to meet demand. Where
a defciency in provision or capacity is identifed, eforts
should be made to address this. Recent developments have
included the new Clackmannanshire Community Health
Centre at Hallpark, Alloa which replaced the former NHS
Forth Valley facilities at Ashley Terrace and Marshill, Alloa
and ofers quality services that are readily accessible to
the wider community. The Speirs Centre is a focal point for
enhancement in the current Alloa public realm projects.
6.18 The Council owns physical assets including areas of open
space, recreational and community facilities and buildings.
The Council will focus on sustainable facility provision
and will review the buildings and land which it owns and
maintains. The maintenance and upkeep of facilities will
have fnancial impacts for the Council and other providers
and there may be cases where rationalisation could result
in fewer, but better quality, better maintained facilities.
Changes to the requirement for buildings or land may arise
for a number of reasons, e.g. the provision of newer or
upgraded facilities nearby, a drop of in use, deterioration in
the condition of buildings or simply the fact that they may
have reached the end of their life cycle.
6.19 The LDP can identify Council land and buildings which have
been identifed as surplus in the Councils Asset Management
Plan or which may have an uncertain future. Options for
re-use would include retention and conversion or demolition
and redevelopment. Conversion or redevelopment would
also present the opportunity for incorporating more
sustainable building standards.
6.20 A focus on new mixed use development should include
assessment of the demand for leisure, recreation, community
and retail uses to encourage such uses to co-locate with
housing where appropriate, reducing the need to travel,
encouraging active travel and reinforcing a sense of
community in neighbourhoods and residential areas.
Option 18(a)
Preferred Option
The Council will monitor the provision of Community Facilities/
Social Infrastructure in terms of both capacity and quality.
Where relevant the Council will require developer contributions
to address specifc defciencies and will encourage the provision
of such facilities as part of mixed use developments.
environment.
Issues
37
MAIN ISSUES REPORT
Option 18(b)
Alternative Option
The Council will respond to Community Facilities/Social
Infrastructure issues on an ongoing basis as and when issues
arise. Developer contributions will be welcomed, but will not be
relied on.

environment.
6.21 Developer contributions are required where a development
(usually, although not exclusively, housing developments)
would create defciencies in or exacerbate existing problems
with regard to local community facilities or infrastructure.
The LDP will identify where this may be the case and identify
what developer contributions may be required from each
site. These requirements may change during the period
of the LDP in response to changing circumstances and
requirements.
Option 19(a)
Preferred Option
A Policy to be developed on Developer Contributions clarifying
the types and size of development for which developer
contributions are required, the anticipated level of contribution
and any exemptions. In particular to explain how the Council
would approach developer contributions in the case of windfall
developments.
environment.
Option 19(b)
Alternative Option
Developer Contributions to be negotiated on a site by site basis
at the time of any planning application.
environment.
Issues
38
MAIN ISSUES REPORT
7. How can we best deliver
infrastructure and improve
connectivity?
Introduction
7.1 Reducing the need to travel, and how we travel, has a large
impact on sustainability. The Councils policies for reducing
travel, promoting active travel such as cycling and walking,
increasing accessibility and improving public transport
are promoted through the Local Transport Strategy (LTS),
produced by the Councils Roads and Transportation Service.
The LTS outlines the transport priorities over a three year
period, looks to how the roads and transportation system
will develop and acts to support future improvements.
Many of the current LTS actions have been successfully
implemented and it is currently being reviewed to highlight
the arising challenges for more sustainable movement. The
LDP should highlight the main land use elements of the LTS
and ensure that it includes shared priorities for investment as
required, but not repeat them.
7.2 Clackmannanshire has become more accessible in recent
years with the re-opening of the passenger railway from
Alloa to Stirling and completion of the Clackmannanshire
Bridge. Recent areas of activity have included safe routes
to schools and the identifcation and promotion of the Core
Paths Network.
7.3 Closer working with Scottish Water and SEPA has also
resulted in a greater understanding of the water and
drainage network.
7.4 Information Technology is developing rapidly, and the
Council is investigating the introduction of high-speed
WiMax wireless broadband technology throughout
Clackmannanshire to ensure that the area is at the forefront
of communications technology to the beneft of both
business and personal users.
Current Local Plan
7.5 Objectives of the existing Local Plan include promoting
integrated transport and managing technological change.
The safeguarding of the Alloa-Stirling rail line was
included in the Local Plan, as was support for the new
Clackmannanshire Bridge. At a more local level, the Plan
recognises the role which transport and infrastructure can
play in underpinning the Councils economic development
and employment objectives and supporting social inclusion
and supports improvements to local access. The Plan also
supports the use of new technologies and their incorporation
into new developments.
7.6 Strategic objectives include reducing the need to travel,
promoting safe, convenient and integrated cycle, pedestrian,
public transport and road network infrastructure and
services, and promoting efcient use of infrastructure and
services, promoting new provision only where essential.
Issues
39
MAIN ISSUES REPORT
Vision
7.7 The Policies relating to infrastructure and connectivity will
be critical in assisting the delivery of the preferred Vision. The
particular aspects of the Vision which they will relate to are:
regeneration.
communities.
Improving health and reducing health inequalities.
Protecting and enhancing the environment for all.
Key Issues
Encouraging and providing for sustainable transport.
Promotion of best practice in drainage systems and water
quality.
Embrace and provide for advances in technology both at
home and in the workplace.
7.8 Transport and access issues are very much focussed on
sustainable means of travel such as walking, cycling and
public transport. New approaches are looking to design
around the pedestrian rather than the car, to integrate with
sustainable means of transport far more closely and, where
possible, to address the legacy of previous developments by
integrating new solutions within older areas.
7.9 The LDP requires to focus on land use issues which it can
address such as the location of developments and the
connectivity between them. Other factors such as price,
frequency of services, etc. are outwith the infuence of the
LDP, but can play a large part in infuencing modal shifts.
7.10 For those who are able, cycling and walking are more
environmentally friendly and healthier ways of travelling
short distances than taking the car or bus. A number of
car journeys are made over short distances which may be
suitable journeys to be undertaken on foot or by bike. It is
understood that there will be times when it is necessary to
take the car or bus, e.g. when carrying shopping or heavy
loads, or it may be preferable to take the car, e.g. times of
adverse weather. However, by providing appropriate and
safe conditions for walking or cycling, more people may be
encouraged to make a more sustainable transport choice.
Issues
40
MAIN ISSUES REPORT
Option 20(a)
Preferred Option
. The LDP will encourage people to travel shorter distances
more sustainably for commuting, local trips and leisure by:
identifying and promoting more of-road routes where
pedestrians and cyclists are segregated from cars and giving
them more priority over motor vehicles.
improving the design of new developments and re-
designing existing areas where possible to refect the human
scale and the recommendations in Designing Streets.
identifying and promoting more direct routes for
pedestrians cyclists where possible.
promoting safer routes e.g. cycle lanes, overlooked
routes, well lit routes, CCTV.
Promoting secure and convenient bicycle parking
protected from the weather.
1

This option is likely have signifcant benefcial impacts for
population and human health; and climatic factors.
Some uncertainties remain around the possible impacts of this
option on soil and water.

Issues
Option 20(b)
Alternative Option
The LDP will only try to infuence the design of new
developments and try to link them into the existing network as
well as possible.
This option is unlikely to have any benefcial environmental
impacts.
population and human health; air; and climatic factors.
Improving Public Transport and
Integration with New Developments
7.11 The adopted Local Plan includes a number of proposals
to improve public transport infrastructure, including the
potential for stations at Cambus and Clackmannan. The
Council will take the opportunity to update and review all
of the proposals. Improving public transport patronage has
benefts for both the environment and the local transport
network.
Option 21(a)
Preferred Option
The LDP will encourage more people to make use of the public
transport network by ensuring new development is located
close to, or is capable of being served by a bus route where
one does not already exist and promoting safe access to public
transport nodes and safe waiting facilities.
impacts.
41
MAIN ISSUES REPORT
Option 21(b)
Alternative Option
The LDP will accept that car ownership is likely to increase and,
while welcoming any improvements in public transport, will
not seek to explicitly deliver any improvements through new
development.
This option is likely to have signifcant negative impacts on air;
climatic factors; population and human health; biodiversity,
fora and fauna; soil and water.
Rail Network
7.12 Since re-opening in 2008 the passenger rail service to
Stirling and beyond has seen far higher passenger numbers
than was initially expected. The Council will support
measures to improve rail services from Alloa, particularly in
relation to extending services eastwards towards the Forth
Bridges, if feasible, and considering opportunities for further
freight trafc.
Option 22(a)
Preferred Option
The LDP will encourage more people to make use of the rail
transport network by considering the need for additional park
and ride facilities in Clackmannanshire and where these would
best be located, e.g. West of Alloa, Clackmannan, Cambus?
The LDP will consider opportunities to promote/encourage
more movement of freight by rail.
impacts.
There is some uncertainty around impacts on biodiversity
(particularly the SPA), landscape, soil and water.
Option 22(b)
Alternative Option
Whilst recognising the accessibility improvements and
opportunities which the reopening of the rail line has brought,
the LDP will consider proposals related to the railway on their
merits, using general policies.

The environmental impacts of this option are uncertain, due to
uncertainty as to nature of general policy.
Issues
42
MAIN ISSUES REPORT
Road Network
7.13 As well as trafc surveys and trafc counts, the Council
uses a system of trafc modelling to try to identify pinch
points on the road network, both within and adjacent
to the Clackmannanshire area, which may arise through
increased trafc and/or as the result of new developments.
At a regional level the Council also liaises with the Regional
Transport Partnership (SESTRAN) and provides regular
planning data input to the Transport Model for Scotland
(TMfS) to monitor likely afects on the strategic transport
network. From the more local models the Council can
identify priority areas and junctions for improvements. It
is also a useful tool when seeking developer contributions
to upgrade the network as it replicates the impact which
a development would have. Recently this modeling has
identifed that trafc management measures on the
A907 at the Manor Powis roundabout are not so urgently
required due to a fall in trafc volumes, although there
are still congestion issues at peak times at the Shillinghill
Roundabout.
7.14 The potential realignment and improvement of parts of
the B9140 route is an aspiration within the current Local
Plan. Parts of these improvements would only be likely to
be implemented in association with new developments
requiring the upgrading of the route in certain areas, e.g.
Coalsnaughton, and are therefore not likely to be delivered in
the short-term.
7.15 As the principal centre in Clackmannanshire, Alloa
experiences high volumes of trafc. Alloa Town Centre in
particular has trafc issues because of the narrow historic
streets and the size of vehicles requiring access, e.g. delivery
vehicles.
Managing Travel to School/Safe
Routes to Schools
7.16 When considering proposals for new residential
developments, one of the considerations which the Council
has is whether there are safe access routes from the
development to local schools. Opportunities to upgrade
existing routes are also considered where the opportunity
arises.
Access and the Core Paths Network
7.17 The Land Reform (Scotland) Act 2003 introduced a right
of access to most land and inland water in Scotland and
also placed a duty on Councils to prepare a Core Paths Plan,
sufcient for the purpose of giving the public reasonable
access throughout the county. The Clackmannanshire Core
Paths Plan was adopted by the Council in June 2009, and will
not only help the public enjoy the outdoors, but also assist
landowners and farmers in their management of access,
particularly over agricultural land.
Roads Development Standards
7.18 Designing Streets is the frst policy statement in Scotland
for street design and marks a change in the emphasis of
guidance on street design towards place-making and away
from a system focused on the dominance of motor vehicles.
It has been created to support the Scottish Governments
place-making agenda and is intended to sit alongside the
planning policy document Designing Places, which sets
out government aspirations for design and the role of the
planning system in delivering these. Designing Streets is
based around the principle that good street design should
derive from an intelligent response to location, rather than
the rigid application of standards, regardless of context.
Designing Streets does not, therefore, support a standards-
based methodology for street design but instead requires
a design-led approach. This demands taking into account
site-specifc requirements and involves early engagement
with all relevant parties. Designing Streets aims to change
the emphasis of policy requirements to raise the quality
of design in urban and rural developments. The Council is
therefore seeking to secure better development outcomes
that secure quality in terms of national policy Designing
Places and Designing Streets.
Water and Drainage Infrastructure
and Capacity/Sustainable Drainage
Systems (SuDS)
7.19 The Council liaises with Scottish Water and SEPA over
the availability of water and drainage infrastructure and
capacity. This information will be kept up to date and will
be used to inform the selection of sites for development
through the development planning process (see also
paragraph 4.7).
Issues
43
MAIN ISSUES REPORT
7.20 Adequate standards of water and drainage to serve
development requirements can be provided for the
foreseeable future although the drainage network requires
to be upgraded and improved in places and improved
standards are now required by new and refned policy,
regulations, and advice. The Council will work in Partnership
with the relevant agencies.
Pipelines and Consultation Zones
7.21 The main gas and oil pipelines which pass through the
county are marked on the current Local Plan maps. It is
proposed that the Consultation Zones will be indicated
on the LDP maps. In addition, consultation zones around
industrial sites may also be identifed. It is anticipated
that Diageo are likely to change the manner in which they
operate within Clackmannanshire, possibly consolidating
some of their sites and expanding others. If this happens
there will be implications for potential development areas,
with some areas previously constrained by the presence of
consultation zones free from that constraint and potentially
available for development.
Telecommunications Infrastructure
and Integrating New Technology
into Development
7.22 The current Development Plan acknowledges the important
role that technological innovation plays in enabling and
catalysing progress. It is an integral part of the overall vision
for this area. There is likely to continue to be increased
pressure for telecommunications equipment, fbre optic
cabling, etc. as the next generation of technology is rolled
out. It will be important to consider how this may afect
the physical environment, e.g. mobile phone infrastructure,
cabling and ducting requirements, etc. If these can be
accommodated within developments from the outset it is
likely they will ft better in the overall design and avoid the
need for disruption in the future.
7.23 The Council has piloted WiMax, which ofers mobile wireless
internet/network access in much the same way as WiFi,
but over longer distances. This could deliver a number
of benefts to the Council as well as local residents and
businesses. Solutions such as WiMax would allow access to
systems regardless of where you were in the county as well
as providing superfast access in buildings which currently
have poor speed and reliability. This may encourage more
working from home or home based businesses thus reducing
the need to travel. It would also avoid the need to disturb
existing road infrastructure.
Option 23(a)
Preferred Option
The LDP will incorporate policies which will encourage the
consideration of technology infrastructure when designing new
developments in order to avoid potentially costly and visually
unsatisfactory alterations in the future. The LDP will support
greater sharing of facilities and camoufaging of equipment.

impacts.
Some uncertainties exist around impact on the historic
environment and designated landscapes.

Option 23(b)
Alternative Option
Each enquiry and application for telecommunications and
technological infrastructure will be considered on its merits,
using general policies.
The environmental impacts of this option are uncertain, due to
uncertainty as to nature of general policy.
Issues
44
MAIN ISSUES REPORT
8. How can we conserve
and enhance the natural
environment?
Introduction
8.1 The natural environment provides the setting for the
places where we live and work but also provides a lot
more besides including habitats for wildlife, natural
resources for renewable energy generation, opportunities
for food risk management and places for play. The term
green infrastructure is increasingly used to recognise that
the natural environment in and around our settlements
isnt an optional extra, its an integral part of the overall
environment in which we live and work, and is as necessary
as other types of infrastructure such as road infrastructure,
energy infrastructure and health infrastructure. Whats
more, the natural environment is a living thing and as such,
it is susceptible to changes in climate and the impacts of
human activities. It is therefore critical that we plan for the
natural environment in a strategic way and use the Local
Development Plan both to protect it and to ensure we use
the resources it provides in a sustainable way. This chapter
also considers the issue of waste because the more we
recycle, the more we can preserve limited environmental
resources. In turn this reduces the amount of waste being
sent to landfll.
8.2 Clackmannanshire lies within the project area of the Central
Scotland Green Network (CSGN) which is one of the fourteen
nationally signifcant infrastructure projects the Scottish
Government committed to delivering in the National
Planning Framework 2 (2009). It is intended that the
Network will deliver a step change in environmental quality,
woodland cover and recreational opportunities [and]
make Central Scotland a more attractive place to live in, do
business and visit; help to absorb CO2; enhance biodiversity;
and promote active travel and healthier lifestyles. The Local
Development Plan will support the delivery of the Central
Scotland Green Network in the County.
Current Local Plan
8.3 Policies in the existing Clackmannanshire Local Plan relating
to the natural environment are generally confned to
controlling development in areas designated either for their
landscape or ecological value or as green belt. These policies
focus on individual sites rather than wider ecosystems and
habitat networks, and as a result are not considered to be
sufcient to meet the Councils Biodiversity Duty under
the Nature Conservation (Scotland) Act (2004). In terms of
waste and recycling, the existing policies are not sufcient to
deliver the requirements of Scotlands Zero Waste Plan. The
existing policy on allotments is primarily about protecting
existing sites but due to the Central Scotland Green Network
and increased awareness of the need to live sustainably,
we think there is support for increasing the number of
allotments sites. The accessibility of the natural environment
is not covered by the existing Local Plan but is becoming
increasingly important as people are encouraged to use
active transport more, both to improve their health and
reduce carbon dioxide emissions from vehicles.
Issues
45
MAIN ISSUES REPORT
Vision
8.4 There are several aspects of the Vision which policies on the
natural environment will be critical in helping to deliver.
These include:
protecting and enhancing the distinctive character of
our landscape
providing an enhanced setting for development and
other land uses through the strengthening of the Central
Scotland Green Network
supporting our statutory duty to further the
conservation of biodiversity
ensuring that residents have convenient access to public
transport, active travel and green spaces
ease of access to good quality paths and cycle routes will
encourage less use of the car, boosting ftness and
improving health.
Key Issues
Supporting and contributing to the delivery of the goals of
the Central Scotland Green Network
Protecting and valuing all landscapes in Clackmannanshire,
not just those which are ofcially designated for their
landscape character
Reviewing acceptable land uses in green belt and ensuring
the coverage of green belt is ft for purpose
Protecting existing ecosystems and identifying areas where
ecosystems can be improved or extended
Meeting the requirements of Scotlands Zero Waste Plan
Enabling people to contribute to mitigating climate change
and respond to likely future increases in fuel costs by
growing more food locally on allotments or community
gardens
Ensuring that all Clackmannanshire residents have good
access to green space, the countryside and active travel
routes.
Landscape
8.5 The term landscape is used in a variety of ways to describe
our environment. On the one hand it can be used to refer
to a specifc area such as the Ochil Hills while in other cases
it is used in a more generic sense such as the industrial
landscape. In recent years an increasing awareness has
developed of the importance of understanding how
diferent elements of the landscape interact and how we
can work with nature to beneft biodiversity, improve food
management, address climate change, boost the economy,
promote health and so on. In recognition of this landscape
scale approach, the RSPB recently launched its Futurescapes
programme which focuses on whole landscape areas rather
than a small number of high-value sites within them.
The Inner Forth is one of the fagship projects under this
programme and Clackmannanshire Council is one of the
project partners.
Option 24(a)
Preferred Option
A policy will be developed that recognises the importance of the
landscape-scale approach and, in particular, supports the goals
of the Central Scotland Green Network and, if appropriate, other
landscape-scale projects such as the RSPBs Futurescapes
programme. The policy will explicitly require that developers
acknowledge sites and attributes that contribute to CSGN and
wider landscape-scale aspirations and, where possible, design
new developments in ways that contribute to these goals.
environmental impacts. This option is likely to have signifcant
benefcial impacts on biodiversity, fora and fauna.

Issues
46
MAIN ISSUES REPORT
Option 24(b)
Alternative Option
We will support specifc CSGN goals which we feel that
Clackmannanshire is able to contribute to delivering but not
align policy with the CSGN as a whole. This is not our preferred
option because although there will be some goals which it is
easier for Clackmannanshire to deliver than others, they are
all important and it should be for individual developers to
identify those which they are able to contribute to through new
development.

It is not possible to assess the likely environmental impacts of
this option because it does not identify which CSGN goals would
or wouldnt be supported.
8.6 Current Local Plan policies focus on landscaping within
development sites only and within or afecting designated
sites (Areas of Great Landscape Value). It is proposed
that the scope and emphasis of landscape policy in the
development plan is reviewed to take greater account of the
context of new development and how it both fts into and
can contribute to its surroundings e.g. in terms of existing
habitat networks.
Option 25(a)
Preferred Option
The Local Development Plan will apply a robust landscape
policy, recognising that we need to understand the efect of new
development on the wider landscape. Policies will:
Include criteria for assessing the landscape context of sites
within rural areas or which may have a signifcant efect
on the wider landscape
Require a landscape character assessment for major
developments or developments which may have a
signifcant efect on the wider landscape
address potential impacts on the setting of settlements
and landscape character through LDP policies,
development guidelines and the locational strategy
encourage developers through pre-application discussions
to consider how their development fts into the wider
landscape, including in terms of scale, height and
materials
ensure that the landscaping of new developments
complements their surroundings while also contributing
to maintaining and enhancing habitat networks
protect views into and out of areas that are recognised for
their landscape value
prevent inappropriate development in or adjacent to areas
protected for their landscape value
Issues
47
MAIN ISSUES REPORT
Option 25(b)
Alternative Option
Limit landscape policy to preventing inappropriate development
in or adjacent to areas protected for their landscape value. This
is not our preferred option because it is important for new
development to protect and, where possible, enhance the
surrounding area.
environment.
Green Belt
8.7 The Clackmannanshire Local Plan designated areas of green
belt around some areas of the Hillfoots settlements and Alloa
to protect the identity of individual settlements; to prevent
coalescence and ribbon development and to encourage re-
use of brownfeld land; to protect the setting of settlements
and landscape, areas of nature conservation value, heritage
resources and agricultural land; and to enhance their
appearance and value.
8.8 National planning policy on green belts has evolved since
adoption of the Local Plan and there is a need to review the
existing designation and reconsider the most appropriate
role of greenbelts in Clackmannanshire. However, it is
considered that greenbelt should continue to have an
important role in restricting sporadic and unplanned urban
growth.
Option 26(a)
Preferred Option
Review the function of green belt against the purpose described
in Scottish Planning Policy then assess existing areas designated
as green belt to ensure that it is suitable for delivering this
purpose. Review green belt designation based on the outcome
of this assessment, altering coverage if appropriate and
considering the scope for extending existing and designating
new areas of green belt

impacts. Some uncertainties remain, which are dependent on
the outcome of the review and the uses allowed in the green
belt.
Option 26(b)
Alternative Option
Continue green belt designation with no changes. This is not our
preferred option because we need to know whether the existing
areas that are designated are ft for purpose. There may be a
diferent understanding of what uses are/are not acceptable
in green belt than there was at the time of the last local Plan,
for example we need to take a position on the installation of
renewable energy technologies in green belt.
impacts. Some uncertainties remain, dependent of the uses in,
and nature of, the green belt.
Issues
48
MAIN ISSUES REPORT
Option 26(c)
Alternative Option
Removal of green belt designations from the LDP. This is not
our preferred option as it could lead to erosion of the identity
of individual settlements and adversely afect their setting,
promote coalescence and ribbon development and adversely
impact on the integrity of habitat networks. It could also
undermine the LDP growth strategy and the efectiveness of
strategic housing sites in the LDP.

This option is likely to have signifcant negative environmental
impacts on population and human health; biodiversity, fora
and fauna; landscape; climatic factors; and material assets.
environmental impacts. Some uncertainties remain, dependent
on the uses in, and nature of, the green belt, and the type of
development that might be encouraged on it.
Ecosystems and Habitat Networks
8.9 Good practice in terms of protecting and enhancing our
biodiversity is now moving away from concentrating on
specifc habitats and species to protecting biodiversity
through a more holistic ecosystems approach. This means
looking at a much wider area and looking at all the inter-
relationships between diferent habitats and species. Work
is under way to develop an information base on habitat
networks in Clackmannanshire that will highlight how these
networks can be strengthened to beneft biodiversity and
the ability of species to adapt to climate change. The LDP will
continue to give appropriate protection to our designated
sites which include the Firth of Forth (Site of Special
Scientifc Interest (SSSI), Ramsar, Special Protection Area)
and nine other SSSIs including Gartmorn Dam.
Option 27(a)
Preferred Option
In order to contribute to delivering our Biodiversity Duty, the
LDP policy will:
protect sites that are designated for their ecological value
require an Appropriate Assessment for sites that can
impact on the Firth of Forth
ensure that sites allocated for development within
close proximity to designated sites or sites of unknown
ecological value are accompanied by an environmental
report identifying any negative impacts they will have
and actions the developer will take to mitigate these
impacts
ensure that satisfactory and mutually agreed mitigation
of any environmental impacts is made a condition
of any planning permission granted, and that where
adequate mitigation onsite is not possible, biodiversity
enhancement is delivered elsewhere
use the data in the Integrated Habitat Network to identify
sites where developer contributions could be directed to
have the greatest beneft for habitat improvement and
negotiate developer contributions to support habitat
network restoration and recreation
ensure that biodiversity enhancement is addressed
though the master-planning process and is integrated
within all development applications as part of any
landscaping proposals
ensure that new development contributes to
delivering the actions and targets identifed in the
Clackmannanshire Biodiversity Action Plan
Issues
49
MAIN ISSUES REPORT

Issues
Option 27(b)
Alternative Option
The Council is not aware of any alternative to the preferred
option, as any alternative would give insufcient weight to the
protection of biodiversity and therefore confict with the duty
to further the conservation of biodiversity set out in the Nature
Conservation (Scotland) Act 2004
population and human health; biodiversity, fora and fauna; and
climatic factors. This option is unlikely to have any signifcant
benefcial environmental impacts.
Waste
8.10 Scotlands Zero Waste Plan sets out an ambitious vision
which includes the recycling of 70% of waste and a
maximum of 5% of waste going to landfll by 2025. It places
certain duties on the Council to reduce the amount of waste
in its area going to landfll. This can be achieved through
strict application of the waste hierarchy of prevention, reuse,
recycling or recovery before considering waste disposal.
Residual waste that cannot be reused or recycled may still
be suitable for recovery operations through mechanical,
biological or thermal treatment.
8.11 This residual waste can be used for power and heat through
a number of processes such as gasifcation, biological
treatment or combined heat and power. Residual waste
treatment facilities are operated commercially and generally
treat waste coming from a number of areas. However, these
processes can ofer signifcant local benefts, including
employment and other potential community benefts and
the provision of power and heat.
Option 28(a)
Preferred Option
The Council will identify possible locations for waste
management facilities in the Local Development Plan. In
considering any proposals for facilities of a size that would
serve an area wider than Clackmannanshire, the local benefts
that could accrue from waste reuse and production of heat and
power will be considered.
This option is likely to have negative impacts on material assets
(waste). Uncertainties remain around impacts on landscape
and air. These depend on the nature and location of any energy
from waste plant.
Option 28(b)
Alternative Option
No policy on residual waste treatment facilities will be included
in the Local Development Plan. This option is not favoured as it
would result in no planning policy framework to guide proposals
for these types of facilities.
this policy. However, uncertainties exist around the impacts
on cultural heritage; population and human health; landscape;
air and material assets. These depend on whether waste
management facilities would be developed in the absence of a
policy, and, if so, on their location.
50
MAIN ISSUES REPORT
Option 28(c)
Alternative Option
Residual waste treatment facilities will not be supported in
Clackmannanshire. This option is not favoured as it would be
contrary to the objectives of the Zero Waste Plan and would
prevent Clackmannanshire from receiving the economic benefts
associated with such infrastructure.
climatic factors. There are uncertainties around its impact on
material assets: it could either result in increased recycling and
composting, or in waste being transported over longer distances
for combustion in neighbouring areas.
8.12 Existing development plan policy supporting waste
minimisation, recovery, reuse and recycling will be reviewed
in light of the Zero Waste Plan requirements. Supplementary
guidance that sets out standards for appropriate provision
of waste management storage areas and recycling facilities
in new developments, consistent with supporting the
achievement of the national Zero Waste targets, will be
prepared.
8.13 The scope for use of Site Waste Management Plans is
currently being reviewed. It is intended that Plans should
consider both how wastes produced during construction
should be minimised as well as minimisation of waste
once sites are operating. Setting a minimum proportion
of recycled aggregate and construction waste in new
developments will also be considered as a means of
supporting waste minimisation and reduce the need for
unnecessary mineral working.
Allotments and Local Food
Production
8.14 One way to adapt to climate change and future constraints
on the availability of food, and mitigate climate change
by reducing carbon dioxide emissions from transport is to
produce our food locally. Growing our own food also helps
to save money, plus people who use allotments experience
positive impacts on their health and wellbeing from being
active and growing their own food which is a calming and
rewarding pastime.
8.15 The CSGN is proposing a threefold increase in allotments
and the increasing number of enquiries that the Council is
receiving relating to allotments and community gardens
suggests that there is certainly a demand for a higher level of
provision.
8.16 The Council therefore needs to establish:
Is there a demand for more allotments/community
gardens in Clackmannanshire?
If yes, where and how much land could be safeguarded
for future allotment/community garden provision
through the Local Development Plan?
Are there sites currently in another open space use
which may be suitable for allotment/community garden
use?
Option 29(a)
Preferred Option
Establish whether there is an unmet demand for allotment or
community growing spaces in Clackmannanshire and if it is
identifed that there is, allocate sites in the Local Development
Plan for future allotment provision.
benefcial impacts on population and human health. Some
uncertainties remain, which are dependent on location and use.
Issues
51
MAIN ISSUES REPORT
Option 29(b)
Alternative Option
Do not allocate sites for allotment or community growing space
provision and treat any applications for such uses as a departure
from the Local Development Plan. This is not our preferred
option because it will make it more difcult to grant planning
permission for allotment sites and increasing allotments is one
of the goals of the Central Scotland Green Network which the
Council has endorsed and which is a national priority.
This option is likely to have a signifcant negative impact on
population and human health. This option is not likely to have
any signifcant benefcial environmental impacts.
Accessing the Natural Environment
8.17 Paths, cycle routes and public transport networks enable
people to access the natural environment. This is important
because using active travel routes either to commute, to
reach specifc sites such as country parks, or just to enjoy
being outdoors can reduce carbon dioxide emissions
though reducing reliance on private vehicles and contribute
to improving physical health and mental wellbeing. The
Core Paths Plan is one way in which the County is taking a
strategic approach to the delivery of path and cycle network
improvements.
8.18 One of the goals of the Central Scotland Green Network
is to ensure that every home in Scotland is within
300m of an attractive, safe, and well-maintained green
space or accessible countryside. In developing the Local
Development Plan we will need to assess the extent to
which Clackmannanshire currently meets this standard,
establish to what extent we think we ought to be meeting
the standard and then develop a Clackmannanshire Standard
that is based on the specifc circumstances of the County. By
applying this standard to Clackmannanshire we will then
be able to identify whether there are any gaps in provision
and whether the planning process could help to deliver new
provision in these areas. Similarly, there is a Woodland Access
Standard (produced by the Woodland Trust) and we will
assess our compliance with this too.
Option 30(a)
Preferred Option
Based on an assessment of the extent to which Clackmannanshire
meets the CSGN 300m standard and other relevant information
we will develop a Clackmannanshire Standard for green space
provision and develop policy to support the delivery of new
provision in areas where gaps are identifed, for example, through
open space in new development, the allocation or safeguarding
of sites for future natural green space development and the use
of developer contributions to provide funding for improvements
or extensions to existing areas of natural green space. There will
be a requirement for new development to provide new residents
with access to adequate and appropriate natural green space.
and landscape.
Issues
52
MAIN ISSUES REPORT
Option 30(b)
Alternative Option
No policy on green space is developed. This option is not
favoured as it would result in inadequate accessible green space
provision in new developments, and could result in a loss of
valuable existing green space.
and landscape. This option is unlikely to have any signifcant
benefcial environmental impacts. There are uncertainties
surrounding the impacts of this option on climatic factors.

Maintenance of Open Space in New
Development
8.19 During the lifetime of the current Local Plan, there have
been ongoing issues with the quality, and responsibility for,
the maintenance of open space within new developments
throughout the Council area. This could be due to a number
of reasons, but it can be exacerbated where more than one
builder, factor and maintenance company operate within
the same development. The Council is keen to resolve these
issues by developing a policy that sets out a Council wide
approach to the maintenance of open space and landscaping
within new developments.
Option 31(a)
Preferred Option
The Council develop a policy to facilitate and encourage the
Council adoption and maintenance of public open space in new
developments.
There are uncertainties around the impacts of this option on
soil; water; and material assets. These depend on the way in
which the open spaces would be maintained.
Option 31(b)
Alternative Option
There will be no policy guidance on the maintenance of public
open space within new developments. This option is not
favoured as it is likely to continue the status quo and associated
issues.
There are uncertainties around the impacts of this option on
soil; water; and material assets. These depend on the way in
which the open spaces would be maintained.
8.20 An Open Space Framework has been developed and is being
consulted on alongside this MIR. The Framework discusses
and seeks opinions on key topics relating to open space in
Clackmannanshire including woodland, biodiversity and the
ongoing maintenance of Council-owned open space. It also
looks at the open space provision by settlement.
Issues
53
MAIN ISSUES REPORT
9. How can we conserve
and enhance the built
environment?
Introduction
9.1 The majority of people living and working in
Clackmannanshire will spend most of their time within the
built environment, either in, or moving between, homes,
ofces, shops, workplaces and for recreation. The quality of
the built environment is therefore very important in terms of
the perception of a place.
9.2 The architectural design, siting and the setting of
development in its surroundings are valid concerns of the
planning system. In support of good design the Scottish
Executive published detailed policy guidance, for example
Designing Places A Policy Statement for Scotland and
Planning Advice Note 68 - Design Statements. The Scottish
Government have also published Designing Streets, a
companion document to Designing Places which aims
to apply the principles of good design to both new and
wherever possible, existing streets.
9.3 A quality built environment is achieved not only through
the preservation and enhancement of important existing
and historic features, but by achieving quality design in new
development and ensuring each new development takes
account of its surroundings. Open spaces also contribute to
quality built environments.
Current Local Plan
9.4 The Local Plan seeks to protect and enhance the built
environment, with reference to quality and amenity in new
developments, mainly focusing on housing development.
The policies of the Plan are generally to protect identifed
areas and buildings which already have some form of
recognition for their contribution to the built environment,
e.g. Listed Buildings. Other Policies relate to site appraisals
for larger sites, layout and form of development, amenity
standards, open space standards and shopfront design, all
of which are considerations that can contribute to a quality
built environment.
9.5 There are also policies which encourage enhancement of
the built environment, such as a Policy on the provision of
public art and the identifcation of 3 key Environmental
Enhancement Areas, including the A91 corridor and the
Conservation Areas.
Vision
9.6 The Policies relating to the built environment will be
important in assisting the delivery of the preferred Vision.
The particular aspects of the Vision which they will relate to
are:
regeneration.
Key Issues
Promote sustainable conservation and enhancement.
Continuing the programmed appraisal of Conservation Areas.
Support the appropriate redevelopment of brownfeld sites.
Improving the quality of design.
Issues
54
MAIN ISSUES REPORT
Conserving and Enhancing Built
Heritage
9.7 There is a statutory requirement on Development Plans to
contribute to sustainable development and this includes
consideration of the Built Environment. This will be achieved
not simply through restrictive policies, but by developing
policies, standards and guidelines which will positively
promote sustainable solutions for the beneft of all. The
Environmental Assessment accompanying the MIR will
demonstrate that during the process of preparing the Plan,
due consideration was given to factors such as the impact on
built heritage features.
9.8 While quality environments will be required as an integral
part of any new development, maintaining and enhancing
the existing environment is equally important. As well as
ensuring any future development is well designed in itself,
and does not adversely afect the environment within
which it is set, there may also be opportunities to enhance
the existing environment, either in association with new
development or independently. This has been demonstrated
recently with investment in the public realm in Alloa Town
Centre.
9.9 The policies in the LDP will be required to ensure that
new development takes account of its impact on the
built environment. The cumulative impact of a number of
developments in the same vicinity may be harder to predict
but may have signifcant implications for the local area and
beyond and should be very carefully considered.
9.10 The LDP will promote sustainable conservation and
enhancement and encourage investment in the built
heritage and public realm, including public art.
Listed Buildings, Conservation
Areas, Archaeological and Historic
Sites and Designed Landscapes and
Historic Gardens
9.11 Areas are currently identifed in the Development Plan
where there are limitations on development because of
designations protecting historical sites, buildings etc. It is
likely that these policies will require to be updated or altered
and this will be considered under the relevant topic chapters.
9.12 There are many fne and well preserved examples of
Clackmannanshires built heritage, although these are
not always obvious or high profle. There is a general
presumption against any development which would destroy
or adversely afect a Scheduled Ancient Monument or
other important archaeological sites or their setting apart
from in exceptional circumstances. Where proposals which
would afect such sites may be considered acceptable, an
assessment will be required of the value of the site and
the likely impact of the proposal. If the archaeological
resource cannot be preserved in situ, which would be the
preferred approach, a full archaeological investigation
will be undertaken and actions taken to implement the
recommendations of such an investigation. This may include
recording and excavation prior to development commencing.
9.13 Castle Campbell, Dollar is the only site in Clackmannanshire
in the Inventory of Designed Landscapes and Historic
Gardens. As such the site is generally protected from
inappropriate development.
9.14 The LDP will reassess the current Local Plan Policies in
relation to Listed Buildings, Conservation Areas and
archaeological and historic sites and consider whether they
are generally robust enough, or whether further policy
or guidance is required. New and revised policies will be
formulated based on the preferred option.
Issues
55
MAIN ISSUES REPORT
Option 32(a)
Preferred Option
Changes can occur to the character and appearance of
conservation areas over time. All conservation areas in
Clackmannanshire will be appraised during the lifespan of the
Local Development Plan to ensure that their boundaries are
still relevant and the designations are still appropriate. These
appraisals will identify the key elements which contribute to the
special historic and architectural character of the area and will
guide decision making, the identifcation of opportunities and
the preparation of enhancement proposals where appropriate.
Conservation Area Appraisals will be undertaken, commencing
with Muckhart Conservation Area which will be published
as an example of how the Appraisals will be undertaken and
presented.

environmental efects.
This option is likely to have signifcant benefcial efects on
cultural heritage.
Some uncertainties remain around the likely impact on
biodiversity, fora and fauna.

Option 32(b)
Alternative Option
Conservation areas will be retained as currently designated and
no appraisals will be undertaken. Consequently, no proposals
for amendments to conservation areas will be included in the
Local Development Plan.
cultural heritage.
Some uncertainties remain around impacts on biodiversity.
Brownfeld and Contaminated Land
9.15 Government guidance identifes the redevelopment of
brownfeld land as a priority, and the LDP will support
this where it can be demonstrated that the amenity of the
proposed use will be of an acceptable standard.
9.16 One of the legacies of Clackmannanshires industrial past is
areas of brownfeld land where factories, warehouses and
mine workings once were. Although many of these areas
have already been remediated or redeveloped, some remain,
many blight the built environment, and some have the
added issue of contamination.
9.17 While the remediation of these sites can often be enabled by
money raised from their redevelopment, this is not always
practical or desirable. Some sites will be inappropriate for
development for other reasons, e.g. countryside location,
proximity to sensitive areas, etc. It may also be that the
development of contaminated sites is not always the best
option for resolving the contamination problem e.g. sites
which have started to naturalise and may be best left
undisturbed.
9.18 The LDP will contain a general policy encouraging the
remediation and restoration of contaminated sites, subject
to a number of criteria. These would include that the Council
is satisfed that the restoration can be carried out safely and
to a satisfactory level in relation to the after-use of the site,
public interest and necessity.
Issues
56
MAIN ISSUES REPORT
Option 33(a)
Preferred Option
The LDP will generally encourage the restoration of brownfeld
and contaminated sites and will identify the main sites where
restoration will be sought. Restrictive planning policies, e.g.
Green Belt, may be relaxed in limited instances where it is
considered there would be a net beneft by allowing the
remediation of a contaminated site, although these should
be identifed through the LDP. Proposals to restore such sites
will be required to meet a number of criteria and will only be
considered favourably where there is a demonstrated necessity
to restore the site or positive outcome as a result of restoration.
This option is likely to have a signifcant benefcial impact on
soil.
No signifcant negative environmental efects have been
identifed for this option. However, many uncertainties remain:
these impacts can not be determines until sites are identifed,
and it is known which policies would be likely to be relaxed.
Option 33(b)
Alternative Option
The LDP will not specifcally encourage the restoration of
brownfeld and contaminated sites. Any applications for
development on brownfeld or contaminated land will be
considered under the general planning policies of the LDP with
Development Quality liaising with Environmental Health on
relevant issues.
Consequently there will be no proposals supporting the
restoration of brownfeld and contaminated land included in
the Local Development Plan.
this option. However, many uncertainties remain: these impacts
can not be determines until sites are identifed.
Site Appraisals/Development Briefs
9.19 Development of large sites, sites where mixed uses are
proposed, and sites in particularly sensitive areas will beneft
from site appraisals and the preparation of a Development
Brief. Briefs may be prepared either by the Council, the
landowner or developer of a site, or independently. During
the preparation of Briefs the public should be involved at
the early stages so that there is the opportunity to comment
before any planning applications are prepared.
9.20 The LDP will identify which sites will require the preparation
of a Development Brief or Masterplan. In the case of windfall
sites not identifed through the LDP, developers will be
advised to approach the Council for a view on whether a
Brief or Masterplan will be required. This decision will be
made based on factors such as the size and location of the
site and the proposed use.
Issues
57
MAIN ISSUES REPORT
Design, Layout and Amenity
Standards in New Development
9.21 One of the Scottish Planning Policys six broad principles
is that There should be a clear focus on the quality of
outcomes, with due attention given to considerations of the
sustainable use of land, good design and the protection and
enhancement of the built and natural environment. The
SPP points out that one of the purposes of Planning should
be that careful attention to layout, design and construction
should result in places where people want to be. The use
of Design Statements is identifed as a key element of the
development process in Designing Places.
9.22 The LDP will identify criteria for the preparation of Design
Statements including the circumstances under which
they will be required and the key elements they would be
expected to contain, including addressing sustainability.
Option 34(a)
Preferred Option
The LDP will identify the circumstances under which Design
Statements will be required, e.g. for development in conservation
areas, developments over a certain foor area or involving a
certain number of housing units. Where such sites are included
in the LDP, the Development Guidelines will highlight the need
for a Design Statement.
No signifcant environmental impacts have been identifed
for this option. However, there are many uncertainties around
the criteria for the requirement for design statements, and the
issues which will be covered in these statements; only when
these things are decided will it be possible to predict the likely
impacts of the option.

Issues
Option 34(b)
Alternative Option
Design Statements will be required only for larger
developments or in exceptional circumstances and the need
for a Design Statement will be determined on a case by case
basis. Developers should confrm with the Council whether or
not a Design Statement is required before commencing with any
development scheme.

this option. However, there are uncertainties around the issues
which will be covered in design statements; only when this is
decided will it be possible to predict the likely environmental
impacts of the option.
9.23 The importance of design in creating a quality sense of
place will be important in not only providing a higher
quality environment for those living, working and visiting
Clackmannanshire, but also to sustain population and
economic growth. First impressions are likely to be very
important to people and businesses when considering
moving to a new area and good design can help contribute
to a positive impression. This will be particularly important
if the vision of growth is reliant on a large element of in-
migration.
58
MAIN ISSUES REPORT
9.24 The Council will review current adopted policies and
guidance used to assess the design merits of development
proposals. The review will seek to establish whether policies
and guidance are working well to secure the delivery
of developments of high quality design appearance,
functionality and compatibility, and will lead to revised
policies where necessary. More detailed, site specifc design
issues which will take the local situation into account will be
addressed in the Development Guidelines for each site in the
LDP or through a brief for the site.
9.25 Housing density has been indicated in the Schedule of Sites
in previous Development Plans. This has helped to give an
indication of site capacities and therefore the contribution
which the sites make towards the housing land requirement.
In the interests of sustainability, and depending on local
circumstances, it may be appropriate to promote higher
densities on some sites. This would enable the housing
land requirement to be met while reducing the pressure on
greenfeld sites.
Option 35(a)
Preferred Option
Where appropriate and consistent with the character of the
built environment, a higher density of development will be
encouraged on sites or parts of sites which are located adjacent
to frequent public transport service and within short walking
distance of shopping and other facilities. Sites furthest from
public transport and facilities will be more suitable for lower
density development. Target densities for each site will be
identifed in Development Guidelines for each site in the LDP.
This option could have signifcant negative impacts for
biodiversity: this depends on the location of site, and could be
mitigated by considering the natural environment as well as
public transport when setting densities for development.
This option is likely to have benefcial impacts on climatic factors.
Option 35(b)
Alternative Option
The density of development for each site will be determined
based primarily on demand and the preference of developers.
No consideration will be given to public transport catchments
or walking and cycling distance to facilities. Target densities for
each site will be identifed in the Development Guidelines for
each site in the LDP.
landscape; soils; air and climatic factors.
Issues
59
MAIN ISSUES REPORT
Infll and Backland Development
9.26 Small parcels of land within the settlement boundaries can
provide opportunities for small developments. These can
contribute to requirements for housing or employment land
and may strengthen the urban fabric and the character of
the neighbourhood and remove vacant sites which may be
visually unattractive.
9.27 However, these developments must also respect existing
developments and be prevented from having an individual
or cumulative negative impact on local environmental assets
or on the character and amenity of the surrounding area.
Particular design issues to consider when redeveloping
infll and backland developments include the proximity of
neighbouring properties, access issues and the potential
for signifcant damage to or loss of trees, resulting from
insensitive development. Infll development will not be
permitted, where it may prejudice the ability of land to
be used for future development e.g. where access may be
required.
Option 36(a)
Preferred Option
The LDP will include a Policy supporting infll and backland
development only where the proposals are in accordance with
the other policies of the LDP and where:
the development would not adversely afect the character
and amenity of the surrounding area.
the development would not prejudice the proposed use
of neighbouring sites, or afect the accessibility of other
potential development sites.
The development would not result in the loss of locally
important woodland, open or community space.
If, having drafted policy on infll and backland sites, it is
considered that Supplementary Planning Guidance on the
subject would be benefcial, this will be added to Appendix 1.
No signifcant environmental impacts have been identifed
for this option. However, some uncertainties remain around
impacts on biodiversity, fora and fauna, and soil quality, which
depend on the nature and location of sites.
Option 36(b)
Alternative Option
There will be no specifc policy to address the particular issues
associated with infll and backland sites and any such proposals
will be considered under the general design guidance and
policies of the LDP.
this option; however, uncertainties remain around impacts on
biodiversity, fora and fauna, and soil quality, which depend on
the nature and location of sites.
Issues
60
MAIN ISSUES REPORT
Appendix 1 - Draft List of
Supplementary Planning
Guides to be prepared
Supplementary Planning Guidance (SPG) can be prepared for
subjects or areas. The Local Development Plan should include a
list of SP which the Council intends to produce within the life of
the LDP.
If SPGs are included in the Local Development Plan, and if the
consultation process on these SPGs is rigorous enough, the
Planning Authority can adopt them. Once adopted they have
the same weight as the content of the LDP i.e. the Council can
refer to them and use their content when considering planning
applications if they are relevant.
SPGs which the Council is considering including in the LDP
include:
Sustainable Design and Construction
Afordable Housing
Householder Developments and Amenity
Rural Development
This list may change or be added to following consultation on
the MIR, or in reaction to any external changing circumstances
during the preparation of the LDP.
Appendices
61
MAIN ISSUES REPORT
r

Glossary
62
Accessibility
How easy it is to travel within, into, and between places.
Afordable Housing
Housing which is made available at a cost below full market value
to meet an identifed need. The term includes homes rented from
the council and housing associations and, in some cases, homes
sold or rented from the private sector.
Amenity
A term used to describe the factors that can make a place pleasant
to be or live.
Appropriate Assessment
Process required of the Birds Directive 79/409/EEC and Habitats
Directive 92/43/EEC to avoid adverse efects of plans, programmes
and projects on Natura 2000 sites and thereby maintain the
integrity of the Natura 2000 network and its features. A Natura
2000 site is part of a European network of protected sites, which
represent areas of the highest value for natural habitats and for
species of plants and animals which are rare, endangered or
vulnerable in the European Union. The areas are known as either
Special Areas of Conservation (SAC) or Special Protection Areas
(SPA).
Area of Great Landscape Value
An area designated by Clackmannanshire Council in the current
local plan as being of importance not only for its physical
landform and for the fora and fauna it supports, but also for the
environmental assets that it represents.
Biodiversity
The variety of living things and how they interact with the
environment they exist in. A Biodiversity Action Plan (BAP)
encourages and protects this diversity. the variability among
living organisms from all sources including terrestrial, marine
and other aquatic ecosystems and the ecological complexes
of which they are part. This includes diversity within species,
between species and of ecosystems (UN Convention on Biological
Diversity, 1992). Derived from the term biological diversity. The
variability among living organisms from all sources including,
inter alia, terrestrial, marine, and other aquatic ecosystems and
the ecological complexes of which they are part. This is derived
from the term biological diversity and refers to the whole range
of living organisms, or the variety of life forms.
Biomass
Living and recently dead biological material that can be used fo
energy production.
Brownfeld
Land which has been built on or used in the past for some
development purpose. Brownfeld land does not include private
or public gardens, sports pitches, woodlands or open spaces used
for leisure and recreation purposes. The grounds of institutions
(such as schools and hospitals) that are no longer used are not
considered as brownfeld sites.
Built Environment
All buildings and structures including archaeology.
Built Heritage
Buildings, (including archaeology) and structures of historic
interest and importance.
Clackmannanshire Biodiversity Action Plan (CBAP)
A local Biodiversity Action Plan (LBAP) prepared in accordance
with the Governments Biodiversity Action Plan. This non-
statutory plan sets out the steps required to conserve biodiversity
within the Clackmannanshire area.
Clackmannanshire Alliance
An alliance between the Council, other agencies and organisations
to secure the regeneration of Clackmannanshire.
Climate Change (Scotland) Act 2009
Sets out a Public Bodies Duty requiring local authorities to act
in a way best calculated to contribute to emissions reduction
targets, to deliver a statutory adaptation programme, and in
a way that it considers most sustainable. A number of other
provisions afecting planning authorities are included, including
a requirement for all LDPs to include policies on onsite low and
zero carbon technologies.
Combined Heat and Power (CHP)
The generation of heat and power in a single process. CHP
schemes generate electricity and use the otherwise wasted heat
in industrial applications or in community heating projects.
MAIN ISSUES REPORT

Glossary
63
Community Facilities or Services
Such as shops, post ofce, schools, leisure, entertainment,
recreation and transport.
Community Planning
The process by which organisations come together to set a joint
agenda in the Community Plan for improving the wellbeing of
Clackmannanshire.
Comparison (Non-Food) Shopping
Shopping where the purchaser will compare the prices, quality
and quantity before a purchase is made. e.g. clothes, fashion
merchandise, electrical goods, furniture, etc.
Conservation Area
An area designated by a planning authority in accordance with
Section 61 of the Planning (Listed Buildings and Conservation
Areas) (Scotland) Act 1997 as being of special architectural
or historic interest, the character or appearance of which it is
desirable to enhance or preserve.
Convenience (Food) Shopping
Broadly defned as food shopping, drinks, tobacco, newspapers,
magazines, confectionery, etc., purchased regularly for relatively
immediate consumption.
Core Paths Plan
A plan that defnes a basic network of paths sufcient for the
purpose of giving the public reasonable access throughout their
area.
Countryside
All areas outwith the settlement boundaries, as defned in
Development Plans.
Demand
The market expression of the desire for housing. It is a
compound of needs and aspirations and can be satisfed either
by existing housing or by new housing requiring additional land
provision.
Designated Sites
These are sites that are designated for their nature conservation
or landscape value.
Development Brief
Guidance prepared on the layout, design, and planning
requirements for a defned area of land.
Development Plan
Currently comprises the Structure Plan and Local Plan (in this
case the Clackmannanshire and Stirling Structure Plan and the
Clackmannanshire Local Plan). These documents are the basis
for determining planning applications. Structure Plan and Local
Plan(s) that together provide the statutory planning framework
for Clackmannanshire. To be replaced by the Local Development
Plan. See also Structure Plan and Local Plan.
Diversifcation (Rural/Farm)
The use of rural land and buildings for non-agricultural
or forestry purposes, such as industrial and commercial
development, to meet the needs of rural areas and to support
the local community.
Flood Risk
The combination of the probability of a food and of the
potential adverse consequences, associated with a food, for
human health, the environment, cultural heritage and economic
activity.
Green Belt
Areas adjacent to settlements designated to direct planned
growth, protect the character, landscape setting and identity
and preserve existing views to and from of the settlements core
and to protect and give access to open space. The overall aim is
to maintain the rural character of these areas and therefore a
strong presumption against development applies.
Greenfeld
Land which has never been previously developed or used for an
urban use, or fully restored derelict land.
MAIN ISSUES REPORT
Housing Land Audit
The annual appraisal of the mid-year established supply of land
for housing which concentrates on agreeing the frst fve years
efective supply. Discussions are based upon the housing land
returns and the results of the annual developers intentions
survey and take place between representatives of the house
builders, Homes for Scotland and Clackmannanshire Council.
Housing Land Requirement
The number of houses needed, informed by the Housing Needs
and Demand Analysis and the Local Housing Strategy. It includes
an element of fexibility to allow for uncertainties. The total
amount and type of housing necessary to accommodate a given
or projected population at appropriate minimum standards. This
includes both housing need and demand
Housing Market Area
A geographical area which is relatively self-contained in terms
of refecting peoples choice of location for a new home, i.e. a
large percentage of people buying a house in the area will have
sought a house only in that area.
Housing Need
For the purposes of the Development Plan, housing need is
demographic, as indicated by the change in the number of
households. Also refers to households lacking their own housing
or living in housing which is inadequate or unsuitable, who are
unlikely to be able to meet their needs in the housing market
without some assistance.
Housing Association
A non-proft making organisation committed to meeting
specifc housing needs.
Infll Development
The development of vacant areas of land between existing
buildings.
Infrastructure
Basic services and facilities needed to allow development to
take place such as roads, water, sewerage, gas and electricity,
which are necessary for development to take place; may include
schools and community facilities.
Inventory of Gardens and Designed Landscapes
Historic Scotland and the former Countryside Commission for
Scotland in 1983 published the Inventory. It covers Scotlands
most outstanding historic gardens and includes parks and
cemeteries.
Landfll
The deposit of waste on or into land in a controlled way.
Landscape Capacity
The capability of landscape to absorb new development.
Listed Building
A building of special architectural or historic interest designated
by Scottish Ministers and categorised A, B or C.
Local Development Plan
The Planning etc (Scotland) Act 2006 provided for the
replacement of Local Plans with Local Development Plans. These
will form part of the Development Plan.
Local Housing Strategy
The Housing (Scotland) Act 2001 requires local authorities to
lead in the assessment of housing supply, needs, demands,
and conditions and, through the development of a shared
understanding of the operation of local housing markets,
to plan and implement a long-term strategy for housing
improvement. Applies to both public and private housing.
Local Plan
A detailed land-use planning document prepared by the Council
setting out site specifc policies and proposals in accordance
with the Structure Plan (Note that these will be replaced by
Local Development Plans).
Local Transport Strategy (LTS)
Document explaining the local authoritys transport policies
and strategies to the public and setting out the strategic vision
for transport provision and an integrated transport network.
It is used to support funding bids to the Scottish Government
and other bodies. A detailed transport strategy, prepared by the
Council, which outlines transport policies and proposals for the
next 15 years. Forms the basis for funding bids to the Scottish
Executive. A detailed transport strategy which outlines transport
improvements and proposals generally for the next 15 years.
Glossary
64
MAIN ISSUES REPORT
Mitigation
This is the undertaking of measures to prevent or reduce to an
acceptable level the environmental impact of projects.
Mixed Tenure
Usually a mix of social rented, afordable and open market
housing.
National Planning Framework 2 (NPF)
A strategy for the long-term development of Scotlands towns,
cities and countryside, prepared by the Scottish Government.
Non-Food (Comparison) Shopping
Shopping where the purchaser will compare the prices, quality
and quantity before a purchase is made e.g. clothes, fashion
merchandise, electrical goods, furniture, etc.
Open Space
Open space includes greenspace consisting of any vegetated
land or structure, water or geological feature within and on the
edges of settlements, including allotments, trees, woodland,
paths and civic space consisting of squares, market places and
other paved or hard landscaped area with a civic function.
Precautionary Approach
This principle states that if the impacts on the environment
from a policy or project are signifcant or not fully understood,
there should be measures put in place to prevent environmental
detriment. In some cases, this may mean that the policy or
project should not go ahead.
Proposal
A specifc development project that involves physical land use
change.
Public Realm
Any publicly owned streets, pathways, right of ways, parks,
publicly accessible open spaces and any public and civic building
and facilities.
Restoration
A process of restoring land following mineral extraction or
historic buildings sufering from decay to as near their former
state as possible.
Regeneration
Bringing economic and social activity and environmental
improvement into an area.
Renewable Energy
Energy that fows from the sun, wind and water. Includes
energy that can be generated from renewable resources such as
crops and waste. An energy resource that is replaced rapidly by
natural processes and is inexhaustible. Prime examples are wind
energy, solar energy and hydro-electricity.
Scottish Environment Protection Agency (SEPA)
Government Executive Agency responsible for environmental
protection in Scotland. It was established under the
Environment Act 1995 and its main aim is: to provide an
efcient and integrated environmental protection system
for Scotland which will both improve the environment
and contribute to the Governments goal of sustainable
development.
Scottish Planning Policy (SPP)
Guidance issued by the Scottish Government and providing
statements of Government policy on nationally important
land use issues and other planning matters, supported, where
appropriate, by a locational framework.
Scottish Natural Heritage (SNH)
An independent body, funded by the Scottish Government,
whose task it is to secure the conservation and enhancement
of Scotlands natural heritage. SNH aim to help people to enjoy
Scotlands natural heritage, understand it more fully and use it
wisely so that it can be sustained for future generations.
Glossary
65
MAIN ISSUES REPORT
Scottish Water
The government body responsible for the water and drainage
network.
Section 75 Agreement
Legal agreement regulating the future use of the land made
under Section 75 of the Town and Country Planning (Scotland)
Act 1997. Such agreements are recorded in the Land Register
and are legally binding on future owners of the land.
Settlement
Term used to identify towns and villages.
Settlement Boundary
The line drawn around a town or village in the Local Plan that
defnes what is within the settlement and what is countryside.
Single Outcome Agreement
The means by which Community Planning Partnerships agree
their strategic priorities for their local areas and express these
priorities as outcomes to be delivered by the partners, either
individually or jointly, while showing how these outcomes
should contribute to the Scottish Governments relevant
National Outcomes.
Site of Special Scientifc Interest (SSSI)
A site notifed by Scottish Natural Heritage (SNH) under
the Wildlife and Countryside Act 1981 as an area of land
or freshwater or seawater to the Mean Low Water Mark of
Ordinary Spring Tides, which in the view of SNH is of special
interest in a national context. SSSIs form the main national
designation, which underpins other designations including
those of international status. Sites notifed under the Wildlife
and Countryside Act 1981 as areas of land or water which, in
the opinion of Scottish Natural Heritage, are of special interest
by reason of their biological, geological or physiographical
interest. SSSIs are notifed under the Wildlife and Countryside
Act 1981 as areas of land or water which, in the opinion of SNH,
are of special interest by reason of their biological, geological or
physiographical interest.
Special Protection Areas (SPAs)
An area defned by international statutory designation as
important beyond its national context for the protection
of natural heritage, wildlife, habitats, geology or scenery.
These are classifed by the Scottish Executive under the EU
Conservation and Wild Birds Directive 79/409/EEC. Proposed
SPAs are identifed by Scottish Natural Heritage for the purpose
of protecting habitats of rare, threatened or migratory bird
species. These are classifed by the Scottish Executive under the
EU Conservation and Wild Birds Directive 79/409/EEC. Proposed
SPAs are identifed by Scottish Natural Heritage for the purpose
of protecting habitats of rare, threatened or migratory bird
species.
Strategic Environmental Assessment (SEA)
An environmental assessment of certain plans and programmes
which complies with the EU Directive 2001/42/EC, carried
out under the terms of the Environmental Assessment
(Scotland) Act 2005. The environmental assessment involves
the preparation of an environmental report; carrying out
of consultations; taking into account of the environmental
report and the results of the consultations in decision making;
provision of information when the plan or programme
is adopted; showing that the results of the environment
assessment have been taken into account.
Structure Plan
Part of the Development Plan prepared by the Council and
setting out broad, strategic policy on matters such as housing,
transport, infrastructure, economic development, and the
environment for the next 20 years at least. Sets out the strategic
land use policy framework over a wide area and, in the case of
Clackmannanshire, was prepared jointly with Stirling Council.
Consists of a written statement and key diagram and requires to
be approved by the Scottish Government.
Superstore
A self service store selling predominantly food, possibly with
a proportion of non-food goods, usually with at least 2,500
square metres of trading foor space with dedicated car parking.
A single level, self-service store selling mainly food, or food and
non-food goods, usually with at least 2,500 square metres of
trading foorspace with dedicated car-parking.
Glossary
66
MAIN ISSUES REPORT
Supplementary Guidance
Additional guidance prepared by the Council, which
supplements the guidance given in the Development Plan.
Usually relates to a particular subject or physical area.
Sustainability
See Sustainable Development.
Sustainable Communities
Usually communities that have community facilities and
employment and are well served by public transport.
Sustainable Development
Various defnitions of sustainable development have been
suggested by various sources, however it can simply be
described as Development that meets the needs of the present
without compromising the ability of future generations to meet
their own needs. Broadly, it is the principle of stewardship
and responsibility in the use and management of resources
and achieving a balance between economic growth and
technological developments and environmental considerations.
Sustainable development is supported by the Government and
should form a key part of the Development Plan.
Sustainable Drainage
Dealing with problems of fooding and surface water quality
using the best practicable environmental solution.
Usually walking, cycling or public transport.
Glossary
67
Town Centre
Those areas which are identifed as such on the proposals
maps in the Development Plan. The term town centre is used
to cover town and district centres which provide a broad range
of facilities and services and which fulfl a function as a focus
for both the community and public transport. It excludes retail
parks, neighbourhood centres and small parades of shops of
purely local signifcance.
Townscape
Character and appearance of spaces and buildings in an
identifed area of a town.
Vitality
Vitality is a refection of how busy a centre is at diferent times
and in diferent parts.
Waste Management
The reduction, re-use, recovery, treatment, and disposal of
waste.
Windfall
A site not specifcally allocated for development in a
Development Plan but for which planning permission for
development is granted. Sites including conversions which are
not included as part of the housing land supply at the base
date of the Plan, but which subsequently become available
for appropriate housing development, other than through the
Development Plan allocation process.
Zero Waste Plan for Scotland
Implements the National Waste Strategy and sets objectives for
sustainable waste management.

CD032 Clackmannanshire Local Development Plan Main Issues Report (January 2011)

Transféré par

Informations du document

Copyright

Formats disponibles

Partager ce document

Partager ou intégrer le document

Options de partage

Avez-vous trouvé ce document utile ?

Ce contenu est-il inapproprié ?

Droits d'auteur :

Formats disponibles

CD032 Clackmannanshire Local Development Plan Main Issues Report (January 2011)

Transféré par

Droits d'auteur :

Formats disponibles

MAIN ISSUES REPORT

Local Development Plan

Vous aimerez peut-être aussi