outline masterplan proposal

VIEWFORTH MASTERPLANOUTLINE MASTERPLAN PROPOSAL

Issue Status Issue Date: June 2013Doc Ref: 4682 Viewforth Masterplan_Rev DPrepared by: BB, GMcNChecked by: GMcN

CONTENTS

SECTION A - INTRODUCTION

A1 - Executive SummaryA2 - The BriefA3 - Planning and Design Policy Context

SECTION B - THE SITE CONTEXT

B1 - Site Location & SurroundsB2 - Site ConsiderationsB3 - Historical ContextB4 - Landscape Context

SECTION C - THE SITE

C1 - Site AppraisalC2 - Key ViewsC3 - Listed Buildings & Archaeological SiteC4 - Existing MovementC5 - Existing Landscape

SECTION D - THE MASTERPLAN

DI - The VisionD2 - MethodologyD3 - PhasingD4 - Site AreasD5 - Design PrinciplesD6 - Landscape FrameworkD7 - Masterplan Layout

SECTION E - DESIGN GUIDE

E - Outline PhasingE1 - Phase One : Existing Context and PolicesE1.1 - Phase One : Proposed ResponseE1.2 - Phase One : Landscape Strategy

E2 - Phase Two : Existing Context and PolicesE2.1 - Phase Two : Proposed ResponseE2.2 - Phase Two : Landscape Strategy

E3 - Phase Three : Existing Context and PolicesE3.1 - Phase Three : Proposed ResponseE3.2 - Phase Three : Landscape strategy

SECTION F - APPENDICES

F1 - ContactsF2 - EngagementF2 - Reference Documents

VIEWFORTH MASTERPLAN

OUTLINE GUIDANCE

(RIBA Stage A - B)

P. 05P. 06P. 07

P. 09P. 10P. 11P. 12

P. 14P. 16P. 17P. 18P. 19

P. 21P. 22P. 23P. 24P. 25P. 26P. 28

P. 31P. 32P. 35P. 37

P. 38P. 41P. 44

P. 46P. 48P. 49

P. 51P. 52P. 53

SECTION A - INTRODUCTION

A1 - EXECUTIVE SUMMARY

A2 - THE BRIEF

A3 - PLANNING AND DESIGN POLICY CONTEXT

05

A1. EXECUTIVE SUMMARY

The Viewforth Masterplan is the culmination of the efforts of Stirling Council to establish the parameters and future possibilities for the development of the site of the Viewforth Complex, consisting of the council headquarters and other lands adjoining this site under ownership of the council and third parties.

The masterplan sets out their aspirations for the site and the potential for the future development of this area within the city of Stirling. This masterplan has considered all of the factors which impact and influence the site from the historical context, including the listed buildings which exist on the site and the mature woodland which creates the setting to the biodiversity and the important role that this plays within the future of Stirling.

The masterplan addresses the historical legacy of the site and the future legacy that the site can provide for Stirling through thoughtful, considered and responsible development. Development which respects the context in which it is built but aspires to the future growth of the city.

EXISTING DENSEVEGETATION

PROPOSED PUBLIC GREENSPACE

PROPOSED PRIVATEGARDENS

EXISTING LISTED BUILDINGS

KEY FRONTAGES

PROPOSEDBUILT DEVELOPMENT

EXISTING TREES

PROPOSED TREES

TREES TO BE REMOVED

PROPOSED SHARED SURFACE

PROPOSED FOOTWAYS

BOUNDARY HEDGE

06

A2. THE BRIEF

A2. 1 PURPOSE

The purpose of the masterplan is to set the planning, urban design, landscaping and infrastructure context for future planning applications at the Viewforth site. The masterplan also provides guidelines on uses, density, design, layout and associated landscaping.

A2.2 STATUS

The Masterplan will be a material planning consideration in the determination of any future planning application(s) for the site. Early discussions with the Planning Service will be expected and encouraged on any proposals.

A2.3 SITE BOUNDARY

Within the boundary of the masterplan, is the following:

1. Old Viewforth2. New Viewforth & Car Park3. Langgarth Lodge4. Langgarth House5. Wellgreen Care Home6. Linden Avenue Car Park7. Burghmuir Road8. Potential Further Expansion-Land outwith Council Ownership

The Masterplan must consider what will happen when New Viewforth is demolished. The proximity of the masterplan to Stirling City Centre unlocks the potential for development along Burghmuir Road within the Green Corridor.

2. NEW VIEWFORTH

4. LANGGARTH HOUSE

3. LANGGARTH LODGE

5. WELLGREEN CARE HOME

5. LINDEN AVENUE CARPARK

7. BURGHMUIR ROAD

1. OLD VIEWFORTH

8. FURTHEREXPANSION

1. ST NINIANS ROAD TO CITY CENTRE

2. WELLGREEN ROAD

3. PITT TERRACE

07

A3. PLANNING AND DESIGN POLICY CONTEXT

A3.1 SCOTTISH PLANNING POLICY

Scottish Planning Policy (SPP) is a statement of Scottish Government policy on nationally important land use planning matters. In developing the masterplan care has been taken to ensure that all development proposals are in compliance with the Scottish Government’s aims and policies.

Viewforth has been designed with key sustainability principles including connectivity, integration with existing urban areas, the promotion of walking and cycling, design, energy efficiency, character and use of sympathetic construction materials.

In accordance with Scottish Planning Policy the Viewforth proposals focus on the importance of design quality, safety by design, minimization of the environmental impacts of housing development and the integration of transport and land use planning.

Specific proposals include the creation of mixed use neighbourhood centres which may incorporate a range of retail, commercial and community uses. In line with Scottish Planning Policy the centres will be accessible by foot, bicycle, public transport and private car, will support the existing ‘network of centres’ and will not impact upon the primary retail hub of Stirling city centre.

As a general principle, the Masterplan has been designed to reduce the need to travel by car, incorporating shared surfaces for car users and those on foot / bicycle.

DESIGNING PLACES AND DESIGNING STREETS

Planning Policy Statement ‘Designing Places’ argues that ‘good design is an integral part of a confident, competitive and compassionate Scotland’. Six qualities that make a successful place are identified as follows:

• Distinctive• Welcoming• Safe and pleasant• Adaptable• Easy to get to and move around• Resource efficient

These six qualities are also fundamental in the design of streets and Planning Policy Statement ‘Designing Streets’ highlights the importance of these.

‘Designing Places’ is supported by Planning Advice notes covering a range of design and place-making related topics including:

• PAN 83: Masterplanning• PAN 81: Community Engagement• PAN 78: Inclusive Design• PAN 77: Designing Safer Places• PAN 76: New Residential Streets• PAN 68: Design Statements• PAN 67: Housing Quality• PAN 65: Planning and Open Space• PAN 44: Fitting New Housing into the Landscape

Viewforth has been designed with respect to Government planning advice and embodies the principles of PAN’s to ensure that a new sustainable place is promoted through the Masterplan.

A3.2 APPROVED STIRLING LOCAL PLAN (ADOPTED 1999)

The Stirling Local Plan defines the aspirations of the council in the development of Stirling and the masterplan has been designed in keeping with these, in particular the Development Advice Note on The Layout and Design of New Housing Development.

A3.3 STIRLING LOCAL DEVELOPMENT PLAN PROPOSED PLAN (OCTOBER 2012)

The masterplan has taken into consideration the aims of the Stirling Local Development Plan (LDP), in particular the following:

PP1: PlacemakingPP2: Supporting the Vision and Spatial StrategyPP7: Historic EnvironmentPP8: Conservation and Enhancement of Biodiversity

The Viewforth site is allocated for primarily residential use within the Plan under H050, where a number of Key Site Requirements are set out.

A3.4 STIRLING CITY VISION 2009 (ARCHITECTURE + DESIGN SCOTLAND)

In 2009 Stirling Council and A+DS collaborated to undertake four design / visioning workshops to assist in the development of the LDP and these highlighted the importance of Placemaking and the Green Corridor within Stirling, of particular importance in relation to this site as a large part of it is within the Green Corridor. A3.5 STIRLING LOCAL TRANSPORT STRATEGY

As part of the Local Transport Strategy, adopted in 2006, the construction of the Viewforth Link Road is proposed to complete the city inner ring road. This will provide a new transport link between St. Ninian’s Road and Burghmuir Road. The masterplan must take account of the alignment of this road in the site design. While the new link road places a physical constraint on the site, it provides an opportunity for improved vehicular and active travel links to and within the development.

A3.1 SCOTTISH PLANNING POLICY

A3. 5 STIRLING LOCAL DEVELOPMENT PLAN

A3.6 STIRLING CITY VISION 2009(A+DS)

1. ST NINIANS ROAD TO CITY CENTRE

SECTION B - THE SITE CONTEXT

B1 - SITE LOCATION & SURROUNDS

B2 - SITE CONSIDERATIONS

B3 - HISTORICAL REFERENCE

B4 - LANDSCAPE CONTEXT

09

1. STIRLING, SCOTLAND

2. KINGS PARK

3.VIEWFORTH SITE

PEDESTRIAN THOROUGHFARES

SECONDARY ROADS

RAILWAY LINE

PRIMARY ROADS

STIRLING RAILWAYSTATION

BUS STOP

WALKING DISTANCES

10mins

5mins

B1. SITE LOCATION AND SURROUNDS

1. STIRLING, SCOTLAND

Stirling is a small attractive, historic city, a popular tourist destination, and the scene of some of the most significantevents in the evolution of the Scottish nation.

2. KINGS PARK

Kings Park is Stirling’s historic Victorian quarter, located to the west of Stirling city centre. The area is distinctive with mature trees lining many of the residential streets of high quality 19th century residential sandstone buildings which stand in a number of designated Conservation Areas. A large area of the settlement gains impressive views towards Stirling’s towering castle and the wooded volcanic crag on which it sits.

3. VIEWFORTH SITE

Stirling Council offices occupy a large site on the east side of St Ninians Road at Viewforth. The original grounds of Viewforth, Springbank and Viewfield were purchased over the course of the 20th century by the Council and now form the Viewforth estate which falls within the King’s Park Conservation Area. The Masterplan site extends to the east and south which is heavily wooded along Burghmuir Road.

BUS STATION

10

NORTH

B2. SITE CONSIDERATIONS : KINGS PARK CONSERVATION AREA AND THE GREEN CORRIDOR

VIEWFORTH

STIRLING CITY CENTRE

BU

RG

HM

UIR

RO

AD

ST N

INIA

NS

RO

AD

KINGS PARK CONSERVATION AREA

GREEN CORRIDOR

Part of the site sits within the Kings Park Conservation Area - identified opposite in orange and this is a significant factor which influences the design response. The second principle factor affecting the Masterplan, is along Burghmuir Road where a considerable portion of the masterplan site lies within the designated Green Corridor outlined in Stirling’s current Local Plan (adopted 1999). The area of the Green Corridor that specifically affects Viewforth Masterplan is outlined in green.

Trees that lie within the Kings Park Conservation Area are covered by a Tree Preservation Order (TPO) and any development proposed must respect and maintain these where possible.

Any development proposed for the area of the Masterplan situated in the Green Corridor must enhance the existing landscape and not be detrimental to the quality of greenspace existing.

11

GREEN CORRIDOR

B3. HISTORICAL REFERENCE

HISTORIC MAP 1820

Villas, each within a generous plot stretching from the medieval town centre and castle towards Bannockburn.

HISTORIC VIEW FACING NORTH

STIRLING CASTLE

WALLACE MONUMENT

HISTORIC MAP 1858

Emergence of the railway lineNew Queens Road / Victoria PlaceFurther accommodation stretching along Kings Park Road / Terrace and Dumbarton Road.

The plot boundaries of the villas are clearly defined through tree planting.

HISTORIC MAP 1912

Further development of Kings Park suburb; more tree-lined avenues with villa housing, including green spaces (Southfield Crescent etc.).

Increase in provision serving the railway; stores etc. to east of the railway line and further residential development to the south west of the historic town centre.

The plot boundaries of the villas are still clearly defined.

AERIAL VIEW PRE-2010

Former railway stores to east converted to short-term lettable office spaces increase in modern industrial and retail units along railway line and Burghmuir Road.

Additional post-war suburban development to all areas outwith the city centre, notably to the immediate south east and south west (from the Viewforth site), Bannockburn etc.

The historical plot boundaries from the 1820’s are still evident in places, particularly to the eastern area of the site. in addition the tree planting from the 1858 map form the majority of the mature planting which exists on the site today.

DOVECOT BASTION

12

STIRLING COUNCIL SG01: PLACEMAKING

“how development interacts with it natural surrounding plays a big part in the character of our area”

“Nationally there has long been concern about the quality of new development…often bearing no relation or connection to its surroundings, designed solely around ensuring financial return or the demands of the motor car…resulting in standard layouts”

GEODIVERSITY

“Geodiversity is the variety of rocks, minerals, fossils, landforms, sediments and soils, together with the natural processes which form and alter them.”

“Looking after our geodiversity is a vital part of conserving Scotland’s landscapes and nature.”SNH

The wider landscape context of Stirling is characterised by a series of crag and tail landforms with steeply sloping wooded crags and gently sloping tails. The Stirling Castle and the Wallace Monument both sit on these crags, which are the result of fluvial glacial deposits from glaciers or areas of igneous rock which were not eroded during the last ice age.

The diagram opposite identifies the locations of ‘crag & tails’ that contribute to the landscape conditions of Stirling.

“These ‘crags & tails’ were formed during the Ice Age when glacial ice flowing east from the Highlands, eroded away most of the rock it came up against, until it came up against these hard igneous rocks. The ice parted and flowed around the volcanic plugs, leaving a ‘tail’ of the softer surrounding rock on the downstream side in the process.”

A pattern of steeply sloping wooded escarpments continues south from the city centre and has continued to shape the urban development of the city. They can also be considered a characteristic landscape feature.

The Viewforth site straddles one of these wooded escarpments and as such occupies an important site in Stirling and the wider context of the Forth Valley.

B4. LANDSCAPE CONTEXT

STIRLINGCASTLE

WALLACEMONUMENT

VIEWFORTHSITE

SECTION C - THE SITE

C1 - SITE APPRAISAL

C2 - KEY VIEWS

C3 - LISTED BUILDINGS & ARCHAEOLOGICAL SITE

C4 - EXISTING MOVEMENT

C5 - EXISTING LANDSCAPE

14

NORTH

CHARACTER

The Viewforth Masterplan site is bordered to the west by St Ninian’s Road and to the east by the A9, Burghmuir Road. The northern boundary of the site is formed by various two storey buildings and the south is residential properties of various heights from two to four storey. Running north south through the centre of the site is the Burghmuir embankment, which is covered with mature woodland. The change in level is approximately ten metres but this varies up to twelve metres. This area of the site has four buildings on it, Old Viewforth, a B-listed Victorian Villa with a 1930’s extension in brick, New Viewforth, a 1960’s building clad in pre-cast concrete panels, Langgarth House a B-listed Victorian villa and Langgarth Lodge, the gatehouse to Langgarth, which is a B-listed late Victorian arts and crafts building (refer to section C3 for further information). The lower area of the site between the Burghmuir Embankment and Burghmuir Road is all within the Green Corridor, which is an integral part of the Green Network of Stirling. To the north of this lies the Linden Avenue public car park and beyond this is a site which is privately owned but has been included within the masterplan, but is the only site outwith the ownership of Stirling Council. To the north of this is Wellgreen Care Home, which is currently a care facility run by Stirling Council.

TOPOGRAPHY

The topography of the site is varied as the upper level of the Viewforth site is approximately 12 metres above the lower section of the site. This feature known as the Burghmuir embankment, runs north to south splitting the site and is a feature of fluvial glacial deposits which is a feature of Stirling and the surrounding area, as illustrated in the graphic in section B4. The Viewforth site sits approximately 1 metre above St Ninians Road, rising from the north towards the southern boundary and it also rises from west to east with the high point being at the location of Langgarth House. At the north east corner the site is approximately 3 metres lower at the top of the slope.

At the lower portion of the site on the strip which extends towards the south the site gently slopes down from south to north by approximately 1.5 metres. The Burghmuir embankment to the western boundary of this area rises by 12 metres from the level area to a height of 25 metres above sea level.

The other area of the site which lies below the Burghmuir embankment rises from the northern boundary southwards towards the Linden Avenue car park. This rise is gentle and is approximately 2 metres over this length. The Burghmuir embankment occupies the western boundary of these sites and from the base of this towards the A9 the sites slope gently.

WATER

There is a pond located to the south below the Burghmuir embankment on the section of the site adjacent to the A9, known as the Burghmuir Pond which provides a valuable habitat for wildlife and vegetation, in particular reed beds. The pond is connected to a series of pools via a wet ditch, which passes out of the site to the south. Ponds and reed beds are listed within the Stirling Local Biodiversity Action Plan (LBAP) as priority habitats and as such the Local Authority has a duty to protect these, although it is worth noting that the Viewforth Link Road Phase 2 Ecological Survey, undertaken by Atkins, concluded that the pond is currently low in biodiversity. This area of the site lies within the Green Corridor and as such any works undertaken here require to enhance and support the biodiversity.

WILDLIFE

There was an ecological survey undertaken in September 2006 based on the potential routes of the Link Road which at that time were being considered. The mature woodland on the site, particularly on the Burghmuir embankment, supports a variety of wildlife including evidence of three species of bats which are fully protected within Scotland, and there was evidence of badgers on the site.

Any future proposals for the site would require an ecological survey to be undertaken as part of any submission for statutory consents.

C1. SITE APPRAISAL

SITE BOUNDARY

SITE TO REMAIN AS S.C’S OFFICES

PRIVATELY OWNED SITE

PROPOSED LINK ROAD

OLD VIEWFORTH BURGHMUIR EMBANKMENT

15

INVASIVE SPECIES

The previous ecological survey highlighted that there are extensive areas of Giant Hogweed around Burghmuir Pond and on the privately owned site. In addition to this there are occasional stands of Japanese Knotweed located within this area of the site. There are mitigating measures highlighted within this report for removing these invasive species, but we note that a further follow up report should be undertaken to assess if these findings are still valid and the extent of invasive species has not increased in the interim period.

GROUND CONDITIONS

There was Site Investigation (SI) work undertaken during the preparation of proposals for the link road however there is no information which relates to the overall site. It is noted that this information would require to be commissioned in advance of any application for statutory consents.

SERVICES AND UTILITIES

There were extensive utilities searches undertaken during the preparation of the proposals for the link road and the preparation of this masterplan and these can be found within the appendices. The gas main runs west to east across the site and it is intended to be relocated

AIR AND NOISE

There is an obvious source of noise to the site from the adjacent A9 and this must be considered in terms of any future development. In addition to this the construction of the potential Link Road will bring with it noise and potential pollution once it is open and in particular during peak periods. There have been studies undertaken to assess the impact of this and they were submitted in support of the proposal to implement the Inner Link Road extension.

EXISTING TRAFFIC CONDITIONS, INFRASTRUCTURE UPGRADING AND SITE ACCESS

The site is bound by the A9 Burghmuir Road, St. Ninian’s Road and Wellgreen Road. All of these routes provide access to individual areas of the development, but there is no existing link which connects the development internally. The A9 dual carriageway links the city centre with the residential areas to the south of the city. It also provides one

of the key transport corridors linking Stirling to the strategic motorway and the wider Central Scotland network. The existing junctions in the immediate vicinity are mainly roundabouts, with signal controlled crossings at key points to meet existing pedestrian desire routes. Wellgreen Road and St. Ninian’s Road are single carriageway roads which currently form principle routes within the city centre.

The existing public car park in the southern section of the site is accessed directly off Burghmuir Road at Linden Avenue Roundabout. The main Viewforth Complex (incorporating Old Viewforth and Langgarth) is accessed directly off St. Ninian’s Road via two existing junctions, with the Wellgreen site being accessed from Wellgreen Road. The private site has limited access from Burghmuir Road, but this would be unsuitable for development of this land beyond its current use.

There is evidence of congestion difficulties at peak times, particularly in the Burghmuir Road and Craig’s Roundabout area. However, this can also on occasion have an effect on Wellgreen and St. Ninian’s Road.

The proposed Viewforth Link Road, approved in the Local Transport Strategy, will connect St. Ninian’s Road (at Snowdon Place junction) with Burghmuir Road (at Linden Avenue Roundabout). This link will provide increased route choice for traffic, relieving traffic from Wellgreen Road, Port Street, Dumbarton Road and St. Ninian’s Road, enabling environmental improvements to be made to these routes and improved active travel links between the Viewforth site and the city centre.

The phasing of the construction of the Viewforth Link Road has still to be confirmed, however, it is quite possible that the development sites will progress prior to the route being constructed. Therefore existing access from St. Ninian’s Road and Burghmuir Road will require to be upgraded to the specification of the link road to facilitate these developments. Individual Transport Assessment specific to each phase of the development will be required as part of the planning permission process.

SITE BOUNDARY


EXISTING TREES

EXISTING GREENSPACE

LISTED BUILDING

OLD VIEWFORTH LANGGARTH HOUSE

NORTH

16

C2. KEY VIEWS

3 VIEW OUT GREEN CORRIDOR

1 VIEW OUT STIRLING CASTLE

2 VIEW OUT WALLACE MONUMENT

C. VIEW IN OLD VIEWFORTH

E. VIEW IN FOOTPATH TO CAR PARK

KEYS VIEWS IN

A FROM LANGGARTHB, C, D TO OLD VIEWFORTHE ALONG FOOTPATHF FROM RAILWAY

A

B

C

D F

E

A. VIEW IN LANGGARTH HOUSE

1

2

31

KEY VIEWS OUT

1 TO STIRLING CASTLE2 TO WALLACE MONUMENT3 TO GREEN CORRIDOR

The site as a whole affords a variety of views, both outwards from the site and inwards to the site. The views out from the western portion of the site at high level (Viewforth site) looking north are of Stirling Castle and the Wallace Monument and looking east are over the Forth Valley and beyond. The views in of this portion of the site are to Old Viewforth, Langgarth House and Langgarth Lodge from St Ninian’s Road all set within mature landscape gardens.

The views out of the site from the lower portion of the site (Wellgreen, the privately owned site, Linden Avenue Car Park and the A9 site) are generally to the south looking along the A9 and west to the top of the Burghmuir embankment. The principle aspect of the site is the view from outside of the site to the line of the Burghmuir embankment and the mature woodland which exists on this, which runs north to south along the length of the site and beyond towards the south. This is the prominent feature of this area and in the wider context of Stirling and is visible both from the A9, the railway line and beyond. The embankment serves to emphasize the Green Corridor, both in the immediate context and the wider considerations of the Central Scotland Green Network.

NORTH

17

LISTED BUILDINGS

There are a number of important Listed Buildings on the site;

1. Old Viewforth – B-listedThe listing for Viewforth encompasses the original Victorian Baronial Villa from 1855 by J W Hay, which was extended and partly remodelled in circa 1871 and then significantly extended in 1936-37. The villa and the original extension are in ashlar and address St Ninians Road and the 1930’s extension is situated behind this and built in brick, orientated east west looking onto the landscaped ground surrounding New Viewforth. The coursed and coped rubble wall to St Ninians Road and Pitt Terrace along with the sandstone ashlar piers are also noted in the listing along with many internal features. There are many mature trees surrounding Old Viewforth and this adds to the setting and grandeur of the Baronial façade.

2. Langgarth House and Walled Garden – B-listedThis listing is for the William Leiper designed Langgarth House, dated 1897. It is in a Lorimer influenced 17th century Scots manner in sandstone ashlar.

3. Langgarth Lodge – B-listedLanggarth Lodge was also designed by William Leiper and Ebenezer Simpson and dated 1897. It is a single storey and attic, harled asymmetrical lodge in an Arts and Crafts design and is thought to be the only harled gatehouse by Leiper, which affords it some significant historical architectural significance.

The Masterplan aims to re instate the integrity of the prominent listings and to further enhance the legacy of the site, taking elements of defensive stone walls and contained courtyards as integral design principles for any proposed development.

ARCHAEOLOGICAL SITE

An ancient archaeological site has been identified (indicated opposite). During construction of the lawn to the south of Viewforth a cist cemetery was uncovered, its precise extent and current condition are unknown. This should be given due consideration in the development of detailed proposals, and will include the requirement for further site investigations.

1

2

1

3

C3. LISTED BUILDINGS & ARCHAEOLOGICAL SITE

3 VIEWFORTH1. VIEWFORTH

1. VIEWFORTH

3. LANGGARTH LODGE

4. ARCHAEOLOGICAL SITE


E

2. LANGGARTH HOUSE

4

SITE BOUNDARY


LISTED BUILDING

NORTH

18

1.

2.

3.

4.MOVEMENT

“The need to cater for motor vehicles is well understood … but the passage of people on foot and cycle has often been neglected. Walking and cycling are important modes of travel, offering a more sustainable alternative to the car…”Scottish Government

PEDESTRIAN MOVEMENT & PATH NETWORK

There is an existing east / west pedestrian route linking the council building on the Viewforth site to the car park at Linden Avenue below. This steps down the Burghmuir embankment through the mature woodland and affords excellent views eastwards over the River Forth. However this link is steep with several flights of steps. As such it is not accessible by all pedestrian users or cyclists.

Pedestrian route from Viewforth to Stirling city centre travels along Pitt Terrace above the primary traffic of St Ninians Road.

Pedestrian access to Wellgreen from Viewforth is around the buildings to the rear of Old Viewforth.

There is a designated public footpath which runs along Burghmuir Road. This footpath runs north to south adjacent to the A9, is of sufficient width to support both pedestrians and cyclists. It is worth noting that this path is located between 5 and 15 metres from the edge of the A9, to the rear of the trees and areas of structured planting.

It is one of the aspirations of the Local Development Plan and Local Transport Strategy that the walking and cycling routes / networks are developed and expanded within the city. The proposed link road will provide improved cycling and walking routes through the site, providing better links between communities and with the city centre. The development should make the most of connecting to these new links to encourage sustainable travel choices.

CYCLE ROUTES

The main cycle routes in the area pass north-south along Melville Terrace (adjacent to St. Ninian’s Road). Whilst cycle provision between this route and the Viewforth site is via existing road / footway links, there are no specific arrangements for cyclists to access Viewforth. The Linden Avenue and Burghmuir Road areas of the development have no cycle provisions adjacent to these, whilst there is a wide footway at present. Cycle access to these areas and generally through the site will need to be considered in accordance with the aspirations of the local plan.

VEHICLE MOVEMENT

The extent of exiting vehicle access and egress is highlighted opposite purple. There is currently no through vehicular access east west across the site and movement is spilt either side of the Burghmuir embankment.

PUBLIC TRANSPORT

The Viewforth complex area of the site is well serviced by bus routes on St. Ninian’s Road with stops in both directions at the main entrance to the site. However, Linden Avenue and Burghmuir Road areas of the development, whilst directly adjacent to the A9 dual carriageway, do not have such good links. Whilst there are routes within this vicinity, the pedestrian routes to these are not as direct, with the nearest stops approximately 400m away. Whilst the proposed link road will provide opportunities for penetration of the development by the public transport services, access to these services and new pedestrian routes from the development sites will need to be considered.

PRIMARY ROUTES

Primary routes to and from Stirling run along St Ninians Road and Burghmuir Road (A9). These main routes are serviced by regular buses.

1. Existing exit from Langgarth House is via the one way system round New Viewforth.

2. Existing access to New Viewforth is directly from St Ninians Road. The gated entrance to the north west is for pedestrians.

3. Access to the Linden Avenue car park is from Linden Roundabout.

4. Assess to Wellgreen is from the north via the Wellgreen Roundabout.

SECONDARY ROUTES

Secondary routes noted within each site indicating the contained movement of vehicular traffic.

BUS STOP

VEHICLE ACCESS &EGRESS

EXTENT OF VEHICLE ACCESS

C4. EXISTING MOVEMENT

PRIMARY ROUTES

SECONDARY ROUTES

PEDESTRIAN ROUTES

NORTH

19

C5. EXISTING LANDSCAPE

834

836

845

854

856

521

535

527

534532

533

531

Existing woodlandExisting woodland

Existing woodland

Existing trees of Various age andCondition

2. BURGHMUIR EMBANKMENT - FACING EDGE OF CONSERVATION AREA

1. EXISTING ENTRANCE TO OLD VIEWFORTH

3. BURGHMUIR EMBANKMENT - FROM EXISTING FOOTPATH

4. WOODLAND & GROUND CONDITION OF LOWER EMBANKMENT

5. WOODLAND & GROUND CONDITION OF GREEN CORRIDOR

1.

2.

3.

4.

5.

NORTH

SECTION D - THE MASTERPLAN

D1 - THE VISION

D2 - METHODOLOGY

D3 - PHASING

D4 - SITE AREAS

D5 - DESIGN PRINCIPLES

D6 - LANDSCAPE FRAMEWORK

D7 - THE MASTERPLAN LAYOUT

21

D1. THE VISION

THE VISION

The vision for Viewforth is to create a high quality development whilst ensuring that it is well integrated with the adjacent areas of Kings Park and Braehead. This should be achieved through a range of mixed uses, which are encouraged across the site, in addition to residential development. The masterplan respects existing site features such as the Burghmuir embankment, the existing topography of the site and the long distance views, north to Stirling Castle and the Wallace Monument, and east looking over the River Forth. It is set around an existing network of roads and seeks to implement infrastructure improvements to accommodate its development.

MASTERPLAN OBJECTIVES

The following objectives were applied to design development of the masterplan:

To create a vibrant, mixed use development for Stirling.

To create a high quality development, which protects and enhances the character of the Conservation Area and the setting of the Listed Buildings.

To develop a coherent and recognisable urban character for the site, which is at an appropriate scale to the adjacent neighbourhoods and city

To foster distinctiveness, inspire new architecture, treasure important views and develop a new special place clearly linked to the rest of Stirling.

To take account of the site’s strategic accessibility, particularly public transport opportunities, to the conditions for providing and supporting a sustainable community.

To create an appropriate landscape and develop and enhance the biodiversity and accessibility of the Green Corridor and the wider Green Network.

To create a place which puts pedestrian movement at the heart of all proposals - facilitating a shift from private car to more sustainable modes of transport.

To create an environment which encourages active travel and improves links between the city centre and the surrounding communities.

22

SITE CONSIDERATIONS

DESIGN DEVELOPMENT

STIRLINGLEGACY

MASTERPLAN OBJECTIVES

D2. METHODOLOGY

DESIGN DEVELOPMENT

Outlooks, Aspects and Views

Integrated Landscape

Statutory Regulations

Massing

Civic Pleasure

Energy Use

Budget

Coordination

Inspirational Design

Council Aspirations

Sustainable Travel Choices

STIRLING LEGACY

Protection of Green Corridor

Kings Park Conservation Area

Place Making

Culture & Commerce

Urban Quality

Civic Presence

Community Relationship

Social Interaction

Surrounding Context

Materiality

Environmental Quality

Listed Buildings

Active Routes

SITE CONSIDERATIONS

Topography - Level - Contours

Listed Buildings

Rights of Way

Proposed Link Road

Utilities

Water Courses / Features

Ponds

Overlooking

Proximity to Neighbours

Acoustics

Air Quality

Tree Protection

Ecology

Existing Planning - Impact

Designation

Access - Vehicles / Pedestrians /

Cyclists

SITE BOUNDARY

RESIDENTIAL EDGE

MIXED USE

GREENSPACE

23

D3. PHASING

PHASING OF THE MASTERPLAN

The Masterplan site has been sub-divided into three phases, which were informed by an analysis of the site characteristics, the existing access, and enabling works required to facilitate each phase.

PHASE ONE

Phase one is adjacent to the A9 and is long and narrow. The northern boundary of this is the existing access to the Linden Avenue car park. The phasing of this site was decided taking into consideration the existing site conditions and the ability to build within these existing parameters subject to planning approval. There is also the potential to incorporate the site north of the proposed Link Road, currently Linden Avenue car park for development. The existing car park access will require to be upgraded by constructing the first 90 metres of the link road and access improvements from the Linden Avenue roundabout will be required to facilitate this development. This will need to take account of the access requirements for the existing private commercial units adjacent to Linden Avenue Roundabout and may require the re-provision of access to these sites through the Linden Avenue Car Park.

PHASE TWO

Phase two is the existing Viewforth site. This is the area of the site which is located above the Burghmuir embankment, with extensive views to the castle, the Wallace Monument and east over the River Forth and beyond. This phase is all contained within the boundary of the Kings Park Conservation Area and as such all of the trees within it are protected by Tree Preservation Orders (TPO). In addition all of the listed buildings within the masterplan are located within this phase. Phase two is then sub-divided into four distinct sites, 2.1, 2.2, 2.3 and 2.4, due to accessibility and the proposed Viewforth Link Road.

SITE 2.1

This site is the largest site within phase two and is accessed directly from the existing access to the Viewforth complex from St. Ninian’s Road. The topography of this site is such that it is approximately one metre above St. Ninian’s Road and slopes up from north to south and from west to east. This site has a number of trees on it all of which are protected by TPO’s and development requires to take cognisance of this. In addition this site contains the smallest of the listed buildings, which is Langgarth Lodge by William Leiper and Ebenezer Simpson, dated 1897 in the Arts and Crafts style and it is B-listed.

SITE 2.2

This site is the south west corner of the masterplan site and exists within the western and southern boundary, to the east it is bordered by Langgarth House and the access to it (shared with this site). To the north is the proposed link road and this will also provide the access to this site and Langgarth. The existing access from St. Ninian’s Road will require to be upgraded by constructing the first 84 metres of the link road. The southern boundary is densely wooded with mature trees and any proposed development requires to take cognisance of this. The topography of this site is higher than the adjacent site 2.1 as in general the site rises to the south. The views out from this site are to Stirling castle to the north. This site may be delivered in tandem with site 2.3.SITE 2.3

This site is the B-listed Langgarth House by William Leiper, which was built in 1897 and it is located on the southern boundary of phase two. The boundary of this site is the access shared with the adjoining site to the west (site 2.2), the proposed link road to the north and to the east the site stops at the top of the Burghmuir embankment. The house has a walled garden, which is also listed. The existing access from St. Ninian’s Road will require to be upgraded by constructing the first 84 metres of the link road. This site may be delivered in tandem with site 2.2.

SITE 2.4

This is the site of Old Viewforth which is B-listed with the original villa being constructed in 1855 in Baronial style, by J W Hay, extended and partly remodelled in 1871 and then extensively extended in 1936-37 in brick. This building is to remain as Stirling Council’s administrative building with the Council Chambers remaining central to its operation. The principle boundary of concern to the masterplan is to the south where it adjoins site 2.1 and how this edge is addressed in a considered approach, supporting views of and movement around the buildings whilst respecting its setting.

PHASE THREE

Phase three is located to the north eastern portion of the masterplan site. It is made up from three distinctive sites, two within the ownership of Stirling Council, Linden Avenue Car Park and Wellgreen with a third site between these, which is privately owned. The Wellgreen site is located to the north and is currently occupied by a care home operated by Stirling Council. It is envisaged that these services will move to the Care Village proposed on the ex Stirling Royal Infirmary Site once this is redeveloped. Development of this site will be possible if and when these services are re-provisioned. This site has existing access from the north from the Wellgreen roundabout and the access to the south into the Linden Avenue car park exists from the Linden Avenue roundabout. The existing car park access will be required to be upgraded by constructing the first 90 metres of the link road to facilitate this development, if the works have not already been undertaken in earlier phasing. The privately owned site is effectively landlocked between these two sites, as the existing local access from the A9 will not be suitable for a developed site. The access to the privately owned site can be through either Wellgreen or the Linden Avenue car park sites and offers the opportunity to create a link between Linden Avenue and Wellgreen through the phase.

PHASE 1

PHASE 2

PHASE 3

2.1

2.2

2.3

2.4

D3 PHASING OF THE MASTERPLAND3 PHASING OF THE MASTERPLAN

PHASING BOUNDARY

PHASE 1

PHASE 2

PHASE 3

FLEXIBLE PHASING

24

D4. SITE AREAS

D4 .1 SITE AREAS OF DEVELOPMENT / ENHANCEMENT

PHASE 1

PHASE 2

PHASE 3

2.1

2.2

2.3

2.4

PHASE 1

PHASE 1 DEVELOPABLE AREA

PHASE 2

PHASE 2.1DEVELOPABLE AREA

PHASE 2.2DEVELOPABLE AREA

PHASE 2.3ENHANCED AREA FOR DEVELOPMENT

PHASE 2.4ENHANCED AREA

FLEXIBLE PHASING

LINDEN AVENUE

PHASE 3

PRIVATELY OWNEDSITE

WELLGREEN SITE

D4 SITE BOUNDARIES

PHASE 1

SITE BOUNDARY

PHASE 2

PHASE 2.1SITE BOUNDARY




FLEXIBLE PHASING

LINDEN AVENUESITE BOUNDARY

PHASE 3

PRIVATELY OWNEDSITE BOUNDARY

WELLGREEN SITE BOUNDARY

25

PHASE 2

DESIGN PRINCIPLES

Protect & enhance setting of Old Viewforth, Langgarth House & Langgarth LodgeProtect & enhance mature and established landscape within the Kings Park Conservation AreaUtilise existing entrancesRecognise proposed vehicle movement strategy Pedestrian link to Stirling established along the central spine of the masterplan

PHASE 2.1Create strong edge condition to St. Ninians Road enhancing public movement towards Langgarth LodgeCreate strong edge condition addressing Old ViewforthDevelopment to sit within existing protected landscape

PHASE 2.2Readdress route to Langgarth following a landscaped avenue of historical significance along existing access routeMirror strong edge condition of existing listed gatehouse

PHASE 2.3Re-establish the prominence of Langgarth HouseCreate landscaped setting to strengthen historical significance

PHASE 2.4Define formal entrance for Stirling CouncilCreate civic presence to front of Old Viewforth

PHASE 3

DESIGN PRINCIPLES

Distinct edges defined along existing topography and proposed movement strategyProtect and encourage biodiversity and wildlifeViews and existing landscape conditions exploited to encourage public movement and access

PHASE 1

DESIGN PRINCIPLES

Building should sit sensitively within the existing landscapeCreate active frontage along Burghmuir RoadDevelopment to sit sensitively within the existing landscape

SITE AREAS OF DEVELOPMENT / ENHANCEMENT

PHASE 1

PHASE 2

PHASE 3

2.1

2.2

2.3

2.4

D5. DESIGN PRINCIPLES

D5.1 SKETCH RESPONSE SETTING OUT DESIGN PRINCIPLES

26

1- Retain and promote existing tree belt along St Ninians Road and Pitt Terrace

2 - Retain and enhance existing tree belt along southern edge of site. Reinforce historic plot boundary.

3- Wooded escarpment. Retain and enhance existing tree planting and management

4 - Proposed woodland planting along development plot boundary with proposed road

5 - Enhanced public realm and shared surface to improve setting of council building

6 - Enhanced public realm entrance and access to improve curtilage of Langgarth

7 -Protect setting and structure of Walled Garden

8- Line of historic plot boundaries between 19th C Villas

9- Proposed structure tree planting to frame development site

10 - Realign & enhance “Green Corridor”

11- Proposed landscape link running north/south through site

12 - Ramped link to top of escarpment. Create terraced public route with specimen tree planting

13 - Resurface existing pathway

14 -Potential temporary park

15- Repair remnant line of historic stone boundary wall

16 - Retain existing mature trees wherever possible to protect character of the site

A - Proposed development plotsSee Section E - Design Guidance

D6. LANDSCAPE FRAMEWORK

834

836

845

854

856

1

2

3

3

3

A

A

A

A

4

4

4

4

A

5

6

7

8

8

9

9

10

11

11

12

1314

15

16

16

16

The landscape framework has taken account the possibility that the Viewforth Link Road may not be delivered immediately and includes temporary measures (illustrated below) which allow for this.

D6 LANDSCAPE FRAMEWORK

27

834

836

845

854

856

834

836

845

854

856

521

810

832

D6.1 OVERALL EXISTING LANDSCAPE & POTENTIAL TREE REMOVAL D6.2 PHASED LANDSCAPE & TREE PLANTING

28

D7. MASTERPLAN LAYOUT

MASTERPLAN LAYOUT

The masterplan is a composition of developed and undeveloped ground and open space. The larger open space provision is located strategically in order to exploit natural features such as the Burghmuir embankment and the mature woodland on this, and other existing development features such as the access roundabouts, all contained within perimeter transport routes.

STRUCTURE

Development is arranged within each phase and sub-phase to respond directly to the context of each area. The preferred options have an irregular street pattern, which allows direct and frequent connections throughout the site and it responds to the immediate context, particularly within Phase Two of the listed buildings, framing the views of these, to strengthen their presence.

The route of the proposed Link Road place a constraint on the site of the Phase 2 development. The masterplan and the design of the Link Road, attempt to address and minimise this impact. The street pattern of Kings Park has been analysed and the potential to utilize service roads has been explored. These are adjacent to the link road corridor to move pedestrians and cyclists away from the dominant traffic route.

It is important to ensure that buildings face onto the public realm and address the Green Corridor, that they offer good levels of enclosure and natural surveillance and that secure private or communally shared spaces within the developments are maintained. This allows a wide variety of house types, densities and layouts to be accommodated and strengthens the landscape framework.

The Development Principles noted below apply to Viewforth:

• The entrances to houses and flats should relate well to other buildings and spaces.• Direct access to buildings from public streets should be designed into all proposals.• Entrances to houses, flats and private open spaces should feel secure and be attractive, safe and welcoming (careful design should maximise natural surveillance).• Car parking should be accommodated through a variety of designs, including small communal parking courtyards and on-street parking along residential streets.• Where parking is provided within the property curtilage, this will generally be to the side or rear of the property and not to the front, to encourage an appropriate level of residential street enclosure.

DENSITY

Densities throughout the site and the various phases are expected to be informed by and be sensitive to the character of the Conservation Area, the setting of existing Listed Buildings, and the need to protect and enhance the Green Corridor.

ACCESS

The access to the sites is established through the re-use of existing access points, which serve Viewforth and Wellgreen site or alternatively through the proposed link road, which facilitates access points to the southern site, to Linden Avenue car park site, to Langgarth and to the small site which lies in front of Langgarth. The access to the privately owned site can be either through Wellgreen or Linden Avenue car park to ensure that there is maximum flexibility within the masterplan. In addition the access can be linked from Wellgreen, through the privately owned site to the Linden Avenue car park site and out to the A9.

NEW HOMES

A range of new homes will be provided throughout Viewforth to cater for all needs and budgets and should be reviewed to respond to market demand.

The housing provision on the site requires to be in accordance with the local plan and Planning policy in particular the policies relating to affordable housing.

New housing should be designed to look modern, well-proportioned and attractive, with a design response that acknowledges the good quality architecture in the area. In addition this should take cognisance of the Conservation Area and the proximity to Listed Buildings.

PRINCIPLES FOR THE DEVELOPMENT OF RETAIL / COMMERCIAL UNITS

Units may vary in size and be capable of sub-division to accommodate various uses. Any proposals for retail use will require to comply with Planning policy and it will be necessary to establish, through a full assessment of the retail impact, that there will be no adverse impact on the city centre as a result of scale and configuration of any retail proposals.

PARKING

The parking should be in accordance with Stirling Council proposed Supplementary guidance SG14, which has been prepared with the Local Development Plan Proposed Plan October 2012. Where the parking is for retail or commercial development it should be integrated as much as possible or within courtyards which access these facilities.

D7 PROPOSED MASTERPLAN LAYOUT

29

GREENSPACE, LANDSCAPE AND ENVIRONMENT

Greenspace has been considered from the outset as an integral part of the Masterplan. This is important in order to ensure that existing natural features and the setting of Listed Buildings are protected and enhanced, the proposals respond to topography and enhance views into and out of the site.

ECOLOGY AND HABITATS

The mature woodland to the Burghmuir embankment would be retained within the development and can be assumed to remain largely undisturbed, with the exception of the construction of the proposed link road and associated paths. Works within the Green Corridor require to be carefully located, and undertaken in a manner to mitigate any disruption to this area to ensure the enhancement of this within the context of the wider Green Network. The pond would be enhanced to provide an increased wildlife habitat and biodiversity for the site.

MANAGEMENT AND MAINTENANCE

Maintenance regimes should be privately managed and respond to the nature of the planting proposals. The more ornamental and visually high quality areas will require a more intense and regular annual maintenance regime, whilst more informal areas will require ‘lighter’ and less intensive maintenance and management.

SUSTAINABILITY STRATEGY

Viewforth will place increased demands on energy supply. With reference to Scottish Planning Policy, Planning Advice Notes (PAN45, Annex to PAN45 and PAN 84), Stirling Council’s emerging supplementary planning guidance on renewable energy, a sustainability strategy is required to be adopted for Viewforth.

ENERGY

SPP requires that new developments secure a minimum of 42% reduction in CO2 emissions (by 2020) through the provision of on-site low carbon and renewable sources of energy. It is recognised that as Viewforth will be developed over a number of years, it is vital that an energy strategy is put in place to meet requirements now and be flexible enough for future changes. It is required to be an inherent part of any proposals submitted for approval and be of a minimum energy performance as set out in the technical standards.

D7 PROPOSED MASTERPLAN LAYOUT

SECTION E - DESIGN GUIDANCE

E - OUTLINE PHASING

E1 - PHASE ONE :

EXISTING CONTEXT AND POLICES

E1.1 - PHASE ONE : PROPOSED RESPONSE

E1.2 - PHASE ONE : LANDSCAPE STRATEGY

E2 - PHASE TWO :


E2.1 - PHASE TWO : PROPOSED RESPONSE

E2.2 - PHASE TWO : LANDSCAPE STRATEGY

E3 - PHASE THREE :


E3.1 - PHASE THREE : PROPOSED RESPONSE

E3.2 - PHASE THREE : LANDSCAPE STRATEGY

31

PHASE 1 : WOODLAND PHASE 2 : LEGACY PHASE 3 : FLEXIBLE & FUTURE PHASING

PHASE 1

PHASE 2

PHASE 3

E. OUTLINE PHASING

32

RED LINE DENOTES MASTERPLAN BOUNDARY

PURPLE LINE INDICATES SITE AREA SUBJECT TO INVESTIGATION

GREEN LINE INDICATES SITE AREA WITHIN GREEN CORRIDOR

KEY VIEWS OUT

1 ALONG GREEN CORRIDOR2 ABOVE TO VIEWFORTH

KEY VIEWS IN

3 FROM BURGHMUIR ROAD

1.2. 3. 3.

GREEN

CORRID

OR PO

LICY 1.3

GREE

N CO

RRID

OR

1.

2.

3.

1. VIEW OUT GREEN CORRIDOR

2 VIEW OUT TO VIEWFORTH

3. VIEW INBURGHMUIR ROAD

E1. PHASE ONE : EXISTING CONTEXT AND POLICES

SITE APPRAISAL

Phase One of the masterplan site is located to the south and east of the centre of the site and is a long and thin site. The site has a number of conditions which limit development potential. It is bordered to the west by the Burghmuir embankment, populated with mature trees, which effectively accounts for a third of the overall site area. To the east it is bordered by Burghmuir Road, the A9, a busy dual carriageway taking traffic from the south to the centre of Stirling. The site tapers narrowly towards the south and the northern boundary is defined by the existing access to Linden Avenue car park. The access requires to be upgraded to facilitate the development of this site. The Burghmuir embankment to the western boundary results in the area at the base being overshadowed and damp. This embankment is a result of fluvial glacial deposits and is a common feature of Stirling and the surrounding area. The site is an integral part of the Stirling Green Corridor and as such any development must develop, enhance and support the nature of the Green Corridor.

Views within the site are north and south along the adjacent A9, Burghmuir Road and there are views at the northern end of the site, through the trees to the west to the top of the embankment. The principle aspect of the site is the view from outside of the site to the line of the wooded slope, running north to south, which is the prominent feature of this area and visible both from the A9, the railway line and beyond. This serves to emphasize the Green Corridor, both locally in the immediate context and beyond, as a geological feature of Stirling.

WATER

There is a pond located to the south below the Burghmuir embankment on the section of the site adjacent to the A9, known as the Burghmuir Pond which provides a valuable habitat for wildlife and vegetation, in particular reed beds. The pond is connected to a series of pools via a wet ditch, which passes out of the site to the south. Ponds and reed beds are listed within the Stirling Local Biodiversity Action Plan (LBAP) as priority habitats and as such the Local Authority has a duty to protect these, although it is worth noting that the previous ecological survey, undertaken by Atkins, noted that the pond is currently low in biodiversity. This area of the site lies within the Green Corridor and as such any works undertaken here require to enhance and support the biodiversity.

33

1. TOPOGRAPHY 3.GREENSPACE & GROUND CONDITIONS

2. SUNPATH & SHADING 3. THROUGH ROUTES

24m23m22m21m20m19m18m17m16m15m14m13m


A. PROPOSED ROAD REQUIRED FOR PHASE 1

B. PROPOSED ROAD CONTINUED

PRIMARY ROADS

A.

B.

WILDLIFE

The previous ecological survey undertook an assessment of the site based on the potential routes of the Link Road which at that time (September 2006) were being considered. The mature woodland on the site, particularly on the Burghmuir embankment, supports a variety of wildlife including evidence of three species of bats which are fully protected within Scotland. At the time of the survey there was evidence of badgers on the site with two setts being evident on the Burghmuir embankment.

It is noted that this ecological survey was undertaken in 2006 and that a new survey requires to be undertaken and would be expected to form part of any submission for statutory consents.

TOPOGRAPHY

At the lower portion of the site on the strip which extends towards the south the site gently slopes down from south to north by approximately 1.5 metres. The Burghmuir embankment to the western boundary of this area rises by 12 metres from the level area to a height of 25 metres above sea level.

LANDSCAPE

There was a tree survey undertaken in 2013 for this site, however this survey only covers the trees on the level area of the site and does not assess any of the mature trees located on the Burghmuir embankment. It is recommended that all of the trees are surveyed to ensure a future maintenance plan for the woodland.

BURGHMUIR POND

IDENTIFIED MARSH

TREES OFHIGH QUALITY

TREES OFMODERATE QUALITY

TREES OFLOW QUALITY

34

INVASIVE SPECIES

The previous ecological survey highlighted that there are extensive areas of Giant Hogweed around Burghmuir Pond. In addition to this there are occasional stands of Japanese Knotweed located within this area, particularly to the top of the Burghmuir embankment. A new survey is required to confirm the extent of invasive species and to provide mitigating measures for the removal of these.

AIR AND NOISE

There is an obvious source of noise to the site from the adjacent A9 and this must be considered in terms of any future development. In addition to this the construction of the Link Road will bring with it noise and potential pollution once it is open and especially during peak periods. There have been studies undertaken to assess the impact of this and they were submitted in support of the proposal to implement the Inner Link Road extension.


There were extensive utilities searches undertaken during the preparation of the proposals for the proposed Link Road and the preparation of the Masterplan and these can be found within the appendices. The most significant of these in relation to this site is the gas main which runs west to east across the site and this is intended to be relocated under the line of the proposed Link Road.

SITE CONSIDERATIONS COMBINED

BURGHMUIR EMBANKMENT

BURGHMUIR POND

IDENTIFIED MARSH

TREES OFHIGH QUALITY

TREES OFMODERATE QUALITY

TREES OFLOW QUALITY

MASTERPLAN BOUNDARY

SITE AREA SUBJECT TO INVESTIGATION



A

B

35

E1.1 PHASE ONE : PROPOSED RESPONSE

PROPOSALS

The proposals for phase one are based on the site considerations, being the Burghmuir embankment to the west and the overshadowing that this produces. In addition the impact of the A9, Burghmuir Road to the eastern boundary has a significant impact in terms of the approach to the site. Existing services on the site are also a factor which has been considered. The fact that the site exists entirely within the designated Green Corridor has significance as the habitat and biodiversity require to be enhanced to counter the effects of development and any loss of amenity. This is particularly relevant to the pond, which will be enhanced to remove sediments, organic matter and duckweed to provide a valuable managed habitat for both flora and fauna. These factors have been instrumental in informing the developable area of the site and shaping the development guidelines for this phase.

SITE ACCESS

Site access will be provided from the proposed Link Road as designed by Stirling Council Transportation department. This then distributes southwards following the edge of the new wetland habitat down the site to provide access along its length. It is envisaged that this will be a shared surface with good sight lines to minimise traffic speeds and maximize the activity along it.

PATH NETWORK

The existing footpath along the A9 is proposed to be relocated to meander through the existing woodland and structured landscape which borders the A9. There is proposed to be an additional footpath along the base of the Burghmuir embankment to serve as a woodland route, away from vehicular traffic and this will link with the other footpath south of the site. At the northern end it will link to a ramped path rising up the Burghmuir embankment linking to the phase two site and St Ninians Road beyond. In addition there will be a route northwards through phase three which will lead towards Stirling city centre. These routes will be sized to accommodate both pedestrians and cyclists. The provision of these routes will enhance engagement with the Green Network and supports the aspirations of Stirling Council and the Local Development Plan currently under consideration.

MATERIALITY

For residential blocks, the materials used should be of a contemporary and robust nature with facing brick, through colour render and potentially elements of zinc or rainscreen cladding, to break down the mass and identify elements of the building such as the staircores. Roofing materials could vary from single ply membranes to slate or concrete tiles depending on the housing typology. Windows should have timber or aluminium frames and have high performance glazing.

POND

EMBANKMENT

WOODLAND WALKWAY ALONG EMBANKMENT

ENHANCED BIODIVERSITY FOR PHASE ONE SITE

ACTIVE FRONTAGE AND FOOTPATH TO BURGHMUIR ROAD

PRIVATEGARDEN

BUILT FRONTAGE

PRIVATEGARDEN

PUBLIC FOOTPATH

& CYCLEWAYBURGHMUIR

ROAD

LANDSCAPEDEDGE

SHARED SURFACE

36

DEVELOPMENT MASSING

The preferred proposal for phase one is for a series of six three and four storey pavilion blocks. The proposal indicated is based on 2-bed flats but has the potential for a mix of flat sizes from 1-bed, 2-bed and 3-bed, depending on the block design. As pavilion blocks they inhabit less site area, are set back from the A9 with space between them to allow areas of parking and views through to the Burghmuir embankment emphasizing the Green Corridor. These blocks address the A9 due to their scale and location as you arrive into Stirling by car as the three storey blocks are located to the south with the four storey blocks being at the northern end adjacent to the Linden Avenue Roundabout and the site access point.

PROPOSED FRONTAGES

PEDESTRIAN ROUTES

EXISTING DENSEVEGETATION




KEY FRONTAGES


EXISTING TREES

PROPOSED TREES

TREES TO BE REMOVED


PROPOSED FOOTWAYS

PHASE 1

6 Blocks of flats as pavilions

(2 x 2Bed flats per storey)

3 Blocks @ 3 Storey

3 Blocks @ 4 Storey

TOTAL 42 UNITS

37

TREE REMOVAL

834

836

845

854

856

EXISTING LANDSCAPE PHASE 1

Required felling works in phase 1 are limited to a group of mixed trees along the northern boundary of the development plot and the removal of some woodland of medium value to allow installation of pathways.

No trees of outstanding value are affected. The layout of the proposed pathway will be designed to avoid the removal of any trees of outstanding value.

PROPOSED LANDSCAPE

The marshy grassland at the bottom of the escarpment is to be turned into a wetland increasing visual value and providing new habitats for flora and fauna.

The pathway is to be re-aligned to provide adequate space for the new development and will meander through existing woodland trees.

A new link to the town centre and ramped access to phase 2 is to be created to improve permeability and to encourage active travel

Additional planting along existing pathway is proposed to improve visual appearance of this section.

proposed wetland area

new link to town centre & phase 2

additional planting along existing pathway(to be resurfaced)

Green Corridor to be realigned

834

836

845

854

856

521

810

832

EXISTING TREE - TO BE REMOVED

EXISTING WOODLAND -TO BE REMOVED

EXISTING TREE - TO BE RETAINED

EXISTING TREE - ACTION RECOMMENDED

EXISTING TREE - OUTSTANDING VALUE

EXISTING WOODLAND - TO BE RETAINED

PROPOSED SEMI-MATURE TREES

PROPOSED WOODLAND PLANTING

EXISTING PATHWAY

PROPOSED PATHWAY

marsh

removal of existing woodland

removal of existing woodland

removal of existing group of trees

E1.2 PHASE ONE : LANDSCAPE STRATEGY

38


3. VIEW INBURGHMUIR ROAD

1. VIEW FROM MELVILLE TERRACE

2 VIEW TO VICTORIAN VIEWFORTH

3. VIEW TO LANGGARTH HOUSE

E2. PHASE TWO : EXISTING CONTEXT AND POLICES

SITE APPRAISAL

Phase two of the masterplan site is bordered to the west by St Ninian’s Road and to the east by the Burghmuir embankment which runs north to south and drops down to the remainder of the overall Masterplan site below. The northern boundary of the site is formed by various two storey buildings and the south is residential properties of various heights from two to four storey. Phase two has significant numbers of mature trees and as it lies entirely within the Kings Park Conservation Area these are all subject to Tree Protection Orders (TPO). This phase of the site has four buildings on it, Old Viewforth, a B-listed Victorian Villa with a 1930’s extension in brick, New Viewforth, a 1960’s building clad in pre-cast concrete panels, Langgarth House a B-listed Victorian villa and Langgarth Lodge, the gatehouse to Langgarth, which is a B-listed late Victorian arts and crafts building. In August 2012 the Council took a decision to progress the demolition of New Viewforth.

CHARACTER

The character of phase two comes from the context of the mature trees and the Listed Buildings, Old Viewforth to the northern boundary, Langgarth House to the southern boundary and Langgarth Lodge which sits on St. Ninian’s Road.

CONTEXT

Phase two affords a variety of views, both outwards from the site and inwards to the site. The views out looking north are of Stirling Castle, to the north east of the Wallace Monument and looking east they look over the River Forth and beyond. The views in of this site are to Old Viewforth, Langgarth House and Langgarth Lodge from St Ninian’s Road. The prominent feature of this area, when looking to the site from the east is the Burghmuir embankment which serves to emphasize the Green Corridor and provide an appropriate visual edge to the Conservation Area. The site lies entirely within the Kings Park Conservation Area and faces Melville Terrace to the west.

WILDLIFE

The previous ecological survey undertook an assessment of the site based on the potential routes of the link road which at that time (September 2006) were being considered. The mature woodland on this phase supports a variety of wildlife including evidence of three species of bats which are fully protected within Scotland. At the time of the survey there was evidence of badgers on the Burghmuir embankment.

It is noted that this ecological survey was undertaken in 2006 and that a new survey requires to be undertaken and this would be expected to form part of any submission for statutory consents.



KEY VIEWS OUT

1 TO STIRLING CASTLE2 TO WALLACE MONUMENT

KEYS VIEWS IN

3 TO LANGGARTH4, 5, 6 OF VIEWFORTH7 ALONG FOOTPATH8 FROM RAILWAY9 TO LANGGARTH LODGE

3

4

5

6

7

9

8

2.4

2.1

2.2

2.3

39

1. TOPOGRAPHY 3.TPO & GREENSPACE2. LISTED BUILDINGS 4.THROUGH ROUTES




PRIMARY VEHICLE ROUTES

KINGS PARK

CONSERVATION AREA

A

B

TOPOGRAPHY

The topography of phase two sits approximately 1 metre above St. Ninian’s Road, rising from the north towards the southern boundary and it also rises from west to east with the high point being at the location of Langgarth House. At the north east corner the site, in front of the 1930’s section of Old Viewforth, is approximately 3 metres lower at the top of the Burghmuir embankment.

LANDSCAPE

There was a tree survey undertaken for the site can be found in the Appendices. This highlights all of the trees on the site. As the site is within the Kings Park Conservation Area, all of the trees within it are covered by a Tree Preservation Order (TPO).

INVASIVE SPECIES

The are no known areas of invasive species on the site, however an ecological survey will be necessary to support any proposals submitted for statutory approvals.

35m34m33m32m31m30m29m28m27m26m25m24m23m

40

AIR AND NOISE

There is an obvious source of noise to the site from St. Ninian’s Road and this must be considered in terms of any future development. In addition to this the construction of the potential link road will bring with it noise and potential pollution once it is open and in particular during peak periods. There have been studies undertaken to assess the impact of this and they were submitted in support of the proposal to implement the Inner Link Road extension.

GROUND CONDITIONS

There was a Site Investigation (SI) undertaken during the preparation of proposals for the Link Road however there is no specific information available which relates to the remainder of the site. It is noted that this information would require to be commissioned in advance of any application for statutory consents.


There were extensive utilities searches undertaken during the preparation of the proposals for the Link Road and the preparation of this masterplan and these can be found within the appendices. The most significant of these is the gas main which runs west to east across the site and this is intended to be relocated under the line of the proposed Link Road. The electrical and data / phone utilities which supply New Viewforth will be terminated appropriately during the proposed demolition works.

PRIMARY ROUTES

SECONDARY ROUTES

PEDESTRIAN ROUTES

TREES AS EXISTING

LISTED BUILINGS


BUS STOP



MASTERPLAN BOUNDARY

A

B

OLD VIEWFORTH

PITT TERRACE

MELVILLE TERRACE

ST NINIANS ROAD

EXISTING SECTION THROUGH ST NINIANS ROAD

BUILTEDGE

SITE CONSIDERATIONS COMBINED

41

SECTION 2

PROPOSED FRONTAGES

B

The proposals for phase two are borne from the results of the site analysis, including the urban context along St. Ninian’s Road and the Kings Park Conservation Area, which has a distinctive character, particularly in terms of the historical road layout, with service roads running parallel to the main road to serve the adjacent properties. The scale of the adjacent buildings on St. Ninian’s Road has provided the urban context and framework for the design to this edge of the site. Listed Buildings of Old Viewforth, Langgarth House and Langgarth Lodge provide very strong elements, which require to be addressed formally to ensure that they and the context, in which they sit, are not detrimentally affected by any development. This includes forming framed views of them and providing frontage which strengthens their context.

The existing trees on the site are all protected as they are within the boundary of the Kings Park Conservation Area and as such development proposals require to take cognisance of these. The Listed Buildings on the site all relate directly to areas of mature trees and this is an important contributor to the context in which they sit and the site as a whole

The topography of the site is important as the rise from north to south opens up views of Stirling Castle, the Wallace Monument and the landscape beyond, and this is therefore a fundamental driver to the design solutions presented here. In addition this has informed the designs in terms of areas which, due to the lower level, can support buildings of a greater scale to ensure that they are integrated into the whole design.

The masterplan has taken cognisance of the route of the proposed link road, but the other factors relating to this site, such as providing frontage and a setting to Langgarth House or the relationship between the development site and Old Viewforth, have been prominent drivers in reaching the proposed layout.

SITE ACCESS

The access to the main part of the site, (site 2.1 and 2.4, Old Viewforth) is via the existing vehicular entrance to the Council buildings, directly from St. Ninian’s Road. The advantage of this is that it is an established entrance which complies with the transportation guidelines with good visibility. The access for the other two sites, Langgarth House and the site in front of this (2.2 and 2.3), is via the proposed link road. This is located at the existing vehicular exit from the Council buildings, directly opposite Snowdon Place. It should be noted that the proposed link road is inclined downwards from St. Ninian’s Road, and is at a lower level than the existing vehicular exit from the Council buildings. The access from the proposed link road is situated so that it forms the division between the two sites.

PATH NETWORK

The existing pedestrian access to the north west of the site, will be maintained and upgraded with the landscape to the front of Old Viewforth. The area in front of Old Viewforth, facing west, will be landscaped to make this a more formal area for a variety of uses. The area to the south of Old Viewforth will be a shared surface to encourage this area to be populated and occupied, not just by vehicles. This should invigorate the formal space adjacent to the building and encourage access through the site, linking to the other proposed paths. Within residential areas the roads are proposed to be shared surfaces to encourage less reliance on and to reduce the dominance of the car.

E2.1 PHASE TWO : PROPOSED RESPONSE

EXISTING TREES

PROPOSED TREES

TREES TO BE REMOVED


PROPOSED FOOTWAYS

BOUNDARY HEDGE

EXISTING GREENSPACE




KEY FRONTAGES


SECTION 1

PHASE 2

8 Semi Detached@ 2 Storey (16 Family Houses)

4 Town Houses @ 2/3 Storey18 2Bed Flats @ 3 Storey

TOTAL 38 UNITS

PROPOSED RESPONSE

42

LISTED BUILDINGS

Finding a viable use for a listed building which is empty is important to ensure the life of a building. Various options have been considered in outline format for both Langgarth House and Langgarth Lodge, however careful consideration requires to be given to potential uses and consultation should be sought with both the Planning department and Historic Scotland as early as possible in the feasibility / design process.

LANGGARTH HOUSE (SITE 2.3)

The site of Langgarth House (Site 2.3) is available to develop within the confines of the listed building and this requires to be carefully considered. A case requires to be made through the planning process for the renovation and refurbishment of this building, and uses which keep the building as a single unit should be considered, such as residential or commercial, such as a hotel. Maintaining the building as a single unit gives the best opportunity to retain the features and the character of the building. If sub-division of the building is considered then a careful study should be undertaken to identify key groups of rooms within the building and proposals should maintain these groupings intact, whilst minimising the extent of alterations required. As the building was designed in such a way that all of the elevations and detailing of these is of importance, there is no obvious location for an extension and as such it is considered that there is little or no scope to extend the main building. There is the potential to convert and extend the single storey garage wing on the northern boundary of the walled garden, although this should be of a simple, low range style of building.

The area in front of the building would be enhanced to provide an area of public realm to formally address the building within its context. This will also provide an excellent vantage point for views out of the site to the north of Stirling Castle and the Wallace Monument.

LANGGARTH LODGE (SITE 2.1)

Langgarth Lodge located within site 2.1 is also available to develop, although this offers less opportunities than Langgarth House due to it’s small size and as it was designed specifically as a building in the round, with no rear elevation. It is an important aspiration of the masterplan and should be considered with any proposals in terms of the curtilage of this building, to provide setting and context to it individually.

OLD VIEWFORTH (SITE 2.4)

Old Viewforth will remain within the current use, as an administrative building with meeting rooms, the council chamber for formal meetings and functions. The setting around the building will be enhanced and improved to integrate the building with the hard and soft landscape, in particular the mature trees. This will provide an area of considered public realm which requires to be carefully designed to respect the building within a formal setting to encourage pedestrian movement around it.

DEVELOPMENT MASSING

The preferred layout for this phase has a variety of tenures and massing as a result of analysis of the existing site, including the topography, the mature protected trees, the context of the listed buildings and the setting which surrounds them, the Kings Park Conservation Area, the views from the site and the views into the site, in particular of the listed buildings and their public realm. The potential for the development of the listed buildings has been described earlier and this section relates specifically to the development of sites 2.1 and 2.2.

PROPOSED MASSING, LAYOUT & MATERIALITY

ENHANCED SETTING TO LISTED BUILDINGS

TEMPORARY PARK& LANDSCAPING

PRIVATE GARDENS

ENHANCED SETTING OF LISTED BUILDINGS& MATURE LANDSCAPE

43

SECTION 2 : PROPOSED SECTION THROUGH ST NINIANS ROAD

ST NINIANS ROAD

PUBLICGARDEN

BUILTEDGE

ACCESSROAD

PUBLICFOOTPATH

MELVILLE TERRACE

BUILTEDGE

SITE 2.2

This is a relatively narrow and elevated site with dense mature woodland to the southern boundary. The site has a narrow frontage onto St. Ninian’s Road adjacent to the junction of the proposed link road. This area is elevated approximately 1 metre to 1.5 metres above the road and it is considered appropriate to locate two storey semi-detached villas on this area of the site to directly relate to the context of St. Ninian’s Road and the Conservation Area. Behind this facing onto the link road a terrace of four three storey townhouses is proposed. These provide a formal edge which frames the view of Langgarth House from the junction of the proposed Link Road. The gable of the villa facing Langgarth Lodge and the gable of the townhouse which Langgarth House faces require to be carefully designed to make them significant points of reference to enhance the context of the listed buildings.

Any development proposed must comply with BS 5837:2012, the British Standard guide for trees in relation to construction which advises that any structures are located outside the RPAs (Root Protection Area) of trees to be retained.

In the development of proposals for this site consideration should be given to the context of Langgarth House and the impact that the development will have on the setting of the listed building. This also relates to the impact on access, the massing and scale of any proposals and the materials proposed. It is recommended that a dialogue be formed with Stirling Council at an early stage in the design process to ensure a considered and balanced approach is taken, without drawing attention or significance away from the Listed Buildings.

SITE 2.1

This is the largest site of Phase two and also the most complex due to its central location between Old Viewforth and Langgarth House and its prominent location directly onto St. Ninian’s Road. The site is elevated above St. Ninian’s Road by approximately a metre and rises gently as it moves away from the road, eastwards. In addition it rises gently towards the south until it meets the line of the proposed link road. We have worked to the constraints of the proposed link road as it is approved in the Local Transport Strategy, although the phasing of the construction has still to be confirmed. The frontages of this option address St. Ninian’s Road and the proposed link road and beyond to Langgarth House, which sits above this site. These properties are all two storey plus and attic semi-detached villas, although options for detached two storey villas have also been considered. The semi-detached villas are set out to replicate the rhythm of the historical villas within the Conservation Area and these create a permeability to the housing, giving views into the site and beyond.

To the north east corner of the site the topography is such that this area is three metres lower and as a result it is considered that three storeys of two bedroom flats are appropriate here. These will have a similar mass and height to Old Viewforth which it addresses directly. The edge of the flats is a hard edge to the Council building, which forms the boundary of the public realm. The gable of these flats, faces towards St. Ninian’s Road and should be designed to be viewed as an important feature of the proposed development. Traffic approaching Old Viewforth will approach this and it acts as a marker for the entrance to the council building which the design should take cognizance of.

The site is laid out so that a narrow service road runs parallel to and above the route of St. Ninian’s Road and the proposed link road, which echoes the context of the Conservation Area along St. Ninian’s Road. In the case of the proposed link road consideration should be given to the removal of the footpath from the road edge and moved above to the shared surface. This creates a safer environment for pedestrians, in addition to a hierarchy of pedestrians over vehicles.

The area to the rear of Langgarth Lodge is maintained with mature trees to maintain the setting that it currently exists within. This also provides a termination to the row of semi-detached villas on to St. Ninian’s Road. The gables of this row are important in the context of being prominent when travelling along St Ninians Terrace and require to be carefully designed as significant urban elements.

SECTION 1A : TEMPORARY PARK SOUTH OF SITE 2.1PRIOR TO ROAD CONSTRUCTION SHOWING EXISTING LEVELS

LANGGARTH HOUSETEMPORARY PARKPROPOSED

44









EXISTING PATHWAY

PROPOSED PATHWAY


Most trees to be marked for felling in phase 2 are to be removed due to poor condition and on advice of arboriculturist.

A small group of trees is to be removed to make place for new development.

No trees of out standing value are affected.

Is is intended to minimise the impact of the new development and to keep as many of the existing trees as possible to maintain character and setting of the area.

PROPOSED LANDSCAPE

The proposed landscape solution includes possible temporary measures to be considered in the event that the construction of the Link Road does not take place in the short term. It is proposed to improve the setting of Old Viewforth and Langgarth House is to retain and improve the character of the area.

Additional planting along plotboundaries will create and provide privacy and identity.

In the event that the Link Road is not built at the commencement of development a temporary park is proposed between the residential flats, terraces and semi detached houses and Langgarth House.

temporarypark

improve setting of council building

improve setting ofLanggarth House

additional planting alongplot boundary

trees to be removed due to poor condition

trees to be removed due to poor condition

trees to be removed due to new development

POTENTIAL TREE REMOVAL PRIOR TO LINK ROAD

PROPOSED LANDSCAPE PRIOR TO LINK ROAD

E2.2 PHASE TWO : LANDSCAPE STRATEGY

45









EXISTING PATHWAY

PROPOSED PATHWAY

Group of 5no mature beech, oak and yew trees of outstanding value possibly requiring removal to create the Link Road

New pathway system and pedestrian bridge required

EXISTING LANDSCAPE AROUND PROPOSED ROAD

The proposed road affects some of the most valuable trees of the site.

These trees are around 130 years old and in good condition with long life expectancy.

PROPOSED LANDSCAPE

The layout of the new pathway meandering up and through the existing woodland and is to bedesigned to avoid the root protection areas of the any trees of outstanding value.

trees of outstanding value

POTENTIAL TREE REMOVAL WITH PROPOSED LINK ROAD

PROPOSED LANDSCAPE WITH PROPOSEDLINK ROAD

46

VIEW OUT TO VIEWFORTH

E3 PHASE THREE : EXISTING CONTEXT AND POLICES

VIEW INFROM STEPPED PATH

VIEW AS EXISTING

3.

4.

5.



KEY VIEWS OUT

1 ALONG GREEN CORRIDOR2 ABOVE TO VIEWFORTH

KEY VIEWS IN

3 FROM VIEWFORTH4 FOOTPATH FROM BURGHMUIR ROAD5 FROM WELLGREEN

1.

2.

SITE APPRAISAL

Phase three of the masterplan site is made up of three distinct sites, Wellgreen to the north, the privately owned site in the centre and Linden Avenue car park to the south. The border to the west is the Burghmuir embankment and a Council office, to the north, a two storey office building, to the east by the newly constructed Waitrose, Linden Avenue and the A9 beyond, and to the south by the site of phase one. Access to the Wellgreen site to the northern end is from a road from the north via Wellgreen Roundabout. Access to the Linden Avenue car park is via the Linden Avenue roundabout, and it is this access which will be upgraded to create the junction between the proposed Link Road and the A9. Wellgreen site is the current location of the Wellgreen Care Home run by Stirling Council and it is envisioned that this service will be incorporated into the proposed Care Village at the ex Stirling Royal Infirmary site. Redevelopment of this site will not be possible unless such services re-provisioning has taken place.

CHARACTER

This site is quite insular, being enclosed on three sides, by the embankment, office building to the north and Waitrose to the east. The southern boundary will address the proposed Link Road directly and this will provide access to the Linden Avenue car park site. Phase three does not have any specific views out other than up to Viewforth.

WILDLIFE

The previous ecological survey was undertaken in 2006 for the majority of the Viewforth Masterplan site but not for this area (other than the Linden Avenue car park), therefore there is not an outline assessment of the extent and or variety of the wildlife which exists on this site. At the time of the survey there was evidence of badgers on the embankment.

It is expected that an ecological survey be undertaken to ascertain the level of wildlife on the site, particularly protected species and this would be expected to form part of any submission for statutory consents.

TOPOGRAPHY

The phase three site lies at the base of the slope and rises from the northern boundary southwards towards the Linden Avenue car park. This rise is gentle and is approximately 2 metres over this length. The Burghmuir embankment occupies the western boundary of these sites and from the base of this towards the A9 the sites slope gently.

47

2.EXISTING GREENSPACE1. SUN PATH 3.THROUGH ROUTES

A

B




PRIMARY VEHICLE ROUTES

PHASE 3 SITE CONSIDERATIONS

LANDSCAPE

There are mature trees on the privately owned site but as this is under separate ownership, access has not been available to survey these.

GROUND CONDITIONS

There is no SI information available for these sites at this time. It is noted that this information would require to be commissioned in advance of any application for statutory consents.


There were extensive utilities searches undertaken during the preparation of the proposals for the link road and the preparation of this masterplan and these can be found within the appendices. The most significant of these is the gas main which runs west to east across the site along the boundary between the privately owned site and Linden Avenue car park areas of the site.

48

The proposals for this phase are more conceptual as opportunities for redevelopment are likely to happen over the longer term, and as such a degree of flexibility has been retained to reflect this. The topography and the access points and the adjacent development of Waitrose and the housing at Linden Avenue are factors considered to inform the developable area of the site and shaping the outline development guidelines for this phase.

SITE ACCESS

Site access is provided both from the existing access from the north via the Wellgreen Roundabout and from the south from the proposed link road as designed by Stirling Council Transportation department. The proposals have been designed to enable access to the central privately owned site to be available from either end to incorporate flexibility into the future development of this site. The proposal allows these access points to be linked in the future to provide access through the three sites, which is considered to be beneficial to the site, potentially alleviating pressure on the Craigs Roundabout. A point of access should also be considered to the north east to link the site with the commercial site here.

PATH NETWORK

The existing footpath along the boundary between the privately ownedsite and the Linden Avenue car park site would be maintained and upgraded, to provide pedestrian access through to the A9 and the bus routes along this. In addition there is proposed to be a new footpath which will follow the base of the Burghmuir embankment to serve as a woodland route, away from vehicular traffic which will link with the other footpath south of the proposed link road. This will also link to a ramped access up the embankment to Old Viewforth above.

DEVELOPMENT MASSING

The preferred proposal for this phase has a variety of tenures and massing to facilitate future flexibility, including business, office or potentially retail units and residential flats. The flats are proposed along the western boundary and to the south so that they have a relationship with the residential development of phase one. The business / office / retail units are located to address the commercial development to the east. This provides adaptability which will assist the uncertainty regarding the privately owned site and Wellgreen and the timescale for the potential re-development of these and enables each of the sites to be developed according to the most appropriate use at that time. The approach is to provide a built edge to address the base of the Burghmuir embankment and provide a structure to this edge. This is where the height should be located within the site, addressing views to the east over the River Forth and beyond. The blocks are broken up to emphasize and address the historical plot boundaries have existed since the original Victorian villas were built and these areas will be landscaped. Parking is important but should be carefully designed to minimise its impact.

MATERIALITY

The materials used should be of a contemporary and robust nature with facing brick, through colour render and potentially elements of zinc or rainscreen cladding, to break down the mass and identify elements of the building such as the staircores. Glazing should be high performance with timber or aluminium frames with areas of aluminium curtain walling.

E3.1 PHASE THREE : PROPOSED RESPONSE

ENCOURAGE VEHICLE ROUTES FROM PROPOSED LINK ROAD TO WELLGREEN

49

TREE REMOVAL - PHASE 3 PROPOSED LANDSCAPE - PHASE 3









EXISTING PATHWAY

PROPOSED PATHWAY


Phase 3 is relatively limited in terms of valuable landscape features. However there is both a group of mature birch trees, which provide a screen to the neighbouring development and the remnants of historic plot boundaries.

PROPOSED LANDSCAPE

Its is proposed to strengthen and frame the plot boundaries with addition wood-land planting.

The tree lines linking the buildings within the plot are based on the Historic boundaries between the 19th C villas and transfer the history to the present.

mature birch group

additional woodland planting

tree lines based on historic boundaries

E3.2 PHASE THREE : LANDSCAPE STRATEGY

SECTION F - APPENDICES

FI - KEY CONTACTS

F2 - ENGAGEMENT

F3 - REFERENCE DOCUMENTS

51

Landscape Architectrankinfraser landscape architecture llp6 Darnaway StreetEdinburghEH3 6BG0131 226 7071

Consulting Civil & Structural EngineersAlloa Business Centre Whins Rd, Alloa FK10 3SA0845 217 9775

Architectjmarchitects64 Queen StEdinburghEH2 4NA0131 464 6100

Stirling CouncilStirling Council, Viewforth 14-20 Pitt Terrace StirlingFK8 2ET01786 404040

ASSISTANCE WITH THE COMPLETION OF THE VIEWFORTH MASTERPLAN WAS PROVIDED BY THE STIRLING DEVELOPMENT AGENCY

F1. KEY CONTACTS

AUTHORS; CONTRIBUTORS;

52

PHASE ONE SKETCH PROPOSAL

PUBLICSPACE

4 BLOCKS OF FLATS AS PAVILIONS(4 STOREY)8 2 BED FLATS IN EACH32 UNITS TOTAL

14 SEMI DETACHED 28 FAMILY HOUSES(2 STOREY)

PATHS

SHARED SURFACE / ROAD

HEDGE

TREES

LAWNS

PUBLIC GREEN SPACE

LEGEND

PRECEDENT HOUSE TYPES

UPGRADEDACCESS TO SITE

INDICATIVE PHASING BOUNDARY

PROPOSED PEDESTRIAN ROUTE

SKETCH VIEWS

1.

1.

2.

3.

3.

4.

2.

PHASE TWO SKETCH PROPOSAL

PUBLICOPEN SPACE

PATHS

SHARED SURFACE / ROAD

HEDGE

TREES

LAWNS

PUBLIC GREEN SPACE

LEGEND

6 SEMI DETACHED12 FAMILY HOUSES(2 STOREY)

18 TOWNHOUSES(2/3 STOREY)

10DETACHED HOUSES(2 STOREY)

UPGRADEDACCESS TO SITE

INDICATIVE PHASING BOUNDARY

PROPOSED PEDESTRIAN ROUTE

PRECEDENT HOUSE TYPES

SKETCH VIEWS

3.

4.

1. VIEWFORTH

2. 4.

5.

F2. ENGAGEMENT

EXAMPLE OF IMAGES PRESENTED TO GENERATE PUBLIC DISCUSSION

OVERVIEW OF THE PROCESS

Development of the masterplan has been taken forward in considered stages fully involving the Planning Department, the local community and stakeholders.

STIRLING COUNCIL

Stirling Council as the owner of the majority of the sites commissioned the Viewforth Masterplan and as such there have been regular meetings with the council, including the Planning Department, the Transportation Department and the Estates Department.

The Councillors from the wards adjoining the site were invited to a presentation to explain the initial proposals to them in advance of the public consultation. This took place on the 19th February.

THE COMMUNITY - PUBLIC CONSULTATION

A community consultation evening was held in the City Chambers Old Viewforth on the 26th February 2013. The evening was designed as an open exhibition for adjoining proprietors to drop in with a formal presentation introducing the intent of the Masterplan. Approximately 30 people attended the drop in evening between 4pm - 8pm with the majority of attendees remaining for the formal presentation at 7pm.

The evening was advertised in the One Stop Shop Stirling with a poster identifying the site of the masterplan to be discussed. The design team, facilitated by Stirling Council notified the appropriate neighbours in writing and also the following neighbouring community councils;

Kings Park Community CouncilBraehead & District Community CouncilMercat Cross & City Centre Community CouncilTorbrex Community Council

The public were encouraged to discuss particular concerns with the members of the design team and representatives from Stirling Council present throughout the evening. A feedback form was supplied to record the local’s opinions in writing. 14 responses were completed and returned. There was also a question and answer period following the verbal presentation. There were 7 questions raised by 3 individuals post presentation. The main concerns raised were;

Will the Link Road go ahead?

What are the timescales for development?

Trees – what is protected and what it not?

Affordable housing – where will this be?

Will the Green Corridor be maintained and how will the ecology of the site be preserved?

There was support from participants who attended the evening for improved development on the site of the Viewforth Masterplan alongside an enhancement of the existing landscape. The proposed Link Road was questioned as to whether it was a necessary intervention and also whether the public had been consulted in its decision. The general consensus was that the public should be made aware of how this masterplan develops and when the timescale will be set.

The content of the exhibition boards were subsequently uploaded to the Stirling Council website which invited locals who did not have the opportunity to attend the evening to voice their opinions.

Kings Park Community Council also wrote to the Council subsequent to the consultation event expressing concern at the impact of the development in phase 1 on the Green Corridor and questioning the need for the Viewforth Link Road, expressing concerns about its potential visual impact.

Further details of feedback received can be found in the Appendix.

STATUTORY CONSULTEES

TRANSPORTATION

Throughout the process of developing the masterplan Stirling Council Transportation Department have attended the majority of the meetings. They were in attendance as they designed the new link road which will service the sites.

GROUND CONDITIONS AND DRAINAGE

In the preparation of this Masterplan Scottish Water and SEPA were contacted, but without firm proposals they are unable to provide any information other than standard advice for proposed development. Scottish Water provided their standard guidance in respect of development and their assets.

There have been no Site Investigation (SI) works undertaken on the site to establish ground conditions and bearing capacity in respect of the preparation of this Masterplan. It is our assumption that there would have been SI works undertaken in respect of the proposed Link Road, but this information has not been made available at this time.

UTILITY SERVICES

Full utility searches for the masterplan site have been undertaken and are attached in the appendices. The masterplan proposals which have been produced for this report have taken appropriate cognisance of the location of these.

53

The following documents can be found on the supporting CD which accompanies this report;

ARCHAEOLOGICAL REPORT Site Location of Archaeological Site BUILDING REPORT Old Viewforth Viewforth Garage Condition Langgarth House

COMMUNITY CONSULTATION Public Consultation Verbal Feedback Public Consultation Register of Attendance Copy Public Consultation Feedback Forms Summary Proposed Site Plan with Comments Received ECOLOGY Link Road Phase 2 Ecological Survey + Appendices

ENVIRONMENTAL SERVICES Environmental Health Officer, Stirling Council Guidelines

GOVERNMENT & COUNCIL GUIDELINES Stirling City Council South Appraisal Report Kings Park Conservation Area Kings Park Conservation Appraisal LISTED BUILDINGS Langgarth House Listing Langgarth Lodge Listing Old Viewforth Listing

PROPOSED LINK ROAD Proposed Link Road (dwg) Cross Sections (dwg) Long Section (dwg)

PROPOSED MASTERPLAN Proposed Viewforth Masterplan (pdf & dwg bound) Viewforth Masterplan Site Areas & Phasing (pdf & dwg)

TOPOGRAPHICAL Extent of information to date (dwg)

TREE SURVEY Viewforth Site Green Corridor Trees to be Removed for Proposed Link Road

UTILITIES Combined Utility Drawing including the following; BT Whole Site Cable & Wireless Gas - INEOS Scottish Power Scottish Water

F3. REFERENCE DOCUMENTS