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West Dunbartonshire Local Development Plan

Proposed Plan

SEPTEMBER 2013

1

Foreword

Welcome to the Local Development Plan for West Dunbartonshire.

This is a plan for challenging economic times. It seeks to strike the correct balance between encouraging thedevelopment of our economy and communities whilst protecting the environment that makes West Dunbartonshire anattractive place to live, visit and invest.

The Plan has a focus on ‘Our Changing Places’, those areas and sites within West Dunbartonshire where the Councilwants or expects to see change. The Plan provides a positive framework to try and get these regeneration sites moving.

The Plan identifies land for over 5,000 new houses. It identifies almost 50 hectares of land for new business andindustrial uses throughout the authority area, providing opportunities for business and employment growth. Itrecognises the importance of strengthening our town centres and identifies opportunities within them for over 10,000sq.m of new retail development.

The Plan recognises it is time for the step-change to be made towards a more sustainable future. It sets a framework forrenewable energy developments. Development is directed towards locations that can be accessed by public transportand away from areas that may be affected by more frequent and severe flooding. A framework is set to encourage allnew development to contribute towards the creation of successful places.

Our natural and heritage resources are protected. These include the Antonine Wall World Heritage Site and the InnerClyde Special Protection Area which are both of international importance. Also protected are 8 Sites of Special ScientificInterest, 48 Local Nature Conservation Sites, the Kilpatrick Hills Local Landscape Area, 5 Conservation Areas and 141Listed Buildings.

Thank you for showing an interest in the Plan. We believe that we have got the balance correct, but welcome your viewsand suggestions as to how we can make the Plan better.

Councillor Lawrence O’NeillConvenor of Planning Committee

2

Local Development Plan

This document represents the settled view ofthe Council as to how West Dunbartonshireshould be developed over the next 5 years andbeyond. At this stage of the preparation processthe Council invites those with an interest in thePlan to submit representations setting outmodifications they would like to be made tothe Plan and the reasons for these.Representations of support for the proposalswithin the Plan can also be submitted.

Representations must be made on an officialform. These are available online, from all Councillibraries and from the Council offices atRosebery Place, Clydebank and Garshake Road,Dumbarton.

Representations can be submitted:

• Online at: www.west-dunbarton.gov.uk/planning-and-the-environment/planning-and-building-standards/local-development-planning/local-development-plan/

• By e-mail to [email protected]. Inyour subject box please type ‘WDLDPrepresentation’.

• By writing to Alan Williamson, Team Leader– Forward Planning, Planning & BuildingStandards, West Dunbartonshire Council,Council Offices, Rosebery Place, Clydebank,G81 1TG

Respondents are encouraged to limit theirrepresentation on any one issue to no morethan 2,000 words plus limited supportingproductions. In all instances please be clearabout which part of the Plan you arecommenting on, and set out clearly whatchange you would like made to the documentand your reasons for this.

The period for submitting representations runsfrom 27 September to 29 November, a period of9 weeks.

How to respond to the Proposed Plan

3

Contents

Chapter 1 - Introduction .......................................................................................................................................................................... 4Chapter 2 - Outcomes .............................................................................................................................................................................. 6Chapter 3 - Our Changing Places ......................................................................................................................................................... 8

3.2 - Alexandria Town Centre .......................................................................................................................................................... 103.3 - Clydebank Town Centre .......................................................................................................................................................... 133.4 - Dumbarton Town Centre and Waterfront........................................................................................................................ 163.5 - Queens Quay, Clydebank........................................................................................................................................................ 213.6 - Carless, Old Kilpatrick ............................................................................................................................................................... 253.7 - Esso Bowling and Scott’s Yard............................................................................................................................................... 283.8 - Bowling Basin .............................................................................................................................................................................. 323.9 - The Lomond Canal .................................................................................................................................................................... 353.10 - Lomondgate and Vale of Leven Industrial Estate ....................................................................................................... 373.11 - Young’s Farm, Dumbarton (Dumbarton FC) ................................................................................................................. 403.12 - The Green Network ................................................................................................................................................................ 423.13 - Kilpatrick Hills ........................................................................................................................................................................... 44

Chapter 4 - Developing Sustainably ................................................................................................................................................ 46Chapter 5 - Growing Our Economy .................................................................................................................................................. 54Chapter 6 - Building Our Communities .......................................................................................................................................... 59Chapter 7 - Supporting Our Centres ............................................................................................................................................... 72Chapter 8 - Enhancing Our Green Network .................................................................................................................................. 76Chapter 9 - Protecting Our Built Heritage ..................................................................................................................................... 83Chapter 10 - Supporting Development ......................................................................................................................................... 86Appendix 1: Low and zero carbon generating technologies ................................................................................................ 91Appendix 2: Schedule of Land Owned by Planning Authority ............................................................................................. 92Glossary ....................................................................................................................................................................................................... 94

4


Chapter 1 - Introduction

1.1 This is a Plan for and about the people andplaces of West Dunbartonshire. It is for thepeople who live, work and visit here, those whoown land and property, and those who wouldlike to invest in the area. It is about a range ofplaces – houses and neighbourhoods, openspaces, schools and other community facilities,town centres and industrial areas, and thecountryside – and how these all link to formWest Dunbartonshire.

1.2 It is about how these places can best bedeveloped, protected or enhanced in order toprovide people with quality places to live, work,learn and visit. It is about encouraginginvestment and growth and providing certainty,whilst ensuring that growth is sustainable;lasting and in harmony with the environment.

1.3 It sets out how land in West Dunbartonshireshould be used and developed up to 2019 andbeyond. Together with the Glasgow and theClyde Valley Strategic Development Plan itforms the development plan for the area. It willbe used by the Council when giving advice ondevelopment proposals and making decisionson planning applications, and is the documentwhich sets out the land use requirements of thestrategies and priorities of the Council and itspartners.

1.4 It identifies the development opportunitiesavailable in West Dunbartonshire and seeks togenerate interest in these.

1.5 The Local Development Plan covers most ofthe Council area but does not cover those partsof Balloch and the countryside to the east andwest of Loch Lomond which lie within the LochLomond and the Trossachs National Park. The

National Park has its own Local DevelopmentPlan. But this is also an important plan for theNational Park area because WestDunbartonshire is the gateway to the NationalPark and provides its residents with many oftheir services.

Map 1 - Local and Strategic Development Plan Areas

5

Structure of the Local DevelopmentPlan1.6 This Plan sets out a framework for how WestDunbartonshire can be developed over thenext five years and beyond. It does this in threeparts:

• Our Changing Places – this section focuseson those parts of West Dunbartonshirewhich the Council wants or expects to seechange over the next 5-10 years. It sets outstrategies for the development of theseareas and expectations of what should bedelivered through development.

• Our Policies and Proposals – this sectionsets out the policies against whichproposalsfor development will be assessed. Thepolicies and proposals identify sites fordevelopment, protect the area’s natural andbuilt environment and set out criteria forassessing development proposals.

• Proposals Map – this illustratesdevelopment sites, sites protected frominappropriate development and where thepolicies of the plan will apply.

Accompanying Documents1.7 The Local Development Plan is supportedby the following documents:

• Supplementary Guidance – this sets outmore detailed guidance for specific types ofdevelopment or specific resources or areas.The Plan indicates some of the topics forwhich Supplementary Guidance exists or isto be developed.

• Action Programme – this document sets outa list of actions required to deliver the Plan’spolicies and proposals.

• Strategic Environmental Assessment:Environmental Report – this documentconsiders the environmental implications ofthe Plan’s policies and proposals and setsout mitigation measures where required.

• Habitats Regulations Appraisal Record – thisdocument looks specifically at the impact ofthe Plan on internationally designatedNatura 2000 sites, including the Inner ClydeSpecial Protection Area, but also howdevelopment in West Dunbartonshire mayaffect Natura 2000 sites outwith the Planarea.

• An Equality Impact Assessment (EIA) of theLDP has been carried out to help us ensurethat the strategy has been created havingdue regard to eliminating discrimination,promoting equality of opportunity andfostering good relations. The EIA identifiedsome positive impacts and no negativeimpacts.

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2.1 This Plan seeks to achieve the outcomes setout in Table 1. They have been informed by anumber of national, regional and local policyand strategy documents.

Chapter 2 - Outcomes


Scottish GovernmentPurpose and

National Outcomes

GovernmentEconomicStrategy National

PlanningFramework 2

ScottishPlanning

Policy

Architectureand Place

Policy

DesigningStreets

Land UseStrategy for

Scotland

ScottishHistoric

EnvironmentPolicy

ScottishBiodiversity

Strategy

Scotland’sZero Waste

Plan

Glasgow and Clyde Valley

Strategic Development

Plan

RegionalTransportStrategy

West Dunbartonshire

CommunityPlan

WestDunbartonshireSingle Outcome

Agreement

WestDunbartonshire

Strategic Plan

West Dunbartonshire

EconomicDevelopment

Strategy

WestDunbartonshireLocal Housing

Strategy

WestDunbartonshireLocal Transport

Strategy

WestDunbartonshire

Open SpaceStrategy

DunbartonshireLocal Biodiversity

Action Plan

7

Table 1 - Local Development Plan OutcomesSu

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8


Chapter 3 - Our Changing Places

3.1 Introduction3.1.1 This Plan focuses on ‘Our Changing Places’,the areas of West Dunbartonshire that theCouncil wants or expects to change over thenext 5-10 years.

3.1.2 These sites include our town centres –Alexandria, Clydebank and Dumbarton. Theyare at the heart of our communities, but likeothers throughout Scotland, they face thechallenge of remaining attractive destinationsfor our residents and visitors, both in terms ofthe shops and other facilities and the physicalenvironment.

3.1.3 West Dunbartonshire’s industrial past hasprovided a legacy of opportunity sites alongour waterfront, including the former JohnBrown’s shipyard and adjoining sites,collectively identified as Queens Quay inClydebank, the Carless site in Old Kilpatrick, theEsso site in Bowling and Dumbartonwaterfront.

3.1.4 West Dunbartonshire has the benefit ofhaving the Forth and Clyde Canal runningthrough it. Bowling Basin is identified as alocation where more can be made of the Canal,through the creation of an attractive place tolive and visit. The Plan safeguards a routeidentified by Scottish Canals for the creation ofa new canal linking the River Clyde to LochLomond.

3.1.5 The ongoing regeneration atLomondgate and the adjoining Vale ofLeven Industrial Estate is supported as is thefurther investigation of the suitability of landat nearby Young’s Farm, Dumbarton for anew stadium for Dumbarton Football Club.

3.1.6 West Dunbartonshire’s outstandingenvironmental setting is acknowledged. Theprotection and enhancement of the greennetwork is promoted, particularly theKilpatrick Hills which distinctively frameWest Dunbartonshire’s towns and villages.

3.1.7 The following sections set out theCouncil’s strategies for these areas. They areto be treated as the policy framework fordevelopment proposals within these areas,and to be used, along with the Plan’s policiesand proposals, in making developmentmanagement decisions.

9

Our Changing Places

Map 2: Our Changing Places

10


3.2 - Alexandria Town Centre

3.2.1 Alexandria is the smallest of the threetown centres in West Dunbartonshire. Itperforms a local role in terms of retailing andservice provision, predominantly serving theVale of Leven. Alexandria has a traditionalterraced high street with commercial uses onthe ground floor and flats above, and includesmany attractive red sandstone buildings. Themore recent, but dated, shopping area ofMitchell Way extends east from Main Street.Alexandria has a train station and is well-servedby buses.

3.2.2 This Plan’s strategy for Alexandria towncentre is:• to strengthen its retail offer through the

identification of opportunities for a newfoodstore and other new and refurbishedretail floorspace;

• to increase the population of the towncentre through the identification ofresidential development opportunities;

• to support redevelopment along BankStreet; and

• to improve the attractiveness of the towncentre through support for accessibility,public realm and car parkingimprovements.

3.2.3 The Alexandria Town Centre Masterplanprovides Supplementary Guidance for theMitchell Way, Kippen Dairy and Leven Cottagesites and for public realm improvements in thetown centre.

3.2.4 Alexandria town centre has several smallfoodstores but would benefit from theintroduction of an anchor food retailer to helpattract and retain shoppers in the town centre.In 2011, approximately half of the Vale ofLeven’s residents’ expenditure on foodshopping was estimated to be spent outwiththe area. The Plan therefore supports the

11

Our Changing Places

development of a modern foodstore ofapproximately 3,200 sq.m on a site extendingsouth from Mitchell Way. This is considered tobe the size of store the town centre catchmentcan sustainably support and the optimum sizeto retain food expenditure in the town withouthaving a detrimental impact on other retailers.

3.2.5 It is anticipated that a modern foodstorein Alexandria town centre will improve thetrade of other shops there, by attractingshoppers who are currently going elsewhere.Therefore, the Plan also supports the foodstore-led redevelopment of Mitchell Way beingcomplemented by additional new buildcommercial units and the refurbishment of theremainder of Mitchell Way. Residentialdevelopment will also be supported as part of amixed use development centred on this area.Properties on Main Street near Mitchell Way arein a fairly prominent location and would alsobenefit from refurbishment works to improvetheir appearance, and such measures are alsosupported by this Plan.

3.2.6 The Kippen Dairy and Leven Cottage sitesto the north of the town centre are identified ashousing opportunities. Housing developmenton these sites would increase footfall in thetown centre and improve its attractiveness.Retail development will not be supported hereas it would elongate the shopping area of

Alexandria drawing trade away from theexisting retail areas and the regenerationpriority of Mitchell Way. Design will be animportant consideration in the assessment ofany proposals for the Kippen Dairy and LevenCottage sites as they front onto Main Street, animportant corridor to and through the towncentre. A high quality design will be expectedwith building height and densitycomplementing the town centre location of thesite. A more detailed Development Brief will beprepared for the site by the Council.

3.2.7 The B-listed Smollet Fountain sits at thejunction of Main Street and Bank Street. ThisPlan supports the fountain being incorporatedinto a new civic space with a high qualitysetting in this vicinity.

3.2.8 Alexandria Medical Centre is relocatingfrom Bank Street. This site, along with adjoiningsites, will provide the opportunity for acomprehensive redevelopment along the southside of Bank Street. New housing and towncentre uses such as shops, offices, cafes, publicservices and leisure will be supported here.

3.2.9 Changes to the road network in andaround the town centre may be required tosupport the new developments, includingclosure of the section of the B857 to the west ofthe railway line and introduction of two-waytraffic along the current one-way section ofBank Street.

3.2.10 Main Street and Bank Street are the twomain routes through the town centre forvehicles and pedestrians. These streets and theparking to the rear of properties on the westside of Main Street would benefit from a rangeof public realm improvements including newand improved paving, lighting, planting andstreet furniture. Quality public realm andshopfront improvements to Main Street wouldhelp to emphasise the importance of the town’sprincipal shopping street and will be supportedby the Council subject to funding beingavailable.

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Map 3: Alexandria Town Centre

13

Our Changing Places

3.3 - Clydebank Town Centre

3.3.1 Clydebank is the largest of the three towncentres in West Dunbartonshire. It serves thewhole of West Dunbartonshire, western areas ofGlasgow and beyond, particularly for non-foodshopping. Central to the town centre is theClyde Shopping Centre, the northern part ofwhich is a modernised enclosed mall, and thesouthern part an unenclosed, but partiallycovered and fully pedestrianised, shoppingarea. The northern mall is adjoined by somelarger retail units including a superstore, acinema and restaurant uses, and car parking.Other uses in the town include Council officesand a leisure centre. There are also some moretraditional streets with commercial uses onground floor and flats above. The Forth andClyde Canal runs through the town centre,between the northern and southern parts ofthe shopping centre, and has events space oneither side, with Three Queens Square regularlyused for markets and public events. Clydebankhas good access links with a rail station in thetown centre and another nearby, designatedbus and taxi areas, and parking adjoining theshopping centre.

3.3.2 This Plan’s strategy for Clydebank towncentre is:• to maintain the Clyde Shopping Centre as

an attractive retail core;• to support modernisation of the southern

part of the shopping centre;

• to support a new superstore on the site ofthe existing Playdrome leisure centre;

• to support the evening economy andleisure offer of the town centre;

• to protect the setting of the Forth and ClydeCanal and increase activity around it; and

• to improve public transport facilities andaccessibility.

3.3.3 The northern part of the Clyde ShoppingCentre has been modernised to meet current

retailer requirements and is a vibrant mall withlow vacancies and good footfall. This part of theshopping centre benefits from being enclosed,with dedicated management and security. Italso has good parking and public transportaccessibility. It has more modern units incomparison to West Dunbartonshire’s othertown centres, with good potential forreconfiguring unit sizes to accommodatechanging retailer requirements. It is a keylocation within West Dunbartonshire for

14


attracting national ‘high street’ retailers.

3.3.4 The southern part of the shopping centrehas a more dated environment with a morelimited choice of shops than in the northernmall, despite it serving as an important gatewayto the town from the bus and train station. ThisPlan supports the refurbishment orcomprehensive redevelopment of this area soto improve the general environment andencourage a better range and quality of shops.

3.3.5 The Co-operative department store is alandmark building within Clydebank towncentre. It is B-listed and of architecturalimportance to Clydebank. Proposals to re-usethe building which preserve its architecture willbe supported. The building should bepreserved and its setting considered in anyproposals to refurbish or redevelop itssurroundings.

3.3.6 The Clyde Shopping Centre formsClydebank’s retail core and changes of use fromretail are to be assessed against Policy SC2.

3.3.7 Clydebank has limited large foodstoreprovision for a town of its size. There is only onesuperstore operator in the town and a newsuperstore would improve choice, introducecompetition and draw additional trade toClydebank. This Plan identifies the site of the

current Playdrome leisure centre as a newsuperstore opportunity, and planningpermission exists for an 8,000 sq.m superstore.The relationship of the store with the Canal, itsdesign, parking and impact on the surroundingroad network are important developmentmanagement considerations in assessingproposals for the site. The Playdrome site wouldalso be suitable for a range of other towncentre uses, such as non-food retail and leisure.

3.3.8 The town centre has a fairly limitedevening and leisure offer with only a cinema,leisure centre and limited food and drinkvenues open into the evening. Increasing thisoffer would improve the overall attractivenessof the town centre as a place to visit andClydebank as a place to live and this Plansupports such proposals.

3.3.9 Clydebank has the advantage of the Forthand Clyde Canal passing through the towncentre. Significant investment has been madein the public realm along both banks of theCanal, particularly the award–winning swancanopy bridge and refurbishment of ThreeQueens Square to create an events area. Bothbanks of the canal are used to host markets andevents. The Council is keen to encourage moreevents here to increase interaction with thecanal and contribute to the economy and offerof the town centre. Where possible, any

proposals adjacent to the canal area shouldprovide the opportunity for interaction with thecanal such as facing or providing access onto itor outdoor seating areas. The Forth and ClydeCanal is a Scheduled Monument and anydevelopment should not adversely affect thecanal or its setting.

3.3.10 Markets will be supported subject to notadversely affecting amenity, the operations ofpermanent traders and the vitality of the towncentre.

3.3.11 Enhancements are required to busfacilities on Chalmers Street to allow closerintegration with the railway station and providea successful transport interchange area forpassengers. Any such proposals will besupported.

3.3.12 The provision of Fastlink to Clydebankand the Golden Jubilee Hospital remains apossibility (see Supporting Developmentsection), with one option being the routepassing through Clydebank town centre.Strathclyde Partnership for Transport should beconsulted on any major proposals that wouldaffect road layout within Clydebank towncentre, and the Council may seek the provisionof infrastructure to support Fastlink in relationto any major development proposed for thetown centre.

15

Our Changing Places

Map 4: Clydebank Town Centre

16


3.4.1 Dumbarton town centre and waterfrontcovers a wide and diverse area. It contains thehistoric core, the commercial and civic heart ofthe town, and numerous opportunities forregeneration and renewal.

3.4.2 The town centre is based around thehistoric High Street and the more modernArtizan Centre. Beyond this area are a mix ofresidential and civic uses such as the SheriffCourt, municipal buildings and library. CastleStreet is a continuation of High Street and haslarge areas of unused land either side. It leadsto the St James Retail Park and the adjoiningMorrisons supermarket. This is a modern retailenvironment of large retail units, a number ofsmaller units in food use and a significantamount of car parking. Castle Road leads to thehistoric Dumbarton Castle and the DumbartonFootball Club stadium. It has housingdevelopment opportunities either side of it.Sandpoint Marina lies on the opposite side ofthe River Leven from the town centre and mainwaterfront areas, and has been included in thisframework owing to its prominence, itsrelationship with the other areas on thewaterfront and the opportunity it presents.

3.4.3 This Plan’s strategy for Dumbarton towncentre and waterfront is:• an attractive retail core including a

refurbished Artizan Centre;• support for a mix of uses throughout the

town centre including residential toincrease the town centre population;

• improvements to the river frontagealong Riverside Lane, including floodmanagement measures;

• a new footbridge across the River Levenfrom the town centre;

• retention of Old Academy Buildingfaçade and civic uses to the north ofCastle Street;

• mixed use development to the south ofCastle Street including residential;

• improved linkages between the town centreand the St James Retail Park/Morrisonscommercial centre;

• residential development along both sides ofCastle Road;

• protection of Dumbarton Castle and itssetting and support for accessimprovements and facilities that wouldimprove the Castle as a visitor attraction;

• residential development on the SandpointMarina site;

• improved pedestrian and vehicular access tothe town centre; and

• provision of a continual waterfront path andimprovement of harbour walls in allwaterfront development sites.

3.4 - Dumbarton Town Centre and Waterfront

17

Our Changing Places

3.4.4 The Council is preparing a strategy forDumbarton town centre and waterfront thatwill be adopted as Supplementary Guidance.

High Street and the Artizan Centre3.4.5 Dumbarton, like other town centres, hasbeen affected by a change in shopping habits,which has reduced the level of footfall resultingin vacancies and a narrower range of shops.Opportunities for physical change along theHigh Street are limited by its traditional formatand buildings being in different ownerships.But interventions to improve the experience ofpedestrians using the street such as trafficmanagement, improved public realm and moreattractive shopfronts and buildings aresupported by this Plan.

3.4.6 Shops are an important draw to any towncentre, and it is important for a town centre tohave a strong retail core to attract shoppers.The Artizan Centre offers the best opportunityfor re-establishing a strong retail core inDumbarton town centre. This Plan supportsimprovements to the Artizan Centre. Thoseparts of the High Street adjoining the ArtizanCentre also form part of the retail core. Changesof use from retail within the retail core are to beassessed against Policy SC2.

3.4.7 It is recognised that it is a range of usesthat make a town centre, so cafes, offices,

leisure, civic and cultural uses such as theatresare also encouraged in the town centre, subjectto assessment against Policy SC2. Residentialuse will also be supported on suitable sites andabove ground floor retail and service uses.

Riverside Lane3.4.8 To the south of the High Street is RiversideLane. The back courts of the High Street shopsface onto the Lane, presenting a disjointed andat some points unattractive façade. Measures toimprove this should be investigated and aresupported by this Plan. The car parking spaceson Riverside Lane alongside the River Leven,although very convenient for visitors to theHigh Street, do not make the most of thisriverfront location. This Plan supports better usebeing made of this space subject to acomprehensive masterplan for the area beingproduced. The proposed Lomond Canal wouldbe one such use and the Riverside Lane riverfrontage is reserved by this Plan for thatpurpose. If the canal proposal is not progressedthen built development along the riverfront willbe supported. Ground floor uses in any suchdevelopment should include commercial use toencourage activity along the riverfront. Anydevelopment along the Riverside Laneriverfront will have to incorporate a riversidewalkway and flood defences and the loss oftown centre parking spaces will also have to beaddressed.

3.4.9 The aspiration of the Council to link thetown centre and Levengrove and Posties Parkby footbridge is supported by this Plan. Thiswould improve the accessibility of both areasand lead to linked trips between them.

Castle Street3.4.10 Land to the north of Castle Street offersone of the main development opportunities inthe town centre. This land is in a mix of usesincluding the Burgh Hall, car parks and vacantland, but it is underutilised. The façade of theOld Academy Building forms the frontage ofthe site onto Church Street. This façade is A-listed and the Council is committed to itsretention and restoration. For this reason, andbecause the remainder of the site is in publicownership, land along the north of CastleStreet offers an opportunity for thedevelopment of civic and public service uses,which would have the added benefit ofbringing additional footfall to the town centre.Development of such uses will be supportedwhere they incorporate the retention of theOld Academy Building façade and present anappropriately designed and active frontagealong Castle Street.

3.4.11 Land to the south of Castle Street offersthe largest but most complex developmentopportunity within the town centre andwaterfront area, and a comprehensive

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masterplan is required to inform futuredevelopment of the area. The land is largelycleared and in private ownership. Sitecomplexities include mixed ownership, designissues, flooding, access and the condition of thebasin and harbour walls. The preferred strategyfor this area is one of mixed-used development,including residential development so as toincrease the number of people living in thetown centre, and retail and commercial uses atground floor level along Castle Street so as toprovide an active street frontage and helpachieve better linkages between the HighStreet and St James Retail Park. The frontagealong Castle Street should be punctuated withstreets leading into the site giving access to thewaterfront and views to Dumbarton Castle.Public access along the entire waterfront is arequirement of the development of this site asis the stabilisation of the basin and harbourwalls. Any masterplan should incorporate therequirements for the Lomond Canal andprovide for an emergency vehicular access todevelopment sites on Castle Road.

St James Retail Park/MorrisonsCommercial Centre3.4.12 The St James Retail Park and theadjoining Morrisons store, whilstcomplementing Dumbarton town centre byoffering large format retailing, also offers analternative shopping location that is not well-

linked to the town centre. Any additional retailfloorspace at the retail park - beyond thatalready permitted - will only be supported if itcan be demonstrated to complement and notdamage the town centre’s retail offer and beaccompanied by a series of measures thatimprove the environment of the retail park andlinkages between it and the town centre.

Castle Road3.4.13 Residential development will besupported along both sides of Castle Road.Developments should offer an attractivefrontage to Castle Road and the River Leven.There is a requirement for a waterfront path tobe provided through the western sites linkingthrough the Castle Street site to the towncentre.

Dumbarton Football Club3.4.14 Dumbarton Football Club has indicateda desire to relocate from its present site. Shouldthis happen residential development issupported as a suitable use for the currentstadium site. The site is in a sensitive location,adjacent to Dumbarton Castle and carefulconsideration should be given to the layoutand design of the site. A masterplan should beprepared for this site and any applicationaccompanied by a design statement. Awaterfront path would be required within thedevelopment linking to paths on either side.

Uses that would increase the attractiveness ofDumbarton Castle to visitors will also besupported on this site.

Dumbarton Castle3.4.15 Dumbarton Castle dominates theDumbarton waterfront and is a monument ofnational importance. The Council will continueto work with Historic Scotland on proposals tobest promote the Castle and to safeguard itand its environs. Dumbarton Rock is a Site ofSpecial Scientific Interest for its geology.Adjacent development should ensure accessalong the base of the rock face is maintainedand enhanced, and will be expected tomaintain key views of the rock face.

Sandpoint Marina3.4.16 Sandpoint Marina is a prominent site onthe waterfront. The Plan supports developmentof housing on the site to a scale reflecting thesite’s prominence and proximity to DumbartonCastle. A development brief will be prepared toguide development and any application shouldbe accompanied by a design statement. Theprovision of a waterfront path is a requirementof this development. Residential developmentwould need to be supported by measures tomake the site accessible by or to publictransport. A contribution to the cost of apedestrian footbridge to the town centre willtherefore be sought. The continuation of

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marina/maritime uses on the site inconjunction with development of some partsfor residential purposes may be acceptable if itcan be demonstrated that a satisfactory level ofresidential amenity can be achieved.

Accessibility3.4.17 The town centre and waterfront arearequires a number of access issues to beaddressed. The A814/Glasgow Road runs west-east through the town centre and the railwayline forms its northern boundary. Both act asbarriers to attractive pedestrian accessbetween the town centre and the wider town,with access under bridges or underpassesrequired. Measures to improve theattractiveness of these pedestrian access

points will continue to be investigated andimplemented. The junction of Castle Street andGlasgow Road is currently closed to vehiculartraffic, and is a crucial point in the linksbetween the town centre and St James RetailPark. The Council supports the re-opening ofthis junction to vehicular traffic and itsreconfiguration to improve pedestrian andpublic transport accessibility and traffic flowinto the town centre. Improvements to theChurch Street roundabout and the overall flowof traffic along and onto the A814 are required,and should ensure pedestrian linkages areretained and improved. The Council will work inpartnership with developers of sites in theDumbarton town centre and waterfront area tomake the necessary improvements, and may

seek contributions towards the cost of theseimprovements.

Nature Conservation3.4.18 The River Leven is a Local NatureConservation Site and migratory route forAtlantic salmon and brook lamprey betweenthe Endrick Water Special Area of Conservationand the Firth of Clyde. The waterfront alsoadjoins the Inner Clyde Site of Special ScientificInterest and Special Protection Area.

3.4.19 Development within Dumbartonwaterfront and town centre must not have anadverse effect on redshank, which are thequalifying interest of the Inner Clyde SpecialProtection Area, in terms of disturbance orpollution, or upon Atlantic salmon and brooklamprey which are the qualifying interest of theEndrick Water Special Area of Conservation interms of disturbance, pollution or indirecthabitat modification.

3.4.20 Proposals for development must beaccompanied by an expert appraisal to inform aproject-level Habitats Regulations Appraisal.Pre-application discussion with SNH regardingpreparation of the appraisal is stronglyrecommended. A range of mitigation measurespotentially required are identified in theHabitats Regulations Appraisal of this Plan.

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Map 5: Dumbarton Town Centre and Waterfront

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3.5 - Queens Quay, Clydebank

3.5.1 Located on the River Clyde to the south ofClydebank town centre, Queens Quay extendsfrom the western part of Rothesay Dock in theeast to land at Cable Depot Road in the westcovering 41 hectares. The whole site has ahistory of industrial use, with the central andlargest part of it formerly home to the JohnBrown shipyard. Industrial activity associatedwith the former John Brown’s site ended in2000, with the site cleared in 2002. Industrialactivity has also ceased on the Cable DepotRoad and Rothesay Dock areas of the site, andmuch of the site is in a derelict state. In morerecent years there has been some significantredevelopment at the eastern end of QueensQuay – a new college and office pavilions havebeen completed and the A-listed Titan Cranehas been transformed into a visitor attraction.

3.5.2 This Plan’s strategy for the site is:• predominantly housing development;• support for other uses including business

and industry, public services, leisure, cafes,hotels, education, and retail;

• green network enhancements; and• reservation of Fastlink route if required.

3.5.3 The Plan requires that a comprehensivemasterplan be agreed to guide development ofthis site. This should be informed by the DesignGuidelines for Clydebank river frontage, whichare Supplementary Guidance.

3.5.4 The Plan supports the redevelopment ofthe Queens Quay site predominantly for housesand flats. Its prime location adjacent to thewaterfront and proximity to the town centreand public transport services mark it as aunique opportunity to create a new residentialarea for Clydebank. Previous masterplanninghas identified a capacity for about 1,500 housesin this area. Market conditions and newmasterplanning may alter this capacity but thepotential number of new houses remainssubstantial. A mix of tenure and housing typesis expected across the site, increasing housingchoice within Clydebank.

3.5.5 The site is part of the Clydebank RiversideStrategic Economic Investment Locationidentified by the Strategic Development Plan tosupport the business and financial services andlife sciences key sectors. Employment usessupporting these key sectors and otheremployment uses in keeping with thepredominant residential nature of the site willbe supported.

3.5.6 The Council has aspirations to develop anew leisure centre for Clydebank on theQueens Quay site. This is expected to belocated adjacent to the college. Other leisureuses such as restaurants, cafes and hotels will

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also be supported on the Queens Quay site,preferably clustered around the dock, andtherefore close to the college, proposed leisurecentre, and the town centre. Education and carefacilities will also be acceptable.

3.5.7 There has been pressure for large scaleretail development on the Queens Quay site asa means of enabling development of the widersite. At the time of publication this form ofdevelopment is not supported. The Council hasconcerns about the impact of suchdevelopment on Clydebank town centre, aboutthe design of such a development and itsimpact on the layout of the wider site, andwhether it would actually enable developmentof the wider site. However, the Councilrecognises that, in the current marketconditions, an impetus is required to kick startregeneration of the Queens Quay site. Anyfuture proposals for the site must be basedupon a comprehensive masterplan and besupported by evidence of a funding modeldemonstrating how the development of theentire site is to be achieved.

3.5.8 A disused railway crosses DumbartonRoad and into the site at Cable Depot Road. TheCouncil’s preference is to have the railwaybridge and embankment removed. This wouldenable a more comprehensive redevelopmentin this area and an improvement to the

approach to the site and views along GlasgowRoad. Alternatively, and as a minimum, thebridge should be restored and, along with theembankment, placed under a managementregime to prevent them becoming overgrown.

3.5.9 Proposals for the Queens Quay site shouldtake into consideration its waterfront location

and ensure that development interacts with theriverside, with development towards the southof the site facing towards the river. The widthand landscaping of the waterfront area shouldbe designed to ensure development relateswell to its landscape location, and to encouragerecreational use and wildlife. The layoutthroughout the site should be based on a grid

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street pattern providing strong links fromDumbarton Road to the riverside, giving theopportunity for views to the other side of theriver. The link from the town centre to thewaterfront is the most important of these andshould encourage movement between thetown centre and the site. The dock is to beretained with public space and uses formedaround it. The A-listed Titan Crane is a pivotalfeature of the site and development shouldintegrate it within the overall layout andmaintain and create views of the crane fromwithin and outwith the site.

3.5.10 It is expected that the site will contributesignificantly to the green network within WestDunbartonshire, particularly through theprovision of waterfront access which is arequirement of the development of this site.Other green and civic spaces should beincluded within the layout so as to meet therequirements of residents and contribute to thequality of the overall development.

3.5.11 The site’s links to Dumbarton Road andClydebank town centre will provideaccessibility to public transport. The provisionof Fastlink to Clydebank and the Golden JubileeHospital remains a possibility (see SupportingDevelopment section), with one option beingthe passing of the route through the QueensQuay site. Strathclyde Partnership for Transport

and the Council should be consulted during themasterplanning of the site so that an up-to-date position on Fastlink can be reflected. If aroute through Queens Quay is considered to bethe preferred option then provision of thenecessary infrastructure will be a requirementof any development.

3.5.12 Part of the site falls within the 1:200 yearflood area. To address the risk of flooding onthe site, levels will require to be raised orremodelled, flood defences improved, andbuildings designed appropriately to protectthem from flood risk, all without exacerbatingthe risk of flooding elsewhere. SEPA should beconsulted early in respect of any proposals forthe site. Riverside walls are required to beimproved and repaired as part of anydevelopment of the site.

3.5.13 The Queens Quay site adjoins the InnerClyde Site of Special Scientific Interest andSpecial Protection Area. Development atQueens Quay must not have an adverse effecton redshank, which are the qualifying interestof the Special Protection Area in terms ofdisturbance or pollution.

3.5.14 Proposals for development must beaccompanied by an expert appraisal to inform aproject-level Habitats Regulations Appraisal.Pre-application discussion with SNH regarding

preparation of the appraisal is stronglyrecommended. A range of mitigation measurespotentially required are identified in theHabitats Regulations Appraisal of this Plan.

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Map 6: Queens Quay, Clydebank

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3.6 - Carless, Old Kilpatrick

3.6.1 Situated between the River Clyde and theForth & Clyde Canal close to Old Kilpatrick, theformer Carless Oil Refinery is a relativelysecluded but large site of around 17 hectares.The site is separated from the canal and itstowpath by a dismantled railway line whichover time has become a locally importantwildlife corridor (reflected in its designation as aLocal Nature Conservation Site) running fromthe Saltings Local Nature Reserve to the GoldenJubilee Hospital. The foreshore forms part ofthe Inner Clyde Special Protection Area. A largecomplex of bonded warehouses sits to the eastand its notification zone affects the east of thesite. Oil refining operations ceased in 1992 andthe site is now vacant and derelict, with only afew features of its former use including thetanker jetty remaining. As a legacy of this pastuse the land at Carless is designated ascontaminated under Part II of theEnvironmental Protection Act 1990. Overheadpower lines run through the eastern edge ofthe site.

3.6.2 This Plan’s strategy for Carless is:• new development resulting in the

remediation of the site - a range of uses,including housing, business and industrywill be suitable but retail will be limited tothat required to serve any development onthe site;

• green network enhancements, particularlyalong the Clyde waterfront, canal andformer railway corridor; and

• access improvements - the provision of anew road access to the site fromDumbarton Road (crossing the Forth &Clyde Canal), enhancements to the accessfrom Erskine Ferry Road and the provisionof public transport within/close to the site.

3.6.3 The Plan requires that a comprehensivemasterplan be agreed to guide development ofthis site.

3.6.4 The Plan supports a range of uses thatwould contribute to the remediation of the sitewith housing and business/industry usespreferred. For housing development, theCouncil will require evidence that the site canbe remediated to a level making this useacceptable. Carless is part of the ClydebankRiverside Strategic Economic InvestmentLocation, which is identified as an opportunityfor investment in business and financialservices and life sciences. Other uses such as

hotel, leisure and public services will also beacceptable. Any retail development will belimited to that required to serve the residentialpopulation and other uses on the site, so as notto adversely impact on Clydebank town centre.

3.6.5 The foreshore at Carless lies within theInner Clyde Site of Special Scientific Interest,which is designated for its nationally importantcoastal habitat and estuary birds. The same areais also a Special Protection Area. Developmentat Carless must not have an adverse effect onredshank, which are the qualifying interest ofthe Special Protection Area, in terms ofdisturbance or pollution.

3.6.6 Proposals for development must beaccompanied by an expert appraisal to inform aproject-level Habitats Regulations Appraisal.Pre-application discussion with SNH regardingpreparation of the appraisal is stronglyrecommended. A range of mitigation measurespotentially required are identified in theHabitats Regulations Appraisal of this Plan. Astudy of redshank behaviour at this location,over at least one overwintering season is verylikely to be required in order to assess potentialdisturbance from both construction andoperation of new development.

3.6.7 A new access road into the site will berequired from Dumbarton Road at Freelands

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Place. This would cross the Forth & Clyde Canal,with a sensitive solution that ensures the canal– a Scheduled Monument – and its setting isnot harmed. The provision of open spacewithin the Carless site will compensate for anyloss resulting from the access road.Improvements to the Erskine Ferry Road accesswill also be required.

3.6.8 This Plan supports and expects greennetwork enhancements to be integral to thedevelopment of the site. The site is identified asa strategic opportunity for the enhancement ofthe Glasgow and Clyde Valley Green Network, aplace where there is the most significantprospect to deliver habitat, access, green andopen space enhancement. This will entailprotecting and enhancing the disused railwaycorridor; upgrading existing open space and

providing new spaces; and ensuring greeninfrastructure is central to proposals for newbuildings and infrastructure. Opportunities forgreen network enhancement exist along theClyde waterfront, the canal and the formerrailway line. Enhancements could also bedelivered to the eastern part of the site affectedby the Health and Safety Executive notificationzone and overhead power lines. Enhancementsto the western edge of the site would create aconnected corridor around its perimeter. Priorto remediation or development, temporaryuses which enhance the green network value ofthe site will be supported and encouraged onthe understanding that the site will eventuallybe developed.

3.6.9 Once developed, the Carless site couldgenerate a large number of trips to and fromthe site. The provision of a new access fromDumbarton Road would improve itsaccessibility significantly, but to encouragesustainable travel to and from the site and tohelp integrate the Carless site with thesurrounding area the Council is keen for the siteto be served by a commercial bus operator.New road access will need to be of a standardto enable bus access and if necessary theCouncil will require financial contributions fromthe site developer(s) to support bus operationsif the location and scale of development is suchthat accessibility improvements are required.

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Map 7: Carless, Old Kilpatrick

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3.7 - Esso Bowling and Scott’s Yard

3.7.1 The Esso Bowling and Scott’s Yard sites arelocated on the Clyde waterfront betweenBowling and Milton. The majority of the land,around 33 hectares, was previously occupied bythe Esso Petroleum Company. The former fueldistribution terminal has lain unused since itsdecommission and clearance was completed in2001. Most of the site is potentiallycontaminated as a result of its former use, andremediation is ongoing. The Esso site includesthe B-listed Dunglass Castle and Henry BellObelisk Memorial. Immediately adjacent to theEsso Bowling site is Scott’s Yard, a formershipyard at Bowling Harbour.

3.7.2 This Plan’s strategy for the Esso Bowlingand Scott’s Yard sites is:• to support the redevelopment of the Esso

Bowling site primarily to increase thebusiness and industry opportunities withinWest Dunbartonshire, with the option ofresidential development on Scott’s Yard;

• to use the development of the site toenhance the Green Network; and

• the provision of an A814 link road whichoffers access to development on the sites.

3.7.3 The Plan requires that a masterplan beagreed to guide the comprehensivedevelopment of these sites.

3.7.4 The Esso Bowling site offers anopportunity for a scale of development whichcould significantly increase investment andemployment in West Dunbartonshire. This Plantherefore supports uses such as business,industry, storage and distribution, leisure andtourism. Maritime-related uses making use ofthe Dunglass Basin and the deep water accessthe site offers will be particularly welcome. Onlyretail uses ancillary to the main use of the sitewill be permitted.

3.7.5 The Scott’s Yard site, in addition to theabove uses, has potential for residentialdevelopment. This would be supported subjectto an acceptable access being achieved, andany contamination being remediated to anacceptable level. Clearance of that part ofBowling Harbour associated with Scott’s Yard,restoration of the associated harbour walls andprovision of a path link along the harbourtowards Bowling Basin will be a requirement ofdevelopment of the Scott’s Yard site.

3.7.6 The mudflats and saltmarshes west of theEsso Bowling site lie within the Inner Clyde Siteof Special Scientific Interest (SSSI), as does theforeshore below the sea wall. The SSSI isdesignated for nationally important coastalhabitat and estuary birds. The same area is alsoa Special Protection Area. Development at EssoBowling and Scott’s Yard must not have an

adverse effect on redshank, which are thequalifying interest of the Special ProtectionArea in terms of disturbance or pollution.Proposals for development must beaccompanied by an expert appraisal to inform aproject-level Habitats Regulations Appraisal.Pre-application discussion with SNH regardingpreparation of the appraisal is stronglyrecommended. A range of mitigation measurespotentially required are identified in theHabitats Regulations Appraisal of this Plan.

3.7.7 A study of redshank behaviour at thislocation, over at least one overwintering seasonis very likely to be required in order to assesspotential disturbance from both constructionand operation of new development.

3.7.8 Intertidal areas west of the site arebelieved to be particularly important to theredshank and green infrastructure uses will beencouraged towards the western end of thesite to provide a buffer between developmentand this important habitat area. This will help toprovide green network enhancements that willbe a requirement of the site’s development andcould be multi-functional through providingsustainable water management, habitat,landscape setting, and possibly recreationalopen space.

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3.7.9 Also within the site is Dunglass Castle, a B-listed building, and within its grounds anobelisk memorial to Henry Bell, a B-listedstructure. Any development should ensure thatthese structures and their settings areprotected and enhanced. The restoration of theCastle is supported by this Plan.

3.7.10 Both the Esso Bowling and Scott’s Yardsites are identified as being at significant riskfrom flooding. Further studies are required toassess the exact nature of the flood risk, and theimpact that any new development,infrastructure and flood management will have.Because of the flood risk some uses which areparticularly vulnerable to flooding will not beacceptable on parts of the sites. Developmenton areas not directly at risk from flooding maybe restricted if the access to them is at risk offlooding. To address the risk of flooding on thesite, levels will require to be raised orremodelled, flood defences improved, andbuildings designed appropriately to protectthem from flood damage. SEPA should beconsulted early in respect of any proposals forthe site.

3.7.11 The Main Issues Report highlighted thepossibility of extending the developable area ofthe Esso Bowling site westwards towards theDumbuck junction so as to make developmentmore viable. It is recognised that this greenfield

area is at significant risk from flooding and liesimmediately adjacent to the SSSI/SpecialProtection Area. It may also have a role to playin enabling coastal realignment, mitigating theimpact of sea level rises and floodingelsewhere. This area will therefore be retainedas greenbelt.

3.7.12 It remains an aspiration of the Councilthat an A814 link road is provided through theEsso site between the Dumbuck junction in thewest and the Dunglass roundabout in the east.This would serve new development, provide athrough route for public transport and a reliefroute for the A82 Trunk Road if it becameblocked. To the west, the route is to run close tothe existing railway line to avoid building aphysical barrier across land with the potentialto provide coastal realignment. The routethrough the developable area can be identifiedthrough the masterplan but is expected tocurve into the site so as to serve development.Junction arrangements at Dumbuck andDunglass will have to be designed to thesatisfaction of Transport Scotland. The new roadwill have to cross an operational railway at twolocations and close liaison with Network Railwill be required in order to minimise impact onrailway operations during construction andoperation. If this new road is constructed it isexpected that access to the Scott’s Yard site willbe taken from it, rather than it requiring a

separate access, which would require anadditional railway crossing. This would enablethe closure of the existing level crossing intothe Scott’s Yard site.

3.7.13 As the scale of development anticipatedon the site is significant, it is essential that it isaccessible by walking, cycling and publictransport. Path access into and through the sitewill be a requirement, including a newfootbridge to the east of the site giving accessover the railway as close as possible to Bowlingrailway station. Road access would need to beof a standard to enable bus access. The Councilmay require financial contributions from thesite developer(s) to support bus operations.

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Map 8: Esso Bowling and Scott’s Yard

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3.8 - Bowling Basin

3.8.1 The Bowling Basin site is located betweenthe villages of Bowling and Old Kilpatrick and isthe ownership of Scottish Canals. The Forth andClyde Canal runs through the site. There isactivity on and along the canal with boatsmoored within two canal basins, and thetowpath, which forms part of National CycleRoute 7, used for cycling and walking. A formerrailway line runs through the site, under part ofwhich there are arches, some of which areoccupied for commercial uses. There have beenimprovements to the public realm along someparts of the Canal, but those parts closest toBowling Harbour have still to be improved, ashave the walls of the harbour. The majority ofthe land to the south of the canal is wooded. Tothe south of the wooded area is a beach alongthe Firth of Clyde.

3.8.2 This Plan’s strategy for the Bowling Basinsite is:• to create an exemplar of an integrating

green infrastructure approach todevelopment;

• residential development along both sides ofthe Canal;

• low density housing within improvedwoodland south of former railway line;

• green network enhancements including alinear park along the former railway line;and

• commercial and leisure uses centred on thelower basin and former railway arches.

3.8.3 The Plan requires that a masterplan beagreed to guide the comprehensivedevelopment of this site. Bowling Basin is animportant green network asset, with featuressuch as the canal, cycle route and areas ofwoodland. An Integrating Green Infrastructure(see Enhancing our Green Network section)approach to masterplanning the site is stronglyencouraged with enhancements to recreationalopen space, habitats, and access routes andinnovative approaches to surface watermanagement expected. The site has thepotential to become an exemplar of a greennetwork approach to development.

3.8.4 Housing along both banks of the canal,and ‘living on the water’ proposals will besupported. On the south bank of the canal,housing will be acceptable in the area up to theformer railway line. South of the former railwayline, closer to the River Clyde, housing within awoodland setting will be supported. Whilst nota designated nature conservation site, thewoodland is locally valued, forms part of thegreen network and provides a wildlife habitatwhich stretches eastwards into the SaltingsLocal Nature Reserve. Development within thewoodland should be designed to minimise theimpact on the woodland’s role as a habitat and

include enhancements to this role.

3.8.5 The foreshore at Bowling Basin lies withinthe Inner Clyde Site of Special Scientific Interest(SSSI). The SSSI is designated for nationallyimportant coastal habitat and estuary birds. Thesame area is also a Special Protection Area.Development at Bowling Basin must not havean adverse effect on redshank, which are thequalifying interest of the Special ProtectionArea, in terms of disturbance or pollution.

3.8.6 Proposals for development must beaccompanied by an expert appraisal to informproject-level Habitats Regulations Appraisal.Pre-application discussion with SNH regardingpreparation of the appraisal is stronglyrecommended. A range of mitigation measurespotentially required are identified in theHabitats Regulations Appraisal of this Plan. A

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study of redshank behaviour at this location,over at least one overwintering season is verylikely to be required in order to assess potentialdisturbance from both construction andoperation of new development.

3.8.7 The commercial and leisure elements ofthe site are to be focussed around the lowerbasin and the old railway arches. Shops, cafes,restaurants, a hotel and boating relatedcommercial uses will be considered acceptableat this location.

3.8.8 All canalside development must besympathetic to the canal, which is a ScheduledMonument, and its setting, including ListedBuildings.

3.8.9 The old railway line including the bridge isconsidered to offer an opportunity to create a

linear park through the site and to provide animproved route for National Cycle Route 7which is currently crossed by the A814/Dumbarton Road thus requiring cyclists todismount. Along with the canal and its towpath,the linear park would help Bowling Basin tobecome a focal point in West Dunbartonshire’sgreen network. The creation of this park wouldinclude improving the railway arches andmaking them ready for occupation. Creation ofthe park and improvement of the arches aresupported by this Plan and will be expected toform part of the overall development proposalsfor the site and implemented in phases linkedto the development of houses on the site(phasing to be established by the masterplan ora planning agreement).

3.8.10 A vehicular access is required to servethe new houses and commercial uses on thesouth side of the canal. A secondary emergencyaccess may also be required. The coastallocation of the site means that there will be aflood risk. Measures will have to be taken toprotect the site from flooding which do notincrease the risk of flooding elsewhere. TheCouncil’s Roads & Transportation Service andSEPA should be involved in the development ofproposals for the site.

3.8.11 The area closest to Bowling Harbour is inneed of improvement. The public realm here isstill to be improved, harbour walls are to bestabilised, and a path along the harbourtowards the Esso Bowling/Scotts Yard site andBowling railway station is required. The harbouritself could be brought into active use, throughthe introduction of boat moorings. Suchmeasures are encouraged but are not expectedto be delivered in connection with theresidential development of the site.

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Map 9: Bowling Basin

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3.9 - The Lomond Canal

3.9.1 Scottish Canals has a proposal for a newcanal running alongside the River Leven fromthe River Clyde at Dumbarton to Loch Lomondat Balloch. As well as connecting the Clyde andLoch Lomond it would allow canal journeysacross central Scotland to Loch Lomond, owingto the proximity of the Bowling terminus of theForth and Clyde Canal.

3.9.2 Scottish Canals has identified a number ofbenefits associated with the Lomond Canal. Itwould increase visitor numbers to WestDunbartonshire, thus growing the localeconomy and increasing employment. It wouldalso provide a new recreational resource forlocal people, improving health and well-being.As a major construction project it would havesignificant economic benefits during itsconstruction period. It would increaseawareness of West Dunbartonshire and providean economic boost as sites close to the canalbecome more attractive investment locations. Ithas been suggested as a strategic solution tomanaging flood risk within Dumbarton and theVale of Leven. There could also be economicand community benefits associated with hydro-electric schemes and the commercial use ofwater.

3.9.3 The Plan supports the furtherinvestigation of the Lomond Canal proposaland will protect the route of the canal proposed

by Scottish Canals from development for theperiod covered by this Plan. This will allowScottish Canals to develop the project furtherand demonstrate whether the canal isfinancially and technically viable andenvironmentally acceptable.

3.9.4 The potential environmental impact of theproposed canal will have to be carefullyexplored. The route proposed by ScottishCanals runs alongside the River Leven andcrosses it at three locations. The River Leven is aLocal Nature Conservation Site in its own rightand a migratory route for Atlantic salmon andbrook lamprey, used by these protected speciesto travel between the Endrick Water SpecialArea of Conservation - a Natura 2000 sitedesignated as a habitat for these fish species -and the Firth of Clyde and beyond. Matters suchas the impact of the canal on the river banksand the flow and water quality of the river willhave to be considered, as well as how the rivercrossings may affect migratory routes, and thethreat posed by invasive species. Constructionof the canal would also impact on the RiverLeven and works at Dumbarton Harbour couldpotentially affect the wading birds of the InnerClyde Special Protection Area. In terms of theWater Framework Directive, the canal shouldnot lead to deterioration in the water quality ofthe River Leven or associated waters e.g. LochLomond. Should the Canal proposal progress in

future, planning permission will not be grantedunless it can be ascertained that the proposalwould not adversely affect the integrity of thefish and wading bird interests of the EndrickWater Special Area of Conservation and InnerClyde Special Protection Area.

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Map 10: The Lomond Canal

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Our Changing Places

3.10 - Lomondgate and Vale of Leven Industrial Estate

3.10.1 Lomondgate is a major residential andbusiness development site centred on theformer J&B bottling plant in Dumbarton.Covering over 40 hectares it is located on bothsides of the A82 between Dumbarton and theVale of Leven. To the south of the A82 are theBBC drama production studios and adevelopment of approximately 350 houses iswell underway. North of the A82, internationalcompany and major local employer Aggrekohas a large manufacturing and headquartersfacility. Also to the north of the A82 is aroadside service area with food and drink usesand a hotel. Infrastructure is in place to facilitatethe development of the remainder of theLomondgate Business Park.

3.10.2 The Vale of Leven Industrial Estate islocated north of Lomondgate. It offers a mix ofindustrial units accommodating both

international and local firms in both traditionaland innovative sectors. The Vale of LevenIndustrial Estate has a woodland settingadjacent to the River Leven, with the A-listedStrathleven House at its centre.

3.10.3 This Plan’s strategy for Lomondgate andthe Vale of Leven Industrial Estate is:• support for the development of the

Lomondgate Business Park and roadsideservices area;

• support for business and industrial uses onidentified sites;

• support for residential development over anextended area south of the A82; and

• enhancement of existing properties and theGreen Network within the Vale of LevenIndustrial Estate.

3.10.4 Together Lomondgate and the Vale ofLeven Industrial Estate are identified as aStrategic Economic Investment Location. Theyare in an advantageous location, just off theA82, and easily accessible to rest of the Glasgowcity-region – with the city centre only 30minutes away – and Loch Lomond, Argyll andthe West Highlands. The location also benefitsfrom good road links to the M8 and GlasgowInternational Airport. Public transportconnections are good too, with buses passingthrough the area and some parts of the areaclose to railway stations.

3.10.5 The Council and StrathlevenRegeneration, a Community Interest Companyresponsible for promoting and enabling theLomondgate development, share the view thatLomondgate and the Vale of Leven IndustrialEstate are complementary assets. Together theyprovide over 90 hectares of established andproposed employment land and services. Theyprovide an employment location which hosts,and offers the opportunity for furtherinvestment in, key sectors of the economyincluding but not restricted to business andfinancial services, creative and digital industries,and tourism.

3.10.6 Development at Lomondgate is wellunderway and it is expected that the Planperiod will see the completion of the residentialdevelopment area, including on Area 5 which isreleased for residential development by thisPlan (see Building our Communities section).The roadside services area has remainingdevelopment plots, and a petrol filling station,visitor facility and further food and drink (Class3) uses will be supported here.

3.10.7 The Plan supports the development ofthe Lomondgate Business Park area inaccordance with the approved masterplan,providing approximately 18,500 sq.m ofbusiness and industrial floorspace. This willinclude a mixed-use hub area to serve as a local

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centre for the business park. Ancillary retail,service and leisure uses will be supportedwithin the hub.

3.10.8 Large scale retail development will notbe supported on the Lomondgate site.

3.10.9 Despite its woodland and riversidesetting, the Vale of Leven Industrial Estate is notwithout problems. There are both occupied andvacant premises which are in poor conditionand several vacant sites, all of which impact onthe amenity of the Estate and itscompetitiveness in attracting investment. Thewoodland and riverside setting is not subject toregular maintenance, meaning that less is madeof this impressive setting than should be.Furthermore, the Estate is in multipleownership making these issues difficult toaddress.

3.10.10 The Council does not have anyownership interest in the Estate but in viewingit as a Strategic Economic Investment Location,recognises a responsibility to help addressthese issues. It is active with partners, includingEstate businesses, in seeking to addressmanagement issues to improve theattractiveness of the Estate. The Council, withpartners, commissioned a Green NetworkEnhancement Study which has identifiedmeasures to improve the Estate as a place to

operate a business, work, and visit for businessor pleasure, as well as measures to improvehabitats. The Council is active in seekingfunding to implement these measures, whichare supported by this Plan.

3.10.11 Several sites within the Estate areidentified for business and industrial use andincluded in Schedule 1 in the Growing ourEconomy section. Proposals for uses other thanUse Class 4, 5 and 6 on these sites and inexisting premises are not encouraged and willbe assessed against Policy GE2. Proposals fordevelopment sites and existing premisesshould improve the quality of the Vale of LevenIndustrial Estate, including its green networkvalue.

3.10.12 Strathleven House currently operates asa business centre. Continuation of this use issupported. Other uses which would secure thesustainable future of the House will also beacceptable including conversion to a hotel,institutional use or leisure. Any proposals forthe House should also address its environs, andnot lead to the further deterioration of thedovecot, and stables and coach house whichare identified as Buildings at Risk, or theDesigned Landscape.

3.10.13 The route of the proposed LomondCanal runs through the Estate. The Plan protects

the proposed route from any development thatwould prevent the implementation of theCanal. Green network enhancements along theproposed Canal route will be acceptable on theunderstanding that they would be temporaryuntil the Canal is implemented.

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Our Changing Places

Map 11: Lomondgate and Vale of Leven Industrial Estate

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3.11 - Young’s Farm, Dumbarton (Dumbarton FC)

3.11.1 Dumbarton Football Club was foundedin 1872 and is one of the oldest football clubs inScotland. Since 2000 the Club has played nextto Dumbarton Rock on Dumbarton’swaterfront. Their stadium comprises one standwhich incorporates the club’s offices, dressingrooms and associated facilities along withhospitality, including two conference rooms. Ithas capacity for just over 2,000 spectators.

3.11.2 The Club’s vision is to be successful at thehighest level of football in Scotland at which itcan be both financially viable and sustainable. Italso wishes to play a wider role in thecommunity, contributing to health, social well-being and the economy. To achieve this, theClub considers it is necessary to relocate to anew site as there are restrictions associatedwith its current stadium in relation to increasingcrowd capacity, maximising non-matchdayincome and integration with training facilities. Anew community ‘sports hub’ would allowDumbarton FC to build football and non-football revenues and contribute to theavailability, accessibility and quality of sportingfacilities in the area.

3.11.3 Having assessed the possibilitiesafforded by a number of sites in and aroundDumbarton – including sites at Dumbuck andEsso Bowling which featured in the Main IssuesReport – the Club’s preferred location for a new

stadium is at Young’s Farm, north of theDennystown area of Dumbarton. Thisgreenfield site is bounded on the eastern sideby the River Leven, to the west by the railwayand to the north by the A82.

3.11.4 The Council is supportive of DumbartonFC investigating the suitability of this sitefurther. Technical considerations include howthe site can be accessed by road andsustainable means of travel, its impact on thetrunk and local road network, and managingflood risk. Environmental considerationsinclude the impact on the River Leven, which isa Local Nature Conservation Site and themigratory route for Atlantic salmon and brooklamprey to and from the Endrick Water SpecialArea of Conservation, a Natura 2000 sitedesignated as a habitat for these fish species.

3.11.5 Another environmental consideration islandscape and visual impact - a new footballstadium and associated development would bea significant change to the urban form ofDumbarton. Plans for the site should be basedon minimising the intensity of builtdevelopment. A preferred approach would beto integrate as many of the necessary facilitiesas possible within the stadium building.Development should be carefully integratedinto an enhanced landscape setting.

3.11.6 The Club has indicated that enablingdevelopment will be required to support thefinancing of the stadium and increase theClub’s non-football revenue base. Thepreference for containing built development inthe stadium applies to the enablingdevelopment as well. Appropriate enablingdevelopment would include a hotel andevents/conferencing facilities and sportsrelated uses such as a gym and sports pitches,although the noise and light pollution impactof the latter would require careful assessment.Retail development would not be supportedunless ancillary to the operation of the footballclub. It would be a requirement that thefootball stadium is developed and operatingprior to any enabling development operating.

3.11.7 Should the Club’s investigation of the sitedemonstrate it to be viable for a new stadium, amasterplan should be developed prior to thesubmission of any planning application,showing all required development and takingaccount of the above considerations.

3.11.8 The Young’s Farm site is in the green beltand that designation is not changed by thisPlan. The only development that the Plan issupportive of being investigated on this site isthat associated with a new stadium forDumbarton FC.

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Our Changing Places

Map 12: Young’s Farm, Dumbarton (Dumbarton FC)

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3.12 - The Green Network

3.12.1 Open and green spaces in WestDunbartonshire, such as parks, playing fieldsand woodlands are fundamental to what makesour area distinctive; to attracting visitors andinvestment; and to the wellbeing of ourcommunities. Together these spaces form agreen network within West Dunbartonshire andlink to similar networks in other authority areas.West Dunbartonshire forms part of the CentralScotland Green Network, a NationalDevelopment identified in the NationalPlanning Framework.

3.12.2 Green networks serve a number ofdifferent functions and deliver a range ofbenefits. As connected habitats, active travelroutes, and recreational and amenity spaces,green networks contribute to economicgrowth, placemaking, creating stronger andhealthier communities, biodiversity, and climatechange adaptation. Green networks which aremultifunctional bring the greatest benefits. Forexample, open space areas of recreational valuecan be designed for surface water storageduring storm events, provide habitat benefitsthrough appropriate planting and a high-quality setting for new development.

3.12.3 This Plan’s strategy for the green networkis:• to safeguard the existing green network;

and• to ensure new development enhances and

expands the green network by creating newmultifunctional green and open spaces, andimproves existing green network assets andthe connections between them.

3.12.4 The Rivers Leven and Clyde form thespine of the green network in WestDunbartonshire. These river corridors and keygreen network locations such as the Dalmuirwedge, the Saltings and Overtoun are linkedthrough the urban area, and to the KilpatrickHills and the Muirs to the west of the Vale ofLeven, by way of paths, burns and habitatcorridors including the Forth & Clyde Canal andthe national cycle route.

3.12.5 The existing green network will besafeguarded from fragmentation. Newdevelopment, particularly that identified in OurChanging Places, offers opportunities toenhance and expand the network. A number ofopportunities have been identified in greennetwork strategies prepared for the ClydeWaterfront, Strathleven Corridor, Vale of LevenIndustrial Estate and Kilpatrick Hills andthrough Green Network Opportunities

Mapping which identifies locations wheredevelopment and the targeting of resourcescan deliver multiple benefits.

3.12.6 The Council expects that the greennetwork will be integral to developmentproposals and that enhancements to the greennetwork are considered from the outset of thedesign process, based on spatial analysis whichgoes beyond site boundaries.

3.12.7 Supplementary guidance will providemore detailed mapping of the green network;identify key locations and projects for itsenhancement; and establish general principlesfor green network delivery across WestDunbartonshire.

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Our Changing Places

Map 13: The Green Network

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3.13.1 The rugged uplands of the Kilpatrick Hillsrise above our settlements and provide astunning backdrop to the urban areas of WestDunbartonshire, creating a unique sense ofplace. Expanding across the Plan boundary intoEast Dunbartonshire and Stirlingshire, theKilpatrick Hills have special landscape qualitiesand form an extensive habitat network. Theyare also an important resource for recreation,including walking and fishing.

3.13.2 This Plan’s strategy for the Kilpatrick Hillsis:• to protect and enhance landscape

character;• to protect and enhance the integrated

network of habitats and importantgeological features; and

• to improve access to the Hills.

3.13.3 The value of the Kilpatrick Hills landscapeis recognised by its designation in this Plan as aLocal Landscape Area. Despite their proximityto our settlements, parts of the Kilpatrick Hillshave a strong sense of remoteness andwildness, particularly at their core. Openhorizons offer panoramas and a uniquediversity of views, including right across centralScotland and northwards to the National Park,from which ‘borrowed’ views increase theperceived scale of the landscape. The keylandscape and visual characteristics of the

Kilpatrick Hills are described in further detail inthe Statement of Importance, andSupplementary Guidance is to be produced toset a framework for the protection andenhancement of the area’s special qualities.

3.13.4 As well as the Kilpatrick Hills landscapevalue, the area features a network of nationallyand locally important nature conservation sites.Five Sites of Special Scientific Interest (SSSI) arefound within the Kilpatrick Hills. Much of therest of the Kilpatrick Hills have been designatedas Local Nature Conservation Sites. Theseprovide the SSSIs with a robust framework of

buffers and habitat connectivity whichcontribute to safeguarding their viability andrecognise the wildlife value of the KilpatrickHills’ open mosaic of habitats.

3.13.5 Large parts of the Kilpatrick Hills are inthe ownership of the Forestry Commission andWoodland Trust. The Forestry Commission plansto restructure its long-established areas ofproductive forest at Auchentorlie, Knockupple,Merkins and Auchineden to provide woodlandcover more appropriate to its setting, creatingmixed age woodlands which better respect thetopography of the Hills and transitions within

3.13 - Kilpatrick Hills

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Our Changing Places

Map 14: Kilpatrick Hillsthe landcover. Some forestry areas, once felled,will return to bog or wet woodland. Other siteswill see new native woodlands created. CochnoHill and Gavinburn have been purchased by theForestry Commission for this purpose and atLang Craigs the Woodland Trust has involvedthe local community in creating a nativewoodland of over 250,000 trees.

3.13.6 The Kilpatrick Hills are connected to thewider green network by a number of core pathsand burn corridors – key features which link thehabitat network and enable residents andvisitors to West Dunbartonshire to enjoy theKilpatrick Hills. The fringes of the Kilpatrick Hillsare on the doorstep of our settlements andlocations such as Overtoun and Edinbarnet areimportant gateways. The Green Network Studyfor the Kilpatrick Hills incorporates a strategywith six objectives relating to: access andrecreation; habitats and landscapes; landmanagement; communities and education; andclimate change adaptation and mitigation. It isaccompanied by an action plan. The Councilwill continue to work with its partners toimplement the actions of the Kilpatrick HillsGreen Network Study.

3.13.7 No landscape can be expected to remainunaltered and changes to forest and woodlandcover, development and even climate changemean that the appearance of the Kilpatrick Hills

will change over the lifetime of thisdevelopment plan. The policies of this Plan thatseek to enhance the green network (seeEnhancing Our Green Network) together withthe Kilpatrick Hills Supplementary Guidance, setout the Council’s position for managing change

within the Kilpatrick Hills. Forest restructuringand the projects identified in the GreenNetwork Study represent opportunities toenhance the environment of the Kilpatrick Hillsand to promote their use and enjoyment. ThisPlan supports these opportunities.

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Chapter 4 - Developing Sustainably

4.1 Introduction4.1.1 The location and design of developmentare major influences on moving towards a moresustainable future. The most sustainablelocations for new development are normallywithin our existing urban area on previouslydeveloped land and close to the publictransport network and existing infrastructure.Development can minimise the use of scarceresources, both in construction by usingsustainable materials, and in operation byminimising the use of carbon-based energyand the creation of waste. Development canalso be sustainable by being of a lasting andadaptable use and design, and by notimpacting on the enjoyment or operation ofadjacent land and buildings.

4.1.2 Energy production and climate changeare amongst the most common issuesassociated with sustainable development, andthey are both relevant to West Dunbartonshire.The area has wind and water resources whichmay be suitable for energy production. It is alsoan area affected by flooding which is predictedto increase in severity and frequency as a resultof climate change. Planning has a role to play inencouraging renewable energy production andin reducing the risk of flooding.

4.1.3 This section sets a framework foraddressing these issues.

4.2 Successful Places andSustainable Design4.2.1 All types of development can contributetowards a more sustainable future by creatingor contributing towards successful placesthrough their location, layout and design.

4.2.2 Policy DS1 sets out criteria to beconsidered when preparing and assessingdevelopment proposals. These relate to the sixqualities of successful places. All developmentproposals will be assessed against the relevantcriteria of this policy and it should be used as aguide to develop and improve proposals. Otherpolicies of the Plan will also be relevantdepending upon the location and type ofdevelopment.

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Developing Sustainably

Policy DS14.2.3 All development will be expected to contribute towards creating successful places by having regard to the relevant criteria of the six qualitiesof a successful place:

Safe and Pleasant avoids unacceptable impacts on adjoining uses, including noise, smell, vibration, dust, air quality, invasion of privacy and overshadowing; enables natural surveillance of public spaces and does not create spaces which are unsafe or likely to encourage or facilitate crime; distinguishes between private and public space; incorporates appropriate lighting.

Distinctive reflects local architecture and urban form, reinstating historic street patterns where appropriate; fits within the local landscape or streetscape, with regard to materials, design and layout; contributes positively to our built heritage, aiding the interpretation of historic buildings, monuments and places; makes the most of important views; retains built or natural assets which make the local area distinct; creates quality open spaces, using native species in landscaping.

Resource efficient reuses existing buildings and previously developed land; minimises energy use and loss, including by taking advantage of natural sunlight and shelter; incorporates low or zero carbon energy-generating technologies (see Annexe 1 for detail); makes use of available sources of heat; uses building materials from local or sustainable sources; higher density in town centres and areas with convenient access to good public transport services; provides space for the separation and collection of waste.

Easy to get to / move around provide good path links within the development, to the wider path network and public transport nodes; place the movement of pedestrians and cyclists above motor vehicles;

Adaptable in areas that are subject to change (e.g. town centres and industrial areas) new development is suitable for a range of uses; new housing is designed to be suitable for a mix of occupants; buildings or spaces likely to be become neglected or obsolete are avoided.

Welcoming creates an attractive gateway to the development or the local area; easy to find a way around, through simplicity of layout and/or signage; creates an attractive and active street frontage; accessible to all; creates landmarks and incorporates street art and street furniture.

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4.3 Settlement Strategy4.3.1 The most sustainable locations for newdevelopment are within our existing towns andvillages (the urban area). Sites within the urbanarea are generally closer to the facilities thatpeople need to travel to or closer to publictransport services, so the need to travel byprivate car is reduced, lowering carbonemissions. Development within the urban areais predominantly on previously developed land.Generally, this produces less carbon thandeveloping a greenfield site, and has the addedbenefit of bringing back into productive usewhat can often be degraded or derelict landwhich has an adverse impact on thesurrounding area.

4.3.2 West Dunbartonshire has a significantamount of vacant and derelict land. Whilstvacant sites can often detract from an area, theyare also an opportunity. West Dunbartonshire’svacant and derelict land register records thatthere are 100 ha of land available for housingdevelopment and 90 ha available forcommercial development such as shops, officesand factories. Other vacant sites have thepotential to contribute towards the greennetwork. Whilst some greenfield land isidentified by this Plan to meet identifieddevelopment requirements, additionalgreenfield development outwith the urbanarea, as well as being less sustainable, would

reduce the focus on the regeneration ofbrownfield sites and the urban area as a whole.

4.3.3 The West Dunbartonshire green belt helpsdirect new development to the urban area. Itprovides a landscape setting for WestDunbartonshire’s towns and villages, andopportunity for access to open space aroundthem. This Plan, therefore, restrictsdevelopment in the green belt so as to assisturban regeneration and maintain theattractiveness and character of the area. Someparts of rural West Dunbartonshire do not meetthe purposes of green belt so are designated ascountryside, and development is also restrictedhere. The Plan identifies some opportunities fordevelopment in the green belt, which eitherhave the benefit of planning permission or areconsidered appropriate for the locationidentified. Development with a necessity to belocated in the green belt or countryside mayalso be acceptable.

Policy DS24.3.4 Development outwith the urban areaidentified on the Proposals Map will berestricted to the opportunities identified by thisPlan and the following uses:• development associated with agriculture,

horticulture and forestry, including newhouses justified as required to supportthese uses;

• leisure and tourism uses requiring, andappropriate for, a rural setting;

• extensions and outbuildings within thecurtilage of existing buildings which areproportionate and appropriatelydesigned in relation to the existingbuilding;

• the appropriate re-use of existingbuildings which it is desirable to retainfor their local significance or historic orarchitectural character, subject to thatcharacter being retained; and

• infrastructure with a specific locationalneed.

Development in the green belt or countrysidemust be suitably located, designed andlandscaped to minimise impact on its settingand not undermine the purpose of the greenbelt at that location.

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4.4 Accessibility4.4.1 Private car journeys are a significantsource of carbon emissions. Reducing thenumber of private car journeys is therefore animportant means of reducing carbon emissions.Land use planning can contribute towards thisby directing development to locations close to

facilities such as schools and shops thusreducing the need to travel, and to locationswith good access to public transport reducingthe need to travel by private car.

4.4.2 There are other benefits of directingdevelopment to accessible locations. It makesthem accessible to people who do not haveaccess to a car; improves health and well-beingby encouraging walking and cycling; andreduces congestion on our roads which hasbenefits for both the economy and air quality.

4.4.3 West Dunbartonshire is well-served bypublic transport, and it is consideredreasonable that all significant travel generatinguses should be located within 400 metres ofbus stop or railway station which has an hourlyservice as a minimum.

Policy DS34.4.4 Significant travel generating uses arerequired to locate within 400 metres of thepublic transport network. Where relevant, otherdevelopment should include measures toensure the development is easily accessible byactive travel or sustainable means of transport.

4.5 Air Quality4.5.1 Air quality can be diminished by theoutputs of industrial processes or aconcentration of vehicle emissions. Theplanning system has a role to play inmaintaining air quality. It can keep apartpotential polluting sources (such as industrialprocesses) and sensitive receptors (such ashouses and hospitals). It can also preventdevelopment that would lead to trafficcongestion and direct development tosustainable locations, thus reducing emissionsfrom motor vehicles.

4.5.2 Continual monitoring of air quality in WestDunbartonshire since 1999 has not indicated arequirement for an Air Quality ManagementArea to be established.

Policy DS44.5.3 Development that would exacerbateexisting air quality problems, introduce newsources of air pollution that would impact onsensitive receptors, or introduce sensitivereceptors close to areas with air qualityproblems, will not be permitted unlessadequate mitigation measures are includedwith the proposals.

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4.6 Renewable Energy4.6.1 Increasing the proportion of energy wegenerate from renewable sources is a vital partof our response to climate change. Scotland’starget is that by 2020 the equivalent of 100% ofour demand for electricity will be met byrenewable technologies such as wind, hydroand energy from waste and biomass. WestDunbartonshire has resources which can beused to help meet this target. In addition toreducing carbon emissions, using renewableand waste resources to produce energycontributes to energy security and localeconomic growth.

4.6.2 Renewable energy developments canoften prove controversial and raise a number ofdevelopment management concerns. There canalso be technical issues with regard to impacton aviation and broadcasting. It is important inestablishing a framework of support forrenewable energy developments that thesematters are considered in assessing anyproposals. More detailed considerations anddirection will be set out in SupplementaryGuidance on renewable energy and theKilpatrick Hills.

• avoids adverse impact on the specifiedinterests in the areas of potentialconstraint identified in the relevantspatial framework;

• avoids significant adverse impact on thesetting of and views to and from theLoch Lomond and the TrossachsNational Park and Loch LomondNational Scenic Area; and

g) accords with Supplementary Guidance.Where appropriate proposals will be requiredto be accompanied by an agreement to restorethe site once electricity or heat generation hasended.

4.7 Spatial Framework for windenergy4.7.1 Local Development Plans are required toestablish a spatial framework for theassessment of wind energy developments. Theframework for West Dunbartonshire is set outbelow, differentiating between large-scalewindfarms generating over 20 megawatts, andsmaller-scale windfarms generating below thislevel.

4.7.2 Map 15 sets out a spatial framework forwind farms generating more than 20megawatts of energy in the Plan area. Thegreen belt and sites of national andinternational natural heritage value areidentified as areas requiring significantprotection. The Kilpatrick Hills Local Landscape

Policy DS54.6.3 Renewable energy development will besupported where it:a) avoids significant adverse impact on the

green network, particularly:• the habitat network and geo-diversity• landscape character• forestry and woodland• the water environment• the path network

b) avoids significant adverse impact on builtheritage, particularly:• the Antonine Wall• Scheduled Monuments and other

archaeology• Listed Buildings• Conservation Areas• Gardens and Designed Landscapes

c) avoids adverse impact on aviation anddefence interests;

d) avoids adverse impact ontelecommunications and broadcastinginterests

e) avoids adverse impact on communities andresidential amenity;

f ) for wind energy:• is outwith the areas of significant

protection identified in the relevantspatial frameworks;

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4.9.2 Across Scotland a more planned approachto managing flood risk is emerging. A NationalFlood Risk Assessment was published in 2011identifying much of West Dunbartonshire asbeing potentially vulnerable to flooding, fromthe Firth of Clyde (tidal flooding), the RiverLeven and burns such as the Gruggies andKnowle (fluvial flooding), and pluvial flooding(e.g. when heavy rainfall overwhelms thedrainage infrastructure). West Dunbartonshireis part of the Lomond and Clyde area for whicha Flood Risk Management Strategy will beprepared by 2014 and a Flood RiskManagement Plan by 2015. The strategy will setout objectives and actions for tackling floodrisk, and the plan will address the delivery offlood management schemes.

4.9.3 Many of the development sites identifiedby this Plan are at some risk of flooding. Thisdoes not mean that they should not bedeveloped. Rather, an accurate assessment hasto be made of the site’s risk from flooding. Thisshould take account of climate changeprojections. Flood risk management measures,appropriate drainage systems and carefuldesign and use of materials can makedevelopment of sites at risk of floodingacceptable. In areas of medium to high risk offlooding or where drainage is reaching capacitya flood risk assessment and/or drainageassessment will be required.

4.8 Renewable Heat4.8.1 Renewable heat is the production of heat– rather than electricity - from renewablesources. It is important because a significantproportion of the energy consumed in Scotlandis used to heat properties and water. Renewableheat can be provided by biomass fuels andgeothermal systems. Another source of heat is‘waste’ heat derived from industrial processeswhich produce surplus heat.

4.8.2 Heat mapping involves identifyingsources of renewable or surplus heat andpotential users of that heat such as schools,hospitals, and houses that aren’t on the gasgrid. A heat network is the infrastructure usedto distribute heat from the source to thedemand.

4.8.3 Heat mapping and the potential for heatnetworks are issues that will be explored by theCouncil over the Plan period withSupplementary Guidance brought forward ifnecessary.

4.9 Flooding4.9.1 It is anticipated that flooding events inWest Dunbartonshire could become morefrequent and extreme as sea levels rise andstorm events occur more often.

Area, Local Nature Conservation Sites, theAntonine Wall and buffer zone and the GlasgowAirport wind farm consultation zone (whichcovers the Plan area in its entirety) areidentified as areas of potential constraint. A2km buffer around the edge of our towns andvillages is identified as an area which shouldnot include areas of search. This desktopexercise therefore identifies no areas of searchfor wind farms of this scale.

4.7.3 Map 16 indicates the spatial framework forsmaller-scale wind farms and single turbines.Windfarms generating less than 20 megawatsand single turbines may be appropriate within2km of the urban edge and the green belt. TheInner Clyde Special Protection Area, all Sites ofSpecial Scientific Interest and the Antonine Walland buffer zone are identified as areasrequiring significant protection. The KilpatrickHills Local Landscape Area, Local NatureConservation Sites and Glasgow Airport windfarm consultation zone are identified as areaswith potential constraints. This desktop exercisetherefore identifies no areas of search for windfarms of this scale.

4.7.4 Having no areas of search does not meanthat wind farms or single turbines will not beacceptable in West Dunbartonshire. Rather, itmeans that careful assessment of proposalsagainst Policy DS5 is required.

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4.9.4 Flood risk can be reduced by methodsother than hard engineering. Sustainabledrainage schemes (SuDS) can be designed toenhance the natural environment, andwetlands and woodlands help to store andcontrol the flow of water. All these approacheshave complementary green network benefits.The Council is supportive of this approach toflood management and will produceSupplementary Guidance on this.

Policy DS64.9.5 Development will not be supported onthe functional flood plain or, with regard to theScottish Planning Policy Flood Risk Framework,where it would have a significant probability ofbeing affected by flooding or increasing theprobability of flooding elsewhere.

Where appropriate, development shouldinclude SuDS and arrangements for long-termmaintenance.

Flood management infrastructure identified bythe Flood Risk Management Strategy and Planwill be supported where it avoids adverseimpact on the green network, built heritage,residential amenity and the operation ofbusinesses.

4.10 Contaminated land4.10.1 West Dunbartonshire’s industrial past hasleft a legacy of sites that have potentially beencontaminated by their previous use.

4.10.2 Two sites in West Dunbartonshire havebeen designated as contaminated under theEnvironmental Protection Act 1990. These areCarless, Old Kilpatrick and adjacent to theKilbowie Roundabout in Clydebank (the parkand ride site). However, many other sites arelikely to be contaminated.

Policy DS74.10.3 Development proposals on sites whichare potentially contaminated will require to beaccompanied by a report establishing thenature of contamination on the site. Wherecontamination is present, remediation will berequired to ensure the site can be madesuitable for its future use.

4.11 Soil4.11.1 Soil, including peatlands, is an importantresource and it is increasingly recognised thatthe planning system has a role to play inprotecting it. Although taken for granted, soilcontributes significantly to our enjoyment ofthe environment. It has obvious functions suchas being the basis for food production andunderlying many of the areas where we takerecreation such as our gardens, parks and the

countryside. Less obviously, it purifies andstores water, stores carbon and provideshabitats.

4.11.2 Many of the policies of this Plan alreadyseek to protect the soil resource by protectingopen space, encouraging SuDS, encouragingthe remediation of previously used land andavoiding flooding. In addition, all developmentshould seek to make sustainable use of soilsand development proposals that would affectpeat and carbon rich soils should includemeasures to minimise soil disturbance.

54


Chapter 5 - Growing Our Economy

5.1 Introduction5.1.1 West Dunbartonshire has a mixedeconomy. The traditional dominance ofengineering and manufacturing within the areahas given way to an economy which is muchmore diverse.

5.1.2 The area has a number of majoremployers, including international companiessuch as Aggreko, National Australia Group andPernod Ricard. There are also many smallercompanies operating both locally andinternationally. The public sector is also a majoremployer, with the Council, the NHS andgovernment agencies providing employmentwithin the area. As the public sector continuesto reform, the Council recognises theimportance of the private sector to theeconomy of West Dunbartonshire, andparticularly the encouragment and support ofnew businesses.

5.1.3 Employment locations are diverse rangingfrom traditional industrial estates such as Valeof Leven and Lomond to business parks such asClydebank, from modern office pavilions toworkshop units. Our town centres are alsosignificant employment locations for the retailand service sectors.

5.1.4 Improving economic growth andemployability is a priority of the Council and

ensuring a sufficient and flexible supply of landto enable this is an important aspect of thisPlan.

5.2 Strategic Economic InvestmentLocations5.2.1 - Strategic Economic Investment Locations(SEILs) have been identified by the StrategicDevelopment Plan based on their quality,accessibility, marketability and ability tosupport key economic sectors. Two SEILs havebeen identified in West Dunbartonshire, atLomondgate and Clydebank Riverside.

5.2.2 The Lomondgate SEIL includes the BBC’sDumbarton Studios, the Lomondgate BusinessPark (proposed) and roadside services area,Aggreko and the Vale of Leven Industrial Estate.This SEIL is considered to offer investmentopportunities for the key sectors of businessand financial services, creative and digitalindustries and tourism.

5.2.3 The Clydebank Riverside SEILencompasses the entire waterfront fromRothesay Dock in the east to Carless in the west.This SEIL is considered to offer investmentopportunities for the business and financialservices and life science sectors.

5.2.4 West Dunbartonshire’s SEILs cover large,mixed areas, and uses within them will not be

Map 17: SEILs

55

Growing Our Economy

restricted to the key sectors referred to above.The detailed strategies for the futuredevelopment of the areas covered by the SEILdesignation are set out in the Changing Placessection.

5.3 Opportunities for New andExpanding Businesses5.3.1 Maintaining a generous and varied supplyof land for industry and business developmentwhich is both well located and readily availablefor development can help West Dunbartonshireattract new businesses to the area, retainexisting businesses looking for alternativeaccommodation and encourage business start-ups.

5.3.2 Schedule 1 sets out the opportunitiesidentified for business and industrial usesacross the Plan area. The majority of these areconsidered marketable and capable of beingdeveloped over the Plan period. Some of thesites are specifically reserved to enable thegrowth of existing businesses and because ofthis are not categorised as marketable.

5.3.3 The Council considers that the ChangingPlaces of Queens Quay, Carless and EssoBowling offer longer-term opportunities forbusiness and industrial development andexpects land to be specifically identified forthese uses in the masterplans to be preparedfor these areas.

Policy GE15.3.4 The sites listed in Schedule 1 are reservedfor business, industrial, or storage anddistribution uses as identified in the Schedule.Proposals for alternative uses will be assessedagainst the criteria of Policy GE2.

5.4 Existing business and industrialareas5.4.1 West Dunbartonshire’s establishedindustrial and business areas are generally welloccupied, with a turnover in the occupancy ofexisting premises that provides opportunitiesfor business start-ups and relocations. Ourexisting business and industrial areas are

therefore important locations for economicactivity and growth.

5.4.2 However, the condition of our industrialareas varies. Some would benefit frominvestment in the appearance of both premisesand the wider environs. Others have poorsignage and car parking arrangements orconfusing layouts. High occupancy does notsuggest any failing estates for which alternativeuses should be sought, but some would benefitfrom physical improvements and bettermanagement. The Council’s role in this islimited as many industrial areas are in mixed orprivate ownership, but it is willing to work withbusiness and premise owners to see whatimprovements are possible.

5.4.3 The Council often receives proposals andapplications for uses such as cafes, shops,nurseries and sport and fitness facilities inbusiness and industrial areas. Often these usescan be viewed as ancillary; there to provideservices to workers and visitors to businesses. Itcan also be the case that the premises availablein business and industrial areas can match thespecific requirements of a non-business/industrial use in terms of size or cost. Whilstsuch uses can also benefit the economy, theCouncil also has to ensure that the balance ofuses within business and industrial areas iscorrect, that the operations of existing

56


businesses are not affected and that the supplyof land and premises for business and industrialuses is not unduly reduced by such changes.

Policy GE25.4.4 Development of Use Class 4, 5 and 6 useswill be supported within the existing businessand industrial areas identified on the ProposalsMap. Proposals for alternative uses will beassessed with regard to:a) the impact on the operations of existing

uses in the area;b) the impact on the suitability of the area for

future industrial and business investment;c) the impact on the availability of land and

buildings for business, industry or storageand distribution uses;

d) the cumulative impact of non Use Class 4, 5& 6 uses with regard to the aboveconsiderations;

e) the availability of other locations for theproposed use; and

f ) the positive contribution the proposed usecan make to the area.

5.5 Roadside Services5.5.1 In West Dunbartonshire there are clustersof roadside services providing facilities such aspetrol stations, shops, cafes, restaurants andhotels. The largest of these are located at Miltonand Lomondgate. These provide convenientfacilities for people visiting and passing

through West Dunbartonshire and contributeto the local economy. The provision of suchfacilities in clusters maximises convenience andminimises impact on traffic flow. Any retail usesat roadside service locations should bepredominantly for the purpose of passing traderather than to serve the resident population ofWest Dunbartonshire.

Policy GE35.5.2 Appropriate development which willenhance roadside facilities at Milton andLomondgate will be supported where it doesnot significantly impact on trade within towncentres.

5.6 Tourism5.6.1 Tourism is recognised by the Council’sEconomic Development Strategy as a keyeconomic sector for West Dunbartonshire. Thisreflects the proximity of Loch Lomond and theNational Park and other visitor attractions suchas Dumbarton Castle.

5.6.2 Tourism facilities include accommodation,ranging from B&Bs to hotels, infrastructure suchas car parks or paths, and attractions. TheCouncil has adopted a recommendation of itsStrategic Advisory Board to investigate thedelivery of a new major visitor attraction in thearea as a means of growing this key sector ofthe economy.

5.6.3 Tourism facilities are generally supportedby this Plan. They should be appropriatelylocated and designed so as not to impact onresidents and existing businesses, or theenvironment which attracts visitors to WestDunbartonshire.

Policy GE45.6.4 New tourist accommodation, attractionsand supporting infrastructure will be supportedin appropriate locations which avoid adverseimpact on the green network and builtheritage.

5.7 Glasgow Airport5.7.1 Glasgow Airport is a major economicdriver for Scotland, and particularly west centralScotland. The airport provides jobs directly toapproximately 180 people in WestDunbartonshire and supports a number of WestDunbartonshire based jobs indirectly. It offersfurther support to West Dunbartonshire’s

57

Growing Our Economy

economy by linking local businesses to widereconomic markets and bringing visitors to thearea.

5.7.2 There are areas of West Dunbartonshirewhich are under the flight path of GlasgowAirport and are therefore affected by aircraftnoise. Noise sensitive uses such as housing,hospitals, educational establishments, offices,places of worship and nursing homes may not

be suitable or may require mitigation measuresin these areas. In addition, much of WestDunbartonshire is within the safeguarding zoneof Glasgow Airport where there are restrictionson the height of buildings and lighting, anduses that would attract birds or interfere withnavigation. BAA Glasgow will be consulted inrespect of applications that may affect theairport’s operations.

Map 18: Glasgow Airport safeguarding zone and noise contours

Policy GE55.7.3 Development that would adverselyimpact on the operations of Glasgow Airport orwould be adversely affected by aircraft noisewill not be permitted.

58


Schedule 1: Business and industry opportunitiesSite

MarketableGE1(1) Vale of Leven Industrial EstateGE1(2) Vale of Leven Industrial EstateGE1(3) Vale of Leven Industrial EstateGE1(4) Vale of Leven Industrial EstateGE1(5) Vale of Leven Industrial EstateGE1(6) LomondgateGE1(7) Dennyston Forge, DumbartonGE1(8) Clydebank Business Park*GE1(9) Clydebank Industrial Estate*GE1(10) Cable Depot Road, ClydebankGE1(11) Clyde Gate, ClydebankGE1(12) John Knox Street, ClydebankGE1(13) Rothesay Dock, Clydebank

Total

Reserved GE1(14) Main Street, Jamestown GE1(15) North Kilmalid

Other GE1(16) Lomond Industrial Estate, AlexandriaGE1(17) Birch Road, Broadmeadow Industrial Estate, DumbartonGE1(18) Bankend Road, Broadmeadow Industrial Estate, Dumbarton

Longer Term OpportunitiesGE1(19) Esso Bowling GE1(20) Carless, Old Kilpatrick GE1(21) Queens Quay, Clydebank

Area (ha)

1.094.2

7.250.631.748.663.6

0.580.740.621.051.624.44

36.22

1.935.97

1.970.25

0.63

Use Class

4/5/64/5/6

4/54/5/64/5/6

4/5 4/54/55/64/54/5 4/5 5/6

5/64/5/6

4/54/5

4/5/6

Comment

Part of Lomondgate SEILPart of Lomondgate SEILPart of Lomondgate SEILPart of Lomondgate SEILPart of Lomondgate SEILPart of Lomondgate SEIL

Part of Clydebank Riverside SEILPart of Clydebank Riverside SEILPart of Clydebank Riverside SEIL

Part of Clydebank Riverside SEIL

Reserved for sawmill expansionPart of Lomondgate SEIL. Reserved for expansion of Chivas bottling plant.

See Our Changing Places.Part of Clydebank Riverside SEIL. See Our Changing Places. Part of Clydebank Riverside SEIL. See Our Changing Places.

* Development at Cable Depot Road and Clydebank Industrial Estate must not have an adverse effect on redshank, which are the qualifying interest of the Inner Clyde Special Protection Area, in terms of disturbance or pollution. Proposals for development must be accompanied by an expert appraisal to inform a project-level Habitats Regulations Appraisal (HRA). Pre-application discussion with SNH regarding preparation of the appraisal is strongly recommended. A range of mitigation measures potentially required are identified in the HRA of this Plan.

59

Building Our Communities

Chapter 6 - Building Our Communities

6.1 Introduction6.1.1 West Dunbartonshire is home toapproximately 91,000 people living in around41,500 households. Like many areas ofScotland, West Dunbartonshire has seen acontinual fall in its population over the lastthree decades from a peak of 106,000 in 1981.Natural change and more people moving out ofthe area than moving in are the reasons for thisdecline, but there are factors behind this suchas people moving for better employmentprospects or housing choice.

6.1.2 This Plan seeks to address the issue ofhousing choice in two ways. Firstly, by ensuringthat enough land is available to meet thepredicted need and demand for new homes inWest Dunbartonshire, and secondly byprotecting and improving the attractiveness ofour already established communities.

6.2 Meeting Housing Requirements6.2.1 The Glasgow and the Clyde ValleyHousing Need and Demand Assessment(HNDA), prepared for the StrategicDevelopment Plan and confirmed as robustand credible by the Scottish Government inJune 2011, sets out the evidence base forhousing requirements in West Dunbartonshirefor the period to 2025. This indicates that inorder to meet demand 4,000 private homesshould be built in West Dunbartonshire

between 2009 and 2025. The HNDA alsoconcludes that there is no net shortfall ofaffordable housing in West Dunbartonshireexpected in the period to 2025. The StrategicDevelopment Plan therefore sets out anindicative all-tenure housing requirement forWest Dunbartonshire of 4,000 new homesbetween 2009 and 2025.

6.2.2 Taking the above into consideration, theLocal Housing Strategy has set housing supplytargets for West Dunbartonshire. The privatetarget reflects the Strategic Development Planrequirement in full at 250 new homes each year.This is considered ambitious in the currentclimate but achievable as an average over thePlan period. Furthermore, the Council hasdecided that the affordable housing targetshould not be zero but 70 new homes eachyear. This reflects the determination of theCouncil to continue to increase the quality andsuitability of the affordable housing stock andis considered achievable taking intoconsideration past completions, current landsupply and anticipated levels of funding. Itreflects the priorities of the Strategic HousingInvestment Plan and the Strategic LocalProgramme. The all-tenure housing supplytarget in the Local Housing Strategy is therefore320 new homes each year. This Plan aims toprovide sufficient developable and effectiveland to allow this ambitious target to be met.

6.2.3 Table 2 specifies the housingrequirements and land capacity for WestDunbartonshire for both private and affordablehousing for the period 2009-2020. Table 3 setsout the same information for the period 2020-2025.

6.2.4 For private housing, completions between2009 and 2012 have already contributedtowards the 2009-2020 requirement, althoughthese have been significantly below the 250per annum target. Predicted housingcompletions from 2012 onwards based on landcurrently allocated for housing, as set out inSchedules 2 & 3, are lower than those used as abase in the Strategic Development Plan when aquicker and stronger revival in the housingmarket was expected. A comparison of actual

60


Private

250 pa

250 pa

2,750

356

1,769

262

2,387

-363

380

2,767

17

All Tenures

250 pa

320 pa

3,520

689

2,489

309

3,487

-33

420

3,907

387

Affordable

0 pa

70 pa

770

333

720

47

1,100

330

40

1,140

370

HOUSING SUPPLY TARGET

SDP Requirement 2009-2020 LHS Housing Supply Target 2009-2020 LDP Housing Supply Target 2009-2020

LAND SUPPLY (2012 based estimate)

Completions 2009-2012

Effective Supply 2012-2019 (see Schedules 1 & 2)

Urban Capacity Study 2019-2020 (see Schedules 1 & 2)

Supply of land for housing 2009-2020 Comparison of land supply estimate (at 2012) for 2009-2020 with Housing Supply Target for 2009-2020

Additional allocations in LDP for 2012-2020 (see Schedule 4)

Total Supply 2009-2020

Generosity of land supply

A

B

C (=B*11)

D

E

F

G (=D+E+F)

H (=G-C)

I

J (=G+I)

K (=J-C)

Table 2: LDP Housing Requirements 2009-2020

61


Private

250 pa

250 pa

1,250

1,310

1,310

+60

435

1,745

495

All Tenures

250 pa

320 pa

1,600

1,545

1,545

-55

495

2,040

440

Affordable

0

70 pa

350

235

235

-115

60

295

-55

HOUSING SUPPLY TARGET

SDP Requirement 2020-2025

LHS Housing Supply Target 2020-2025

LDP Housing Supply Target 2020-2025

LAND SUPPLY (2012-based estimate)

Urban Capacity Study 2020-2025 (see Schedules 1 & 2)

Supply of land for housing 2020-2025

Comparison of land supply estimate (at 2012) for 2020-2025 with Housing Supply Target for 2020-2025

Additional allocations in LDP for 2020-25 (see Schedule 4)

Total Supply 2020-2025

Generosity of land supply

A

B

C (=B*5)

D

E (=D)

F (=E-C)

G

H (=E+G)

I (=H-C)

Table 3: LDP Housing Requirements 2020-2025

62


and predicted completions with the privatehousing requirement to 2020 shows that thereis a need for this Plan to bring forwardadditional sites that are likely to be developedin this period. These are set out in Schedule 4.In the 2020-2025 period, it is anticipated thatthere will be a small surplus of supply overdemand in the private sector. This is based onthe assumption that the market will be strongenough at this time to develop sites which arecurrently non-effective due to marketconditions. New sites have been allocated foranticipated development in the 2020-2025 inorder to continue to provide choice andgenerosity in the land supply in this period.

6.2.5 In terms of affordable housing, Table 2shows that completions in the 2009-2012period were 50% more than the annual target.

Predicted completions for the 2012-2020period indicate a continuing higher levelcompared to required completions. Thisposition is reversed in the 2020-2025 period, assites for affordable homes are not oftenidentified so far in advance as those for privatehousing, but this will be addressed by anysurplus from the period to 2020 being carriedforward, and the continuing identification ofsupply, for example as a result of theprogramme of demolitions within the housingregeneration areas. This Plan also identifies twoadditional sites for affordable housing toincrease choice.

6.2.6 Table 2 shows that for the 2009-2020period a supply of land for approximately 3,900dwellings is available compared to an all tenurerequirement of approximately 3,500 units.Table 3 shows that for the 2020-2025 periodthis Plan offers a supply of land forapproximately 2,000 dwellings compared to anall-tenure requirement of 1,600 units. Thesupply includes an additional 900 unitsidentified by this Plan. It is anticipated that thesupply will also be supplemented by housingdevelopment on sites not identified by thisPlan (windfall sites). Overall it is concluded thatthe Plan, by releasing additional sites forhousing development, offers a generoussupply of land for housing when compared tothe all-tenure requirement for both periods2009-2020 and 2020-2025.

6.2.7 In December 2011 the Councilestablished a Strategic Advisory Board tochallenge current thinking about WestDunbartonshire, with the objective ofdeveloping a long-term strategic approach toachieve a better economic future for WestDunbartonshire. One of the key projectsrecommended by the Strategic Advisory Boardwhich has been adopted by the Council is thedevelopment of 5,000 houses in WestDunbartonshire between 2012 and 2022.Whilst this exceeds the Strategic DevelopmentPlan requirement, there is sufficient landidentified for progress to be made towards thistarget in this Plan period, whilst a Plan review in2019 would be able to monitor progress andaddress any additional requirements needed tomeet it.

Policy BC16.2.8 The sites in Schedules 2 - 4 are reservedfor housing development. Development ofhousing on these sites will be supportedsubject to compliance with the ResidentialDevelopment: Principles for Good DesignSupplementary Guidance.

6.2.9 The tenure split proposed in Schedules 2-4 is indicative. However, as there are specifictargets to be met for each housing tenure,justification will be required if a developerproposes to develop any housing site for a

63


different housing tenure than that indicated inthis Plan. This will be acceptable where there isno significant overall impact on the meeting oftenure-specific targets.

6.2.10 The site capacities shown in Schedules 2-4 are also indicative, being based uponprevious planning permissions or densities ofnearby developments.

6.3 New Land for Housing6.3.1 The Council recognises the need toprovide generosity and flexibility in thehousing land supply, and particularly the needto allocate sites which are capable of becomingeffective in the short term. To address this, theCouncil has identified additional land forhousing, including land that is likely to bedeveloped in the period to 2020 – seeSchedule 4. These include potentialopportunities identified in Issues 17 and 30 ofthe Main Issues Report and sites that havebeen granted planning permission since the2012 housing land audit was completed. Whilstsome greenfield sites have been released inthis Plan, the long term emphasis will remainon the regeneration and redevelopment of thebrownfield housing land supply in WestDunbartonshire. Table 4 sets out requirementsassociated with the development of some ofthese sites for housing.

6.4 Affordable Housing6.4.1 The Council has considered the matter ofwhether it should introduce an affordablehousing quota policy, seeking a contributionfrom private developers towards meetingaffordable housing needs. However, the HNDAhas not provided evidence of an overallaffordable housing need in WestDunbartonshire, and it is considered that localneeds can be met through the housing supplytarget of 70 units per year, which has previouslybeen met without the need for an affordablehousing policy. Furthermore, the private house-building sector is still in recovery and a quotapolicy would make development viabilityharder to achieve, at a time when the Council iskeen to encourage housing development of alltenures in the area.

6.4.2 The Council has therefore concluded itshould not introduce an affordable housingquota policy in this Plan. Instead, the LocalDevelopment Plan has specifically identifiedsites for affordable housing, the majority ofwhich are within the ownership of either theCouncil or Housing Associations. Tables 2 & 3and Schedule 3 show that this approachidentifies sufficient land to meet the affordablehousing target. This land supply will beaugmented over time as a result of theprogramme of demolitions being proposed bythe Council in housing regeneration areas such

as Bellsmyre and North Mountblow and asother appropriate sites become available. TheCouncil will monitor affordable housing landsupply and completions on an annual basis toensure the land supply for affordable housingis sufficient and appropriately located,particularly in terms of the Council’sregeneration priorities.

6.4.3 All housing providers shouldacknowledge the importance of providing achoice of housing types and tenures withinnew developments wherever possible toprovide a diverse housing supply. Intermediatetenures such as mid-market rent will beencouraged to meet the needs of those whocannot access market or social rented housing.The Council will also help to meet housingneeds through housing management andregenerating stock to make it fit for purpose.

6.5 Homes for Particular Needs6.5.1 As in many other areas of Scotland, WestDunbartonshire has a growing population ofolder people. Ideally, people should be helpedto continue to live independently at home asthey get older. Whilst many older people areable to remain in their current homes, withsupport where required, others may need tohave their homes adapted or may need tomove into more suitable accommodation, forexample to a home without stairs. The demand

64


for supported accommodation such assheltered housing or housing specifically builtfor older people is also likely to increase.Proposals for this type of accommodation insuitable accessible locations, whether socialrented or for private occupation or rent, will bewelcomed. In addition, all new housing shouldcomply with the Housing for Varying Needsguidance wherever possible to ensure that it issuitable for all life stages and that it will meetfuture needs.

6.5.2 Despite the desire to help older people toremain at home, as our population continues toage there will continue to be a demand for careand nursing home places. The Council hasagreed to replace all of its care homes and daycare centres and build two new, fit-for-purposecare homes, one in Clydebank and one inDumbarton/Alexandria, with sites still to beidentified. In addition there are a number ofsites within the Council area with planningpermission for private care or nursing homes(see Schedule 5). As well as the specificallyidentified sites, housing for the elderly andnursing and care homes may be acceptable onsome of the sites identified in Schedules 2 & 3.

6.5.3 Another group with particular housingneeds are Travellers. West Dunbartonshire hasan established Traveller community at Dalreochin Dumbarton. The Local Housing Strategy

indicates that there is evidence to suggest thatthere is a need to expand the provision ofaccommodation for travelling people. This Planhas therefore identified an opportunity toenable the Dalreoch site to expand.

Policy BC26.5.4 Particular needs housing will besupported on the sites in Schedule 5 and othersuitable sites subject to compliance with theResidential Development: Principles for GoodDesign Supplementary Guidance.

6.6 Ensuring Quality Places to Live6.6.1 The development of new homes shouldhelp to make West Dunbartonshire a moreattractive place to live. Not only should newhousing be built in sustainable locations, itshould also reflect excellence in design andprovide attractive and successful places whichstand the test of time.

6.6.2 Successful places have a distinct identity.They are safe, pleasant, well connected to theirsurroundings and easy to move around in. Theyshould minimise resource and energy use bydesign and conserve valuable existingbuildings and natural features. The design ofany new street layout should reflect thesequalities, creating a distinctive place whichputs pedestrians first. Neighbourhoods shouldhave a variety of house types to meet the

needs of people at different stages in theirlifecycle. New homes should be designedtaking account of issues that are important toresidents such as the need for adequate andflexible internal space, energy efficiency, noiseinsulation and natural light.

6.6.3 Key elements of design and the standardsexpected for all new housing development areset out in Residential Development Principlesfor Good Design Supplementary Guidance.

6.7 Existing Neighbourhoods6.7.1 New house-building will form only a smallpart of the overall number of houses in WestDunbartonshire. The majority of residents live inwell-established residential areas. It isimportant that these areas are kept or made asattractive as possible for the residents livingthere.

65


6.7.2 The term ‘residential amenity’ refers to thepleasantness of living somewhere. It reflectsthe appearance of buildings and theirsurroundings, the amount and quality of openand green spaces, the level of traffic, noise andprivacy. Residential amenity can be adverselyaffected by development which is out ofcharacter in terms of design oroverdevelopment, removes valued open space,introduces an inappropriate amount of trafficor noise, or overlooks private areas.Householder development such as extensions,driveways and decking will generally beacceptable except where there is a significantadverse impact on neighbours. SupplementaryGuidance will be produced on this matter. Localshops, community uses and some small scaleemployment uses such as nurseries and officesmay add to the attractiveness of a residentialarea and provide convenient services, but needto respect the amenity of the area.

Policy BC36.7.3 Development that would significantlyharm the residential amenity, character orappearance of existing neighbourhoods willnot be permitted.

6.8 Community Facilities6.8.1 In addition to housing, there are a range ofother facilities that contribute to a communitybeing attractive and successful, for example

schools, local shops, health facilities, leisurecentres, community halls, quality open spacesand outdoor sports facilities.

6.8.2 In 2013, the Council approved a 10 yearCapital Plan with specific projects identified fordevelopment in the period to 2016. Projectsidentified by this Local Development Planinclude a new Kilpatrick Secondary School onthe site of the current school, a shared campusfor early and primary school education inBellsmyre on the site of the current St Peter’sprimary school, a new cemetery for Dumbartonand an extension to the Vale of Leven cemetery.A replacement school for Our Lady and SaintPatrick’s secondary school in Dumbarton forwhich a site is to be identified is also includedin the Capital Plan. The two new care homes forClydebank and Dumbarton/Vale of Levenreferred to above are to be funded from the

Capital Plan and will incorporate day centres forthe elderly. A new leisure centre for Clydebank– to replace the Playdrome facility - is proposedfor Queens Quay.

6.8.3 Planning permission is in place for acentre to support children and young adultswith special needs. The Davie Cooper Centre isto be built to the north of Great Western Roadbetween Clydebank and Drumchapel. This isnot a Council project.

6.8.4 Many schools, community facilities andother public service buildings are locatedwithin or adjacent to residential areas. As publicservices continue to modernise, new uses maybe sought for some of these sites. In someinstances another public service use may besought, and this would be supported. However,there may be no requirement for the site toremain in community use and in such aninstance alternative uses in keeping with thesurrounding area will be supported. It isanticipated that new housing would beacceptable on most sites.

Policy BC46.8.5 Proposals for the community facilities setout in Schedule 6 will be supported. Proposalsfor other community facilities will be supportedin appropriate locations.

66


Schedule 2: Opportunities for Private Housing2019-2025

0

12420

1390

1275604000

1530

372

1611230100

152

1503

1204

2012-2019

558

2000

120004

10090

1100

49020

125600

4002030

254

Indicative Capacity

558

14420

139121275608

10090

11040349374

16237901040154

4006

12258

Location

AlexandriaAlexandriaBonhillBonhillBonhillJamestownJamestownJamestownRentonDumbartonDumbartonDumbartonDumbartonDumbartonDumbartonDumbartonDumbartonDumbartonDumbartonDumbartonMiltonOld KilpatrickOld KilpatrickDuntocherDuntocherHardgateHardgate

Address

Remainder on sites under construction

Heather AvenueWilson Street Bonhill Quarry311 Main Street34 Burn StreetLevenbank TerraceJamestown IE Napierstone Farm DalqhurnNotre Dame ConventLomondgate Ph 2 Castle Street West/East Mary Fisher CrescentDumbarton FCGarshake Waterworks Pinetrees Shed 7 Castle RoadCastlegreen Street *Cottage HospitalCrosslet HouseMilton BraeLusset GlenCarlessCarleithWilliam Street Old Mill GarageHardgate Hall

Ref

BC1(1)BC1(2)BC1(3)BC1(4)BC1(5)BC1(6)BC1(7)BC1(8)BC1(9)BC1(10)BC1(11)BC1(12)BC1(13)BC1(14)BC1(15)BC1(16)BC1(17)BC1(18)BC1(19)BC1(20)BC1(21)BC1(22)BC1(23)BC1(24)BC1(25)BC1(26)BC1(27)

67


Schedule 3: Opportunities for Affordable Housing

Schedule 2: Opportunities for Private Housing (continued)

2019-2025

0

0000

2012-2019

85

1540106

Indicative Capacity

85

1540106

Location

HaldaneAlexandriaAlexandriaAlexandria

Address

Remainder on sites under construction

Miller RoadKippen DairyLeven CottageSusannah Street

Ref

BC1(40)BC1(41)BC1(42)BC1(43)

2019-2025

00

12453014

30010

180000

1,571

2012-2019

92123

0000

1600

60505030

1,769

Indicative Capacity

9212312453014

96810

280505030

Location

ClydebankClydebankClydebankClydebankClydebankClydebankClydebankClydebankClydebankClydebankClydebankClydebank

Address

Thor CeramicsClydebank CollegeNorth Douglas Street Graham AvenueJohn Knox Street834 Dumbarton RdQueens QuayFormer Transfer Station Cable Depot RoadSt Andrews HSBraidfield HS St Eunans PSTOTAL

Ref

BC1(28)BC1(29)BC1(30)BC1(31)BC1(32)BC1(33)BC1(34)BC1(35)BC1(36)BC1(37)BC1(38)BC1(39)

* Development at Castlegreen Street must not have an adverse effect on redshank, which are the qualifying interest of the Inner Clyde Special Protection Area in terms of disturbance or pollution. Proposals for development must be accompanied by an expert appraisal to inform a project-level Habitats Regulations Appraisal (HRA). Pre-application discussion with SNH regarding preparation of the appraisal is strongly recommended. A range of mitigation measures potentially required are identified in the HRA of this Plan.

68


Schedule 3: Opportunities for Affordable Housing (continued)

2019-2025

000

150

13123600

1000

600

140

37344000000

100

281

2012-2019

307

300

49000

2560

32910

300

16000

60505030330

25720

Indicative Capacity

307

301549131236256

10329160301416373440

120505030331025

Location

AlexandriaBonhillBonhillBonhillRentonRentonRentonBellsmyreBellsmyreBellsmyreBellsmyreDumbartonDumbartonDumbartonDumbartonDumbartonDalmuirDalmuirDalmuirDalmuirClydebankClydebankClydebankClydebankClydebankClydebankClydebank

Address

Mitchell WayGolfhill DriveBonhill PSCroft St/Raglan StDalqhurn Village SquareJohn Street Depot Valeview TerraceAuchenreoch AvePennicroft AvenueMuir RoadLomondgate Area 4Castle St. East/WestDalreoch Quarry NorthHill Street Townend RoadAuld Street Beardmore Place EastBoquhanran RoadCaledonia Street Queens QuaySt Andrews HSBraidfield HSSt Eunans PSGranville Street354 Dumbarton RoadSalisbury PlaceTOTAL

Ref

BC1(44)BC1(45)BC1(46)BC1(47)BC1(48)BC1(49)BC1(50)BC1(51)BC1(52)BC1(53)BC1(54)BC2(2)BC1(55)BC1(56)BC1(57)BC1(58)BC1(59)BC1(60)BC1(61)BC1(62)BC1(63)BC1(64)BC1(65)BC1(66)BC1(67)BC1(68)BC1(69)

The source for Schedules 2 & 3 is the 2012 Housing Land Audit. Where a site appears in both schedules, it reflects an assumption that both private and affordable housing will be provided on the site. The total capacity of the site is therefore the sum of both private and affordable capacities.

69


Schedule 4: New allocations identified to supplement existing land supply and ensure a generous supply of land forhousing

2012-2020

4113550

509

454

10000

380

04040

420

2020-2025

000

100500

4500

120120435

600

60

495

Status

New consentRelease siteRelease siteRelease siteRelease siteNew consentWDLP GD2 siteNew consentRelease siteRelease siteRelease site

WDLP GD2 siteRelease site

Indicative Capacity

411355

100100

9904

100120120815

6040

100

915

Indicative Tenure

PrivatePrivatePrivatePrivatePrivatePrivatePrivatePrivatePrivatePrivatePrivate

AffordableAffordable

Location

AlexandriaBonhillDumbartonDumbartonDumbartonDumbartonBowlingBowlingDuntocherClydebankClydebank

BellsmyreClydebank

Address

101 Wilson Street Stirling Road Lomondgate Area 5Garshake Road Sandpoint Marina Islay Kerr House Bowling Basin Bowling ChurchDuntiglennan Fields Rosebery PlaceStanford Street TOTAL PRIVATE

Aitkenbar PSRothesay DockTOTAL AFFORDABLE

TOTAL

Ref

BC1(70)BC1(71)BC1(72)BC1(73)BC1(74)BC1(75)BC1(76)BC1(77)BC1(78)BC1(79)BC1(80)

BC1(81)BC1(82)

WDLP GD2 sites – these sites were identified for mixed use general development in the West Dunbartonshire Local Plan. They are now specifically identified for housing development.

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Table 4: Requirements associated with new land releases for housing developmentSpecific Requirements

Provision of 10 houses for rent by Council/RSL.Structural planting to provide strong green belt boundary.Development to front onto A813.Footpath provision along length of site on A813.New/improved facilities for Loch Lomond Rugby Club.

Structural planting to ensure screening from A82 and to provide strong green belt boundary.Habitat improvement and management on non-developable area.Requirement to ensure bus service for Lomondgate development.Walking/cycling routes to maximise connectivity.

Design statement required reflecting proximity to Dumbarton Castle and waterfront.Contribution to pedestrian bridge over River Leven.Continual waterfront path around site.Habitat Regulations Appraisal to demonstrate no adverse impact on integrity of Natura 2000 sites.

Integrated green infrastructure approach to masterplanning the site.Canalside housing to be sympathetic to setting.Woodland housing to protect and enhance woodland habitat.Secondary emergency vehicular access possibly required.Habitat Regulations Appraisal to demonstrate no adverse impact on integrity of Natura 2000 site.

Structural planting to strengthen green belt boundary.Restrict development to areas that would have less impact on landscape.Retention, where viable, of existing trees , and stone walls.Vehicular access from Farm Road.Secondary/emergency vehicular access possibly required.Provision of direct pedestrian access to Craigielea Road.

Design statement required reflecting proximity to the Forth and Clyde Canal.

Site

Stirling Road, Bonhill

Lomondgate Area 5, Dumbarton

Sandpoint Marina, Dumbarton

Bowling Basin

Duntiglennan Fields, Clydebank

Rosebery Place, Clydebank

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Schedule 6: Opportunities for Community Facilities

Schedule 5: Sites for particular needs housing

Particular Need

Care HomeSheltered housingTravellers’ siteCare Home Care HomeCare Home

Status

ConsentConsentProposalConsentProposalConsent

Location

Heather Avenue, AlexandriaLomondgate, DumbartonDalreoch, DumbartonGarshake Road, DumbartonAuchentoshan, ClydebankCochno Waterworks, Clydebank

Ref

BC2(1)BC2(2)BC2(3)BC2(4)BC2(5)BC2(6)

Development on those sites which are in the green belt will be restricted to the uses and areas identified.

Proposed Facility

Cemetery extensionBellsmyre Primary Schools shared campusCemeteryKilpatrick School rebuildNew leisure centreSpecial Needs Care Centre (Davie Cooper Centre)Replacement Our Lady and St Patrick Secondary School

Location

Adjacent to Vale of Leven CemeteryHowatshaws Road, DumbartonGarshake Road, DumbartonAuchentoshan, ClydebankQueens Quay, ClydebankBoulevard, North of A82, Clydebank

Ref

BC4(1)BC4(2)BC4(3)BC4(4)BC4(5)BC4(6)BC4(7)

Development on those sites which are in the green belt will be restricted to the uses and areas identified.

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Chapter 7 - Supporting Our Centres

7.1 Introduction7.1.1 West Dunbartonshire is well-served by anetwork of centres ranging from its three towncentres of Clydebank, Dumbarton andAlexandria to local centres, and complementedby commercial centres such as the St JamesRetail Park/Morrisons in Dumbarton, and Clydeand Kilbowie Retail Parks in Clydebank. LomondGalleries and Antartex offer retail outletshopping. Clydebank and Dumbarton arerecognised by the Strategic Development Planas part of the Glasgow and the Clyde Valleynetwork of strategic centres.

7.1.2 Town centres are at the pinnacle of thenetwork hierarchy. They are a key element ofthe economic and social fabric of WestDunbartonshire, at the heart of communitiesand centres for commercial and civic activity.They are the preferred location for new retailand commercial leisure developments so as tosustain this role and help maintain theirvibrancy and vitality. The town centres shouldalso be the focus for a mix of uses includingpublic services, entertainment, recreation,cultural and community facilities, as well ashomes and businesses. Each of the towncentres is discussed in more detail in therelevant Our Changing Places section.

7.2 Network of centres retailstrategy7.2.1 West Dunbartonshire’s centres eachprovide different but complementary retailingfunctions, with the town centres also providinga wider service and business role. Each centrehas a defined role within a hierarchy of centres.The purpose of this strategy is to ensure thatthe centres within the network continue tocomplement each other and fulfill their role assuccessfully as possible. The strategy is set outin Table 5 and will be used to determineplanning applications.

7.2.2 A wide selection of quality shops is animportant contributor to creating attractivetown centres. When considering suitable sitesfor significant retail development a sequentialapproach to site selection should be adopted.Town centres are the preferred location for

retail floorspace development over 1,000 sq.mgross. Proposals for retail development in towncentres should be in keeping with the role andfunction of that centre set out in Table 5, andwhere this is the case there will be norequirement to consider its need or impact onthe other town centres. This Plan supports theretail development opportunities set out inSchedule 7, which are considered to supportthe role and function of the relevant centres.Edge-of-town centre commercial centres arethe next preferred location for retaildevelopment of this scale, followed by otheredge-of-centre sites, except in Alexandriawhere Lomond Galleries is next preferred afterthe town centre owing to the desire to preservethe A-listed building. Out-of-centre sites are theleast preferred location for new retaildevelopment over 1,000 sq.m gross. Allproposals for retail development over 1,000sq.m are to be assessed in terms of their impacton centres higher up the hierarchy.

7.2.3 There are numerous centres and shopsserving more local needs throughout WestDunbartonshire. The largest of these areHardgate, Dalmuir and Dumbarton East and areshown on the Proposals Map. Existing localcentres are the preferred location for localshops and services to locate. Their purpose is toserve their local catchment and any expansionshould not be out of scale with this.

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Supporting Our Centres

Policy SC17.2.4 Proposals for retail development in thenetwork of centres which accord with thestrategy and role and functions of centres setout in Table 5 or the developmentopportunities set out in Schedule 7 will besupported. Proposals for retail development notaccording with Table 5 or in other locations willnot be supported if:a) there is a suitable opportunity in a

sequentially preferred location;b) there would be an unacceptable impact

on a centre which is sequentially preferred;or

c) the proposed site is not accessible by publictransport.

7.3 Core retail areas7.3.1 West Dunbartonshire residents are keento support their local town centres. Having aquality retail offer at the heart of our towncentres is essential for encouraging them to doso and it can also attract shoppers fromelsewhere boosting the local economy. Thefootfall in the core retail areas of our towncentres also makes them an attractive place fornon-retail uses to locate. The Councilencourages non-retail uses within its towncentres but recognises that there is a balance tobe struck in the core retail areas where it isimportant to maintain a mix of shops and otheruses. In particular, there is concern about the

proliferation of Class 2 uses within core retailareas.

Policy SC27.3.2 Proposals for the change of use of groundfloor Class 1 uses within the core retail areas willbe assessed in terms of:a) whether the change would significantly

reduce the retail offer of the core retail area,or parts of it;

b) whether the change would lead to theconcentration of a particular use to thedetriment of the town centre’s vitality andviability;

c) the contribution the proposed use wouldmake to the vibrancy of the town centre byincreasing footfall;

d) the availability and suitability of otherlocations in the town centre for theproposed use to locate; and

e) whether the unit affected by the proposalhas been vacant and suitably marketed forretail use.

7.4 Other uses and the Network ofCentres7.4.1 The Council recognises that non-retailuses make an important contribution to a towncentre’s character, sense of place and how wellit functions. Houses provide a residentpopulation, supporting shops and otherbusinesses and contribute to security andactivity particularly in the evening. Service usessuch as banks and lawyers are most accessibleto customers when located in town centres, andcan be visited jointly with shops. Cafes,restaurants, and public houses complementshopping visits but also bring activity to towncentres in the evening, as do hotels. Leisureuses such as theatres, cinemas, children’s playfacilities and sports centres and other uses suchas churches, museums and libraries can beconveniently accessed when in town centres,encouraging visits both when the shops are

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Schedule 7: Retail Development Opportunities

open and at times when they are not.

7.4.2 Non retail uses may also be appropriate inlocal centres, but there is a need to have regardto the impact they may have on the nature ofthe centre and surrounding uses.

Policy SC37.4.3 Proposals for non-retail uses will besupported within town centres where thesecomply with Policy SC2, encourage visits to thetown centre and are appropriate to the towncentre’s role and function. Town centres are thepreferred location for new leisure uses andpublic services unless these are serving aspecific neighbourhood, community orcatchment which is best served more locally.

Non-retail uses in local centres will be assessedin terms of the impact on the amenity of thecentre and surrounding uses.

Site Reference

SC1(1)SC1(2)SC1(3)SC1(4)

Location

Mitchell Way, AlexandriaArtizan Centre, DumbartonArgyll Road/Chalmers Street, ClydebankSylvania Way South, Clydebank

Proposal

Class 1 foodstore of 3,200 sq.m and additional shop units RefurbishmentClass 1 superstore of 8,000 sq.mRefurbishment

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Supporting Our Centres

Table 5: Network of Centres Retail Strategy

Type of Centre

Town centre

Edge of town centre commercial centre

Destination commercial centre

Local centre

Name of Centre

Alexandria Clydebank Dumbarton

St James Retail Park & Morrisons Store, DumbartonClyde and Kilbowie Retail Parks, Clydebank

Lomond Galleries Antartex Village

Role & Function/Strategy

• The Town Centres are the main retailing destinations in West Dunbartonshire as well as focus for other uses including leisure, civic and community. • Clydebank serves as a destination town centre for West Dunbartonshire as a whole and the north-west Glasgow conurbation (western parts of Glasgow, Bearsden and Milngavie).• Collectively with its edge-of-centre stores Dumbarton serves as the main food and non-food shopping centre for Dumbarton, the Vale of Leven and parts of Argyll and Bute.• Alexandria serves as a food and non-food shopping location for the Vale of Leven.• Support for all retail proposals and sequentially preferred locations for retail development exceeding 1,000 sq.m gross floorspace.

• Second sequentially preferable locations for retail development over 1,000 sq.m gross floorspace. • New retail units under 1,000 sq.m will not be supported.• Proposals will be assessed in terms of impact on town centres.• These criteria will apply to emerging edge-of-centre sites which are the third preferred location for retail investment over 1,000 sq.m.

• Preference for visitor-type goods and attractions. • Refurbishment supported with limited additional retail floorspace.• Proposals will be assessed in terms of impact on town centres.• Lomond Galleries is second preferred location for new retail investment in Alexandria after town centre in order to support preservation of the A-listed building.

• Preferred location for new shops and services serving a local catchment.• Support for retail proposals which are appropriate in scale and justified by local catchment expenditure only.

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8.1 Introduction8.1.1 West Dunbartonshire benefits from a richand varied green network, shaped by natureand by man. It has an impressive physicalsetting, sitting on the River Clyde and framedby the Kilpatrick Hills and, to the north, the LochLomond and the Trossachs National Park andNational Scenic Area. Another major river, theLeven, links the Clyde to Loch Lomond. Some ofthe area’s geology is of national importance,such as the impressive Dumbarton Rock. Thereare habitats of international and nationalimportance, most significantly the Inner ClydeSpecial Protection Area.

8.1.2 Within our towns and villages are openspaces and playing fields of importance forrecreation and relaxation. These are linked by anetwork of paths which also stretch into thecountryside and along our ‘blue’ network ofwhich the Forth and Clyde Canal is animportant asset.

8.1.3 The Plan recognises these features of thegreen network, individually and collectively, asimportant to protect in their own right and asfeatures which make West Dunbartonshire amore pleasant and healthier place to live, work,visit and invest.

8.2 Open Space and Playing Fields8.2.1 Open spaces make an importantcontribution to the character of our area, to thehealth and wellbeing of our communities, andsupport the habitat network. They provideattractive locations and opportunities forphysical activity, recreation and relaxation.Public parks such as Christie Park in Alexandria,Levengrove Park in Dumbarton and DalmuirPark in Clydebank are held in high regard bythe communities of those towns and areimportant green network hubs. Sports pitches,allotments, green corridors and cemeteries allcontribute to the West Dunbartonshire greennetwork, as well as more local play areas andamenity open space around houses andbusinesses.

8.2.2 The Council has produced an Open SpaceStrategy supported by an Open Space Auditwhich examines the provision and quality ofopen space in West Dunbartonshire. This gradesopen spaces throughout the authority area interms of their quality and value to the localcommunity and identifies actions forimprovement. It will be referred to whenassessing any applications affecting or creatingnew open spaces.

8.2.3 The availability of quality playing fields isimportant to encourage participation in sport,thus contributing to health and well-being, and

community development. The Council’s SportsPitch Strategy recommends that existing grasspitches be retained and improved.

8.2.4 The Proposals Map identifies publiclyaccessible open spaces, including playing fields,which are greater than 1 hectare. Policy GN1protects all playing fields and open spaces ofvalue to the green network.

Policy GN18.2.5 Development which would result in theloss of an open space which is, or has thepotential to be, of quality and value will not bepermitted unless provision of an open space ofequal or enhanced quality and value isprovided within the development or its vicinity.Playing fields and sports pitches should not bedeveloped except where:• the proposed development is ancillary to

the principle use of the site as a playing fieldor involves a minor part of the playing fieldwhich would not affect its use and potentialfor sport and training; or

• a new or upgraded playing field ofcomparable or greater benefit for sport isprovided in a location which is convenientfor its users and which maintains orimproves the overall playing field capacityin the area.

Chapter 8 - Enhancing Our Green Network

77

Enhancing Our Green Network

8.3 Green Infrastructure8.3.1 New development is often expected toinclude what can collectively be described asgreen infrastructure, such as sustainable urbandrainage systems (SuDS), new paths, openspaces and habitat improvements. Integratinggreen infrastructure is about incorporatingthese valuable components of the greennetwork into the design of development sitesfrom the outset, and in particularly thinkingabout the multi-functionality of thesecomponents. For example, how a more naturalapproach to SuDS can create a space which cancontribute to amenity, open space provisionand biodiversity.

8.3.2 There is a general requirement for newdevelopment which discharges water to do sothrough SuDS. The integrating greeninfrastructure approach to SuDS promotes a‘pipes-free’ approach to surface watermanagement, i.e. keeping the water on thesurface. A starting point for the integratinggreen infrastructure approach is making themost of existing natural drainage features on asite.

8.3.3 The Council requires open space to beprovided with new development. This mayinclude landscaped amenity spaces, play areasor sports pitches. The integrating greeninfrastructure approach focuses on the

provision or retention and enhancement ofquality, multi-functional open spaces. Thelocation, size, type and composition of thespace to be provided as part of the newdevelopment must be based on an analysis ofopen space in the surrounding area, includingreference to the Open Space Audit andStrategy. Investment in open space off-site mayoffer the most benefit to overall open spaceprovision and the green network.

8.3.4 Improving path networks and creatingnew routes and links should be among thefactors considered when looking at how newdevelopment can enhance the green network.In particular, the Council is keen to encourageaccess along the canal, waterways and thewaterfront, and to improve connectionsbetween the urban area and the countrysideand especially the Kilpatrick Hills.

8.3.5 Properly planned development sites canenhance habitat networks. The integratinggreen infrastructure approach promotes theuse of Integrated Habitat Networks models toidentify where wetland, woodland or grasslandmay be provided or enhanced within or closeto a development to improve habitat networks.

Policy GN28.3.6 Development will be required to followthe Integrating Green Infrastructure approachto design by incorporating SuDS, open space,paths and habitat enhancements at a levelproportionate to the scale of development andin accordance with Supplementary Guidance.

8.3.7 Supplementary Guidance will providefurther detail on the benefits of the greennetwork and integrating green infrastructureand provide good practice advice. It will set outexpectations for integrating greeninfrastructure in relation to types and scale ofdevelopment including requirements for openspace associated with new developments.

8.4 The Habitat Network and Geo-diversity8.4.1 For its size, our area has a relatively richgeo-diversity: the variety of materials (rocks,minerals, fossils, sediments, soils), landformsand natural processes that form the landscape.Dumbarton Rock, Glenarbuck and the LochHumphrey Burn are designated as Sites ofSpecial Scientific Interest for their nationallyimportant geology. In addition, a number oflocal geo-diversity sites identified inpartnership with Strathclyde Geo-conservationGroup are designated as part of the LocalNature Conservation Site network.

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8.4.2 It is important that our geo-diversity isconserved so that people can enjoy and learnabout it. It is also intrinsically linked tobiodiversity, recreation, landscape, culturalheritage and sense of place. By shaping thelandscape and forming its soils, geo-diversityunderpins our area’s rich variety of natural andsemi-natural habitats.

8.4.3 A number of these habitats have statutorydesignations as internationally and nationallyimportant sites. The Inner Clyde is a SpecialProtection Area for wading birds and a Site ofSpecial Scientific Interest (SSSI) for birds andcoastal habitat. There are a further four SSSIsdesignated for biological interests atAuchenreoch Glen, Dumbarton Muir, HawCraig-Glenarbuck and Langcraigs. The RiverLeven is a migratory route for Atlantic salmonand brook lamprey travelling to and from theEndrick Water Special Area of Conservation.Extensive areas of habitat are designated aspart of the Local Nature Conservation Sitenetwork in addition to the international andnational sites. There are also a number of legallyprotected species resident in WestDunbartonshire: bats and otters (bothEuropean protected species), badgers, watervoles and pine martens.

8.4.4 The loss, fragmentation and isolation ofhabitats harms biodiversity and the ability ofecosystems and natural processes to adapt toclimate change. Biodiversity interests – habitatsand species – should be taken account ofacross the whole plan area. The highest level ofprotection is afforded to internationallydesignated sites and protected species.Proposals which may impact upon a Natura2000 site (the collective name for SpecialProtection Areas and Special Areas ofConservation) are required to be accompaniedby a Habitat Regulations Appraisal. SSSIs areafforded a similarly high level of protection.Local Nature Conservation Sites protect speciesor habitats of more local interest and cover awider area of West Dunbartonshire.

8.4.5 A Habitats Regulations Appraisal of theLocal Development Plan has been carried outwith regard to the Inner Clyde and other Naturasites the plan may affect, notably the EndrickWater Special Area for Conservation. Theappraisal concluded that the LocalDevelopment Plan will not adversely affect theintegrity of the Inner Clyde, Endrick Water orany other Natura 2000 site.

Policy GN38.4.6 Development that harms the sitesdesignated for nature conservation orprotected species will not be permitted except:a) for Natura 2000 sites, where there are no

alternative solutions and there areimperative reasons of overriding publicsocial or economic nature;

b) for protected species, where there is nosatisfactory alternative and thedevelopment is required for preservingpublic health or public safety or for otherimperative reasons of overriding publicinterest including those of a social oreconomic nature and beneficialconsequences of primary importance forthe environment;

c) for SSSIs where adverse effects areoutweighed by social, environmental oreconomic benefits of national importance;and

d) for Local Nature Conservation Sites, whereadverse effects are offset or compensated ina way that adequately maintains theintegrity of the interests affected.

Development that harms non-designatedhabitats identified in the West DunbartonshireLocal Biodiversity Action Plan will beconsidered in relation to the benefits of thedevelopment.

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8.5 Landscape8.5.1 The Kilpatrick Hills, the muirs to the westof the Vale of Leven, the Clyde waterfront andthe habitats of the Leven corridor form astriking and attractive landscape, which framesthe urban area of West Dunbartonshire,creating a distinctive sense of place. Landscapeis more than just ‘a view’; it is the result of theaction and interaction of natural and/or humanfactors and how it is perceived and valued bypeople is of great relevance. Our landscape isconstantly changing, either as a result of naturalprocesses or human activity and differentlandscapes have a different capacity toaccommodate new development. It isimportant that, as far as is possible, change ismanaged in order to prevent the character ofthe landscape being compromised. Impactsupon landscape can have implications beyond

the boundaries of the Plan area, particularly inWest Dunbartonshire owing to its relationshipwith the National Park.

8.5.2 The Plan designates the Kilpatrick Hills as aLocal Landscape Area in order to protect,enhance and encourage the enjoyment andunderstanding of this important area. Therelationship between the National Park and theKilpatrick Hills – the setting provided by theKilpatrick Hills and, within the Kilpatricks, theviews ‘borrowed’ from the National Park – isanother reason for designating them as a LocalLandscape Area. A statement of importanceprepared in partnership with SNH describes thekey landscape and visual characteristics of theKilpatrick Hills, including the special qualitiesthat make them distinct and are thereforeimportant to conserve and enhance.

Supplementary Guidance will set out aframework for managing potential changewithin the Local Landscape Area.

Policy GN48.5.3 Development that would have asignificant adverse impact on landscapecharacter will not be permitted. Developmentthat could affect the Kilpatrick Hills will berequired to protect and, where possible,enhance their special qualities as set out in theStatement of Importance and comply with anyKilpatrick Hills Supplementary Guidance.

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8.6 Forestry, woodlands and trees8.6.1 Woodland covers around 20% of the totalland area in West Dunbartonshire, includinglarge parts of the Kilpatrick Hills. Around a thirdof our woodland is native; confined mostly toburn corridors, the southern slopes of theKilpatrick Hills and estates such as Overtounand Edinbarnet. The non-native proportion islargely comprised of extensive commercialplantations, mainly of Sitka spruce.

8.6.2 Forests are much more than simply aneconomic resource in terms of timberproduction. As a component of the greennetwork, woodland contributes to sustainablewater management; mitigation and adaptationto climate change; conserving and enhancingbiodiversity as part of an integrated habitatnetwork; as a resource for outdoor access andrecreation; and to creating attractive places tolive.

8.6.3 The Scottish Forestry Strategy setsaspirational targets to significantly increasewoodland cover for Scotland and the CentralScotland Green Network area. The Glasgowand Clyde Valley Forestry and WoodlandStrategy sets out how this can be achieved andalso how to make the most of our existingwoodlands, bringing them into positive use. InWest Dunbartonshire, large parts of theKilpatrick Hills are in the ownership of the

Forestry Commission Scotland and theWoodland Trust and each organisation has longterm plans to increase or enhance woodlandcover and to develop opportunities forrecreation (See Our Changing Places –Kilpatrick Hills). The Kilpatrick Hills arerecognised for the special qualities of theirlandscape, and their recreational andenvironmental importance. Forest Design Plans

for the area will be expected to demonstratethe sensitive siting of new woodland, therestructuring of existing conifer plantations andthe restoration of open ground habitats so as toimprove the landscape, ecological andrecreational value. Further guidance will beestablished in the Kilpatrick Hills and Forestry,Woodland and Trees Supplementary Guidance.

8.6.4 Trees also form an important featurewithin urban areas, for example in parks andalong streets. Many of our trees have TreePreservation Orders or are protected by theirlocation within Conservation Areas.Development proposals involving the loss oftrees must be accompanied by a tree surveyand replanting proposals.

Policy GN58.6.5 The expansion and enhancement ofwoodland involving the planting andmanagement of native trees will be supportedsubject to assessment against the KilpatrickHills and Forestry, Woodland and TreesSupplementary Guidance.

Development that would result in the loss oftrees or woodland of amenity, cultural,historical, recreational or biodiversity value willnot be permitted unless clear justification canbe given and appropriate replanting can beagreed.

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8.7 The Water Environment8.7.1 The River Leven and River Clyde and theirtributaries including the Gruggies Burn,Murroch Burn and the Duntocher Burn formpart of the green network, contributing tohabitat networks and biodiversity, recreation,health and well-being and to the locallandscape character. River basin managementplanning, which implements the EuropeanWater Framework Directive, seeks to improvethe condition of the water environment andprotect it from deterioration. The ScotlandRiver Basin Management Plan was published in2009 and a second plan is due in 2015. It issupplemented by a Clyde CatchmentManagement Plan. The benefits that arise fromriver basin management planning extendbeyond protecting and enhancing the qualityof the water environment and can contribute tosustainable flood risk management; climatechange adaptation and mitigation; andprotecting and enhancing biodiversity.

8.7.2 The water environment is also there to beenjoyed. Recreational uses include watersidewalking, fishing and boating. This is to beencouraged where it can be done in harmonywith the wildlife that also makes use of ourwaters.

Policy GN68.7.3 The quality and enjoyment of the waterenvironment will be protected and improvedby:a) supporting the objectives and actions of

River Basin Management Plan for Scotlandand the Clyde Area Management Plan;

b) minimising pollution of waters;c) requiring surface water from new

developments to be treated by SuDS;d) requiring waste water from new

development to connect to mains drainage,unless not technically or economicallyviable and where it can be demonstrated noenvironmental or health problems will arise;

e) requiring the re-opening of culvertedwaterways unless not possible for reasonsof health and safety or developmentviability;

f ) avoiding the hard engineering ofwaterways and the use of culverts in newdevelopments unless there is no practicalalternative;

g) minimising the risk of invasive non-nativespecies contaminating the waterenvironment; and

h) encouraging access to, along and besidewaterways, including for walking, cycling,watersports and fishing, except where thiswould adversely affect the habitat networkor protected species.

8.8 Forth & Clyde Canal8.8.1 The Forth & Clyde Canal opened in 1790and provided a route for the seagoing vesselsof the day between the Clyde and Forth rivers.However, as ships became larger and therailways became the dominant mode ofmoving goods, the fortunes of the canaldeclined and it was formally closed in 1963. Amulti-million pound project saw the canal re-open in 2001 and a series of projects haveimproved the canal environment, including atBowling Basin and in Clydebank town centre,where a civic and events space has beencreated on both sides of the canal.

8.8.2 The canal is an important green networkasset assisting water management, and with itstowpath and wider surroundings acting as awildlife corridor, active travel route, and alocation for recreation and relaxation. TheCouncil is supportive of further improvementsto the canal and its environs. Developmentalongside the canal, including in propertiesbacking onto the canal, will be expected tocomplement and enhance its green networkfunctions, and have regard to its status as aScheduled Monument.

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Policy GN78.8.3 Development alongside the Forth andClyde Canal should enhance this green networkasset. Development that would have an adverseimpact on the canal or its setting will not bepermitted.

8.9 Outdoor access8.9.1 An important role of green networks isproviding opportunities for active travel –walking and cycling – which benefits healthand can help reduce the impact of roadcongestion on the environment. The Forth &Clyde Canal towpath and national cycle routeare two important long distance routes runningthrough the urban area. Where the networklinks communities and urban green spaces tothe wider countryside, additional recreationalopportunities arise. The core path network iskey to the provision of outdoor access in WestDunbartonshire, providing dedicated routeswithin our towns, along waterways, andconnecting into the heart of the Kilpatrick Hillsto the north and east and muirs to the west.

8.9.2 Improving path networks and creatingnew routes and links should be among thefactors considered when looking at how newdevelopment can enhance the green network.In particular, the Council is keen to encourageaccess along the canal, rivers and thewaterfront, and to improve connections

between the urban area and the countryside,especially the Kilpatrick Hills.

Policy GN88.9.3 Development that would result in the lossof a core path, right of way or other importantroute will not be permitted unless acceptablealternative provision can be made.The provision of paths will be expected indevelopments where these would enhanceactive travel or connectivity within the greennetwork, and particularly where this wouldcreate routes to and along waterways.

8.10 Temporary Greening8.10.1 Restrictions on development finance andlower demand for new development since 2008have resulted in changed expectations forwhen many previously developed sites will beredeveloped. Temporary uses such as growingspaces (either for food or biomass crops),community gardens and recreation resourcescan benefit the green network and provide afocus for community action. Such action hasthe benefit of improving a site that could bedetracting from the environment of aneighbourhood into one that improves thearea, strengthens the community and readiesthe site for future development.

8.10.2 Another form of temporary greeninginvolves the green infrastructure componentsof future development being put in beforeconstruction begins. This would be in line withthe integrating green infrastructure approach.

8.10.3 This Plan supports and encouragestemporary green network uses on stalleddevelopment sites, particularly within OurChanging Places, which bring environmentaland community benefits in the short term anddo not prejudice future development and theintended use of the site in the long term. TheCouncil is keen to explore any suggestions fortemporary greening sites from eithercommunity interests or landowners/developers,and will work with interested parties to developa framework to help realise viable projectsfocusing on how temporary uses can be fundedand their delivery co-ordinated.

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Protecting Our Built Heritage

9.1 Introduction9.1.1 West Dunbartonshire has a rich history. Ithas been at the very edge of the vast RomanEmpire, the capital of the medieval Kingdom ofStrathclyde, and at the centre of the Clydesideshipbuilding industry. These times – and others– have left monuments, buildings and placeswhich define the area’s local identity. Thishistoric environment contributes to our history,culture, local distinctiveness and sense of placeand supports tourism and economicdevelopment.

9.2 The Antonine Wall9.2.1 Built in the years following 140 AD on theorders of the Roman Emperor Antonius Pius,the Antonine Wall crosses central Scotland fromOld Kilpatrick on the River Clyde to Bo’ness onthe River Forth. It was the most northerlysection of a trans-national frontier whichhelped protect and define the Roman Empire.

9.2.2 Although only a small section of theAntonine Wall can be viewed above ground inWest Dunbartonshire, at Golden Hill Park, it is animportant historic asset. The wall runs west-east through West Dunbartonshire from OldKilpatrick to the boundary with Glasgow atDrumchapel. A buffer zone is identified alongmuch of the Wall, protecting its setting.

9.2.3 In 2008 the Antonine Wall was inscribed asScotland’s fifth World Heritage Site when itbecame part of the trans-national Frontiers ofthe Roman Empire World Heritage Site whichincludes Hadrian’s Wall in England and theGerman Limes. World Heritage Status infers acommitment to protect the exceptional culturalsignificance of the Antonine Wall and the‘Outstanding Universal Values’ for which it wasinscribed.

9.2.4 Supplementary Guidance has beenapproved by the five planning authoritiescontaining part of the Wall. The guidanceprovides advice on managing the impact ofdevelopment on the World Heritage Site,outlining a presumption against developmentwhich would have an adverse impact on theAntonine Wall and its setting. The AntonineWall Management Plan also identifies actions tobe delivered by a range of different bodies toprotect and promote understanding andenjoyment of the Wall.

Policy BH19.2.5 Development that would have an adverseimpact on the Antonine Wall or its setting willnot be permitted. Proposals affecting the Wallwill be assessed with regard to the AntonineWall Supplementary Guidance and theAntonine Wall Management Plan.

9.3 Scheduled Monuments andArchaeological Sites9.3.1 Scheduled Monuments are archaeologicalsites, buildings or structures of national orinternational importance. In WestDunbartonshire these include the AntonineWall, the Forth & Clyde Canal and DumbartonCastle. In addition to sites that are scheduled,there are sites of local significance recorded inthe Sites and Monuments Record.

Chapter 9 - Protecting Our Built Heritage

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9.3.2 Scheduling seeks to protect monumentsin-situ and as far as possible in their existingstate and within an appropriate setting.Consent is required from Historic Scotland forany works that would affect a ScheduledMonument. Where planning permission isrequired, development that would have anadverse effect on a Scheduled Monument orthe integrity of its setting will not be permitted.Non-scheduled archaeological sites andmonuments will also be protected andpreserved in situ wherever feasible.

9.3.3 Where records show archaeology assetsmay be present on a site, an archaeologicalsurvey or investigation will be required todetermine the nature and importance of thearchaeological resource and the best means ofpreserving and/or recording it. Also, ifarchaeological discoveries are made while

works are being carried out, an archaeologistshould be given the opportunity to inspect thefind and undertake appropriate excavation,recording and analysis.

Policy BH29.3.4 Development that would adversely affecta Scheduled Monument or its setting will notbe permitted. All other archaeological sitesshould be preserved in-situ where possible.Where not possible, provision should be madeby the developer to undertake the excavation,recording analysis, publication and archiving ofthe archaeological remains.

9.4 Listed Buildings9.4.1 There are 141 buildings of specialarchitectural or historic interest in the Plan areawhich have been listed in recognition of theirimportance. A number are A-listed, meaningthey are of national or international importanceand are the best examples of a particularperiod, style or building type. These include theTitan Crane in Clydebank, Dumbarton Castle,and the Argyll Motor Works in Alexandria. Thereare also B-listed buildings which are of regionalor more than local importance, and C-listedwhich are of local significance.

9.4.2 Any development affecting a ListedBuilding or its settings should preserve itsspecial architectural or historic interests and

character. There is a presumption against thedemolition of a Listed Building, or any otherbuilding which contributes positively to thecharacter of an area, unless it has been clearlydemonstrated that there is no viable andacceptable alternative.

9.4.3 The Titan Crane and Clydebank Town Hallare two examples of Listed Buildings andstructures which have recently beenrefurbished, reinvigorating these importantlocal landmarks and supporting theirpreservation. Unfortunately, not all historicbuildings in West Dunbartonshire are in a goodstate of repair. The Buildings at Risk Register forScotland identifies properties of architectural orhistoric merit in the area that are considered tobe at risk or under threat. The Buildings at RiskRegister is not exhaustive and other importantbuildings within the area may also be at risk orbecome so during the Plan period.

9.4.4 Changes of use, alterations and enablingdevelopment will be supported as means ofrescuing historic buildings that have fallen intoa poor state of repair, providing proposedworks retain the building’s special interest, areappropriate to its character and appearance,and are appropriate in scale.

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Protecting Our Built Heritage

Policy BH39.4.5 Demolition or development that wouldadversely affect the special interest, characteror setting of a Listed Building will not bepermitted. Appropriate enhancement of listedbuildings will be supported.

Enabling development that would result in theretention or restoration of a Listed Building, andwhich is appropriate in terms of design and use,and proportionate in scale, will be supportedsubject to conditions or a legal agreementensuring the restoration of the Listed Building.

9.5 Conservation Areas9.5.1 Five areas within West Dunbartonshire areidentified as Conservation Areas: High Dalmuirin Clydebank; Kirktonhill and Knoxland Squarein Dumbarton; and Lusset Road and MountPleasant Drive in Old Kilpatrick. Whilecontaining only a few Listed Buildings, theoverall layout, character and appearance ofthese areas is of special architectural orhistorical interest.

9.5.2 Development affecting ConservationAreas, either within or outwith them, must beappropriate in terms of design, materials, scaleand siting, to the character and setting of theConservation Area. The loss of buildings orstructures which contribute to the character ofa Conservation Area will be resisted.

9.5.3 Conservation Area appraisals are usefuldocuments for understanding the importantfeatures of Conservation Areas, assisting in thepositive management of these areas includingthrough informing development managementdecisions. They can also be used to identifyextended or new Conservation Areas. TheCouncil will look to undertake appraisals of itsexisting conservation areas over the lifetime ofthis Plan.

Policy BH49.5.4 Development that would harm thecharacter or appearance of a ConservationArea, including the demolition of buildings orstructures which contribute to the character ofthe area, will not be permitted. Newdevelopment within or affecting aConservation Area should be of a high standardof design and enhance the character of thearea.

9.6 Gardens and DesignedLandscapes9.6.1 West Dunbartonshire has a number ofgrand houses which are listed. These buildingswere constructed by wealthy industrialists,mainly in the eighteenth and nineteenthcenturies as residencies or as country retreats.Originally the houses had large gardens,parkland and woodland associated with themwhich were designed and managed to add to

the setting and enjoyment of the main house.

9.6.2 While the majority of the area’s mansionhouses remain, many have seen moderndevelopment impinge upon their grounds.Overtoun Estate is the best example of anestate as it would have originally looked whenthe house was built and is recorded on theInventory of Gardens and Designed Landscape.Other non-designated estates are Auchentorlie,Auchentoshan, Cochno, Edinbarnet, Helenslee,Levengrove and Strathleven.

Policy BH59.6.3 Development that would affect a Gardenand Designed Landscape should seek toprotect and appropriately enhance itsimportant features.

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Chapter 10 - Supporting Development

10.1 Introduction10.1.1 The sustainable development of WestDunbartonshire must be supported in a varietyof ways. This section of the Plan deals with theinfrastructure required to support growth. Itconsiders the importance of the transportnetwork being safe, well integrated andefficient. It also looks at how to make the mostof resources by supporting sustainable wastemanagement. A modern and efficienttelecommunications network which is locatedto minimise environmental impact will beencouraged. Aggregates and minerals areimportant for the construction industry and thecontinual working of resources within WestDunbartonshire is supported.

10.2 The Transport Network10.2.1 West Dunbartonshire is a well connectedarea. It benefits from a railway networkproviding a frequent rail service within WestDunbartonshire, and linking directly to Glasgowand Edinburgh. The area is also well served bybuses, providing links within and to areasoutwith West Dunbartonshire. The A82 runsthrough West Dunbartonshire connecting toGlasgow, Loch Lomond and the west Highlands,and via the Erskine Bridge to the M8 and thenational motorway network.

10.2.2 Improvements to the area’s transportnetwork have been identified in the Council’sLocal Transport Strategy for 2013-2018 andsome of the ‘Our Changing Places’ sections.Major schemes include improvements to theKilbowie roundabout and Dumbuck junction,the provision of the A814 link road betweenMilton and Bowling, and improved linkages

between Glasgow Road and Dumbarton towncentre. The Fastlink rapid bus transit system isproposed to connect Clydebank with Glasgowcity centre running through the regenerationareas on the north bank of the Clyde. There areoptions for it to serve both the Clydebankwaterfront and town centre and the Councilmay seek the reservation of space for, or

Map 19: Kilbowie roundabout improvements

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Supporting Development

provision of, necessary infrastructure.

10.2.3 Development can often place anadditional burden on the transport networkand particularly the road network. This Planrequires that development complies withcurrent standards in relation to road design andparking, and that any improvements to thetransport network necessary as a result of thedevelopment are made. Early liaison with, andapproval from, Transport Scotland is requiredfor schemes that will impact upon the trunkroad network.

Policy SD110.2.4 Development of the transport schemesset out in the Local Transport Strategy will besupported subject to adequate mitigation ofadverse impacts on the green network,particularly Natura 2000 sites, built heritage,residential amenity and the operation ofbusinesses.Development should avoid adversely affectingthe road network by:• complying with Roads Development

Guidelines and relevant parking standards;• avoiding unacceptable congestion; and• providing or contributing to improvements

to the transport network that are necessaryas a result of the development.

New junctions on trunk roads will not normallybe acceptable.

10.3 Waste10.3.1 The Council supports the sustainablemanagement of waste in line with the wastehierarchy. A Zero Waste society is one wherewaste is managed as far up the hierarchypossible with disposal, such as landfill, beingthe option of last resort. In addition, wasteshould be dealt with as close as possible towhere it is produced.

10.3.2 There are several facilities contributing towaste management within WestDunbartonshire. These include the majorlandfill site at Auchencarroch, a landfill for inertmaterial at Rigangower near Milton and anumber of household waste recycling centres

and privately operated waste transfer stationsthroughout the Council area. Planningpermission exists for a waste managementfacility at Rothesay Dock in Clydebank, whichhas the potential to significantly contribute tothe sustainable management of waste arisingwithin West Dunbartonshire. If additional oralternative facilities become necessary todeliver additional capacity over the Plan periodthese will be supported in appropriatelocations.

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Policy SD210.3.3 The locations identified in Schedule 8 areidentified as suitable for the management ofwaste. Development of facilities contributing tothe management of waste will be supported atthese and other locations where:a) the site would otherwise be suitable for Use

Class 5 or 6 development;b) there would be no adverse impact on the

operation of other businesses or residentialamenity;

c) adverse impact on the green network orbuilt heritage can be acceptably mitigated;

d) there would be no adverse impact on theoperations of Glasgow Airport;

e) the facilities would contribute to a greaterproportion of waste arising in WestDunbartonshire being treated further upthe waste hierarchy;

f ) the recovery of energy from waste isachieved, where applicable; and

g) if involving significant levels of waste fromoutwith West Dunbartonshire, there is thepotential for waste to be transferred to thelocation by means other than road.

10.4 Communications infrastructure10.4.1 High quality electronic communicationsare an essential component of sustainableeconomic growth and can reduce the need fortravel. The development of infrastructure toexpand the communications network whilstminimising environmental impacts issupported by this Plan.

Policy SD310.4.2 Development to improvecommunications infrastructure will besupported where it avoids adverse impact,including cumulative impact, on streetscapeand residential amenity, the green network, andbuilt heritage.

10.5 Minerals, Aggregates and Coal10.5.1 An adequate and steady supply ofminerals and aggregates is necessary tosupport economic growth, but extraction canhave significant adverse environmentalimpacts. Within Glasgow and the Clyde Valley,which is considered to be the relevant marketarea, there are believed to be sufficient hardrock reserves to meet demand to 2035. Thereserves in West Dunbartonshire atDumbuckhill Quarry and at Sheephill Quarrycontribute to this supply and continuedworking of minerals at these locations issupported.

Policy SD410.5.2 The continuation of aggregate extractionwill be supported at the Dumbuckhill andSheephill quarries. Expansion of mineral andaggregate extraction at these locations andnew workings at other locations shall beaccompanied by acceptable and fundablerestoration and aftercare proposals and avoidsignificant adverse impact on:a) the green network, particularly:

• the habitat network• landscape• forestry and woodland• the water environment• the path network

b) built heritage, particularly AncientMonuments and other archaeology; and

c) residential amenity and the operations ofother businesses

10.5.3 There are surface coal deposits at thesouth eastern edge of West Dunbartonshire,mostly under the urban area of Whitecrook.Reserves straddle the council boundary withGlasgow City, and stretch into the greenbelt inthe area known as the Hardgate Wedge. It isconsidered that these reserves should not beworked because of their proximity to existingcommunities, and the fact that they fall withinthe Antonine Wall World Heritage Site BufferZone. However, any application fordevelopment in areas where coal reserves exist

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Supporting Development

should be aware of the legacy of past coalmining activity, and assess the condition of theexisting ground conditions before any newbuilding is proposed. The Coal Authority canoffer additional advice on this matter.

10.6 Advertisements10.6.1 Advertisements are an integral part ofour streetscape and important to promoteeconomic growth, public information andcharities. They can, however, be intrusive anddistracting. Advertisements will not generallybe acceptable in residential or rural areas.

Policy SD510.6.2 Advertisements which are sited on thebusiness premises to which they relate will besupported subject to compliance with thecriteria listed below.Advertisements which are remote from thepremises to which they relate will normally besupported only where they are directional oradvance warning signs for tourist or visitorfacilities which are not reasonably visible fromany main road, and where a tourist ‘brown sign’is not a suitable first option.Commercial poster hoardings will normally onlybe supported within the built-up area, wherethe hoarding would serve to screen vacant orunsightly land or buildings.In all cases advertisements shall:a) not detract from the amenity of the area or

the character of buildings in terms ofpositioning, scale, design or materials;

b) not result in any road safety or other hazardto the public;

c) result in an accumulation of signage clutter;and

d) within Conservation Areas and on ListedBuildings, serve to improve or enhance theappearance of the area/building.

Map 20: Surface coal resource

10.7 Notification Zones10.7.1 West Dunbartonshire has a number ofsites and installations which due to theirhandling of hazardous substances limit thescope for new development in their vicinity.Advice will be sought from the Health andSafety Executive for proposals within theseareas. The outer limit of these zones are shownon the Proposals Map.

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Schedule 9: Aggregate Reserves

Ref

SD2(1)SD2(2)SD2(3)

Site Name and Location

Auchencarroch Landfill Site, nr JamestownRigangower Landfill Site, by MiltonRothesay Dock, Clydebank

Site Activity

Landfill / CompostingLandfill Other Treatment

Schedule 8: Waste Management Sites with capacity for > 100,000 tonnesper annum

Ref

SD4(1)SD4(2)

Site Name and Location

Dumbuckhill Quarry, DumbartonSheephill Quarry, Milton

Site Activity

Hard rock quarryingHard rock quarrying

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Appendix 1:Low and zero carbon generating technologies

Low and/or zero carbon generating technologyshall be installed in all new buildings with theexception of:• alterations and extensions to buildings,

other than alterations and extensions tostand-alone buildings having an area lessthan 50 square metres that would increasethe area to 50 square metres or more, oralterations to buildings involving the fit-outof the building shell which is the subject ofa continuing requirement;

• conversions of buildings;• buildings that are ancillary to a dwelling

that are stand-alone having an area lessthan 50 square metres;

• buildings which will not be heated orcooled other than by heating providedsolely for the purpose of frost protection;

• buildings intended to have a life notexceeding the period specified in regulation6 of the Building Standards Regulations; or

• conservatories.

A condition will be attached to planningpermission for all non-exempt buildingsrequiring that a ‘bronze active’ sustainabilitylabel be achieved in respect of the proposedbuilding. In addition, the applicant will need todemonstrate that low and zero generatingtechnology will result in CO2 emissions being1% below the building’s target emission rate in

the period to December 2016 and 2% belowthe building’s target emission rate in the periodthereafter.

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Appendix 2:Schedule of Land Owned by Planning Authority

Description of land owned by Planning Authority

Miller RoadLevenbank TerraceNapierstone FarmLomond IEHeather Ave (part)Wilson StreetLand at Bank Street, Main Street and Mitchell Way Bonhill Quarry (part)Bonhill Primary SchoolRaglan StreetVillage Square (part)Hill StreetDalreochDumbarton Town Centre and St James Retail Park Townend RoadBirch RoadAuchenreoch AvenuePenniecroft AvenueMuir Road Howatshaws Road Aitkenbar SchoolGarshake RoadGarshake RoadCrosslet House Freelands PlaceWilliam StreetSalisbury PlaceAuchentoshan

Location

HaldaneJamestownJamestownAlexandriaAlexandriaAlexandriaAlexandria

BonhillBonhillBonhillRentonDumbartonDumbartonDumbarton

DumbartonDumbartonDumbartonDumbartonDumbartonDumbartonDumbartonDumbartonDumbartonDumbartonOld KilpatrickClydebankClydebankClydebank

Reference to policies, proposals or views contained in local development plan which relate to the occurrence of development of the land

BC1(40) Housing OpportunityBC1 (6) Housing OpportunityBC1 (8) Housing OpportunityGE1(16) Business/Industry OpportunityBC1(1) Housing OpportunityBC1(2) Housing OpportunityOur Changing Place –Alexandria Town Centre

BC1(3) Housing OpportunityBC1(46) Housing OpportunityBC1(47) Housing OpportunityBC1(49) Housing OpportunityBC1(57) Housing OpportunityBC2(3) Travellers siteOur Changing Place – Dumbarton Town Centre and Waterfront

BC1(58) Housing OpportunityGE1(17) Business/Industry OpportunityBC1(52) Housing OpportunityBC1(53) Housing OpportunityBC1(54) Housing OpportunityBC4(2) Bellsmyre Shared CampusBC1(81) Housing OpportunityBC4(3) New CemeteryBC1(73) Housing OpportunityBC1(20) Housing OpportunityOur Changing Place - CarlessBC1(25) Housing OpportunityBC1(69) Housing OpportunityBC4(4) Kilpatrick School rebuild

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Description of land owned by Planning Authority

AuchenstoshanQueens Quay (small area)Clydebank Town CentreSt Andrews SchoolJohn Knox Street Stanford StreetBraidfield SchoolSt Eunans PSGranville Street Dalmuir Wedge, The Saltings, OvertounPappertwell Wood Various locations along River Leven

Location

ClydebankClydebankClydebankClydebankClydebank ClydebankClydebankClydebankClydebankDumbartonand ClydebankVale of LevenDumbarton and the Vale of Leven

Reference to policies, proposals or views contained in local development plan which relate to the occurrence of development of the land

BC2(5) Care HomeOur Changing Place – Queens Quay Our Changing Place – Clydebank Town CentreBC1(37 and 64) Housing OpportunityGE1(12) Business/Industry OpportunityBC1(80) Housing OpportunityBC1(38 and 65) Housing OpportunityBC1(39 and 66) Housing OpportunityBC1(67) Housing OpportunityOur Changing Place -The Green Network

Our Changing Place - Kilpatrick HillsOur Changing Place -The Lomond Canal

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Active Travel – travel that involves physical activity such as walking or cycling.

Action Programme – document setting out the actions required to deliver the Local Development Plan’s policies and proposals, listing both who isto carry out each action and the timescale for doing so.

Affordable Housing – housing of a reasonable quality that is affordable to people on modest incomes. It can include social rented housing, mid-market rented accommodation, shared ownership or shared equity housing, discounted low cost housing for sale and low cost housing withoutsubsidy.

Appropriate Assessment – any development which is likely to have a significant effect on a Natura 2000 site must be subject to an appropriateassessment of the implications for the site’s conservation objectives.

Bronze Active sustainability label – awarded when a building achieves the baseline level of sustainability and incorporates low and zero carbongenerating technology.

Brownfield – land which has been previously developed. Includes vacant and derelict land, land occupied by redundant or unused buildings anddeveloped land within the settlement boundary where further intensification of use is considered acceptable.

Buildings at Risk – buildings of architectural or historic merit whose future is considered to be under threat e.g. because they are vacant with noidentified new use, suffering from poor maintenance or structural problems, or threatened with demolition.

Climate Change – the long term shift in weather patterns such as precipitation and temperature.

Commercial Centre – distinct from town centres in their range of uses and physical structure, commercial centres have a more specific focus onretailing and leisure uses.

Conservation Area – an area of specific architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance.

Core Path Network – a network of paths identified in a Core Paths Plan (under the Land Reform (Scotland) Act 2003) which gives the publicreasonable access throughout the Plan area .

Core retail area – an area within a town centre where it is desirable to maintain shops as the predominant use at ground floor level.

Glossary

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Design Statement – accompanies a planning application to explain the design principles and concept of a proposed development.

Development Brief – sets out guidelines and requirements for the development of a site.

Edge of Centre – a location which is adjacent to or within easy walking distance of a town centre.

Effective Housing Land – land which is free or expected to be free of development constraints in the period under consideration, and thereforeavailable for the construction of housing.

Fastlink – a high quality, attractive and affordable bus system planned to run along the River Clyde.

Flood Risk Assessment – exercise carried out to predict and assess the probability of flooding of a particular site or area.

Foodstore – a retail unit selling predominantly convenience goods.

Gardens and Designed Landscapes - grounds which have been laid out for artistic effect, the most common being estate landscapes whichincorporate parkland, woodland and formal garden elements and are associated with an important house or castle.

Green Belt – a policy designation to direct development to the most appropriate locations and support regeneration, protect and enhance thecharacter, landscape setting and identity of settlements and protect and provide access to open space.

Greenfield – land which has never been previously developed or used for an urban use, or land that has been brought into active or beneficial usefor agriculture or forestry ie fully restored derelict land.

Green Infrastructure – functional elements of a development such as open space, active travel routes, SuDS and habitat networks that contribute tothe green network.

Green Network – connected areas of natural, semi natural and created greenspace, active travel and recreational routes, watercourses, woodlandand other habitats that together form an integrated and multi-functional network.

Habitat Network – a set of separate areas of habitat that connect together in some way to allow a particular species to be able to move betweeneach individual patch of habitat.

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Habitat Regulations Appraisal (HRA) – an assessment of the implications of the policies and proposals of the Local Development Plan or a projecton Natura sites.

Housing Need and Demand Assessment – a technical assessment of the demand and need for private and affordable housing within a Plan area.

Housing Supply Target – identified by the Local Housing Strategy in response to the outcomes of the Housing Need and Demand Assessment.Local Development Plans are required to identify sufficient land to meet Housing Supply Targets.

Integrating Green Infrastructure – an approach to ensure that multifunctional green infrastructure is included at the outset of designing successfulplace.

Listed Building – building of special architectural or historic interest that has statutory protection due to its character or appearance.

Local Development Plan –provides the spatial planning strategy for an area and the framework for development management decision-making.

Local Housing Strategy – provides the strategic direction for housing need and demand across all tenures and informs the future investment inhousing.

Local Landscape Area – an area which has been designated to safeguard and enhance the character and quality of a landscape which is importantor particularly valued locally or regionally.

Local Transport Strategy – sets out the Council’s plans and priorities for the development of a sustainable and integrated transport network.

Marketable sites– Serviced (or serviceable within 5 years) and available land which has been identified for industrial or business development.

Masterplan/Masterplanning – describes and illustrates how a proposal for the comprehensive development of a specific site will meet the visionfor the site and how it will work on the ground.

National Development - developments set out in the National Planning Framework and considered to be essential to the delivery of the nationalspatial strategy.

National Park – Refers to the Loch Lomond and the Trossachs National Park, which is a separate planning authority falling partly within WestDunbartonshire Council.

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Natura 2000 site – a site forming part of the European wide network of protected areas developed under the European Commission HabitatsDirective and the Birds Directive. The Natura 2000 Network is made up of Special Areas of Conservation (SAC) and Special Protection Areas (SPA).

Network of centres – the range of centres that provide for retailing and a wider range of service requirements. Includes town centres, commercialcentres and local centres.

Notification Zone – Health and Safety Executive notification zones based on risk assessments related to the storage of hazardous substances, withinwhich development may be restricted.

Open Space – includes all green spaces and civic spaces which contribute to the amenity of an area.

Open Space Audit –an audit of the quality, community value, accessibility and use of all existing open spaces.

Open Space Strategy – making use of the open space audit, the open space strategy sets out the vision for new and improved open space andaddresses any deficiencies identified.

Our Changing Places – the areas of West Dunbartonshire that the Council wants or expects to change over the next 5-10 years.

Proposed Plan – reflects the planning authority’s settled view as to what the final adopted content of the Local Development Plan should be.

Proposals Map – illustrates the Local Development Plan’s policies and proposals on a map base.

Scheduled Monument – archaeological sites, buildings or structures of national importance given legal protection under Ancient Monuments andArchaeological Areas Act 1979.

SEPA – Scottish Environment Protection Agency

Sites of Special Scientific Interest (SSSI) – an area which is designated as being of national interest in relation to its flora, fauna, geology orgeomorphological features.

SNH – Scottish Natural Heritage

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Special Area of Conservation (SAC) – part of the Natura 2000 network designated under the Habitats Directive and are selected to protect habitatsand species.

Special Protection Area (SPA) – part of the Natura 2000 network designated under the Birds Directive, selected to protect rare, threatened orvulnerable bird species.

Strategic Development Plan (SDP) – provides a longer term spatial strategy for a city region and sets parameters for the Local Development Plan.

Strategic Economic Investment Location (SEIL) – a strategic priority location identified in the SDP to support key economic sectors.

Strategic Environmental Assessment – a systematic process for evaluating the environmental impacts of a plan.

Strategic Housing Investment Plan – provides a strategic approach to affordable housing investment over the next five years.

Strategic Local Programme – included in the Strategic Housing Investment Plan, the Strategic Local Programme details the affordable housingprojects in the agreed programme.

Sustainable Drainage Systems (SuDS) – a sequence of water management practices and facilities designed to drain surface water moresustainably than the conventional practice of routing run-off through a pipe to a watercourse.

Superstore – a large retail unit selling predominantly convenience goods and a range of comparison goods.

Supplementary Guidance – will provide further information or further detail in respect of policies or proposals set out in the Local DevelopmentPlan and will form part of the development plan.

Sustainable Development – development which meets the needs of the present without compromising the ability of future generations to meettheir own needs.

Tree Preservation Order- used to protect individual and groups of trees and areas of woodland considered important for amenity or because oftheir cultural or historical significance.

Town Centre – centre which provides a diverse and sustainable mix of activities and land uses which create an identity that signals their functionand wider role.

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Urban Capacity Study – an assessment of the potential contribution to the housing land supply of all possible sources of housing land beyond theimmediate planning time horizon.

Windfall sites – sites not allocated in the Plan which unexpectedly come forward for housing development.

CONTACT DETAILSPlanning and Building StandardsCouncil OfficesRosebery PlaceClydebankG81 1TGTelephone: 01389 737000Email: [email protected]

OTHER FORMATSThis document can be made available on request in alternative formats such as large print, Braille, audio tape or computer disc as well as in five community languages.

Corporate CommunicationsCouncil OfficesGarshake RoadDumbartonG82 3PUTelephone: 01389 737000