The Clackmannanshire

Local Plan
First Alteration (Housing Land)
Adopted October 2011
Clackmannanshire Council
www.clacksweb.org.uk
The text below replaces Local Plan
paragraphs 3.2-3.9.
Introduction
3.2a The provision of adequate land in a
choice of locations to meet all the housing
needs of the area is a key objective of the Local
Plan. Scottish Planning Policy establishes an
approach to the provision of housing based
on six key priorities of government. These
are sustainable development, economic
competitiveness, social justice, environmental
quality, design, and integrated transport.
Scottish Planning Policy requires that a
5 year supply of housing land should be
available at all times but also that authorities
should allocate more than enough land, i.e.
a generous supply, to help ensure delivery
of homes. Scottish Planning Policy also
recognises that The Scottish Governments
national objectives, reflected in targets for
greater economic and population growth,
imply higher overall household growth than
central projections indicate.
3.3a An important aim of the Plan is to
ensure that developments are sustainable and
this is a key issue for housing development.
As a major land use that generates high levels
of movement it is important that housing
development is encouraged in locations
that can help support public transport, are
well related to shopping and community
facilities and are close to workplaces. All
developments should be well integrated into
the surrounding landscape and new housing
neighbourhoods should create desirable and
attractive, high quality places to live. New
housing development should be constructed
of environmentally friendly materials and
encourage energy efficiency. Innovative
contemporary design solutions that achieve a
high level of environmental sustainability will
be encouraged.
3.4a The Structure Plan 3rd Alteration,
Clackmannanshire Housing Land Supply,
sets out the housing land requirement for
Clackmannanshire over the Local Plan period
(2006-2017) and annual housing land audits
should demonstrate that adequate land is
likely to be available for a further 2 years, thus
demonstrating that the 5 year supply can be
maintained.
Objective 1 -
Locations for New Homes
Housing Land Supply
3.5a The Clackmannanshire and Stirling
Structure Plan 3rd Alteration identifies a
housing land target of 2250 additional houses
in Clackmannanshire up to 2025. This was
based on a desire to reverse the projected
decline in population which the 2004 based
projections were predicting and promote
a growth strategy. The 2006 population
projections which are now available, show a
projected reversal in this population decline,
which in turn would lead to an increase in
demand for housing, if the projections are
matched by actual population increase (2006
GRO projections, see Tables 3.1 and 3.2).
There is also a national trend towards fewer
people living in each household resulting in an
increased demand for housing units.
Chapter 3 - Promoting Quality and Choice in Homes - Alteration
3.6a The Structure Plan growth strategy,
improved population projections and the
generous supply of housing land promoted by
Scottish Planning Policy justify maintaining
the pursuit of growth in Clackmannanshire
and this Local Plan Alteration aims to facilitate
this and continue the momentum, despite
recent economic concerns which have affected
the housebuilding industry.
Table 3.1 - Projected Population change
2004-
2024
2006-
2025
2006-
2031
Scotland 1% 4.7% 5.0%
Clackmannanshire -1% 7.5% 8.9%
Source: GROS Mid-2006 projections
Table 3.2 - Population comparison between
2004 and 2006 Projections

2004 based 2006 based Difference
2006 48,867 48,900 +33
2011 48,814 49,967 +1153
2016 48,479 50,984 +2505
2021 47,969 51,933 +3964
2024 47,581 52,447 +4866
2025 - 52,598
Source: GROS Mid-2006 projections
3.7a The current Clackmannanshire Local
Plan 2004, allocates land to meet housing
land requirements for the period to 2013.
The established housing land supply set out
in that Plan has been incorporated into this
Plan, along with new sites with planning
permission. This Local Plan Alteration also
allocates new land to meet the additional
demand for new housing sites up to 2017.
The Schedule of Sites has been updated
and replaces the Schedule in the Adopted
Plan. It also identifies any relevant Planning
Permissions relating to the sites.
3.8a The Schedule of Sites also identifies
the anticipated number of units which can
be accommodated on the site as well as a
target figure for affordable housing, where
appropriate. The site area, owner/developer
and expected site density are also identified.
Finally, a Development Guidelines column
identifies characteristics of each site,
including previous use and any important
features on the site. The guidelines also
identify information which would normally
be expected to be submitted along with
any planning application for the site and
identifies any requirements for the provision
of additional community infrastructure. The
guidelines are not exhaustive and may change
over time and further information may also be
requested. Pre-application discussion will also
help to identify the information required.
3.9a New housing development will be
mainly concentrated within the settlement
boundaries indicated in the Plan. In particular,
some areas of white land within settlement
boundaries but not previously allocated
for housing have now been identified on
the Local Plan maps and in the Schedule
of Sites. Constraints such as areas of Green
Belt, attractive landscape and areas liable
to flooding considerably limit the options
for new housing development outwith the
settlement boundaries shown. There are
potential issues relating to ground conditions
in the local area as a consequence of former
mining activity. Any prospective developers
should pursue appropriate technical
investigations and advice on ground stability
and other risks before submitting any
planning application.
3.10a The current Local Plan, identified
that consideration should be given to the
allocation of a significant new site to the
east of Forestmill, as an expansion to the
existing settlement, through a future Local
Plan Alteration. Following a review of
potentially suitable sites, a site has been
identified, consistent with the Structure Plan
3rd Alteration, and is included in this Plan
as site H45. More detailed guidance on the
development of this site is outlined in the
Schedule of Sites.
3.11a There are some sites where, because
of their location and surrounding uses,
the preferred alternative use would be for
residential development, but it is not clear
whether these sites would become available
for development within the timescale of this
Alteration, or whether the owners of the site
would wish to see them developed for an
alternative use. These sites have therefore
been identified as Housing Opportunities
on the Settlement Plans accompanying this
Alteration and further information is given in
table 3.3 below.
3.12a Additionally, there are 3 sites identified
in the schedule of sites, Sauchie West (H22),
College at Branshill Road (H23) and Forestmill
(H45), which it is envisaged will deliver some
units within the timescale of the Alteration,
and some post-2017.
Table 3.3 - Housing Opportunity Sites
Plan Ref. Location Area
(Has)
Development Guidelines
H901 South Earlsfield 1,
Bowhouse Road, Alloa
3.89 Existing/Previous Use: Vacant/ Grazing
Subject to Development Brief.
H902 West Earlsfield,
Bowhouse Road, Alloa
2.10 Existing/Previous Use: Vacant/ Grazing
Subject to Development Brief.
H903 Carsebridge, Alloa 17.60 Existing/Previous Use: Bonded Warehousing
Subject to Development Brief and a Masterplan for the whole
site, including the retention and development of the remaining
business area to the north of Carsebridge Road. Flood Risk
Assessment will be required.
H904 Sunnyside Road, Alloa 5.32 Existing/Previous Use: Distribution Depot
Subject to Development Brief and inclusion of the adjoining
undeveloped land.
H905 Main Street, Sauchie 0.34 Existing/Previous Use: Vacant
Subject to Development Brief.
Special Needs/New Build
Subject to Development Brief.
H906 Mains Farm Steading,
Menstrie
0.64 Existing/Previous Use: Farm Steading
Subject to Development Brief.
H907 Glentana/Dalmore
Centre, West Stirling
Street, Alva
1.35 Existing/Previous Use: Retail/ Tourist Information/Car Park/
Community Use
Potential for a mixed use development comprising housing
accommodation designed specifically for the elderly, retaining
sufficient public parking combined with a potential new tourism
development opportunity. Subject to Development Brief.
3.13a The total housing land requirement
for the area is shown in Table 3.5, which rolls
the base date on 2 years from the Structure
Plan Alteration figures to 2006. The Housing
Need is calculated to 2017 in order to give a
7 year timescale from the anticipated date of
adoption of the Local Plan Alteration. Housing
figures will be updated in any case during the
preparation of the Local Development Plan,
due to commence in 2009.
3.14a The Housing Land requirement is based
on the 2006 GROS figures, 2008 Housing Land
Audit and actual completions from 2006 to
2008, although these were not available at
the time the Structure Plan Alteration was
prepared. As noted in 3.5a the Structure
Plan 3rd Alteration identifies a target of
2250 houses to 2025. The 2250 target to
2025 has been broken down on the basis of
requirement per annum over the period to
2017, giving a total figure of 1188.
3.15a New sites identified in the Alteration
would add a further 909 units to 2017,
therefore there would potentially be a surplus
of around 111 units.
3.16a These figures however cannot be
guaranteed, and the economic climate in
2008/09, and possibly beyond, is likely to
reduce the number of houses built, if only for a
short period. It is not clear whether there will
also be an effect on the projected population
increases, and this may not be clear for a
number of years. It is therefore prudent to
continue to aspire to the target figure of 2250
units by 2025. This will be revisited during the
preparation of the Local Development Plan,
commencing in 2009.
Table 3.4 - Clackmannanshire Housing Growth Target (2006 based) to 2017
Assessed housing need (to 2017) 2763
Actual completions from base land supply (2006-2008) -669
Assumed completions from potential land supply (2008-2017)
1
-1824
Add Flexibility at 15% 33
Allowance for small sites*, conversions, windfall and urban capacity sites** -693
Requirement -390
Target (2006-2017)
2
1188
Target minus Surplus Requirement 798
Eastern Clackmannanshire Growth Area -320
New Alteration Site - Alloa Academy, Claremont, Alloa -107
New Alteration Site - 35 Primrose Street, Alloa -4
New Alteration Site - Central Parkland, Mar Policies, Alloa -38
New Alteration Site - Former Co-op, Primrose Street, Alloa -62
New Alteration Site - Lornshill, Alloa -20
New Alteration Site - College, Branshill Road, Sauchie -80
New Alteration Site - Former Academy, Park Street, Alva -48
New Alteration Site - Middletonkerse, Menstrie -175
New Alteration Site - Helensfield, Clackmannan -55
Outstanding requirement to 2017 -111
1 From 2008 Housing Land Audit which includes delivery up to 2017 of:
126 units of the white land at Alloa SE 100 units of the white land at Sauchie West
240 units of white land at Coalsnaughton
* Small sites, conversions and windfall contribution - 30 p/a therefore 2006-17 = 330
** UCS Contribution - 75% of total likely sites = 363
2 Target from 2004 to 2025 = 2250, therefore 108 per annum, therefore Target for 2006 to 2017 = 11 x 108 = 1188
Policy RES1 - Housing Land Supply
At all times at least 5 years supply of effective
housing land will be available, taking into
account the need to provide choice in
terms of location, type and different market
segments. The Council will monitor the
land supply position and will prepare an
annual housing land audit throughout the
term of the Local Plan in consultation with
relevant stakeholders, including: Scottish
Governments Housing and Regeneration
Directorate, Homes for Scotland, SEPA,
SNH and Scottish Water in accordance with
national planning guidance contained in
Scottish Planning Policy. A two year land
supply suitable for immediate development
shall be maintained at all times.
See also: H3; HP1; HP2 of the Structure and
Local Plans
3.17a The requirement for the period beyond
2017 will be addressed through the Councils
Local Development Plan which commenced in
2009.
The text below replaces paragraph 3.14.
3.23a Among other aims, the Scottish
Governments Purpose and National
Outcomes seek to develop strong, resilient
and supportive communities where people
take responsibility for their own actions and
how they affect others. Planning can help to
achieve this by taking the lead in creating the
conditions in which these communities can
develop and flourish.. The planning system
can support and apply mechanisms to provide
for more affordable housing within their area
where there is an identified need.
Scottish Planning Policy states that the
physical requirements of people with special
or particular needs, in terms of special
housing provision and access to general
housing, should also be taken into account.
The Council is committed to ensuring that
all sectors of housing need are provided
for within the housing market area of
Clackmannanshire. Clackmannanshire has
a dedicated site for Travelling People, at
Westhaugh near Alva.

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H22
H1
H6
H16
H5
H7
H23
H13
H10
H17
H9
H8
H19
H4
H14
H21
H12
H3
H70
H24
H20
H29
H2
H28
H27
H18
H11
H15
H903 H904
H901
H902
H905
Services to Communities
Kil ncraigs
Gr eenside Street
All oa
FK10 1EB
Tel: 01259 450 000 Fax: 01259 727 452
development_ser vices@clacks.gov.uk
Scale : 1:15,000
Reproduced by permission of Ordnance Survey on behalf of HMSO.
Crown copyright and database right 2011. All rights reserved.
Ordnance Survey Licence number 100020783.
Map 1 - Alloa & Sauchie
Date: October 2011
Paper Size : A3
0 500 1,000 1,500
Metres
Legend
Urban Settlement Boundary Housing Sites Housing Opportunities
H38
H33
H34
H37
H40
H35
H36
H39
Services to Communities
Kil ncraigs
Gr eenside Street
All oa
FK10 1EB
Tel: 01259 450 000 Fax: 01259 727 452
development_ser vices@clacks.gov.uk
Scale : 1:10,000
Reproduced by permission of Ordnance Survey on behalf of HMSO.
Crown copyright and database right 2011. All rights reserved.
Ordnance Survey Licence number 100020783.
Map 2 - Tullibody, Cambus & Glenochil
Date: October 2011
Paper Size : A3
0 250 500 750 1,000
Metres
Legend
Urban Settlement Boundary Housing Sites Housing Opportunities
H62
H60
H63
H59
H58
H61
Services to Communities
Kil ncraigs
Gr eenside Street
All oa
FK10 1EB
Tel: 01259 450 000 Fax: 01259 727 452
development_ser vices@clacks.gov.uk
Scale : 1:10,000
Reproduced by permission of Ordnance Survey on behalf of HMSO.
Crown copyright and database right 2011. All rights reserved.
Ordnance Survey Licence number 100020783.
Map 3 - Tillicoultry & Coalsnaughton
Date: October 2011
Paper Size : A3
0 250 500 750 1,000
Metres
Legend
Urban Settlement Boundary Housing Sites Housing Opportunities
H50
H48
H47
H46
H49
H906
Serv ic es to Communi ties
Ki lnc raigs
Greensi de Str eet
Al loa
FK10 1EB
Tel: 01259 450 000 F ax: 01259 727 452
dev elopment_s ervi c es @cl ack s.gov .uk
Scale : 1:10,000
Reproduced by permission of Ordnance Survey on behalf of HMSO.
Crown copyright and database right 2011. All rights reserved.
Ordnance Survey Licence number 100020783.
Map 4 - Menstrie
Date: October 2011
Paper Size : A4
0 250 500 750
Metres
Legend
Urban Settlement Boundary Housing Sites Housing Opportunities
H54
H52
H51
H53
H57
H55 H56
H907
Serv ic es to Communi ties
Ki lnc raigs
Greensi de Str eet
Al loa
FK10 1EB
Tel: 01259 450 000 F ax: 01259 727 452
dev elopment_s ervi c es @cl ack s.gov .uk
Scale : 1:10,000
Reproduced by permission of Ordnance Survey on behalf of HMSO.
Crown copyright and database right 2011. All rights reserved.
Ordnance Survey Licence number 100020783.
Map 5 - Alva
Date: October 2011
Paper Size : A4
0 250 500 750
Metres
Legend
Urban Settlement Boundary Housing Sites Housing Opportunities
H30
H31
H25
H32
H26
Serv ic es to Communi ties
Ki lnc raigs
Greensi de Str eet
Al loa
FK10 1EB
Tel: 01259 450 000 F ax: 01259 727 452
dev elopment_s ervi c es @cl ack s.gov .uk
Scale : 1:10,000
Reproduced by permission of Ordnance Survey on behalf of HMSO.
Crown copyright and database right 2011. All rights reserved.
Ordnance Survey Licence number 100020783.
Map 6 - Devon Village & Fishcross
Date: October 2011
Paper Size : A4
0 250 500 750
Metres
Legend
Urban Settlement Boundary Housing Sites Housing Opportunities
H67
H64
H66
H65
Services to Communities
Kil ncraigs
Gr eenside Street
All oa
FK10 1EB
Tel: 01259 450 000 Fax: 01259 727 452
development_ser vices@clacks.gov.uk
Scale : 1:15,000
Reproduced by permission of Ordnance Survey on behalf of HMSO.
Crown copyright and database right 2011. All rights reserved.
Ordnance Survey Licence number 100020783.
Map 8 - Dollar & Dollarbeg
Date: October 2011
Paper Size : A3
0 500 1,000 1,500
Metres
Legend
Urban Settlement Boundary Housing Sites Housing Opportunities
H69
Serv ic es to Communi ties
Ki lnc raigs
Greensi de Str eet
Al loa
FK10 1EB
Tel: 01259 450 000 F ax: 01259 727 452
dev elopment_s ervi c es @cl ack s.gov .uk
Scale : 1:10,000
Reproduced by permission of Ordnance Survey on behalf of HMSO.
Crown copyright and database right 2011. All rights reserved.
Ordnance Survey Licence number 100020783.
Map 8 - Pool of Muckhart
Date: October 2011
Paper Size : A4
0 250 500 750
Metres
Legend
Urban Settlement Boundary Housing Sites Housing Opportunities
H45
H68
Services to Communities
Kil ncraigs
Gr eenside Street
All oa
FK10 1EB
Tel: 01259 450 000 Fax: 01259 727 452
development_ser vices@clacks.gov.uk
Scale : 1:15,000
Reproduced by permission of Ordnance Survey on behalf of HMSO.
Crown copyright and database right 2011. All rights reserved.
Ordnance Survey Licence number 100020783.
Map 9 - Forestmill & Solsgirth
Date: October 2011
Paper Size : A3
0 500 1,000 1,500
Metres
Legend
Urban Settlement Boundary Housing Sites Housing Opportunities
H44
H42
H43
H41
Services to Communities
Kil ncraigs
Gr eenside Street
All oa
FK10 1EB
Tel: 01259 450 000 Fax: 01259 727 452
development_ser vices@clacks.gov.uk
Scale : 1:10,000
Reproduced by permission of Ordnance Survey on behalf of HMSO.
Crown copyright and database right 2011. All rights reserved.
Ordnance Survey Licence number 100020783.
Map 10 - Clackmannan & Kennet
Date: October 2011
Paper Size : A3
0 250 500 750 1,000
Metres
Legend
Urban Settlement Boundary Housing Sites Housing Opportunities
Strategy & Support, Implementation
Kilncraigs, Greenside Street,
Alloa, FK10 1EB
Tel: 01259 452643 or 01259 452613
Email: devplan@clacks.gov.uk
www.clacksweb.org.uk