The team behind a planning application for a new care home on Henderson Street met with the Community Community Council on the 28th of July to present the new plans and their approach to the new development. They were kind enough to allow us to record this to share with the wider community.
After the presentation there was some discussion as we had questions about parking, garden space, footprint and style of the building.
Design - Style and Scale
Design doesn’t appear to be in-keeping with the Victorian aesthetic of the area, eg not continuing the slate roof as used in the old hotel. Glass atrium and protruding fins also seem to be a modern style and L shape of development will impact on the view along Henderson Street
The architect showed the streetscape view and indicated that the intention is to pick up the ‘rhythm’ established by the pattern between glass and wall on the ground and first floors. The vertical lines are to pick up the features of the chimneys on the existing buildings and there is a challenge to fit in with such an eclectic mix of buildings already on Henderson Street. It is the intention to design a building of ‘our age’ and not to copy the prestige of the existing villa. The grey cladding could be textured to match the slate, however there may be commercial constraints in this regard and the reason it can’t be slate is because the roof is vertical and not sloped in order to allow for the third storey.
Then fins are modern, however it is deemed to be an architectural statement. The hotel sits way back from the building line and the new building will sit even further back to allow for more green space in front of the villa.
The scale of the development was mentioned during the presentation, how will it be addressed?
The current proposals address all issues the planners levelled at the initial designs, for example the plan was originally 70 beds now reduced to 60 and the scale concern is addressed by keeping the two buildings visually separate.
Managing parking demands has been a problem in BOA – this is a 60-bed premises with plans only for 19 spaces with 2 disabled. Is this adequate given the number of staff and where are they likely to park?
Response: Linda Meston confirmed that 20-24 staff members may be present at full capacity however, based on experiences in other homes, no more than a handful of employee vehicles are anticipated to be parked on the site. This would allow approx. 15 spaces for visitors, again based on experience this is not expected to be reached because people can visit at any time and their numbers are often sadly low.
Rick also advised that the working patterns are split over three shifts and the parking allocation is commensurate with Stirling Council’s guidelines. There will be a green travel plan and a transport & access statement with the planning application explaining how the applicant intends to meet the expected standards – there will be strict controls around deliveries for example.
Inclusion of existing buildings
How will the two existing buildings be incorporated? Are there plans to demolish parts or will the whole of 105 be removed?
Response: Murray confirmed that 105 is beyond repair given the structural reports, the façade of 103 will be retained however the rear will be altered to re-instate the original building by removing the additions / extensions that have been added over the years. This is important as the desire is to retain the listed building and ‘wrap’ the new building around it so it is less prominent. The new build elements on either side are set back to give the villa pride of place.
Garden and Green Space
There doesn’t appear to be much outside space, and is it only accessible to those on the ground floor?
Murray indicated that the ground floor rooms will have access to their own private garden space and communal green spaces will be established on the east wing.
Linda also confirmed that the CGI imagery is not indicative of the gardens, and these will be more fully landscaped in a separate document to be submitted with the planning application. Whilst residents will always be encouraged to go outside but there is an expectation that many people who will reside in the building are likely to be end-of-life or are otherwise reluctant to go outside.
Water seeping down the hill has been a problem at other properties on the street, how is this potential concern around draining and hydrology being addressed?
Response: Derek has walked the site and observed no evidence of ground water or erosion from the higher sites. The groundworks involved will include protections as necessary; drainage calculations are comprehensive, and the design process requires input from engineers as well as compliance with regulations.
Integration with the Community
It was mentioned that the care home would be accessible to the community; can this be clarified for example, would they consider supporting the local Changing Places toilet project.
Linda indicated that they would be open to discussions, however, need to be mindful of the care inspectorate requirements.
Our planning lead Iain consolidated our comments and sent these back to the development team.
We do feel that the revised proposal is an improvement and we are pleased to see that the Ivy building is to be retained. We would support Historic Environment Scotland in any comments they may have regarding the demolition of 105 Henderson Street.
Notwithstanding the above, we do still have a small number of concerns about the proposal. The first relates to the modern appearance of the proposed building. We feel that this is not in keeping with the conservation area and wider setting on Bridge of Allan‘s main street. In particular, the fins that we understand have been included to reflect the shape of adjacent chimney stacks, actually make the building appear more contemporary.
In a similar vein, it is our opinion that the use of cladding instead of slates for the section of the third floor which is meant to look like roofing is inappropriate. These sections of the third floor appear boxlike in comparison to the pitched roof of the existing Ivy building. We are not confident that the two will sit side-by-side harmoniously.
Finally, we feel that the overall proposal represents overdevelopment of the site. We would argue that this level of density is not in keeping with neighbouring properties and the wider conservation area.
The planning application is curently live on the Stirling Council Planning Portal with the reference 21/00703/FUL. Here you can see all the designs, drawings and reports associated with the application. Leaflets are also being delivered inviting your thoughs and comments to be sent to David email@example.com or by phone 07483812259
On 24th June Stirling Council announced that they have received the signed Section 75 agreement from the applicant in relation to the Park of Keir Development.
For background to this planning application the 2015 proposal and all associated documents are available via the Stirling Council Planning Portal, including an objection on behalf of the Community Council. The application for a tennis and golf center, sports pitches and housing on the Greenbelt between Bridge of Allan and Dunblane was refused by the Council. The applicant appealed. In December 2016 a reporter appointed by the Scottish Government to review the appeal recommended that the appeal be dismissed and permission refused for the development. See the full report here.
However in 2017 Scottish Ministers decided in favour of the development and issued a Notice of Intention to approve the development subject to conditions. See this letter for details of the conditions requested and reasons for the conditions being placed.
Numerous extensions were granted to the applicant to consider and accept the conditions with a deadline of June 30th to agree to the terms. Negotiations have taken place between Stirling Council and the applicant and it is not clear what the final conditions that have been agreed are.
Bridge of Allan Community Council, Dunblane Community Council and Residents Against Greenbelt Erosion are calling for transparency, to be able to see the agreement and observe the forthcoming discussion. Dunblane Community Council have written to Stirling Council and we support their comments. We are concerned that the conditions have been watered down against the interests of the community, and that the proposed development has altered from the original application.
Our local MSPs Mark Ruskell and Alexander Stewart have spoken out about the development, asking for the proposal to be rejected (Stirling Observer 24.06.2021). Through the support of our local Councilors we have requested that the documents be made public to allow for public scrutiny and that the planning discussion, due to be held on 3rd August, also be held in a public forum. However due to past experience we do not hold out much hope. Contact your local representatives to let them know your views.
In between the odd April snow shower flower buds are bursting and the bees are buzzing; nature is waking up. Staying local means you have hopefully found new affections for exploring the many wonderful greenspaces in and around Bridge of Allan. Maybe you have wondered what these creatures are, how they have fared during the pandemic and what the future holds for them.
Last week we had two new bus shelters installed with Green roofs. Although this is only small in area, it shows a willingness to add biodiversity features to urban infrastructure. I look forward to seeing how the roofs evolve and what insect visitors arrive. We have some lovely flowers out now, essential for early flying insects looking for nectar and pollen. Butterburr flower spikes are poking out along the path by the river in Haws Park. Lesser celandine carpets of juicy green leaves and bright yellow flowers are all over Mid Wood and the Darn walk. The white flowers of hedge garlic are out in many places now and those of wild garlic are about to open up, you can’t miss the garlicy smell walking along the Darn Walk.
A few members of our community have been in touch to voice their concerns about the insect population, highlighting the threats insects face such as insecticide use and loss of habitat. There are many things as individuals and communities we can do to help insects. You can collect information about your sightings, adding them to national records using irecord. Last week I found a large bumblebee on my windowsill. After a bit of searching on the Buglife and Bumblebee Conservation websites I determined it must be a Buff-tailed bumblebee, and a queen due to its large size. And now I can’t stop spotting these huge fuzzballs hovering over the woodland floor and garden shrubs of Bridge of Allan. Later in the year I usually have Common carder bees nesting under a mossy patch in my lawn, they are a joy to watch, tirelessly gathering food and cause me no bother. Buglife’s B-lines project aims to create and restore at least 150,000 hectares of flower-rich habitat across the UK. Bridge of Allan is identified as a B-Line corridor. I’m not aware of any B-line specific projects happing in this area, perhaps contacts at our local Wildlife Trust group might be able to let me know.
In September 2020 I watched a representative of Stirling community project On the Verge present their petition: Keep the Wildflowers of Stirling Blooming to the Environment and Housing Committee. During the first lockdown due to the pause in council teams out cutting grass verges and other areas, wildflowers had thrived as had their insect visitors. The argument to reduce mowing was a win-win for the budget and the environment. Following this in October Stirling Council announced that a new Pollinator strategy will be developed to help wildflowers flourish and support the lives of bees and other pollinators. We will see some of this implemented in Bridge of Allan with mowing of the grassy area between John Murray Drive and Ferniebank Brae reduced to a single cut in late Summer/Autumn and a cut and collect method adopted if possible. This will allow the wildflowers to bloom and set seed, removal of the cuttings overtime will reduce the fertility of the soil, tipping the balance in favor of the wildflowers over the grasses.
At a more strategic level Stirling Council has recently released its draft Climate Emergency plan for consultation on the new Engage platform. This is a draft plan, so do let the Council know your views on it. The consultation is open for comments until the 4th of May. There are also two dates where the Sustainable Development team are presenting the plan, with an opportunity to ask your questions; these are 5-6pm on Wednesday 14th April and Tuesday 20th April. The plan is structured in 5 key areas: Energy, Transport, Resource Efficiency, Nature and Biodiversity and Climate Adaptation. It sets high level targets and objectives for each of these themes, many in line with the Scottish Government’s target of reaching net zero by 2045. The details of exactly how all the aims and objectives of the plans will be met are still to be drawn up using individual Action Plans for each key area. These plans will be developed over the next 5 years with the “Alive with Nature” plan the first to be released in early summer of this year.
If you have ideas for nature and biodiversity projects or want to share your local nature sightings, please do so in the comments below or via our social media channels.
We are hosting a public Zoom Webinar with D.M Hall and Allanwater Homes to address the community’s queries about the application. The meeting will be on Tuesday 2nd February at 7pm, the meeting details are below.
We have a panel of residents who have summarised the main questions and concerns and will deliver these to the developers. Any follow up questions, sparked by the discussion can be typed into the Q&A/chat function and these will be collated and then passed onto the developer. We will then publish any responses that we receive from the developer on our website and social media.
You are invited to a Zoom webinar.
When: Feb 2, 2021 07:00 PM London
Topic: Blairforkie Planning Consultation
Please click the link below to join the webinar:
The applicant has submitted a substantial revision to the application reducing the
number of housing units proposed. The revision has been advertised, consultees
have been re-consulted, neighbours notified and all third parties have been
informed of the revised submission. There has been a substantial increase in
third party comments as a result of this publicity and these comments are still
being reviewed, as are the comments of consultees. It is anticipated that the
processing of the application will take several weeks before Officers are in a
position to put forward a recommendation.
The determination date has been extended until 14th October 2015 although given
that this is only a few weeks away, it is likely that the date will be extended
further to allow for consultees to respond, information to be assessed and for
a report to be written.
We have been reassured that objections already lodged still stand, but it may be
worth submitting a supplementary comment that the reduction of houses has not
changed your view on the application (if that is the case of course!)
To access the various documents that have been submitted to Planning follow the link below
You will find a link on that page where you can make your comment. Please note
though that you will need to be registered on the SC web portal and logged in
to make a comment.
Source: Current issues