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Structure Plan Chapter 4 - Jobs and Homes

4.2 - Jobs

4.2.1

The Structure Plan cannot determine levels of economic growth and prosperity but it can help to make sure that the right land is available in the right places to allow economic growth to take place. The Plan can ensure the continued availability of a range and choice of economic development land whilst helping to maintain and enhance the area's locational advantages in terms of the environment, accessibility and quality of life.

4.2.2

The Plan sets out the strategic planning framework to support economic development under the following headings-

• A range and choice of employment opportunities.
• Shopping
• Tourism

4.2.3

Having established the land use framework, a partnership approach to delivery and funding, including European funding, will be required. European Structural Funds have proved essential in helping to promote the economic health of the Structure Plan area and it is vital that this pump priming assistance is not lost. Accordingly:

4.2.4

A The framework for employment sites is outlined in the following paragraphs:

• promoting strategic and local employment sites
• other major development proposals;
• Rural Development.

Range and Choice of Employment Opportunities

4.2.5

The Plan will seek to ensure the maintenance and creation of a hierarchy of business and industrial sites. This will provide for a range of employment opportunities, thereby ensuring that the economic regeneration of the area is not held back by the lack of suitable sites for development.

4.2.6

The implementation and success of this approach will be dependent on multi agency cooperation to secure local benefit in terms of urban regeneration, local sourcing of employment and training which together should help to promote social inclusion. A range of initiatives to ensure that local people can access employment opportunities and will have the necessary skills to match the needs of new and existing employers will be particularly important. In this context, the Plan supports the economic development strategies of Scottish Enterprise, Forth Valley Enterprise, the Clackmannanshire Strategic Alliance and the Councils' own economic development strategies. The Structure Plan establishes the land use framework within which to implement these strategies. It also identifies strategic sites, both existing and new, within the Core Area and the identified strategic locations as described in Chapter 2 and sets the context for identification of Local Employment Opportunities in Local Plans.

4.2.7

Provision is made for a range and choice of employment sites to support --

• The attraction of new firms into the area including those requiring a high quality location such as prestige offices, high technology and biotechnology uses- which are identified as key growth sectors in the local and national economy.
• The need to foster economic growth within local communities, giving priority to those communities with high unemployment and a reliance on commuting to work. Meeting the needs of local people wishing to start up new businesses and of existing firms wishing to expand or relocate.

Existing Strategic Employment Sites

4.2.8

In seeking to provide a strategic network of sites to allow for economic growth to 2017 it is important to account for those sites which have already been established through the previous Structure Plan. Some of these have not been fully developed and should continue to be safeguarded to meet the areas future business and industrial needs.

4.2.9

In Stirling, Broadleys and Springkerse have a business/industrial role and uptake of land in these areas indicates that further such provision may be required over the Structure Plan period. In Dunblane, land has been allocated for employment use at Barbush but no development of this area has taken place to date. The site at Bandeath near Fallin accommodates a range of smaller industrial users and has substantial remaining capacity. Further development of this site will, however, require access and infrastructure improvements. Castle Business Park is occupied by a range of prestige offices and the land here is now almost fully occupied.

4.2.10

In Clackmannanshire, development has commenced at Pavilions Business Park at New Alloa (Alloa West). There is also the potential for further phases of business and industrial development to be brought forward through the Masterplan for New Alloa, which envisages the creation of a new "smart village" which will apply new technology to a mixed community of housing, employment and community facilities. At Dumyat Park, Tullibody, development of the first phase has commenced. Land for a second phase at Dumyat Park will be brought forward in the Local Plan.

4.2.11

There is an identified need for more land to build on the success of existing strategic sites. This new provision should be of a high quality and flexible enough to cater for the needs of a range of office, high-technology, biotechnology, other high amenity users and general business and industr y. This will enable local economic development as well as enhancing the potential of the Structure Plan area to compete in attracting its share of the nationally identified economic growth sectors. It should also allow retention at all times of a 10-30 hectare site for economic development in accordance with the requirements of NPPG2.

4.2.12

New business park provision around the Bannockburn Interchange/Corbiewood area would enhance employment provision on this side of Stirling with potential linkages to new housing in the East Stirling Area. The potential expansion of Castle Business Park to the west of Stirling and the Stirling Innovation Park to the North will also enhance employment opportunities. Further provision of land and premises for industrial/business users, particularly for medium sized firms is also required and additional land will be identified in East Stirling in the general area of Springkerse/ Millhall where proximity to the rail line could open up opportunities for rail transport.

4.2.13

In Clackmannanshire, the existing strategic sites are well placed to meet demand. The Scottish Executive has announced the preferred alignment for the new crossing of the Forth, by way of the Clackmannanshire Bridge, upstream of Kincardine through to the Gartarry Roundabout. The proposed alignment crosses an area identified as having shallow open-cast coal reserves with low constraint in the Clackmannanshire Opencast Coal Study (at Broadcarse by Clackmannan). It also passes close to the currently disused Alloa to Kincardine rail line.

4.2.14

The bridge proposal is of major strategic importance to the economic regeneration of Clackmannanshire and the Structure Plan seeks to exploit that economic potential. A new strategic employment site will be provided at Castlebridge, to be identified through the Local Plan. There is longer term potential for a further site in the Kilbagie/Gartarry area, with specific potential for storage and distribution usage and for road/rail interchange of freight. Priority will be given to the re-use of brownfield sites. The proposed site(s) will be brought forward in the Local Plan subject to detailed assessment.

Other Major Economic Developments

4.2.15

Whilst the strategic network of sites should meet the requirements of large scale existing and future employers, there may be instances where the nature of a particular enterprises does not sit well within the identified network of prestige parks or industrial estates. Such development could however further extend economic opportunity and prosperity particularly where it promotes redevelopment of existing sites and premises and other Plan objectives. Policy ED3 seeks to provide a framework to ensure that major new industrial or business uses requiring a location outwith the strategic framework of sites are appropriately located in terms of the overall strategy of the Plan.

Rural Development

4.2.16

Whilst the strategy of the Plan focuses development towards the Core Area there is a need to recognise the needs of the wider rural area and the important role that traditional activities such as agriculture and forestry play within the economy of these areas. For farming, changes in European funding are resulting in increased pressures to diversify away from a production orientated approach, whilst for forestry there will be a significant growth in forestry related activities over the Plan period, as a large proportion of local plantations reach maturity.

4.2.17

It is important that the planning system provides an appropriate framework to support these industries, but also to consider appropriate diversification into other activities. Rural diversification is a particular priority in the Stirling rural area in order to sustain rural communities and to reduce commuting. W ithin the Stirling Council area it is therefore considered justified to adopt a slightly more flexible approach to rural development than previous policies which have sought to restrict development to that requiring a rural location or ancillary to a farm business. Diversification into tourism, recreation and other resource based activities, technology based employment and workshop provision will be encouraged, subject to appropriate local criteria.

4.2.18

A more flexible approach to development in this area does however have to be viewed in the context of natural heritage interests and designations including the proposed Loch Lomond and the Trossachs National Park. Such development will only be supported where it is of a scale and nature which is consistent with the existing built and natural heritage of the area. There will be a preference for proposals re-using existing rural buildings.

4.2.19

Particular emphasis is placed on the development of employment generating activities in the identified Rural Centres as defined in Figure 2.3, as well as improvements in transport, communication and educational linkages between these centres, the wider rural area and the Core area. Provision is also made for the Stirling Local Plan to consider identification of rural activity areas which would promote a concentrated approach to the location of rural businesses in accessible locations, where such development cannot be accommodated within the existing settlement pattern. Such activity areas would also offer scope for new businesses whose success has outgrown the start-up location or premises.

4.2.20

In other areas, particularly those areas close to the Core area where there is greater pressure for development and there is more limited justification in terms of wider rural sustainability objectives, a more constrained approach is appropriate. Such an approach would limit development in these areas to that which can clearly demonstrate a need for a rural location. This would apply particularly to the rural areas of Clackmannanshire, to the Green Belt and to areas of countryside which are sensitive in terms of the ability of the landscape to accommodate change. Policy ED4 sets a general framework for rural development which will require to be further developed through Local Plans and in conjunction with the emerging Loch Lomond and the Trossachs National Park Plan.

Shopping

4.2.21

Shopping is an important component of the local economy and is an essential part of life, serving everyday needs and providing specialist goods. It is also linked closely to the tourism and visitor industry and is an important source of economic activity. The shopping policies of the Plan aim to sustain and enhance the quality of town centres, maintain and enhance an efficient, competitive and innovative retail sector offering customer choice and to ensure that new development is located within existing centres where it can benefit from good accessibility by public transport, on foot, cycling and by private car.

4.2.22

For the purposes of these policies three broad types of shopping are identified:

• Essential shopping- food, groceries, everyday items.
• Personal shopping- clothes, fashion goods, books, CD's and goods focusing on the visitor market.
• Household Shopping- furniture, carpets, DIY, car and garden goods.

4.2.23

The Plan adopts a hierarchical approach to shopping under the following headings-

• Strategic shopping centres including town centres, household shopping centres and out of centre personal shopping.
• Local shopping development.
• Essential shopping development including superstores/supermarkets.
• Other development falling outwith this policy framework.

Strategic Shopping Provision: Main town centres

4.2.24

The Plan seeks to protect and enhance the existing role and function of town centres in the area, building on the approach adopted in the previous Structure Plan. Particular priority is given to town centres, with emphasis on the future roles of Stirling and Alloa. The role of town centres as the primary location for a whole range of leisure, commercial and civic functions and as nodal points in the strategic transport network is recognised. Focusing such activities in town centres will help to attract the investment required to sustain and improve these centres, to meet sustainability objectives and to maintain their role as focal points.

4.2.25

Stirling - Stirling Town Centre is the primary focus for shopping, leisure, and other commercial activities. The recent opening of the Thistle Marches shopping centre has reinforced that role. Research carried out on the future growth of shopping in the Structure Plan area indicates that there is scope to enhance Stirling's personal shopping role and build on the areas attraction as a visitor destination. In this context, an expansion to the town centre, at Forthside, has already been identified through the Local Plan. It is proposed that this area will accommodate a mixed use development including leisure, offices and retailing, focusing on the visitor market. Development of the Forthside area will also play a key role in enabling an integrated approach to traffic management in the town centre.

4.2.26

Potential has also been identified for further personal shopping capacity to be provided through improvement and redevelopment within Stirling town centre. Beyond this, personal shopping provision in the Stirling Council area will not be considered unless it is of a scale and nature which can be appropriately accommodated within one of the other town centres. Out of town provision of personal shopping including factory outlet centres will not be permitted, as such development would impact on the future role of Stirling town centre and conflict with the Plan's sustainability objectives. This approach is consistent with National Planning Policy Guidance.

4.2.27

Alloa - Alloa is the second largest town in the Structure Plan area and has an important role in meeting the local shopping needs of people in Clackmannanshire. The town has, however, experienced some decline and the relative strength of Stirling town centre means that a high proportion of people travel from Clackmannanshire to Stirling to do their shopping, particularly personal shopping. If sustainability objectives are to be achieved, the scope to enhance the role of Alloa, particularly for personal shopping, needs to be actively pursued through town centre improvement schemes, redevelopment and other initiatives. A Town Centre Management Initiative is being progressed together with traffic management proposals. There are strategic development opportunities within the town centre particularly Kilncraigs Mill.

4.2.28

Although the strategy of the Plan seeks to direct all shopping development to Town Centres it accepts that there are some developments that cannot physically be accommodated within these centres. The term Household Shopping is used in this context and applies to the planned development of large purpose-built stores specialising in the sale of household type goods. Where such development cannot be accommodated within the town centre they are directed to household shopping centres.

4.2.29

Household centres have a complementary role, increasing the range and choice of shopping available. They sell a restricted range of goods, including carpets and furniture, which do not compete directly with the role and function of town centres in the Structure Plan area. The previous Structure Plan outlined a framework of such centres, all of which are now trading successfully, although the rate of uptake has tended to vary between sites.

4.2.30

The Springkerse Centre on the east side of Stirling and Sterling Warehouse at Tillicoultry are currently being developed up to the limits set by current planning approvals, whereas Clackmannan Road at Alloa still has capacity within its existing consent. Research has indicated that new capacity for this sort of retailing is required. Research indicates a requirement for up to 9,500 sqm (approx) of household shopping. Some of this household shopping (3,500 sqm) can be accommodated as an extension to the household shopping centre at Sterling, Tillicoultry.

4.2.31

Retail projections must however be viewed with some caution. People's shopping habits do change over time and the Internet could have a major influence. Nevertheless the Plan allows for up to 6000 sq m of additional household shopping in Stirling. This new provision is directed to the western side of Stirling, to serve that side of town and reduce the number of cross town trips to access Springkerse. Development within the Raploch area, as close as possible to the town centre, should assist with the Council's regeneration objectives. Some adjustment to the floorspace indicated may be considered dependent on site specific considerations related to achieving an optimal layout and design.

Strategic Shopping Provision: Out of Centre Personal Shopping

4.2.32

Sterling Mills adjacent to the existing Sterling Furniture Warehouse at Tillicoultry sells a range of products including personal goods. Any proposed expansion of Sterling Mills would have to be considered within the framework set by Structure Plan policy and National Planning Policy Guidance. Further such development in other locations within the Structure Plan area is unlikely to be consistent with the Plan's sustainability objectives including protection of the vitality and viability of existing centres.

Local Shopping Centres

4.2.33

Within the Structure Plan area, there are a number of other towns which fulfil an important role in meeting the essential shopping needs of local people as well as catering for shopping demand generated by visitors and tourists. Shopping provision catering for the visitor market can play an important role in supporting the economy of the area, by encouraging increased visitor spending. Development of this sort of shopping in towns along the Mill Trail should increase the attraction of Clackmannanshire as a visitor shopping destination. Aberfoyle and Callander have a long established role as visitor destinations and the existing shopping provision within these towns reflects this role. There is, however, scope within both these centres to expand and enhance this role. This scope may be further enhanced by the proposed establishment of a National Park for Loch Lomond and the Trossachs. Dunblane fulfils a mainly local shopping role but there is recognised potential to increase its attraction as a visitor destination.

4.2.34

In Working Towards Sustainable Development, meeting people's basic shopping needs locally is important. The Structure Plan therefore seeks to protect and enhance the provision of local shopping centres and support the provision of new local shopping to serve major new development areas.

Essential Shopping Development

Superstores

4.2.35

A superstore is defined as a food based store exceeding 2,500 sqm of trading floorspace. The Structure Plan area has four such stores at Clackmannan Road in Alloa, Springkerse, Wallace Street and Drip Road, Stirling.

Supermarkets

4.2.36

To provide a range and choice of shopping and reduce the need to travel, the Plan also seeks to promote new supermarket provision, (food store of less than 2,500 sqm) in or adjacent to appropriate local shopping centres:

Other Shopping Development

4.2.37

The strategy of the Plan seeks to direct all shopping development to the identified hierarchy of centres, provided that such development is consistent with the role and function of that centre. Retailing is, however a fast evolving sector and new retail formats may be proposed. Policy S5 sets out the criteria against which proposals falling outwith the strategic policy framework (Policy S1-S4 and Proposal SP1 and SP2) can be assessed. This approach is consistent with NPPG 8 "Town Centres and Retailing" and with the Plan's strategy. In accordance with the view expressed in NPPG8, factory outlet centres or tourist related shopping centres outwith town centres will not normally be considered consistent with this policy.

Tourism

4.2.38

Tourism is an important part of the economy of the Structure Plan area. In Stirling recent investment at the Castle and Stirling Old Town combined with the Forthside proposals will strengthen the town's attraction as a major tourist destination. The Sterling Complex (including development of a new motor heritage museum) and the Mill Trail play a key role in the tourism strategy for Clackmannanshire which should help to increase the number and geographical spread of visitors to the area.

4.2.39

The Trossachs have always been an attractive visitor destination and the proposed Loch Lomond and Trossachs National Park may result in increased visitor numbers, the encouragement of longer stays and higher expenditure which will benefit the local economy. This will however raise particular issues in terms of promoting a sustainable approach to tourism, accommodation and visitor management in this area. Proposal TP1 recognises the need for joint working in this respect.

4.2.40

The linkages between the National Park and the promotion of sustainable tourism throughout the area will be important. The establishment of long distance footpaths, cycle ways and tourist trails should facilitate this, combined with the provision of an enhanced range of visitor attractions, accommodation and facilities, geared towards increasing the length of peoples stay (currently dominated by day trips). Quality tourism development along with enhancement of existing provision should increase the length of the season, increase visitor spending and promote the geographical spread of visitors.

4.2.41

ithin the National Park, along its fringes and in the wider context of tourism development within the Structure Plan area, development should be of an appropriate scale and quality. It should be located and managed in order to protect the landscape, heritage and nature conservation value of the area with emphasis being placed on existing settlements and accessible locations. Future tourism development should maintain and enhance the resources which will continue to make this area attractive to visitors.

4.2.42

In this context policy T1 sets out the framework for consideration of tourism proposals in the Structure Plan area and seeks to support the strategies of the Area Tourist Board and Forth Valley Enterprise.

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