A contentious proposal for a major new retail and housing development in Thornhill has been dismissed on appeal. The application was initially submitted to Stirling Council planners by Inverdunning (Thornhill) Ltd, in partnership with JCC, the owner of the existing agricultural business on the proposed site.
The plan involved utilising land north west of Burnside Works in Main Street for employment, retail and residential purposes, including affordable housing. It was anticipated that the residential area on the northern part of the site could accommodate around 70 new homes.
However, the local community lodged 179 representations to Stirling Council regarding the proposal, with only one in support and 178 objections. This month, Scottish Government appeals reporter Sinead Lynch concluded that while the proposal was “in partial accordance with some policy elements of the development plan”, it overall contravened it and the principle of development was not supported.
Inverdunning (Thornhill) Ltd had appealed on the grounds of non-determination, but during the process, Stirling Council planners informed the appeal reporter that this specific site did not align with the LDP vision and spatial strategy.
The planners have noted that the scheduled number of housing units for development across the council area from 2023/24 to 2032/33 exceeds the requirements set by the new NPF4 planning framework policy, reports the Daily Record.
The local community council, representing Thornhill and Blairdrummond, opposed the creation of a ‘satellite village’ at the outskirts of Thornhill, arguing it clashed with the character of the existing village and didn’t reflect its desire to expand in an organic and sustainable manner.
Local councillor Martin Earl said “I am pleased that the position of both the council’s planning service and the community council that this application did not accord with the adopted Local Development Plan has been supported by this decision.
“I would also want to place on record the significant efforts by the community council that ensured the residents’ views were sought and heard throughout the extended process.
“There is, of course, a great deal of pressure to build new homes but all proposals must be in agreement with the LDP and proportionate to their proposed location.
“The proposal would regenerate a brownfield site and provide affordable and market homes in the rural area of Stirling.”
However, she concluded that the project’s advantages do not compensate for its failure to comply with the existing development plan, citing specifically its inconsistency with the spatial strategy.
“There are no material considerations which would justify granting planning permission.”
In their appeal documents, the developers’ agents argued that there was a “clear and significant housing land shortfall in Stirling”. They suggested that the proposal could bring regeneration benefits to rural Stirling and Thornhill specifically, offering a variety of homes (including 33 per cent affordable provision), direct employment/workspace, community facilities, greenspace, paths and connectivity improvements.
The southern part of the site was planned to accommodate class 1 retail units of up to 500 square metres and public open space. Employment land was proposed for the northern part of the site, comprising up to 2.7 hectares and 4,000 square metres of class 4, 5 and 6 floor space.
Around 70 residential units on 3.77 hectares were also planned for the northern part of the site, along with more public open space. The existing business was set to be relocated to the northern part of the proposed development site, with additional road infrastructure provided on the A873.
However, Ms Lynch stated: “It is partially located on brownfield land within the settlement boundary of Thornhill and that part of the site is allocated for development in the LDP.”
“However, the majority of the proposed site is located on greenfield land, on a site outwith the identified Core Strategy area in the Stirling LDP, adjacent to a village which is identified as a ‘Rural villages sustainable expansion’ settlement in the LDP. Such villages are expected to concentrate development within settlements; to provide for controlled small-scale expansion of existing settlements consistent with their size and role in the settlement hierarchy; to include new affordable and market housing and business space; and to identify and protect village centres.”
“Although part of the site is brownfield, its proposed re-use gives rise to the need for greenfield development and therefore is not supported by either NPF4 or LDP policy.”
“I find that the development as proposed is of a scale that is not in accordance with the existing settlement pattern in Thornhill.”
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