Kilmacolm – Leperstone Avenue (site ho96)

This council-owned site extends to 0.61ha and is located on the east side of Finlaystone Road close to the northern boundary of Kilmacolm.  It is roughly rectangular in shape, has an irregular terrain, and contains a number of trees and the hammerhead of Leperstone Avenue – which leads north to Leperstone Road and then Finlaystone Road. To the north west is a footpath and then a row of 2-storey local authority houses.  To the north east is an access track leading to some lock-up garages. To the east and south east the ground rises to open countryside beyond. To the south are more local authority houses. To the west are local authority houses and a small car park fronting Finlaystone Road.

7.322  In schedule 7.1 of the local plan, the site is identified as ho96, with a capacity of 15 units to be developed in the medium-term (2008-13).

Objector:     Kilmacolm Civic Trust (8005)

7.333  The objector is concerned that building 15 houses would result in the felling of too many trees, conflict with the density of the surrounding area, and not allow enough room for car parking.  Public access to the countryside and the outlook to surrounding areas would also be affected. A less intensive development (8-10 houses) would blend in better with the existing houses. It could be developed with affordable houses; it is no further away from the village centre than are the existing local authority houses. Consideration should be given to providing more off-street parking for existing residents.

7.334  The council states that the site has been recorded as vacant land for several years. In view of its neglected condition, it was included as a housing development opportunity in the consultative draft local plan, to which a mixed response was received.  The character of Kilmacolm is that of a large rural village, enhanced by areas of countryside or 'green wedges' reaching into it. Leperstone Avenue is located within  a  narrow stretch of developed urban land, which  benefits  from being surrounded by countryside/green belt on 3 sides; one of the 'green wedges' adjoins to the east.  Its release for housing would not detract from the rural setting of this northern finger of development, and access to the countryside would be near by.

7.335  A draft development brief was prepared in 1998, identifying the site as having a capacity of 15 units (based on the density of the adjoining areas – 25 houses per ha), requiring that design and materials match those of existing houses, and also requiring that any new development should accord with the established density and pattern of development in the immediate vicinity. It will be marketed by the council in due course, but cannot yet be considered to be effective. There is no intention to impose a TPO on the site, access will be from Leperstone Avenue, and ground conditions are unlikely to be a deterrent to prospective developers. It would be ideally located for affordable housing, should any be required; it has local authority housing to north and south and is not far from the village centre.

Conclusions

7.336  There is no doubt in my mind that this site – which is within the settlement boundary – is correctly identified as a housing site. Various attempts were made by representatives of CALA and M&M during sessions of the inquiry dealing with Milton Wood and Old Hall to discredit it as a housing site, but I see no reason for it not to be so identified at this stage, despite some evidence that it has previously been used as a quarry and then a tip. Obviously a proper site investigation will have to be carried out. I can see some force in the objection of the Civic Trust to the effect that it may not be possible to build 15 houses and still leave all trees and provide proper car parking etc., but the density is similar to that of surrounding housing, and less rather than more car parking provision is now the message coming from central government.

7.337  Moreover, if it is decided that affordable houses should be provided in Kilmacolm, this site seems to me to be particularly suitable. The main drawback – in comparison with e.g. CALA's site at Milton Wood – is its distance from the centre of the village, but it is no further away than are the existing local authority houses to north and south.  If affordable houses are to be built here, 15 may be a not inappropriate number.

Recommendations

7.338  No modification, other than possibly an indication in the text that this site is suitable for the building of affordable houses.  The council's marketing exercise should await a decision whether such houses should be built here.

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