Draft Supplementary Guidance- Affordable Housing, Planning and Noise and Antonine Wall - World Heritage Site
North Lanarkshire Council · 2 March 2023
Back to Planning Committee — 2 March 2023 and its agenda
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North Lanarkshire Council Report Planning Committee Does this report require to be approved? ☒ Yes ☐ No Ref Date 02/03/23 Draft Supplementary Guidance: Affordable Housing, Planning and Noise and Antonine Wall - World Heritage Site From Pamela Humphries, Chief Officer (Place) E-mail laingg@northlan.gov.uk Telephone Gordon Laing, 07970018874 Executive Summary The purpose of this report is to seek Committee approval to undertake external consultation for new statutory Affordable Housing Supplementary Guidance, relating to guidance for developers and landowners on how the identified shortfall in the provision of affordable housing in the Cumbernauld Housing Sub-Market Area (HSMA) will be addressed. In addition the report seeks Committee approval to undertake external consultation for the ‘Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites Supplementary Guidance July 2022’. The Supplementary Guidance (SG) is intended for use by developers and landowners, the general public and other agencies when seeking to undertake built development. The SG will also be used by the Council to determine planning applications and provide pre-application advice. The report also provides an update for the Committee on the intention to proceed with consultation on the statutory Supplementary Guidance Note – SG 15A Planning and Noise, approved at its meeting of 28th March 2022, now that NPF4 has been adopted by the Scottish Government. Following consultation, the documents will be finalised and submitted for further Committee approval prior to submission to the Scottish Government. On Scottish Government approval the guidance documents will be published and become part of the North Lanarkshire Local Development Plan. Finally, the Report seeks to advise members that part of the upcoming consultation on Airdrie Town Action Plan will also deal specifically with a pilot Conservation Area Appraisal for Victoria & Town Centre Conservation Area. It is hoped that this will inform the Evidence Report that will be a requirement of the next Local Development Plan and provide a model to be followed. Recommendations It is recommended that the Committee: 1) agrees the draft policy guidance appended to this report and proposed consultation arrangements.
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1. Background Affordable Housing Policy Guidance 1.1 The North Lanarkshire Local Development Plan (NLLDP) was Adopted in July 2022. As recommended by the Examination Reporter, this Supplementary Guidance (SG) relates to Policy CI 1 Category Affordable Housing set out on page 71 of the NLLDP Policy Document and in the Affordable Housing Policy Background Report. 1.2 The main purpose of this guidance is to assist developers and landowners as to how the identified shortfall in the provision of affordable housing in the Cumbernauld Housing Sub-Market Area (HSMA) will be addressed when proposals are submitted to the Council for housing developments there of five or more units. 1.3 This guidance is intended to secure best value for the Council and ensure the right type of affordable housing is provided in the right locations. This guidance could also be applied on a case-by-case basis in other parts of North Lanarkshire where an identified need has been demonstrated. At this time the only area where a need has been identified is the Cumbernauld Housing Sub-Market Area. Planning and Noise Policy Guidance 1.4 The main purpose of this guidance is to assist developers, decision makers, agents, residents and others to identify issues to be addressed in any application for development in which noise will be an important consideration when assessing that application. 1.5 Noise is likely to be an important consideration where noise sensitive developments are planned near to existing noise sources, or where potentially noisy developments are introduced into existing noise sensitive areas. 1.6 Members will recall that this guidance was approved by the Committee for public consultation last year but was delayed due to the then pending Adoption of both the North Lanarkshire Local Development Plan (NLLDP) on 6th July 2022 and National Planning Framework 4 (NPF4) adopted on 13th February 2023. 2) notes that the final policy guidance on noise, affordable housing and the Antonine Wall will be subject to a future report to Committee for approval. 3) notes that the upcoming consultation on Airdrie Town Action Plan will include an element that could become a template for including Conservation Area Appraisals in the Evidence Report for North Lanarkshire Local Development Plan 2 (NLLDP 2). The Plan for North Lanarkshire Priority Improve the health and wellbeing of our communities Ambition statement (1) Ensure a housing mix that supports social inclusion and economic growth
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Antonine Wall World Heritage Site 1.7 In January 2020 Planning Committee approved the Frontiers of The Roman Empire (Antonine Wall) World Heritage Site Consultative Draft Supplementary Guidance document for consultation. Following public consultation by some of the partner authorities responsible for the document an updated version was prepared taking into account the results of that consultation. In order to complete the process within North Lanarkshire this updated document requires to be approved for consultation. 1.8 The consultation will be a targeted exercise and will include elected members; key agencies; national and local heritage groups; community councils; businesses where relevant; and key known landowners where appropriate. Following consultation, a finalised SG will be produced, with the results of the consultation, together with a summary of the changes reported to the Planning Committee. The SG is to be adopted by each of the respective Local Authorities. NLLDP2 Victoria & Town Centre Conservation Area Appraisal 1.9 The Council’s Conservation Area Appraisals, identifying the appropriate boundaries of our Conservation Areas, need to be updated when the next Local Development Plan is prepared at the Evidence Report stage and will be strengthened by consultation. Funding has been secured for Conservation Area Appraisals and a pilot is underway for Victoria & Town Centre Conservation Area, Airdrie. It would appear to present an ideal opportunity and efficient use of resources if this was consulted upon at the same time as the forthcoming Airdrie Town Action Plan, thus avoiding repeat consultation- fatigue and providing early indication of whether the approach can be rolled out effectively. 2. Report Affordable Housing Policy Guidance 2.1 This statutory Supplementary Guidance aims to assist developers in carrying out their initial financial appraisals to ensure that they take full account of development viability and will assist in determining how affordable housing requirements can be implemented. 2.2 The document outlines the legislative and planning framework with regards to Affordable Housing Guidance and identifies how each proposal will be considered on a site-by-site basis, considering costs of development and any infrastructure works necessary to facilitate development and render the site financially viable, as well as any pressure on existing social housing and proposed social housing newbuild within that particular locality. 2.3 The draft guidance seeks to ensure that factors determining site-suitability for affordable housing are taken into consideration at an early stage, the preferred form of affordable housing contribution can therefore be agreed, and developers or landowners made aware of this prior to agreeing the valuation methodology jointly with the Council. This will allow developers to consider affordable housing requirements as part of their site appraisal and land acquisition at an early stage.
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2.4 The guidance outlines the preferred delivery options for affordable housing provision with on-site provision first preference, off-site provision secondary and option three being a commuted sum in circumstances when neither of the preferred first and second options is achievable. 2.5 Within the Cumbernauld Housing Sub-Market area the Council will seek to secure on- site provision of affordable housing at the rate of 20% for all new housing developments with an overall site capacity of 25 or more homes and for sites of 5 to 24 homes the Council will seek payment of a commuted sum, in lieu of site provision, of a value equivalent to the cost of providing the percentage of serviced land required by the Affordable Housing Policy. An AHP contribution will not be sought on sites of 1 to 4 homes. 2.6 Where a proposal is for fewer than 5 homes but is clearly part of a phased development of a larger site which would be subject to an affordable housing requirement, a contribution will be required at an appropriate stage in the development as a whole. 2.7 It is anticipated that this guidance will allow planning applications to proceed more efficiently if proposals for the delivery of affordable housing are set out as part of the initial planning application with early discussions with the Council and/or nominated Registered Social Landlord recommended and this guidance offers developers advice on this process. 2.8 The guidance also sets out the mechanisms for agreeing a valuation methodology in terms of PAN2/2010 paragraph 25 for on-site provision and paragraph 26 for commuted sums. Early consideration of the site valuation is important to allow developers to assess the potential impact of Affordable Housing Policy requirements. The Council and the developer will require to jointly appoint the District Valuer, or other mutually agreed independent valuer, to carry out an appropriate valuation. 2.9 Only in exceptional circumstances will the affordable housing requirement be reduced or waived, and developers will be expected to provide evidence of associated costs if they seek to negotiate a reduction to the affordable housing policy requirements. The evidence will be evaluated by the Council and, if necessary, by a suitably qualified independent third party. 2.10 The guidance seeks to allow developers to submit an Affordable Housing Agreement Letter (produced by the Housing Service) along with their planning application, this document would demonstrate that the Council’s Chief Officer (Place) is satisfied that the provisions of the Affordable Housing Policy have been met. This document will then form the basis of the Legal Agreement that will subsequently enable planning permission to be granted in full. 2.11 It is envisaged that as with all guidance it will be kept under review to ensure that it remains accurate and its effectiveness can be monitored through the Local Housing Strategy, Strategic Housing Investment Plan along with the Housing Land Audit will be key in measuring the effectiveness of the delivery of the Council’s Affordable Housing Policy.
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Planning and Noise Policy Guidance 2.12 Members will recall that this statutory Supplementary Guidance Note aims to promote good acoustic design in planning developments, where noise is considered at the very beginning of the design process. In this way the best possible acoustic environment for both future and current residents can be assured as well as protecting existing noise producing development from complaints from new noise sensitive neighbours. 2.13 The document outlines the legislative and planning framework with regards to noise guidance and assessment and identifies North Lanarkshire Council plans and policies where noise may be an important consideration. 2.14 The draft guidance seeks to ensure that new development is of good acoustic quality while still enabling the council to deliver its regeneration and growth ambitions. 2.15 Guideline noise levels for different forms of development are detailed as well as providing information and assistance regarding assessment of these noise sources. 2.16 An internal stakeholder consultation event was carried out on 17th March 2021 and feedback from this event has informed the draft submitted to this Planning Committee for agreement to proceed to consultation. Antonine Wall World Heritage Site 2.17 The Antonine Wall runs through five local authority areas across Central Scotland: Falkirk, North Lanarkshire, East Dunbartonshire, Glasgow and West Dunbartonshire. In July 2008, it was designated by UNESCO as a World Heritage Site, becoming an extension of the trans-national ‘Frontiers of the Roman Empire World Heritage Site’ which includes Hadrian’s Wall in England and the German Limes. All five authorities have worked together to produce this guidance to ensure a consistent approach is adopted when dealing with development across the Wall. 2.18 The Supplementary Guidance is intended for use by developers and landowners, the general public and other agencies when seeking to undertake built development. The SG will also be used by the Council to determine planning applications and provide pre- application advice. Consultation Procedure 2.19 The Council has to publicise the statutory Supplementary Guidance Notes – Policy CI 1 Category Affordable Housing Supplementary Planning Guidance, Supplementary Guidance Note – SPG 15A Planning and Noise and the Antonine Wall World Heritage Site for a period of 6 weeks to make all potentially interested parties aware of the guidance and give all who wish to do so the opportunity to comment thereon. The Council will consider any timeous representations made to it on the proposed Supplementary Guidance Notes. 2.20 Following the conclusion of the consultation period and subsequent assessment of the responses, a report will be submitted to the Committee for approval of the finalised Supplementary Guidance Notes.
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2.21 The Council will send the Scottish Ministers a copy of the Guidance it has approved and intends to adopt. At that time the Council will also send the Scottish Ministers a Statement setting out the publicity measures undertaken, the comments received, and an explanation of how these comments were taken into account. After a period of 28 days from submission has elapsed, the Council may adopt the Supplementary Guidance Note unless the Scottish Ministers direct otherwise. NLLDP2 Victoria & Town Centre Conservation Area Appraisal Consultation Procedure 2.22 Conservation Area Appraisal consultation would be similar to exercises undertaken across our Town Centres for the Action Plans, with a stand at Airdrie Library over a 4- 6 - week period, staffed on occasion by consultants, with the addition of an online survey and virtual display room. The results will be assessed and incorporated into the Evidence Report for North Lanarkshire Local Development Plan 2. 3. Measures of success Affordable Housing Policy Guidance 3.1 The measures of success would include: • Clearer guidelines for developers/applicants to help ensure that affordable housing is appropriately considered at an early stage. • Will help developers/applicants determine development viability and agree the valuation methodology with the Council at an early stage. • Aligns with Government Policy on Affordable Housing which is an important consideration under NPF4. • It offers the Council a more robust framework to support the Council’s decisions in relation to any appeals referencing affordable housing policy. • Can help to increase the efficiency of processing planning applications in terms of setting the terms for associated legal agreements early that require to be signed prior to planning consent being issued. Planning and Noise Policy Guidance 3.2 The measures of success would include: • Clearer guidelines for applicants to help ensure noise is appropriately considered at the earliest stage of design development. • Gives the Service a framework to offer advice on the likely impacts of development in terms of noise and consistency of approach. • Less likelihood of noise complaints associated with new developments. • Aligns with Government Guidance on health impacts of development which is an important consideration under NPF4. • It offers the Council a more robust framework to support the Council’s decisions in relation to any appeals referencing noise grounds. Antonine Wall World Heritage Site 3.3 The measures of success would include: • Safeguard the integrity of the UNESCO World Heritage Site.
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NLLDP2 Victoria & Town Centre Conservation Area Appraisal 3.4 The measures of success would include: • Meaningful content that can be incorporated into NLLDP2 Evidence Report. • Successful pilot can be rolled out to other Conservation Areas. • Evidence Report passes Gatecheck with no questions/clarification sought by Scottish Government Reporters. 4. Supporting documentation 4.1 Draft Supplementary Guidance Note - Policy CI 1 Category Affordable Housing Supplementary Guidance. 4.2 Draft Supplementary Guidance Note - SPG 15A Planning and Noise 4.3 Supplementary Guidance Note – Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites Supplementary Guidance July 2022. Pamela Humphries Chief Officer (Place) 5. Impacts ( http://connect/report-template-guidance ) 5.1 Public Sector Equality Duty and Fairer Scotland Duty Does the report contain information that has an impact as a result of the Public Sector Equality Duty and/or Fairer Scotland Duty? Yes ☐ No ☒ If Yes, please provide a brief summary of the impact? If Yes, has an assessment been carried out and published on the council’s website? https://www.northlanarkshire.gov.uk/your-community/equalities/equality- and-fairer-scotland-duty-impact-assessments Yes ☐ No ☐ 5.2 Financial impact Does the report contain any financial impacts? Yes ☐ No ☒ If Yes, have all relevant financial impacts have been discussed and agreed with Finance? Yes ☐ No ☐ If Yes, please provide a brief summary of the impact?
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5.3 HR policy impact Does the report contain any HR policy or procedure impacts? Yes ☐ No ☒ If Yes, have all relevant HR impacts have been discussed and agreed with People Resources? Yes ☐ No ☐ If Yes, please provide a brief summary of the impact? 5.4 Legal impact Does the report contain any legal impacts (such as general legal matters, statutory considerations (including employment law considerations), or new legislation)? Yes ☐ No ☒ If Yes, have all relevant legal impacts have been discussed and agreed with Legal and Democratic? Yes ☐ No ☐ If Yes, please provide a brief summary of the impact? 5.5 Data protection impact Does the report / project / practice contain or involve the processing of personal data? Yes ☐ No ☒ If Yes, is the processing of this personal data likely to result in a high risk to the data subject? Yes ☐ No ☐ If Yes, has a Data Protection Impact Assessment (DPIA) been carried out and e- mailed to dataprotection@northlan.gov.uk Yes ☐ No ☐ 5.6 Technology / Digital impact Does the report contain information that has an impact on either technology, digital transformation, service redesign / business change processes, data management, or connectivity / broadband / Wi-Fi? Yes ☐ No ☒ If Yes, please provide a brief summary of the impact? Where the impact identifies a requirement for significant technology change, has an assessment been carried out (or is scheduled to be carried out) by the Enterprise Architecture Governance Group (EAGG)? Yes ☐ No ☐ 5.7 Environmental / Carbon impact Does the report / project / practice contain information that has an impact on any environmental or carbon matters? Yes ☐ No ☒ If Yes, please provide a brief summary of the impact? 5.8 Communications impact Does the report contain any information that has an impact on the council’s communications activities? Yes ☐ No ☒ If Yes, please provide a brief summary of the impact?
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5.9 Risk impact Is there a risk impact? Yes ☐ No ☒ If Yes, please provide a brief summary of the key risks and potential impacts, highlighting where the risk(s) are assessed and recorded (e.g. Corporate or Service or Project Risk Registers), and how they are managed? 5.10 Armed Forces Covenant Duty Does the report require to take due regard of the Armed Forces Covenant Duty (i.e. does it relate to healthcare, housing, or education services for in-Service or ex- Service personnel, or their families, or widow(er)s)? Yes ☐ No ☒ If Yes, please provide a brief summary of the provision which has been made to ensure there has been appropriate consideration of the particular needs of the Armed Forces community to make sure that they do not face disadvantage compared to other citizens in the provision of public services.
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1 | P a g e North Lanarkshire Local Development Plan Policy CI 1 Affordable Housing Supplementary Planning Guidance February 2023
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2 | P a g e Contents Introduction…………………………………………………………………………… Page 3 NPF4/National Planning Policy………………………………………………………Page 3 Legislative Framework………………………………………………………………..Page 3 Council Recognition of Affordable Housing………………………………………...Page 4 Delivery Affordable Housing…………………………………………………………Page 4 Delivery Options……………………………………………………………………....Page 6 Valuation Methodology……………………………………………………………….Page 8 Funding Affordable Housing Delivery……………………………………………….Page 8 Affordable Housing Developer Models……………………………………………..Page 9 Planning Process……………………………………………………………………..Page 9 Securing the Development…………………………………………………………Page 10 Review………………………………………………………………………………..Page 11
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3 | P a g e Introduction This Supplementary Planning Guidance (SPG) advises developers and landowners how the identified shortfall in the provision of affordable housing in the Cumbernauld Housing Sub-Market Area (HSMA) will be addressed when proposals are submitted to the Council for housing developments of five or more units in the Cumbernauld HSMA. It is supplementary to Policy CI 1 Affordable Housing contained within the North Lanarkshire Local Development Plan (NLLDP) and the Affordable Housing Policy Background Report. This process is intended to secure best value for the Council and ensure the right type of affordable housing is provided in the right locations. This policy can also be applied on a case-by-case basis where an identified need has been demonstrated. When developers carry out initial financial appraisals, they should ensure that they take full account of community expectations and development viability. This will assist in determining how the affordable housing requirements can be implemented. NPF4/National Planning Policy Since the Adoption of North Lanarkshire Local Development Plan, National Planning Framework 4 has come into effect. National Planning Policy 16 e) states “Development proposals for new homes will be supported where they make provision for affordable homes to meet an identified need. Proposals for market homes will only be supported where the contribution to the provision of affordable homes on a site will be at least 25% of the total number of homes, unless the LDP sets out locations or circumstances where: i. a higher contribution is justified by evidence of need, or ii. a lower contribution is justified, for example, by evidence of impact on viability, where proposals are small in scale, or to incentivise particular types of homes that are needed to diversify the supply, such as self-build or wheelchair accessible homes. The contribution is to be provided in accordance with local policy or guidance.” In the absence of Scottish Government Guidance, the Council believes that its NLLDP Policy CI 1 Category Affordable Housing and this Supplementary Planning Guidance accords with National Planning Policy 16 e) and e) ii in setting out how its fully justified and tested Affordable Housing Policy will be applied to the consideration of planning applications for housing in North Lanarkshire. Legislative Framework The SPG takes account of: • The Town and Country Planning (Scotland) Act 1997 • The Planning etc (Scotland) Act 2006
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4 | P a g e • The Housing (Scotland) Act 2001 • National Planning Framework (NPF3) • Scottish Planning Policy (SPP) • Planning Advice Note 2/2010 (PAN 2/2010) • North Lanarkshire Local Development Plan (Adopted July 2022) • National Planning Framework 4 (NPF4) (Adopted February 2023) • Housing to 2040 • The Planning (Scotland) Act 2019 NPF4 Policy 16 requires affordable housing provision where there is an identified need. The evidence base for an identified need is contained in the Affordable Housing Background Report and was confirmed by the Local Plan Examination prior to Adoption of NLLDP in 2022. Affordability is a key priority expressed in the Local Housing Strategy 2021-26. PAN2/2010 Affordable Housing and Housing Land Audits advises on how the planning system can facilitate the delivery of affordable housing. NLLDP Policy CI 1 is consistent with the guidance in SPP and PAN 2/2010. Council Recognition of Affordable Housing The Council recognises that affordable housing is typically housing available at non- market prices that meets the needs of those unable to afford to buy or rent on the open market. The Council recognises the following types of affordable housing provision, which are ranked in priority order, reflecting housing need within North Lanarkshire: • Social rented housing (highest priority) • Mid-market rented or intermediate rented housing • Shared equity • Shared ownership • Discounted low cost for sale/discounted market housing • Low-cost housing for sale through subsidy • Other forms of Discounted low-cost housing for sale These tenures are aligned with the affordable housing tenures set out in PAN 2/2010. Delivering Affordable Housing The Council recognises that a range of factors affect the delivery of affordable housing on individual sites, including: • Housing need • Site suitability • Costs and availability of public subsidy
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5 | P a g e Each proposal will be considered on a site-by-site basis, considering costs of development and any infrastructure works necessary to facilitate development and render the site financially viable, as well as any pressure on existing social housing and proposed social housing newbuild within that particular locality. Identifying the tenure-mix, type and scale of affordable housing will be determined on a site by- site basis to meet identified need and will be assessed with reference to the priorities identified in the following: • Local Housing Strategy • Strategic Housing Investment Plan • Housing Need & Demand Assessment • Housing waiting lists and pressure analysis • Regeneration master plans or other strategic locality planning • Contribution to the Council’s commitment to create mixed, sustainable communities Factors determining site-suitability for affordable housing are outlined below: • Affordable housing is generally, but not exclusively, required by communities more reliant on public transport, through economic circumstances, health, age, or mobility. It is important these factors don’t disadvantage communities from accessing education, employment, community or recreation facilities, open space and health services. Affordable housing should be located close to amenities in accessible locations where communities can walk, cycle or use public transport to access services. • Topography of the site should be considered to ensure accessibility and mobility for residents, but also the development costs and financial viability of subsidised affordable housing. • Consideration should be given to whether or not the desired type of affordable housing required to meet local needs can be integrated with other house types being proposed within the development. In the interests of delivering mixed, sustainable communities affordable housing policy homes are expected to be indistinguishable in appearance to the market homes provided. • Subsidised affordable housing must comply with all relevant legislation and Scottish Government guidance in terms of design criteria such as Housing for Varying Needs. • Scale of development and proximity to other managed units along with integration must be balanced with the need for efficiency of development and housing management. By taking these factors into consideration at an early stage, the preferred form of affordable housing contribution can be agreed, and developers or landowners made aware of this prior to agreeing the valuation methodology jointly with the Council. This allows developers to consider affordable housing requirements as part of their site appraisal and land acquisition at an early stage.
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6 | P a g e Delivery Options Preference One: On-site Provision The first preference for affordable housing contributions is provision of on-site, subsidised affordable housing policy homes or serviced and accessible land being transferred or sold to an appropriate social housing provider. This should generally be a Registered Social Landlord (RSL) or North Lanarkshire Council for development at an end use value for affordable housing. Preference Two: Off-site Provision Provision of off-site affordable homes on another site within the developer’s ownership or suitable serviced and accessible land being transferred to the Council or appropriate RSL. It is for the developer to justify the omission of on-site provision and to guarantee the delivery of off-site provision, within a timescale agreed with the Council. Again, any land transferred should take account of the end use of the land for affordable housing. Preference Three: Commuted Sum Commuted sum as payment in lieu of equivalent of 20% affordable housing onsite provision. The commuted sum calculation will be determined by the District Valuer who should be appointed jointly by the Developer and the Council. Any assessment will take into account the end use value for affordable housing and the difference between it and the market value. This method will also consider site specific issues. Any commuted payments received will be spent on provision of affordable housing in the Cumbernauld Housing Sub-Market Area. Payment of a commuted sum may also be acceptable where the Council deem on or off-site provision is unsuitable or where insufficient funding is available to meet policy requirements. The Council shall utilise the commuted sum towards the provision of affordable housing within 10 years of payment. The Council will seek to secure on-site provision of affordable housing at the rate of 20% for all new housing developments with an overall site capacity of 25 or more homes and for sites of 5 to 24 homes the Council will seek payment of a commuted sum, in lieu of site provision, of a value equivalent to the cost of providing the percentage of serviced land required by the Affordable Housing Policy. An AHP contribution will not be sought on sites of 1 to 4 homes. Where a proposal is fewer than 5 sites but is clearly part of a phased development of a larger site which would be subject to an affordable housing requirement, a contribution is required at an appropriate stage in the development as a whole. The Council will also consider the requirement for the provision of affordable housing elsewhere in North Lanarkshire on a case-by-case basis, where an identified need has been demonstrated. The Council will review evidence for affordable housing need on a regular basis and where evidence exists that demonstrates a need for affordable housing in areas out with the Cumbernauld HSMA the Council will consider application of the Affordable Housing Policy. HNDA3 will provide the principal evidence base augmented with additional local evidence to inform application of the policy elsewhere in North Lanarkshire.
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7 | P a g e Generally, where the Council or RSL can provide financial commitment that grant funding would be available to assist in delivery of the affordable housing units, then this would be the Council’s preferred delivery mechanism. Land transferred should be serviced, free from constraint, be able to be developed within an agreed timescale and be valued for delivery of affordable housing. In addition, the project must be within the Scottish Government’s subsidy target and development cost benchmarks. Planning applications are likely to proceed more efficiently if proposals for the delivery of affordable housing are set out as part of the initial planning application and early discussions with the Council and/or nominated RSL would be recommended. The Council is subject to public sector procurement rules and these rules may apply to the procurement of any affordable housing element of a development. PAN 2/2010 (Paragraph 21) states that where sites are unsuitable for affordable housing, developers may offer to provide the contribution on another site within their ownership, as long as the proposed alternative will help to meet an identified need in the same Housing Market Area. In some instances, provision of the affordable housing on an alternative site within the Cumbernauld Housing Sub-Market Area may be acceptable to the Council. Any alternative site will have to be deemed suitable by the Council (and in particular will either be allocated for housing within the Local Development Plan or have the benefit of planning permission for housing), be free from constraint, deliverable within agreed timescale and within Scottish Government subsidy target and development cost benchmark. The affordable housing delivered off-site will require to be equivalent to the value of the contribution required on the original site and also must be able to accommodate the requirement for affordable housing arising from development in its own right. Commuted sums in lieu of on-site provision will be accepted where: • The Council considers on or off-site provision unsuitable • No funding commitment can be given by the Council or a nominated RSL • Unsubsidised affordable housing is either financially unviable or will not meet identified need The Council and developer will be required jointly to appoint the District Valuer, or other mutually agreed independent valuer, to value the affordable housing contribution required. The valuation at present will be based in accordance with guidance in Paragraph 22 of PAN 2/2010, which states that commuted sum payments should be ‘of a value equivalent to the cost of providing the percentage of serviced land required by the policy’. Accordingly, the commuted sum required will be equivalent to the cost of providing 20% of the site’s overall capacity in the form of serviced land for the provision of affordable housing by the Council or RSL. Commuted sums will be used to support the delivery of subsidised affordable housing within the Cumbernauld Housing Sub-Market Area. All resources from this
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8 | P a g e source will be used in accordance with priorities identified within the Strategic Housing Investment Plan and Local Housing Strategy. By considering the preferred form of affordable housing contribution developers and landowners can make informed decisions in relation to agreeing a joint valuation methodology with the Council. This allows developers to consider affordable housing requirements as part of their site appraisal and land acquisition at an early stage. Valuation Methodology An agreed approach to valuations assists both developers and the Council with forward planning and delivery of the Affordable Housing Policy. Early consideration of the site valuation is important to allow developers to assess the potential impact of Affordable Housing Policy requirements. The Council and the developer will require to jointly appoint the District Valuer, or other mutually agreed independent valuer, to carry out an appropriate valuation. PAN 2/2010 sets out guidance on valuation of land for affordable housing. At the point of preparing this SPG, VIP 12 and GN Valuation of Land for Affordable Housing in Scotland have been issued and provide the most up to date guidance in relation to valuation of land for affordable housing. Valuations will be calculated in terms of PAN2/2010 paragraph 25 for on-site provision and paragraph 26 for commuted sums. Paragraph 25 states that the commuted sum payments should be ‘of a value equivalent to the cost of providing the percentage of serviced land required by the policy’. Affordable housing land should be transferred at a value determined by the District Valuer, or other mutually agreed independent valuer suitably experienced in the type of property and the locality, appointed by mutual agreement between the parties. Valuations will be instructed jointly by the developer and Council and be based on the affordable housing mix required to meet the local identified housing need. Only in exceptional circumstances will the affordable housing requirement be reduced or waived, and developers will be expected to provide evidence of associated costs if they seek to negotiate a reduction to the affordable housing policy requirements. The evidence will be evaluated by the Council and, if necessary, by a suitably qualified independent third party. Funding Affordable Housing Delivery The funding for delivering subsidised affordable housing will require the development to: • Meet with Local Housing Strategy priorities
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9 | P a g e • Meet design and quality standards required by Scottish Government (including Housing for Varying Needs Standard and Secure By Design) • Be able to deliver proposed housing within Scottish Government’s regional development cost benchmarks • Be part of an existing or agreed development programme Where the affordable housing is to be delivered without subsidy: • A developer may in some circumstances elect to provide completed units without subsidy rather than the serviced plots required by the development plan policy. Affordable Housing Developer Models The Council will consider shared equity or ‘intermediate’ housing for rent as meeting identified affordable housing need in North Lanarkshire. Where it can be demonstrated by developers that unsubsidised forms of affordable housing for sale that maintain affordability in perpetuity in some way or another can be delivered, then these will also be considered. Developers will be expected to put in place an appropriate priority purchase scheme to target affordable housing at identified priority groups. Priority groups for affordable housing tenures in North Lanarkshire are those in housing need who cannot afford to buy or rent at market prices. Housing need refers to households lacking their own housing or living in housing which is inadequate or unsuitable for their needs, and who are unlikely to be able to meet their needs in the housing market without some assistance and who earn less than the average household income. The lower quartile weekly household income in North Lanarkshire is £3301. Planning Process It is advisable to ensure that officers of the Council’s Housing Service attend any pre-application discussions in advance of submitting planning applications. Following participation in discussions, it is hoped that developers will be able to submit an Affordable Housing Agreement Letter (produced by the Housing Service) along with their planning application, this document will demonstrate that the Council’s Head of Planning and Regeneration Service is satisfied that the provisions of the Affordable Housing Policy have been met. This document will then form the basis of the Legal Agreement that will subsequently enable planning permission to be granted in full. 1 Based on the Scottish Government Local Level Household Incomes Estimates (2018). Estimates are gross household income received by all adult householders, including welfare benefits, tax credits and housing benefit and is unequivalised income which does not adjust for size of household where there may be multiple incomes.
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10 | P a g e An Affordable Housing Agreement Letter neither grants, nor implies subsequent granting of planning permission. The Affordable Housing Agreement Letter will address matters such as: • The mechanism and timescale for the delivery of the affordable housing or commuted sum agreed between the developer/landowner and the Council/RSL • The method of establishing/setting the purchase price for the land • An agreement to transfer specified areas of land or buildings to an RSL or the Council • Detailed conditions relating to appropriate assessment of costs associated with abnormal ground conditions which will be subject to future site investigation and warranty • Detailed conditions relating to provision of an alternative commuted sum payment if for any reason following more detailed site and development cost appraisal the specified affordable housing cannot be delivered • Standard specification and definitions for the scale, type and tenure of affordable housing to be provided • An agreement on how any dispute will be resolved regarding valuation and exceptional site costs Securing the Development Where a requirement for affordable housing has been established and the value of same agreed, the affordable housing contribution will be secured by means of planning condition or a binding legal agreement between the Council and the developer or landowner seeking the planning consent as follows: • Applications for ‘Planning Permission in Principle” (where on-site provision is proposed) which are granted permission would be subject to a planning condition which requires the subsequent detailed application (Matters Subject to Condition - MSC) to comply with the Affordable Housing Agreement Letter. The MSC application would then be the basis of a legal agreement as outlined below. • Section 75 of the Town and Country Planning (Scotland) Act 1997 as amended by the Planning etc (Scotland) Act 2006 and Planning (Scotland) Act 2019 would be used to ensure that on or off- site schemes are implemented or to allow for the provision of a commuted sum of money on a phased basis. • Section 69 Local Government (Scotland) Act 1973 would be used where the developer has agreed to provide the Council with a commuted sum of money and where this money would be provided as and when planning permission is granted. Legal agreements will require to be concluded prior to the issuing of planning consent. The legal agreement will seek to ensure that the terms of the Affordable Housing Agreement Letter are implemented within a defined timescale.
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11 | P a g e The Council considers that affordable housing should remain affordable as long as there is an identified need shown in the Local Housing Strategy. It is considered that this can be most effectively achieved through the delivery of social rented housing. Where other mechanisms are used for delivery such as shared ownership, shared equity, discounted low-cost housing or private below rent market housing, developers will be required to ensure that future sales or rentals of the houses remain affordable as long as an affordable housing need remains. The above is not exhaustive and negotiations on the way in which affordable housing is provided within a site and the appropriate terms and conditions in the legal agreement will vary depending on specific site circumstances. Review The Supplementary Planning Guidance will be kept under review to ensure that it remains accurate. The Council will therefore keep under review: • National legislative and policy developments • Changes to financial delivery and procurement frameworks • Changing local circumstances in relation to housing needs Monitoring the Local Housing Strategy, Strategic Housing Investment Plan along with the Housing Land Audit will be key in measuring the effectiveness of the delivery of the Council’s Affordable Housing Policy.
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North Lanarkshire Council Draft Statutory Supplementary Guidance Note – SPG 15A Planning and Noise
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2 | P a g e Version Control Author Moira Cartwright Contact Details cartwrightm@northlan.gov.uk Policy Owner Andrew McPherson mcphersona@northlan.gov.uk Date January 2022 Version Number 1.1 Document Status Draft Governance Enterprise and Communities Date Approve d 16 February 2022 Review Date Proposed review date 3 years from adoption of guidance Strategic Alignment Improve the health and care of communities Improve economic opportunities and outcomes Consultation and Distribution Record Consultation Process Internal stakeholder event , steering group Internal Stakeholders Contacts identified for each service Local elected members, Managers and members of the New Supply team, Head of Planning and Regeneration, Head of Regulatory Services and Waste Solutions, Planning Managers and officers; Growth Programme manager and team; Property Manager (technical and design); Forward Planning and Specification Manager; Estates Property Manager Distribution List To all stakeholders listed above Change Record Date Insert date Author Insert details Change made No changes – new, draft document
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3 | P a g e Statutory Planning Guidance – Planning and Noise Contents Page 1 Status 4 2 Introduction 4 3 Legislative Framework and Planning Policy 5 4 Development Management in North Lanarkshire 7 5 Noise Guidance and Criteria 9 6 Noise Impact Assessment 15 Appendix 1 – References 17 Appendix 2 – Contact Details for Specialist Acoustic Help 18 Appendix 3 – Glossary of Acoustic Terms 19 Contact Details for North Lanarkshire Council 21
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4 | P a g e 1. Status 1.1. This Statutory Guidance (SG) forms part of the Development Plan and is a material consideration in the determination of planning applications. 1.2. The SG expands upon the following North Lanarkshire Council Local Development Plan policies: • Policy EDQ 2C – Management Areas • Policy EDQ 3C – Quality of Development, Guidance 2. Introduction 2.1. The main purpose of this guidance is to assist developers, decision makers, agents, residents and others to identify issues to be addressed in any application for development in which noise will be an important consideration when assessing that application. 2.2. Noise is likely to be an important consideration where noise sensitive developments are planned near to existing noise sources, or where potentially noisy developments are introduced into existing noise sensitive areas. 2.3. Unwanted sound can have a significant impact upon environmental quality, public health and amenity. (1) Long term exposure to noise has been linked to increased risk of cardiovascular disease and stroke. Short term exposure has been linked to decreased quality of sleep including night awakenings. Disturbed sleep has been linked to fatigue, accidents and reduced performance (2). 2.4. Good acoustic design is imperative in the development of sites in which noise is a consideration. This process should examine the design options available in relation to the location of noise sensitive receptors to a noise source including the possibility of:- • reducing the noise at source • orientating the proposed buildings to reduce noise impact • the use of barriers and bunds to reduce the noise level at the noise sensitive receptor • designing the internal layout to place habitable rooms away from the line of site of any noise sources and • use of insulation of the building envelope to mitigate noise.(3)
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5 | P a g e 2.5. Early engagement with North Lanarkshire Council’s (NLC) Environmental Health Service to discuss the proposal and any noise issues on the proposed site is essential. These discussions should include whether a noise impact assessment report is required to be undertaken as part of the Planning application process and the terms of the assessment methodology as well as the internal and external noise level standards which will be applied by the local authority. Agreeing these matters in advance could prevent unnecessary delays during the planning process should an alternative noise impact assessment methodology or standard be applied. Environmental Health may continue to be involved throughout the process. 2.6. The Scottish Environmental Protection Agency (SEPA) regulates noise from certain prescribed industrial processes. Notwithstanding the regulatory role of SEPA, the Council will determine whether any noise impact from an existing or proposed development is significant in terms of the Planning regime and the local authority will liaise with SEPA regarding any Planning application involving a proposed new prescribed process or proposed changes to an existing prescribed process. 3. Legislative Framework and Planning Policy 3.1. Scottish Government Policy 3.1.1 The Environmental Noise (Scotland) Regulations, 2006 requires the production of strategic noise maps for large urban area, transport corridors and large airports within Scotland. From these strategic maps, action plans were drawn up which identified areas where residents were likely to be exposed to the highest levels of noise. These areas are known as Noise Management Areas [NMAs]. These action plans also identified areas where individuals were likely to experience relatively low levels of noise and these are known as Quiet Areas [QAs]. The Scottish Government Action Plans aim to identify noise abatement measures designed to manage, avoid, prevent or reduce the harmful effects of noise exposure in NMA’s. These Action Plans also aim to maintain and protect environmental noise quality in QAs. Similarly, through the planning process Local Authorities are required to ensure that new development does not result in increasing numbers of people exposed to adverse noise impacts in both NMAs and
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6 | P a g e QAs. At the time of publishing this guidance no noise management areas or quiet areas have been declared in North Lanarkshire. 3.1.2 Planning Advice Note (PAN) 1/2011(1) provides guidance for planning authorities in relation to planning and noise and when noise impact assessment (NIA) will be required. The contents of this document have been considered in the development of this guidance together with appropriate European and national guidance on noise. 3.1.3 The Technical Guidance Note (4) which accompanies PAN 1 offers guidance regarding technical aspects of noise assessment and mitigation but recognises that it is up to each individual local authority to develop their own noise guidance and set appropriate noise standards specific to their local circumstances. 3.14 National Planning Framework 4 (NPF4) specifically Policy 23 Health and safety requires noise impact to be taken account of in determining planning applications. Other policies refer to noise considerations as well. 3.2. North Lanarkshire Council Policy and Guidance 3.2.1. Local Development Plan. The Town and Country Planning (Scotland) Act 1997 (as amended by the Planning etc (Scotland) Acts 2006 and 2019) and its associated regulations requires local authorities to produce a local development plan, setting out the Council’s detailed policies and proposals for the use, development, protection and improvement of land. North Lanarkshire Council adopted its Local Development Plan on 6th July 2022(4). Section 22 of The Town and Country Planning Act 1997 allows local authorities to adopt and issue guidance attached to a local development plan. 3.2.2. The Business Plan for North Lanarkshire sets the direction for the council and its partners. Its purpose is to communicate the shared priorities and provide a focus for activities and resources. The plan details North Lanarkshire Council’s big ambitions in terms of realising large-scale regeneration and infrastructure projects. As part of these regeneration and infrastructure projects the noise impact of any development will be one of the many considerations.
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7 | P a g e 3.2.3. The Economic Regeneration Delivery Plan for North Lanarkshire sets out a high-level framework for improving economic opportunities and outcomes for all by delivering an integrated approach to investing in four key, inter-related areas: Housing supply; Town centres; Business and industry; Infrastructure. As part of this integrated approach the impact of noise on sensitive developments will require to be considered. Good acoustic design can provide a solution to potential noise impact issues when noise sensitive receptors and noise generating sources require to coexist in the same location. 4. Development Management in North Lanarkshire 4.1. Noise is likely to be a material consideration in any planning application when: • Noise sensitive development (NSD) is proposed close to an existing noise source. • Noise generating development (NGD) is planned next to an existing noise sensitive development. 4.2. Noise sensitive uses may include a residential area, school or hospital while noise generating uses are likely to be noisy roads, railways, industrial and commercial sites. 4.3. Where it is not possible to separate noisy and noise sensitive land uses, developers will have to incorporate good acoustic design and a sensitive approach to any new development proposals. This approach will be key in Town Centre locations where North Lanarkshire’s ambition is to create vibrant places with mixed use spaces which maximise social, economic and environmental opportunities. The planning authority will look favourably on acoustically well designed buildings, in town centre locations, to enable noise sensitive and noise generating development to succeed in these areas while maintaining good acoustic conditions for residents. 4.4. In a very small minority of areas which already have an unacceptably high noise level it may not be possible to mitigate the adverse effects of noise. In such circumstances noise sensitive development may not be appropriate. 4.5. The Environmental Protection Act, 1990, places a duty on Local Authorities to investigate noise complaints from, among others, industrial and commercial sources. Where statutory nuisance conditions exist, a Local Authority must serve Notice requiring the business to take action to reduce noise levels. This requirement may
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8 | P a g e result in a company having to reduce their operations or in extreme cases close their business. Therefore, in considering a NSD close to industrial/commercial sources there is an obligation on the planning authority to protect existing commerce and industry from complaints from residents of new housing development. 4.6. Developers should agree representative noise standards and the site-specific NIA methodology with the planning authority in advance of undertaking the assessment. 4.7. It is recognised by the World Health Organisation (WHO) that a large proportion of the public wish to sleep with their window open, slightly, for ventilation (6). For this reason, it is required that developers seek to use good building design to allow the windows of habitable rooms (bedrooms, living rooms and dining rooms) to be open slightly for ventilation while providing satisfactory internal noise levels. 4.8. Pan 1/2011 and BS 8233:2014 both recognise, in some areas where development is desirable, while it is preferable to have open windows in habitable rooms of a new noise sensitive development, this might not always be possible where external noise levels are high, and still achieve satisfactory internal noise levels(1)(3). 4.9. In North Lanarkshire developers will be expected to aim to achieve satisfactory internal noise levels with room window open slightly for ventilation. The developer must demonstrate that they have explored all potential mitigation options to try and achieve this goal on sites where noise levels are an issue. At the very least this should include exploring the potential for: a) reducing the noise at source. b) orientating the proposed buildings to reduce noise impact. c) the use of barriers and bunds to reduce the noise level at the noise sensitive receptor. d) designing the internal layout to place habitable rooms away from the line of site of any noise sources and e) use of insulation of the building envelope to mitigate noise.(3) Only after the applicant has provided justification to the satisfaction of the Council that these mitigation options have been exhausted, it may be possible to consider some proposals with ‘closed windows’ being part of an overall agreed noise mitigation strategy. Each site will be considered by the Planning Authority, on its own merits. The number of affected properties and the level to which the guideline is exceeded will be considered by the planning authority when determining the suitability of a
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9 | P a g e development where ‘closed windows/alternative ventilation’ is a limited part of an overall agreed noise mitigation strategy. This approach is highly likely to be more acceptable to NLC for anonymous transport noise sources without distinctive noise characteristics than for industrial/commercial noise sources for reasons which are outlined below. 4.10. The internal noise standards quoted within the various WHO documents and within BS 8233:2014 relate only to anonymous noise sources such as road and rail traffic. WHO research finds that residents consider these types of noise to be less annoying than noise from discrete known sources which often generate a stronger emotional response(6). WHO 1999, indicates that a window, open for ventilation, will provide attenuation of between 10 – 15 dB(6). WHO Environmental Noise Guidelines for the European Region, 2018 provides guidance regarding attenuation which may be provided by windows within structures “The differences between indoor and outdoor levels are usually estimated at around 10 dB for open, 15 dB for tilted or half-open and about 25 dB for closed windows”(7). This is based on research on attenuation of road traffic noise and consequently NLC will apply a 15dB attenuation for window open for ventilation when transport noise sources are being assessed. 4.11. Noise from industrial and commercial sources is not anonymous in nature and is often more variable in level and character. It often contains discrete tones, impulsive and intermittent noise. As such it is considered to cause greater annoyance and disturbance to receptors. Due to the nature and character of industrial/commercial noise, which can include externally sited fan or plant noise, when assessing indoor noise levels within a noise impact assessment, an open window should be considered to give the lower end of the spectrum of attenuation at 10 dB. 5. Noise Guidance and Criteria 5.1. A quantitative assessment of noise levels impacting a site will be required as part of an application where noise is a material consideration. A qualitative assessment may also be required. 5.2. Anonymous Road and Rail Traffic Noise 5.2.1. The WHO Guidelines for community noise 1999(6), Night noise for Europe 2009(2) and Environmental Noise Guidelines for Europe, 2018(7) provide information about appropriate external and internal noise levels in relation
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10 | P a g e to anonymous noise from road and rail traffic. These noise levels have then been transposed into UK guidance in the form of BS 8233:2014(3) 5.2.2. The indoor ambient noise levels for new dwellings planned next to an existing road or rail noise source are given in BS 8233:2014 Table 4 which is reproduced below together with the accompanying notes:-
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11 | P a g e 5.2.3. To prevent sleep disturbance at night, as well as considering the equivalent sound pressure level (LAeq) of the sound source, the maximum indoor sound pressure level (LA,fast,max) and the number of those maximum sound events should be assessed. WHO, 1999 suggests an LA,fast,max of 45 dB should not be exceeded for any single event more than 10-15 times per night, to prevent sleep disturbance(1). While WHO, 2009 suggests an LA,fast,max of 42 dB has been found to show no detectable adverse alteration in the sleeping individual(2).
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12 | P a g e 5.2.4. It is desirable that external noise levels in gardens, patios and amenity space of residential properties do not exceed 50 dB LAeq,T, with an upper guideline value of 55 dB LAeq,T, where T is the daytime period of 16 hours, 07:00 to 23:00. Where proposed development cannot meet these criteria with the provision of the most effective noise mitigation measures in place, the number of affected properties and the level to which the guideline is exceeded will be considered by the planning authority when determining the suitability of the development. 5.2.5. Relevant Target Noise levels for Road, Rail and Aircraft Traffic Sound Source Relevant Standard for Assessment Target Levels Standard from which target levels are derived Road Traffic Calculation of Road Traffic Noise 1998 [CTRN]; Design Manual for Roads and Bridges 2012 External Day time: LAeq[16hours]=50 – 55 dB*; or Lden < 53 dB External Night time: LAeq[8hours]= 45dB** ; or Lnight < 45 dB Internally Night time: LAmax= 45 dB *** WHO Guidance for Community Noise 1999, WHO Night Noise Guidelines for Europe, 2009, BS 8233:2014; WHO Environmental Noise Guidelines for Europe, 2018 Calculation of Railway Noise 1995[CRN] External Day time: LAeq[16hours]=50 – 55 dB*; or Lden < 54 dB External Night time: LAeq[8hours]= 45dB** ; or Lnight < 44 dB WHO Guidance for Community Noise 1999, WHO Night Noise Guidelines for Europe, 2009, BS 8233:2014; WHO Environmental Noise Guidelines for Europe, 2018 Air Traffic Guidance in BS 8233:2014; Civil Aviation Authority Lden < 55 dB Lnight < 40 dB WHO Environmental Noise Guidelines for Europe, 2018 *BS8233:2014 recognises that it may not always be possible to meet 55 dB in residential gardens, but that good design should be used to reduce noise levels in external amenity areas to the lowest possible level. **when assessed externally 1 m from the facade *** No more that 10 – 15 times per night. When considering the number of times per night each situation will be assessed on site by site basis and will be determined by the number of events and the levels of each event.
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13 | P a g e 5.2.6 Any increase in traffic caused by a proposed development and assessment of its effect on noise levels at exiting residential properties should be included with in the NIA. 5.3 Industrial and Commercial Noise Sources 5.3.1 Noise from industrial and commercial sources is often varying in nature can be complex to assess. The most relevant standard for assessing new industrial and commercial development is BS 4142:2014+A1:2019. Methods for rating and assessing industrial and commercial sound (8). 5.3.2 BS 4142:2014 provides a methodology of assessment and rating of commercial and industrial sound externally and gives an indication of whether that sound is likely to have an adverse effect on the residents of nearby dwellings both externally and internally. The standard is used to determine the impact of noise from a new industrial/commercial noise source on existing residential properties or from an existing industrial/ commercial noise source on a new residential development. This is achieved by determining: - a) The ambient, residual and background noise levels b) The rating level of the sound source, which may include penalties for the tonal, impulsive, intermittent or otherwise distinctive character of the sound c) The context in which the sound is occurring d) The significance of impact of the sound source by determining the level by which the rating level exceeds the background noise level e) An exceedance of +10 dB or more is considered to be an indication of likely significant adverse impact dependant on the context of the noise f) An exceedance of +5 dB or more is considered to be an indication of likely adverse impact dependant on the context of the noise g) The lower the rating level is relative to the measured background level the less likely it is that the specific noise source will have an adverse impact or a significant adverse impact.
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14 | P a g e 5.3.3 Relevant Noise Standards for Industrial/Commercial Noise BS 4142 Outcome Planning Advice LAr(T) – LA90,T is > 0 Noise is unlikely to be a consideration LAr(T) – LA90,T is > 0 and < +5 Where the rating level is above the background noise level by up to 5 dB it is in an indication that the noise may not be acceptable from a noise perspective depending on the context. Further noise mitigation is likely be required to reduce LAr(T) – LA90,T to as close to 0 as reasonably practicable. LAr(T) – LA90,T > + 5 Where the rating level is 5 dB or more above the background noise level this is an indication that the development is unlikely to be acceptable from a noise perspective. Further mitigation will be necessary to reduce the LAr(T) – LA90,T to as close to 0 as reasonably practicable. 5.4 Entertainment Noise 5.4.1 New commercial developments where amplified music or any broadcasting is a likely activity should be designed to ensure that this noise is contained within the development boundary and is inaudible within any neighbouring noise sensitive property. 5.4.2 New residential developments planned near venues where amplified music or broadcasting is likely, should be designed to ensure that noise from these sources is inaudible within the proposed noise sensitive properties and where appropriate in their gardens or amenity space. 5.5 Noise from Externally Sited Plant and Ventilation Systems 5.5.1 Noise from new or altered ventilation systems must be designed so that it meets the appropriate Noise Rating (NR) Curve in the nearest residential property. Where new NSD is located next to existing ventilation system noise the development should be designed to allow the noise standards detailed in 5.5.3 to be met. 5.5.2 Noise Level Standards for Ventilation Noise Noise Rating (NR) Curve Time of day NR 30 07:00-23:00 NR 25 23:00 – 07:00 NR20 (quieter areas) 23:00 – 07:00
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15 | P a g e 5.5.3 For externally sited plant or ventilation systems which are located adjacent to: a) amenity areas where the background noise level is relatively low or b) high background noise levels where noise above NR 30 may be acceptable an assessment in terms of BS 4142:2014+A1:2019 may be more appropriate. Where either of these situation arise agreement should be sought from Environmental Health on the appropriate methodology prior to assessment. 5.6 Development where for traffic, industrial- commercial, entertainment and ventilation noise is material consideration will only be permitted where the planning authority is satisfied that the criteria outlined in 5.2 – 5.5 above have been achieved and that a development does not give rise to significant adverse impacts on health and quality of life and/or does not require businesses to have unreasonable restrictions put on them because of changes to nearby land uses. 5.7 Wind Turbine Noise 5.7.1 Wind turbine development applications are not considered in this guidance. Advice on this topic can be found on our website at https://www.northlanarkshire.gov.uk/pests-and- pollution/pollution/noise/noiseguidance-wind-turbine-developments. 5.8 Construction and Demolition Noise 5.8.1 In general control of noise from construction and demolition works in NLC is by means of guidelines on restricting the hours of operation of noisy equipment. These guideline times are: • Mondays to Fridays - 8am to 7pm • Saturdays - 8am to 1pm • Sundays and Bank Holidays - no noise should be audible at the site boundary. 5.8.2 The Control of Pollution Act, 1974 (9) (CoPA) Sections 60 and 61 may be used by the council to control noise from construction and demolition works. 5.8.3 Section 61 of the CoPA allows the person(s) carrying out the works to apply to the Council for permission to undertake these works at specified dates and
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16 | P a g e times, in a specific manner, using specified equipment/methods. The Council has 28 days to decide upon any application they receive. 5.8.4 Section 60 of the CoPA allows the Council to place restrictions on any construction/demolition works where it has had or believes it is likely to have complaints regarding noise. Any aspect of the site works can be restricted for example hours of operation, equipment used, work methods etc. 5.8.5 BS5228-1:2009 +A1:2014 Code of practice for noise and vibration control on construction and open sites provides guidance for those undertaking this work. This document discusses noise mitigation controls, best practice in relation to communication with local residents, etc.(10) 6 Noise Impact Assessment 6.1 Noise impact assessment should be carried out by a suitably qualified and competent noise consultant. The consultant would be expected to hold membership of the Institute of Acoustics or the Association of Noise Consultants. 6.2 As a minimum a noise impact assessment report should include: - a) An Introduction Statement of qualifications, competency, professional memberships, experience, professional indemnity, etc. b) A description of site and proposal including the relevant noise source and associated detail c) Identification of the receptor, their proximity to source and their sensitivity d) The acceptable noise criteria agreed with the authority in advance e) Details of noise measurement survey undertaken should as a minimum include (but not limited to) details of the: - • device(s) used, assessment methodology, location, duration, meteorological conditions • interpretation of results, data summary, and any additional calculations • Any assumptions made • Impact assessment – analysis of results against acceptability criteria • Noise mitigation measures – discussion of any need for, the options available to mitigate
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17 | P a g e • observed noise levels, and the improvement various options might provide. f) Conclusions g) Recommendations h) Appendices, for raw measurement data, calibration certificates, calculations, if modelling used input parameters, additional maps and plans, details and specifications for mitigation measures. 6.3 Where there is significant night time noise in the area under consideration an attended night time noise survey is likely to be required. 6.4 Where noise mitigation measures are conditioned as part of the planning consent, the applicant may be required to validate that the measures detailed in the planning condition have been installed to the satisfaction of a suitably qualified acoustic consultant. It is likely that a report detailing these validation works will require to be submitted to, and approved by, the Planning Authority i.e. NLC before any such condition can be discharged.
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18 | P a g e Appendix 1 References 1. Planning Advice Note (PAN) 1/2011, Scottish Government 2011 2. World Health Organisation, Night noise guidelines for Europe 2009 3. BS 8233: 2014 Guidance on sound insulation and noise reduction for buildings 4. Assessment of noise: technical advice note, Scottish Government 2011 5. North Lanarkshire Local Development Plan, 2021 6. World Health Organisation, Guidelines for Community Noise 1999 7. World Health Organisation Environmental Noise Guidelines for the European Region 2018 8. BS 4142:2014+A1:2019. Methods for rating and assessing industrial and commercial sound 9. The Control of Pollution Act, 1974 10. BS5228-1:2009 +A1:2014 Code of practice for noise and vibration control on construction and open sites
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19 | P a g e Appendix 2 Contact details for acoustics organisations 1 Institute of Acoustics Sidbury Court 406 Sidbury Boulevard Milton Keynes MK9 2AF T: 0300 999 9675 E: ioa@ioa.org.uk IOA web site link to assist in finding a suitable noise consultant https://www.ioa.org.uk/find-acoustics-specialist-or-supplier 2 The Association of Noise Consultants 19 Omega Business Village Thurston Road Northallerton DL6 2NJ T: 020 8253 4518 E: info@theanc.co.uk ANC web site link to assist in finding a suitable noise consultant https://www.association-of-noise-consultants.co.uk/ 3 Building Research Establishment Red Tree Magenta Red Tree Business Centre 270 Glasgow Road, Rutherglen Glasgow, G73 1UZ T: +44 (0)1414 474999 E: enquiries@bregroup.com
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20 | P a g e Appendix 3 Glossary of Acoustic Terms ‘A’ weighting (dB(A)): A frequency dependent correction which weights sound to correlate with the sensitivity of the human ear to sounds of different frequencies. Ambient Noise: A measure of the typical noise (excluding any unusual events) present at a site. This is usually described in terms of LAeq,T. Anonymous noise: Noise that cannot be attributed to a single (specific source). For example, noise from cars on a road would be considered anonymous whereas a noisy ventilation unit would not. Audible: Sound that can be heard or is perceptible by the human ear. Background Noise: A measure of the underlying noise (excluding any unusual events) which is present at a site before a new noise source is introduced. This is usually described in terms of the LA90 level: the sound pressure level exceeded for 90% of the time. Decibel (dB): A unit used for many acoustic quantities to indicate the level of sound with respect to a reference level. Façade measurement: Noise measurements made outside an external wall of a structure (usually 1 metre from the wall). Good Acoustic Design: focuses on the techniques and principles employed in acoustic design, as well as room acoustics, hearing, speech, sound insulation, and noise control and design. Further details can be found in ProPG: Planning & Noise Professional Practice Guidance on Planning & Noise New Residential Development SD2-i SUPPLEMENTARY DOCUMENT 2 GOOD ACOUSTIC DESIGN at https://www.ioa.org.uk/sites/default/files/14720%20ProPG%20Supplementary%202.pdf Habitable room: A room used for sleeping or recreation / relaxation. Inaudible: Sound that cannot be heard or is imperceptible to the human ear. Industrial-type noise sources: Noise sources that are industrial in character. For example, noise from plant and machinery, materials handling operations, or manoeuvring of heavy vehicles. Institute of Acoustics: A professional body representing persons at all levels working in the field of acoustics. LA90,T: Sound pressure level exceeded for 90% of the measurement period “T” or ‘background level’. LAeq,T: Equivalent continuous sound pressure level measured over the time period T
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21 | P a g e LAmax: The maximum RMS A weighted sound pressure level Noise: Unwanted sound. Noise assessment: Evaluation of noise climate by a suitably qualified person to assist in the determination of a planning application. Noise-sensitive premises /developments: Principally comprising residential premises, hospitals, schools and hotels. Other premises types may be deemed such depending upon circumstances. Noise Nuisance: A legal term used to describe noise at a level that is disturbing as perceived by a reasonable person. The meaning of nuisance is defined by precedent in common law. Outdoor Amenity Area: An outdoor area adjacent to a residential building which is designed and intended primarily for the leisure and recreation of the occupants of the dwelling. This will include gardens, landscaped areas, balconies. Rating Level: The noise level of an industrial noise source which includes an adjustment for the character of the noise. Used in BS4142:2014. Suitably qualified person: A person having a suitable combination of formal training and experience in the assessment of noise.
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22 | P a g e If you require further information or assistance, please contact North Lanarkshire Council using the details provided below: Planning Authority Address: Civic Centre Windmillhill Street Motherwell ML1 1AB Telephone: 01236 632500 Email: esplanning@northlan.gov.uk Environmental Health Address: Ground Floor, Civic Centre Windmillhill Street Motherwell ML1 1AB Telephone: 01236 856300 or 01236 856361 Email: Environmental-Health@northlan.gov.uk Or visit our website at https://www.northlanarkshire.gov.uk/
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Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites Supplementary Guidance July 2022
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Aerial picture showing Roughcastle Fort in its setting. © Falkirk Council Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022
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Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022 Contents Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites 1. Introduction 2. Application Process 3. Assessing the Impact of Development 4. Design and Mitigating Impacts Appendix 1 - Useful Contacts Appendix 2 - Summary of Key Points Appendix 3 - Glossary Appendix 4 - General Information, Development Plans and Useful Contacts Appendix 5 - Map of The Antonine Wall and Council Areas Appendix 6 - Map of The Antonine Wall, Council Areas, Scheduled Areas and Buffer Zones Appendix 7 - The Antonine Wall - Then and Now Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022
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1. Introduction Who is this Guidance For? 1.1 This Supplementary Guidance provides advice for developers, decision makers and the public on managing the impact of development on the Frontiers of the Roman Empire (Antonine Wall) World Heritage Site (FRE(AW)WHS) and its setting. The guidance supports the implementation of the development plan policies agreed by the five Councils along the Antonine Wall: Falkirk, North Lanarkshire, East Dunbartonshire, Glasgow City and West Dunbartonshire. 1.2 The Guidance will be a material consideration in the assessment and determination of planning applications affecting the Antonine Wall and its setting. It will then be progressively adopted as statutory Supplementary Guidance alongside the emerging Local Development Plans being prepared by the five local authorities. Purpose of Guidance 1.3 The purpose of the SG is to: ¤ Explain the significance of the Antonine Wall and its status as a World Heritage Site; ¤ Encourage early and effective consultation with Councils and Historic Environment Scotland; ¤ Outline the approach and procedure for assessing development affecting the World Heritage Site; ¤ Set out the criteria which will be applied in determining planning applications for development along the line of, and within the setting and vicinity of the World Heritage Site; ¤ Guide decisions on planning appeals and enforcement. The Antonine Wall 1.4 The Antonine Wall is the most substantial and important Roman monument in Scotland. Built on the orders of the Emperor Antoninus Pius in the years following 140 AD, it extends for some 60 kilometres across central Scotland from Bo’ness on the River Forth to Old Kilpatrick on the River Clyde and marked the north western frontier of the Roman Empire. 1.5 The Wall functioned both as a frontier control and military defence. It comprised of a substantial turf rampart built on a solid stone base fronted to the north by a broad, deep ditch and outer mound. To the south of the rampart was a road, the Military Way, which permitted the movement of troops, goods and materials and connected the series of permanent stone built forts which occur at roughly two mile intervals along its length. Between some of the forts there are smaller forts, or fortlets. Camps used by the troops building the Wall also occur at regular distances along the frontier. 1.6 The Antonine Wall is of great significance for a number of reasons. It represents one of many sections of a massive military system which stretched over 5000 km from northern Britain, through Europe to the Black Sea, and from there to the Red Sea and across North Africa to the Atlantic coast. This frontier helped to protect – and define – the Roman Empire, one of the greatest states ever to have existed. The Antonine Wall was the most northerly frontier of the Empire, the last of a series of planned frontiers built in the 2nd Century AD and, at the time, the most complex ever constructed by the Romans. 1.7 Today around one third of the Antonine Wall which survives is visible above ground, at places such as Bearsden, Bar Hill and Rough Castle. Around one third lies in urban areas while the remainder lies in open countryside or open spaces within urban areas and, though not visible above ground, survives below ground. Only 2 km of the original 60 kilometres of the Antonine Wall have been completely lost through quarrying and the construction of roads, railways and the Forth and Clyde Canal. The Wall continues to be subject to considerable development pressures and given its significance it is imperative that the remaining sections - whether visible on the ground or not - are safeguarded from inappropriate development 01 Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022
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© Crown Copyright: Historic Environment Scotland View of Kirkintilloch High Street with line of Antonine Wall marked in paving Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022 1. Introduction The Frontiers of The Roman Empire (Antonine Wall) World Heritage Site - FRE(AW)WHS 1.8 In July 2008 the international cultural and archaeological importance of the Antonine Wall was recognised when the World Heritage Committee of UNESCO inscribed the site as Scotland’s fifth World Heritage Site (WHS). The Antonine Wall became an extension of the trans-national Frontiers of the Roman Empire World Heritage Site which includes Hadrian’s Wall in England and the Upper Raetian German Limes. The intention is that the WHS will eventually include all surviving sections of the frontiers of the Romans in Europe, Africa and the Middle East. 1.9 With World Heritage Site status comes a commitment to protect the exceptional cultural significance of the Antonine Wall and Outstanding Universal Values (OUV) for which the site was inscribed. The Statement of Outstanding Universal Value, provided at Appendix 1, not only identifies the reasons for the Wall’s inscription as a World Heritage Site but provides the basis for its effective protection and management. 1.10 It is imperative that development does not compromise the values for which the Antonine Wall was inscribed as a World Heritage Site, its authenticity and integrity. Buffer Zone 1.11 To protect the important landscape setting of the Antonine Wall a Buffer Zone has been designated to the north and south of the monument. The Buffer Zone does not act as an absolute barrier to development but defines a zone where added protection to the immediate setting of the World Heritage Site is given. Development proposals within the buffer zone will be given careful consideration to determine whether it is likely to significantly detract from the Outstanding Universal Value authenticity or integrity of the Antonine Wall World Heritage Site. 1.12 Section 3 of this SG provides further guidance on Buffer Zones and the setting of the Antonine Wall. The boundaries of the World Heritage Site and the Buffer Zones are shown on page** as well as on the Proposals Maps of the relevant local plans/local development plans listed in Appendix 3. 02
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Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022 1. Introduction 03
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Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022 1. Introduction Protecting The Wall 1.13 World Heritage Site designation does not result in additional direct legal protection. Nevertheless, the Antonine Wall is protected through the planning system and in some areas through designation as a scheduled monument. Scottish Planning Policy 1.14 Scottish Planning Policy (SPP) provides a statement of the Scottish Government’s policy on nationally important land use matters. The Historic Environment Policy for Scotland (HEPS) sets out the Scottish Governments policies for the historic environment and provides policy direction. Paragraph 147 of SPP refers to World Heritage Sites and states that “Where a development proposal has the potential to affect a World Heritage Site, or its setting, the planning authority must protect and preserve its Outstanding Universal Value.” The glossary of SPP clearly defines the term ‘Outstanding Universal Value’ and emphasises that the Statement of OUV is the key reference for the future effective protection and management of the WHS. The glossary also clearly defines setting. SPP emphasises that setting is more than simply the immediate surroundings of a site. It can also relate to how the site was intended to fit into the landscape, the views from it and how the site is seen from the surrounding area. Planning Advice Note (PAN) 2/2011: Planning and Archaeology and the Managing Change in the Scottish Environment Guidance Notes complete a suite of documents that together set out the Scottish Ministers’ policies for planning and the historic environment. Links to all the documents mentioned are listed in Appendix 3. Development Plan Policy 1.15 Decisions on planning applications require to be made in accordance with the development plan unless material considerations indicate otherwise. The local development plans of each Councilinclude policies to protect and enhance the historic environment and archaeology. National planning policy on the historic environment is also a material consideration for applications. Antonine Wall Policy 1 There will be a presumption against development which would have an adverse impact on the Frontiers of the Roman Empire (Antonine Wall) World Heritage Site as defined on the Proposals Map. Antonine Wall Policy 2 There will be a presumption against development within the Frontiers of the Roman Empire (Antonine Wall) World Heritage Site buffer zones which would have an adverse impact on the Site and its setting, unless: w Mitigating action to the satisfaction of the Council in consultation with Historic Environment Scotland can be taken to redress the adverse impact; and w There is no conflict with other Local Development Plan policies. 04
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Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022 1. Introduction 1.16 Each of the five Councils along the Antonine Wall has also agreed to include the specific planning policies on the Antonine Wall and its buffer zone in their development plans as they are revised and updated. This document provides additional guidance and information on the implementation of these policies in the development management process. 1.17 In addition to protection under planning legalisation, about two-thirds of the Wall which has remained unaffected by modern development, is scheduled as a monument of national importance under the Ancient Monuments and Archaeological Areas Act 1979. Most works carried out within the boundaries of the monu- ment require Scheduled Monument Consent (SMC): the prior written consent of Historic Environment Scotland. SMC is separate from planning consent and one can be given without prejudice to the other. Section 2.5 provides more information. Key Points • This document provides advice for decision makers, developers and members of the public on managing the impact of development on the Frontiers of the Roman Empire (Antonine Wall) World Heritage Site and its setting; • The SG is a material consideration in the assessment and determination of planning applications affecting the Antonine Wall and its setting, and will be adopted as statutory Supplementary Guidance which forms part of the Local Development Plan; • The Antonine Wall is of international significance. As a World Heritage Site its outstanding universal value, authenticity and integrity must be protected; • There is a presumption against development which would have an adverse impact on the Antonine Wall and its setting. Kinneil Fortlet, Bo’ness © Crown Copyright: Historic Environment Scotland 05
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Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022 2. Application Process Introduction 2.1 This section provides guidance on key stages in the process of applying for planning permission where a proposed development may have an impact on the FRE(AW)WHS or its setting. It also identifies where other permissions or assessments may be required, for example scheduled monument consent from Historic Environment Scotland. Site Audit 2.2 Developers considering proposals within the WHS and Buffer Zone should look carefully at their site to determine whether the development proposed is likely to have an impact on the fabric or setting of the Antonine Wall. Table 2.1 below outlines some of the key information that will influence whether proposals have an adverse impact, and should be discussed with the Council at the pre-application stage. Adverse impacts are examined further in Chapter 3. 2.3 It is emphasised that the general principle of new development at any specific location may be deemed unacceptable because of other policies in the development plan. For example green belt, open space and countryside protection policies may rule out the principle of particular types of development or land use. Factor Key Questions Location Is the site in: • World Heritage Site • Buffer Zone • Other Designated Area • Scheduled Monument Site Characteristics and Setting Is the site: • Greenfield • Previously developed What are the key landscape characteristics: • Topography • Tree cover • Enclosed or open What is the landscape character of the site and its setting? What is the cultural significance and historic importance of the existing site characteristics and setting? How will the proposal impact on views to/from the Antonine Wall? Will the proposal affect existing public access to the World Heritage Site? Will the proposal have a direct impact on the remains of the Antonine Wall and associated archaeological features? Development Characteristics • Size/Footprint • Proposed Use • Building Design and materials/scale/height/form/massing • Landscaping Proposals including Boundary Treatment Development Plan Policies What other planning policies and designations apply to the site? 06
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Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022 2. Application Process Pre-Application Discussions 2.4 Developers will be expected, as early as possible, to engage with the Council in pre-application discussions. Contact details for each local authority are provided in Appendix 3. 2.5 Early, positive and meaningful engagement will allow unacceptable proposals to be identified before significant costs are incurred and allow other projects to move forward more efficiently. Using Table 2.1 above as a basis, along with any available plans, drawings, photographs or photomontages and documentation, developers should aim to provide the Council with as much information as possible relating to the proposed development and the site. 2.6 With suitable information the Council will be able to make a preliminary assessment of the proposal, considering relevant development plan policies and the potential for adverse impacts on the WHS and its setting. Discussions may also cover : ¤ Any additional information required, for example detailed archaeological investigations, landscape assessments etc.; ¤ Where a proposal might be amended to allow more favourable consideration (see Section 4); ¤ The Council’s procedure for processing applications, including key contacts and application fees (including any advertisement charges); ¤ Where wider consultation is required with specialist archaeological services, statutory organisations and other interest groups. This may also involve statutory Pre-Application Consultation; ¤ Advice on other relevant statutory processes, e.g. Listed Building/Conservation Area Consents, Scheduled Monument Consent. 2.7 In many circumstances, only full applications for Planning Permission will be acceptable for sites within the WHS and Buffer Zone. Applications for Planning Permission in Principle often cannot provide sufficient information to enable detailed assessment of impacts on the WHS or its setting. Where Planning Permission in Principle is sought, the reasons for this should be discussed with the Council at this pre-application stage. 2.8 All discussions and pre-application advice is given without prejudice to the final decision of the Council on any application that may be submitted. Environmental Impact Assessment 2.9 Certain types of developments may require Environmental Impact Assessment (EIA) under the The Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2017. Schedule 1 and 2 of the Regulations set out the types of development to which this applies. This can be discussed during pre-application discussions and further information is provided at Section 3.9 Scheduled Monument Consent 2.10 Any works directly affecting a designated Scheduled Monument requires Scheduled Monument Consent (SMC) which is obtained from Historic Environment Scotland. SMC is required for any works or operations that would ‘ demolish, destroy, remove, repair, alter or add to’ those parts of the FRE(AW)WHS designated a scheduled monument. This includes invasive archaeological investigations. Applications for SMC are made directly to Historic Environment Scotland. 2.11 Advice on the SMC process and requirements should be sought at an early stage from the Heritage Directorate, Historic Environment Scotland. As in the case of planning applications, early pre-application contact, this time with Historic Environment Scotland, is strongly advised. To streamline the process advice on applications for planning permission and SMC should be sought at the same time. Where both planning permission and SMC are required, development cannot proceed without both consents in place. The annex to PAN 2/1011 provides a flowchart outlining the consideration of archaeology in planning decisions and will be applicable to applications affecting the Antonine Wall regardless of the need for SMC. 2.12 The presumption of scheduling is that any future works will be the minimum necessary consistent with the preservation of the monument. The Historic Environment Scotland website and the HEPS includes further information on scheduling and SMC and can be used to identify the location of scheduled monuments: see Appendix 3. 07
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Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022 2. Application Process Permitted Development & Other Consents 2.13 Development that does not require planning permission, for example householder development within urban areas - where the Wall is known to have survived under the modern-day ground surface - has the potential to have adverse impacts without any assessment or appropriate mitigation. Developers and property owners are strongly urged to seek advice from the Council before undertaking any works within the WHS or Buffer Zone to determine whether their proposal is covered by permitted development rights and to discuss potential impacts. 2.14 SMC will still be required for permitted development that does fall within the boundaries of the scheduled monument. 2.15 It is the responsibility of the developer to ensure all necessary consents, including Building Warrants, Conservation Area Consent and Listed Building Consent, are obtained. Key Points • Understand your development site: what are the potential impacts of the proposal on the WHS and its setting? • Developers are expected to engage with the Council as early as possible; • Unconnected to the need for planning permission, Scheduled Monument Consent is required for works to any part of the FRE (AW) WHS designated a scheduled monument. Croy Hill looking across to Bar Hill © Crown Copyright: Historic Environment Scotland 08
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Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022 3. Assessing the Impact of Development Introduction 3.1 This section of the SG provides information on the Council’s approach to assessing the potential impacts of development on the Antonine Wall WHS and its setting, including the criteria that will be used. 3.2 Development must not compromise the Outstanding Universal Value for which the Antonine Wall was inscribed as a WHS. The key consideration in assessing the impact of development - as outlined in the development plan - is the presumption against development which would have an adverse impact on the Antonine Wall and its setting; that is any impact that would damage the integrity, authenticity, significance or understanding of the WHS. Examples of what could be considered adverse include development that: ¤ Destroys or would lead to the damage of archaeological remains; ¤ Interrupts key views to, from, or within the WHS; ¤ Changes the character of the landscape in and around the WHS; ¤ Reduces people’s appreciation or understanding of the WHS in its landscape setting; ¤ Could negatively affect any of the qualities or significance for which the WHS was inscribed. 3.3 Impacts may be physical: upon the fabric of the monument; on the setting of the wall: development that harms the character of the landscape around the WHS; or cumulative: development that has the potential to add to the existing negative effects of past or current developments thereby creating further and possibly greater adverse effects. This section considers each category of impact in turn and other factors that will be considered in assessing the impact of development. Physical Impacts 3.4 Within the FRE(AW)WHS new development of any scale is likely to have a physical effect on the fabric of the monument and could result in loss of or damage to significant archaeological remains. Such impacts intrinsically affect the integrity of the site - one of the reasons for which it was inscribed as a WHS. Therefore any physical impact on the surviving fabric of the WHS - whether upstanding or below ground, - will be considered to be adverse. 3.5 Where sections of the WHS have previously been developed the fabric of the Antonine Wall may have already been compromised. In these areas the key consideration in determining if a proposal would have an adverse physical impact will be whether the new development will result in additional loss or damage to archaeological remains. As an initial guide, the current depth of development on a site sets a sub-ground limit - known as the Vertical Buffer Zone - below which no excavation should take place (see Figure 3.1). The vertical buffer zone may include complex archaeological deposits, with features relating to other periods of history, and site investigations to determine the vertical buffer zone may themselves have adverse impacts.Carefully located and designed proposals on previously developed sites that do not extend below the vertical buffer zone may, therefore, be acceptable in certain circumstances, provided they do not conflict with other planning policies Pre-application advice should be sought to scope out potential archaeological impacts of any proposal, particularly those impacts which may extend beyond the WHS and its associated features. 3.6 Development should avoid areas of surviving archaeological remains. Avoiding the World Heritage Site and, in particular areas which are scheduled will be the best approach. Even in areas which have already been developed, the presence, location, depth and sensitivity of deposits cannot always be predicted. In many instances it may be appropriate to carry out an archaeological evaluation to help determine where Roman deposits lie ahead of making a planning application. This may help to design proposals which avoid areas of archaeological deposits. For smaller developments where surviving Roman deposits are assessed as being improbable, an archaeological watching brief and mitigation strategy may be more appropriate - this should be discussed with the local authority and Historic Environment Scotland at an early stage. Moving development outwith the WHS will not automatically avoid physical impact. Although not covered by the WHS, impacts upon archaeological deposits from other periods will not always be acceptable and should also be considered as part of the development planning process. 3.7 Proposals should also consider potential long term impacts arising from development, for example through compression and hydrological impacts. 3.8 To properly inform the design and assessment process (including pre application discussions) it is essential that any new development site overlying the boundaries of the WHS is, at the outset and at the developer’s expense, the subject of a detailed archaeological investigation undertaken by a suitably qualified professional. The Chartered Institute for Archaeologist’ list of Registered Organisations a good starting point for selecting a consultant. 09
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Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022 3. Assessing the Impact of Development Figure 1: Vertical Buffer Zone Physical Impact within the Buffer Zone 3.9 There may be sub-surface archaeological deposits within or outwith the defined buffer zone, outwith the line of the World Heritage Site, or Scheduled areas. This is because the exact line of the Wall is not clear, and new elements may be discovered during site works. Where known archaeological remains are present, investigation will be required in conjunction with new development. Where previously unknown archaeological deposits are identified during site works the Council should be informed immediately and further archaeological investigations may be required. Key Points • Any physical impact on the surviving fabric of the WHS - whether upstanding or below ground -known or previously unrecognised - will not be permitted. This refers to both Scheduled Monument and unscheduled sections of the WHS; • Proposals on previously developed sites that do not extend below the vertical buffer zone may be acceptable in certain circumstances; • Detailed archaeological investigations will be required to accompany any proposals for development within the boundaries of the WHS; • Where the extent or presence of archaeological remains is unclear, pre-determination evaluation will be required. 10
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Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022 3. Assessing the Impact of Development Impacts on Setting 3.10 The Antonine Wall was not constructed in isolation. It was deliberately positioned with reference to the surrounding topography, resources and landscape of central Scotland, notably the southern edge of the valley formed by the Rivers Kelvin and Carron - a position that offered the Wall wide-ranging views over the Kilsyth Hills, the Campsie Fells, and Kilpatrick Hills and meant that it too was widely visible in the landscape. The setting of the FRE(AW)WHS is predominately well preserved and readily perceptible and it is this relationship with the landscape that is a fundamental part of what makes the WHS so significant and contributes to how it is experienced, understood and appreciated: its outstanding universal value which must be protected. 3.11 The Buffer Zone has been defined to ensure that all proposals for development within it are considered carefully as they may have the potential to affect the WHS; the adjacent environment that it is part of, and which contributes to the character, significance and understanding of the Wall. The capacity for new development in the Buffer Zone varies significantly along the length of the WHS and while the Council does not seek to prevent change to the landscape within the Buffer Zone, it is considered essential that new development is effectively accommodated within the landscape and is designed and located to conserve and enhance the setting of the WHS. This also applies to developments out with the Buffer Zone that may have an impact by virtue of their scale or visual relationship with the Antonine Wall. Development in the Buffer Zone 3.12 Antonine Wall Policy 2 presumes against development within the buffer zone which would have an adverse impact on the WHS and its setting, unless mitigating action to the satisfaction of the Council in consultation with Historic Environment Scotland can be taken to redress the adverse impact. Section 4 covers potential mitigation action, however, it should be noted that in many instances it will not be possible to mitigate the adverse impact of a proposed development upon the AW(FRE)WHS. Adverse impacts will be defined as those which could affect the following criteria: a). The authenticity and integrity of the setting, e.g.: ¤ Changes to the prominence/dominance of the WHS in the landscape; ¤ Obstruction of views to and from the WHS; ¤ Changes in the overall preservation of the landscape setting. b). The significance of the setting, e.g: ¤ How the function and meaning of the WHS relates to the landscape; ¤ How the WHS is understood and can be appreciated in the landscape; ¤ Relationships between components of the WHS and related sites. c). The character of the landscape in which the WHS sits, including the contribution the WHS makes to wider landscape character; and d). The quality of the wider landscape. 3.13 Additional information on the Buffer Zone; how it was defined and its key characteristics can be found in the Nomination Document and the report ‘Definitions of Buffer Zones to the World Heritage Site’. Historic Environment Scotland has also produced advice on Managing Change in the Historic Environment (see Appendix 3). These documents will be a material consideration in the determination of proposals and their possible impacts. © Crown Copyright: Historic Environment Scotland Rough Castle 1959 Excavations - A cross section showing the stacked turves that make up the Wall. 11
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Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022 3. Assessing the Impact of Development Development affecting the wider landscape setting of the World Heritage Site 3.14 In addition to the defined Buffer Zone it may be necessary to consider potential impacts of new development outside the Buffer Zone on longer distance views to and from significant landscape features - notably the upland edge of the Campsie Fells and Kilpatrick Hills - which play an important part in the appreciation and significance of the WHS. Most development beyond the Buffer Zone will not have an adverse effect on the setting of the WHS or its setting, however, major development in particular has the potential to detract from or damage longer distance views to and from the Site. The criteria for judging whether impacts on wider setting can be considered ‘adverse’ are broadly the same as those outlined above. 3.15 Within built up areas, parts of the WHS, particularly the scheduled monument, may also have a setting which will require to be determined on a site by site basis. Key Points • There will be a presumption against development within the Buffer Zone which would have an adverse impact on the WHS and its setting; • The Criteria set out in paragraph 3.12 will be applied in the assessment of what is an adverse impact on the setting of the Frontiers of the Roman Empire (Antonine Wall) World Heritage Site. Surviving remains during excavation at Balmuildy © Crown Copyright: Historic Environment Scotland 12
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3. Assessing the Impact of Development Cumulative Impacts 3.16 New development will be assessed on its own merits. However, there are potential instances where development impacts, acceptable in isolation, combine to create adverse cumulative impacts on the WHS. These may be physical - where a series of developments have resulted in significant losses of archaeological material, or affect the setting of the WHS - where a sequence of new developments erodes visual connections with the landscape. Councils will therefore consider the potential for new development to create, add to or set a precedent for adverse cumulative impacts. Such consideration will include: ¤ What developments or types of development, in the vicinity of the proposed site have adversely affected the integrity of the WHS in the past? ¤ What ongoing activities, developments or natural processes are affecting its physical condition and survival, and the integrity of its setting? ¤ What other developments are proposed in the short- to medium-term that are likely to contribute to adverse effects on the WHS? ¤ Whether the impact of the proposed development is likely to contribute to cumulative effects generated by the above? Adding Value 3.17 Where development would not have an adverse impact on the Antonine Wall and its setting, proposals should seek to make a positive contribution to the conservation, management and understanding of the WHS and its setting. Sympathetic, high-quality design of development can have the potential to add value by enhancing the character of the WHS and its setting; promoting improved access, (including by public transport), to, and interpretation of the site; and contributing to a wider appreciation and understanding of the WHS in its landscape context. Opportunities should be identified early in the planning process. Pre-application discussions with the Council and the archaeology service will assist in drawing out suitable ideas which can be implemented through the development process. Other Planning Policies and Assessments 3.18 In addition to the impact of proposed development upon the WHS and its setting, applications for planning permission will also be considered against relevant policies in the Council’s development plan, other supplementary guidance and the national policy framework. Details can be viewed online or can be seen, and discussed, at the appropriate Council offices. Environmental Impact Assessment 3.19 Schedules 1 and 2 of the Town and Country Planning (EIA) (Scotland) Regulations 2017 set out the types of development likely to have significant impacts on the environment and which are required to undergo Environmental Impact Assessment. Both scheduled monuments and World Heritage Sites are defined as ‘sensitive areas’ under the Regulations. Where any proposed Schedule 2 development falls within a scheduled monuments or WHS and is likely to have ‘significant environmental effects,’ an Environmental Impact Assessment is required (Schedule 1 development always requires EIA). This includes any type of development that would ordinarily have permitted development rights, but is located within the sensitive area/is above the thresholds set out in the Regulations. http://www.legislation.gov.uk/ssi/2017/102/contents/made 3.20 EIA development that falls within the Scheduled Area will also require Scheduled Monument Consent. Planning Circular 1/2017 provides further information on the EIA Regulations. http://www.gov.scot/Publications/2017/05/6292 Key Points • The Council may advise developers to demonstrate they have given due consideration to the cumulative impact of their development on the Antonine Wall and its setting. Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 202213
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Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022 4. Design And Mitigating Impacts Introduction 4.1 The purpose of this section is to outline the general design principles for new development within the WHS and Buffer Zone. 4.2 A core principle of the modernised planning system is the focus on the quality of outcomes, taking account of the sustainable use of land, good design and the protection and enhancement of the built and natural environment. The international significance of the Antonine Wall means good quality design will be vital for any development on or near the WHS, including within the Buffer Zone and fundamental to the avoidance of any adverse impact. Bridgeness Slab Replica © Crown Copyright: Historic Environment Scotland Design Criteria 4.3 In the first instance, there is a presumption against development which would have an adverse impact on the Frontiers of the Roman Empire (Antonine Wall) World Heritage Site and its setting. Key to the avoidance and minimisation of adverse impacts on the WHS will be good design which takes account of the following principles: Careful site selection: ¤ Site selection should seek to avoid the WHS, in particular those areas which are scheduled; ¤ Site selection within the Buffer Zone should avoid the most sensitive areas and avoid obstructing views to/from, and limiting existing access to the WHS; ¤ Prioritise previously developed sites, taking account of the ‘vertical buffer zone’ and allowing, where possible, development to fit within existing settlement patterns. Well considered development layout: Proposed development should seek to maximise the benefit of existing site features, especially topography and vegetation, to eliminate adverse visual impacts. Appropriate building design: The characteristics of the site, landscape and local building styles should inform the form, massing, height and materials of new buildings, generating coherent, high quality solutions. High quality landscape design: Landscaping - both hard and soft - should be as much part of the development process as the architecture. Well planned and executed design may enable development to be accommodated by the site and wider landscape and has the potential to reinforce existing landscape features and character.Additional landscaping can also impact on intervisibility between different parts of the WHS and it’s setting. It is therefore important that the location and specification of new landscaping is considered in relation to impact in the WHS and its setting. 14
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Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022 4. Design And Mitigating Impacts Mitigation 4.4 Antonine Wall Policy 2 states there will be a presumption against development within the Buffer Zone which would have an adverse impact on the Site and its setting unless mitigating action to the satisfaction of the Council, in consultation with Historic Environment Scotland, can be taken to redress the adverse impact. Mitigation measures potentially reduce any identified impacts to an acceptable level. It is emphasised though that not all adverse impacts can be successfully mitigated. Impacts on the WHS and its setting should primarily be avoided through positive siting and design decisions in preference to the use of other mitigation measures. 4.5 Examples of mitigation may include landscaping proposals which are designed to reflect and strengthen local landscape character and the visual setting of the Antonine Wall. Mitigation measures however should not in themselves potentially generate adverse impacts. 4.6 Design matters and the potential for mitigation measures should be discussed at the pre-application stage, and appropriate reports submitted in support of any application demonstrating that discussions have been effectively incorporated in the finalised proposals. In the event that permission is granted suitable conditions and, if necessary, planning agreements will ensure the proper implementation of agreed mitigation measures. 4.7 Conditions will be used to ensure that development does not proceed before a programme for appropriate mitigation has been identified, or where archaeologi- cal recording has taken place. Conditions will ensure that safeguards are in place to protect important features. When imposing conditions, planning officers will consult with Historic Environment Scotland and/or Council’s Archaeologists to ensure that the proposed measures are proportionate, enforceable and effective in conserving OUV. Examples of suitable conditions might include landscaping and/or protective buffer zones around key in-situ sections of the wall. Key Points • All development within the Frontiers of the Roman Empire (Antonine Wall) World Heritage Site and Buffer Zone will be expected to be of good design, demonstrating: careful site selection; well considered development layout; appropriate building design and materials; high quality landscape design; • Mitigating action which redresses the adverse impact of development within the Buffer Zone may be acceptable but must be discussed in consultation with - and be to the satisfaction of - the Council and Historic Environment Scotland; • Mitigation of adverse impacts will not be possible in all instances. Roughcastle Fort © Falkirk Council 15
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Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022 4. Design And Mitigating Impacts Enforcement 4.8 The unique trans-national nature of the Frontiers of the Roman Empire (Antonine Wall) World Heritage Site means that damage to the Antonine Wall could affect the integrity and significance of the WHS as a whole - with international implications for Scotland. 4.9 The recognition of the WHS’s Outstanding Universal Value, means the Antonine Wall requires the highest level of statutory protection. Loss or damage to upstanding archaeological remains and those buried beneath the ground will be treated as a particularly serious breach of regulatory controls. Other impacts of unauthorised development will be judged against the same guidance for new developments with respect to the effect on the character, integrity or significance of the World Heritage Site. Non-compliance with planning conditions or agreements may also result in significant adverse impacts. 4.10 Breaches of planning control will be investigated and if appropriate enforced by the Council, or in consultation with Historic Environment Scotland. In all cases it will be required that ongoing work cease with immediate effect, to allow a proper assessment of the impacts and prevent damage or loss once it is established that there is or has been a breach. In particular it may be considered appropriate to issue a temporary stop notice requiring an immediate halt to activity and allowing time for further enforcement action to be put in place to protect the site or archaeological remains. Full details of the enforcement powers available to planning authorities are set out in Planning Circular 10/2009: Planning Enforcement. Remedying the breach will take account of particular circumstances, but can include full site reinstatement. Non-compliance with enforcement or stop notices can also be prosecuted at the Sherriff Court. 4.8 Any person carrying out unauthorised works or allowing unauthorised works to be carried out on a Scheduled Monument without consent are guilty of an offence. Works are defined as: anything resulting in the demolition or destruction of a scheduled monument; any works for the purpose of removing or repairing a scheduled monument; or any flooding or tipping operations. The Historic Environment (Amendment)(Scotland) act 2014 introduced new powers to enable Scottish Ministers to serve sched- uled monument enforcement notices, complemented by temporary stop notices where unauthorised works are taking place on a scheduled monument. Further information on this is available on Historic Environment Scotland’s website: https://www.historicenvironment.scot/advice-and- support/applying-for-consents/scheduled- monument-consent/compliance/ Key Points • The Council will seek to protect the Outstanding Universal Value of the World Heritage Site through a robust approach to unauthorised development. The Statement of Outstanding Universal Value is located here: http://www.antoninewall.org/world-heritage/nomination-and-inscription/souv • ICOMOS have prepared guidance on the process of commissioning Heritage Impact Assessments (HIAs) for World Heritage (WH) 16
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Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022 Appendix 1 : Statement of Outstanding Universal Values The Statement of Outstanding Universal Value for the Frontiers of the Roman Empire (Antonine Wall) World Heritage Site as contained in the decision notice of the World Heritage Committee outlines the exceptional cultural significance of the Antonine Wall: “The Antonine Wall fully illustrates the effort of building the Limes on the frontiers of the Roman Empire, at the time of its apogee and greatest extension in the British Isles and worldwide (middle of the 2nd century AD). It embodies a high degree of expertise in the technical mastery of earthen defensive constructions, in the construction of a strategic system of forts and camps, and in the general military organisation of the Limes. The Antonine Wall also demonstrates the diffusion of the military and civil engineering of the Roman civilisation to the whole of Europe and the Mediterranean world.” The Antonine Wall meets three of the selection criteria for inscription as a World Heritage Site, (ii), (iii) and (iv): (ii) The Antonine Wall is one of the significant elements of the Roman Limes present in Europe, The Middle East and North Africa. It exhibits important interchanges of human and cultural values at the time of the apogee of the Roman Empire; (iii) The Antonine Wall bears testimony to the maximum extension of the Roman Empire, by the consolidation of its frontiers in the north of the British Isles, in the middle of the 2nd Century AD. The property illustrates the Roman Empire’s ambition to dominate the world in order to establish its law and way of life there in a long-term perspective; (iv) The Antonine Wall is an outstanding example of the technological development of Roman military architecture and frontier defence. Bar Hill - Aerial view looking to Campsies © Crown Copyright: Historic Environment Scotland a1-1
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Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022 Appendix 2 : Summary of Key Points Key Points • The Antonine Wall is of international significance. As a World Heritage Site (WHS) its outstanding universal value, authenticity and integrity must be protected. • There is a presumption against development which would have an adverse impact on the Antonine Wall and its setting. • Developers are expected to engage with the Council as early as possible. • Any physical impact on the surviving fabric of the WHS - whether upstanding or below ground, known or previously unrecognised - will only be permitted in exceptional circumstances. • All development within the WHS and Buffer Zone will be expected to be of good design, demonstrating: a) careful site selection; b) well considered development layout; c) sympathetic, high-quality building building and landscape design and materials. • Mitigating action which redresses the adverse impact of development within the Buffer Zone may be acceptable but must be discussed in consultation with - and be to the satisfaction of - the Council and Historic Environment Scotland. • The Council and Historic Environment Scotland will seek to protect the Outstanding Universal Value of the WHS through a robust approach to unauthorised development. a2-1
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Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022 Appendix 3 : Glossary Antonine Wall: The Roman Empire frontier system running across central Scotland from the Firth of Forth to the Clyde Estuary, constructed c AD 142 on the orders of the Emperor Antoninus Pius. Inscribed as part of the Frontiers of the Roman Empire World Heritage Site in July 2008. Authenticity: Depending on the type of cultural heritage, and its cultural context, properties may be understood to meet the conditions of authenticity if their cultural values (as recognised in the nomination criteria proposed) are truthfully and credibly expressed through a variety of attributes including: form and design; materials and substance; use and function; traditions, techniques and management systems; location and setting; language, and other forms of intangible heritage; spirit and feeling; and other internal and external factors. Buffer Zone: For the purposes of effective protection of the nominated property, a buffer zone is an area surrounding the nominated property which has complementary legal and/or customary restrictions placed on its use and development to give an added layer of protection to the property. This should include the immediate setting of the nominated property, important views and other areas or attributes that are functionally important as a support to the property and its protection. The area constituting the buffer zone should be determined in each case through appropriate mechanisms. Environmental Impact Assessment (EIA): Environmental Impact Assessment (EIA) is the process of assessing the likely environmental impacts of a proposal and identifying options to minimise environmental damage. Frontiers of the Roman Empire: World Heritage Site composed of three walls in different parts of Europe- Antonine Wall, Hadrian’s Wall, German Limes forming part of the frontiers of the Roman Empire. The Historic Environment Policy for Scotland: sets out how Historic Environment Scotland fulfils its regulatory and advisory roles and how it expects others to interpret and implement Scottish Planning Policy. It is a material consideration in the Scottish planning system. Integrity: Integrity is a measure of the wholeness and intactness of the natural and/or cultural heritage and its attributes. Examining the conditions of integrity, therefore requires assessing the extent to which the property: includes all elements necessary to express its Outstanding Universal Value; is of adequate size to ensure the complete representation of the features and processes which convey the property’s significance; suffers from adverse effects of development and/or neglect. Scheduled Monument: A nationally significant monument, building or site included in the Schedule of Monuments maintained by Historic Environment Scotland. Setting: The way the surroundings of a historic asset or place contribute to how it is understood, appreciated and experienced. World Heritage Site: World Heritage Sites are cultural and/or natural sites considered to be of ‘Outstanding Universal Value’, which have been inscribed on the World Heritage List by the World Heritage Committee. Outstanding Universal Value: Outstanding Universal Value means cultural and/or natural significance which is so exceptional as to transcend national boundaries and to be of common importance for present and future generations of all humanity. As such, the permanent protection of this heritage is of the highest importance to the international community as a whole. At the time of inscription of a property on the World Heritage List, the World Heritage Committee adopts a Statement of Outstanding Universal Value which will be the key reference for the future effective protection and management of the property. a3-1
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Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022 Appendix 4 : General Information, Development Plans and Useful Contacts Antonine Wall World Heritage Site website: http://www.antoninewall.org/ Antonine Wall Management Plan: https://www.historicenvironment.scot/archives-and-research/publications/publication/?publicationId=f477ec1e-8366-4295-ac10-a5c900aab488 Antonine Wall nomination document: http://www.antoninewall.org/sites/default/files/Antonine%20Wall%20Nomination%20doc.pdf Historic Environment Scotland: www.historicenvironment.scot Data Services: https://portal.historicenvironment.scot/spatialdownloads Scheduled monuments: https://www.historicenvironment.scot/advice-and-support/listing-scheduling-and-designations/scheduled-monuments/ Chartered Institute for Archaeologists (CIfA): http://www.archaeologists.net/ Historic Environment Scotland) Act 2014: http://www.legislation.gov.uk/asp/2011/3/pdfs/asp_20110003_en.pdf Planning Advice Note (PAN) 2/2011: Planning and Archaeology: http://www.gov.scot/Publications/2011/08/04132003/0 Definitions of Buffer Zones to the World Heritage Site (Land Use Consultants report for Historic Environment Scotland, July 2006) - available on request Managing Change in the Historic Environment (Historic Environment Scotland) World Heritage Sites: https://www.historicenvironment.scot/archives-and-research/publications/publication/?publicationid=89d391d9-9be2-4267-919f-a678009ab9df Managing Change in the Historic Environment (Historic Environment Scotland): Setting: https://www.historicenvironment.scot/archives-and-research/publications/publication/?publicationId=80b7c0a0-584b-4625-b1fd-a60b009c2549 Scheduled Monument Consent: https://www.historicenvironment.scot/archives-and-research/publications/publication/?publicationId=515c06f2-d8b0-40f9-919f-a88000d44a5b Development Plans Falkirk Local Development Plan 2: http://www.falkirk.gov.uk/services/planning-building/planning-policy/ North Lanarkshire Local Development Plan: https://www.northlanarkshire.gov.uk/nextplan East Dunbartonshire Local Plan 2: https://www.eastdunbarton.gov.uk/residents/planning-and-building-standards/planning-policy Glasgow City Development Plan: https://www.glasgow.gov.uk/index.aspx?articleid=16184 West Dunbartonshire Local Development Plan: https://www.west-dunbarton.gov.uk/council/strategies-plans-and-policies/local-development-planning/ a4-1
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Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022 Appendix 4 : General Information, Development Plans and Useful Contacts East Dunbartonshire Council Development Applications Team Southbank House 1 Strathkelvin Place Kirkintilloch G66 1XQ Telephone: 0300 1234510 Email: planning@eastdunbarton.gov.uk Falkirk Council Planning & Environment Development Services Abbotsford House David’s Loan Falkirk FK2 7YZ Telephone: 01324 504950 E-mail: planenv@falkirk.gov.uk Glasgow City Council Development and Regeneration Services 229 George Street Glasgow G1 1QU Telephone: 0141 287 8555 Email: developmentplan@glasgow.gov.uk North Lanarkshire Council Strategy and Policy Team Planning and Place Ground Floor Civic Centre Windmillhill Street Motherwell ML1 1AB Telephone: 01236 632500 Email: localdevelopmentplan@northlan.gov.uk West Dunbartonshire Council Development Management Section 16 Church Street Clydebank G81 1TG Telephone: 01389 738575 Email: buildingandplanning@west-dunbarton.gov.uk Historic Environment Scotland - Planning, Consents & Advice Longmore House Salisbury Place Edinburgh EH9 1SH Telephone: 0131 668 8716 Email: HMconsultations@hes.scot a4-2
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Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022 Appendix 5 - Map of The Antonine Wall and Council Areas a5-1
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Appendix 6 - Map of The Antonine Wall, Council Areas, Scheduled Areas and Buffer Zones Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022a6-1
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Appendix 7 - The Antonine Wall - Then and Now a7-1Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022
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Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites July 2022