Controversial plans for a three-storey, 60-bed, care home on Bridge of Allan’s main street have been turned down by officials.
Applicants Simply UK had submitted proposals for 103 to 105 Henderson Street which incorporated the existing C-listed 19th century villa at No 103, formerly the Ivy Hotel. The neighbouring, unlisted, 19th century villa at 105 was to be demolished.
However, in their decision to reject the scheme council officials stated that the plans represented ‘a visually incongruous form of development which would have a detrimental impact upon the character and appearance of the immediate area and the surrounding locality’.
Simply UK however said last week that they would continue to pursue the scheme through the Local Review Body process.
More than 20 objections were received by planners and Bridge of Allan Community Council had pointed out the scheme was not in keeping with the Conservation Area, and Henderson Street, and constituted “overdevelopment”.
In their assessment, officials said the plans were contrary to policies within the Local Development Plan 2018 and the Adopted Stirling Council Local Development Plan.
It was also pointed out the new build would ‘harm the character, appearance and setting of the Conservation Area and the listed building, and that the changes proposed are not locality appropriate to their location in terms of Placemaking.’
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It continued: ‘The proposal therefore does not comply with the Development Plan and associated guidance regarding its impact on the Bridge of Allan Conservation Area and the associated listed building.
‘Furthermore, the information submitted by the applicant, has not built a sufficient case that indicates that planning permission should not be refused.’
The demolition of 105 Henderson Street had failed to pass any of the tests set out in policy and there was no evidence to show that the building, of special interest, is beyond repair, and that the demolition of the building is not essential to economic growth or the wider community benefit – and no evidence ‘to clearly demonstrate that building is not economically viable and it has been marketed at a price reflecting its location and condition to potential restoring purchasers for a reasonable period’.
According to Historic Environment Scotland this building ‘still makes a positive contribution’ to the special interests of the Bridge of Allan Conservation Area, due to its nineteenth century origin as well as being stone built and its position within its garden.
HES disagreed with planning statements concluding the building ‘has a negative impact on the character and appearance of the Conservation Area due to its degraded condition’ and preferred to see it retained and re-used.
It was further stated the applicants had not submitted information to clearly demonstrate the proposals will not adversely impact upon biodiversity, adding ‘due to the loss of trees from the sites, the development is likely to lead to a significant loss of biodiversity, and there is no biodiversity action plan submitted to clearly demonstrate how impacts will be mitigated.’
The Scottish Wildlife Trust in its submission had pointed out that the 105 Henderson Street building is “a significant” bat roost – and nest boxes for birds and bats should be built into the new building’s structure.
Simply UK land director Neil Dobbie said last week: “We are disappointed to note the refusal notice from Stirling Council.
“Nevertheless we remain convinced our state of the art facility is thoroughly researched, sensitively designed and fulfils an established need.
“We believe the vast majority of local residents would welcome the home and the significant investment it brings in terms of facilities and jobs for the town.
“Accordingly we will continue to pursue our objective through the Local Review Body process.”
