9 Land Use 9.1 Scope of the Assessment 9.2 Statutory and Planning Context 9.3 Assessment Methodology 9.4 Baseline Conditions 9.5 Impacts of the Proposed Scheme 9.6 Mitigation 9.7 Residual Effects

9 Land Use

9.0 Introduction

9.0.1 This Chapter reports the findings of the assessment into the implications of the Proposed Scheme on existing land uses.

9.1 Scope of the Assessment

9.1.1 The Stage 1 and 2 assessment identified a number of potentially significant impacts that would require detailed assessment during the development of the Proposed Scheme and preparation of compulsory purchase orders:

  • demolition of existing residential property;
  • loss of existing agricultural land including best and most versatile land;
  • severance and consequent impacts on the viability and/or efficiency of existing agricultural holdings;
  • temporary loss of agricultural land subject to reinstatement upon completion of construction;
  • temporary severance or disruption of access to established residential, commercial or industrial properties, communal facilities or agricultural holdings during construction; and
  • disruption to existing services, drainage and irrigation regimes.

9.2 Statutory and Planning Context

9.2.1 The following guidelines, legislation and planning policy documents provide the framework for land use and development within Scotland and more locally within Dumfries and Galloway.

  • Town & Country Planning (Scotland) Act (1997).
  • Planning & Compulsory Purchase Act (2004).
  • Planning and Compensation Act (Scotland) (1973).
  • SPP15 - Planning for Rural Development (2005).
  • SPP17 – Planning for Transport (2005).
  • Dumfries and Galloway Structure Plan (Adopted December 1999).
  • Annandale and Eskdale Local Plan (Adopted October 2006).
  • Dumfries and Galloway Community Plan (2000).

9.3 Assessment Methodology

9.3.1 The assessment has been undertaken in accordance with the guidelines detailed in the DMRB, Volume 11, Section 3, Part 6 (June 1993 – August 2001).

9.3.2 It has involved the following key tasks:

  • a review and analysis of existing land use associated with the Proposed Scheme corridor (baseline data);
  • an appreciation of the nature, forms and features of the proposals;
  • an evaluation of the predicted impacts in terms of loss of property and land-take categorised according to existing use
  • an evaluation of severance and disruption to access in relation to continuing use;
  • identification of appropriate mitigation to avoid, reduce or compensate identified impacts; and
  • description of the residual effects and their significance, taking into account proposed mitigation.

Baseline Environment

9.3.3 The establishment of the baseline environment involved a combination of desk based review, consultation and validation by way of site survey. The following data sources have been used:

  • 1:50,000 and 1:10,000 Ordnance Survey mapping for the study area;
  • the Stage 1 assessment containing provisional constraints; and
  • records obtained from the Macaulay Institute relating to the agricultural land capability of the study area20 .

9.3.4 The following statutory authorities, bodies and organisations have been consulted:

  • Dumfries and Galloway Council;
  • Forest Enterprise;
  • Scottish Executive (Environment and Rural Affairs Department) (SEERAD); and
  • The Macaulay Institute.

Evaluation Criteria

Demolition of Private Property and Associated Land-take

9.3.5 The assessment quantifies the number of residential properties that would be subject to demolition should the Proposed Scheme proceed as proposed.

Loss of Land Used by the Community

9.3.6 The assessment considers the likely physical impacts on publicly accessible land and community resources in the study area. Examples of such resources include public open space, allotments, schools, churches and rights of way.

9.3.7 Estimates of likely land-take and severance are made, supported by information of existing levels of usage by the community where available. Information on any cultural, historic or literary associations is also noted.

Effects on Development Land

9.3.8 The assessment takes account of potential future changes in land use as a result of development that would occur in the absence of the proposals, for example vacant or derelict land which may be reserved for future committed development. Account is also taken of approved planning permissions, firm planning allocations and pending applications that may affect the future baseline context of the study area.

Effects on Agricultural Land

9.3.9 Assessing the impact on agricultural land as a national resource involved quantifying the land loss under the agricultural land classifications (ALCs) recorded and mapped by the Macaulay Institute21 . The assessment has been made against the criteria defined in the DMRB, which refer to the requirement to consult with SEERAD where there would be a predicted loss of prime agricultural land greater than 2 ha or of lower grade land greater than 10 ha.

9.3.10 The significance of impacts on individual agricultural holdings has been based on the land taken at each holding, the consideration of this as a percentage of the total holding in the context of the forms of husbandry practiced, the extent to which the severance of established fields would compromise efficiency of operation, and the viability and the impact of diverted access to overcome severance in terms of journey time and consequent efficiency of operation.

9.3.11 The issues are considered both during and following construction. In addition, consideration has been given to the implications for temporary disturbance and the need for longer term design solutions related to disruption to existing drainage and service supply for each holding.

Impact Ratings

9.3.12 Impact significance has been rated using a descriptive scale ranging from large/moderate/slight and adverse through neutral to an ascending scale of slight and beneficial22.

Slight Beneficial Impact

9.3.13 This would apply where inconvenience associated with severance related to the existing road is relieved by re-routing the road with benefit to operational viability and efficiency or user comfort and enjoyment.

Neutral

9.3.14 This would apply where land-take associated with the Proposed Scheme would neither impinge on the operational viability and efficiency of a specific use or pattern of use nor would the proposal compromise recognised development potential for a site or area of uses.

Slight Adverse Impact

9.3.15 This would typically occur where a proposed route would involve minor land-take or severance resulting in low levels of inconvenience in relation to operational viability and efficiency or user comfort and enjoyment.

Moderate Adverse Impact

9.3.16 This would typically apply where a proposed route would involve land-take or severance between uses that would noticeably, but not substantially, influence operational viability and efficiency or user comfort and enjoyment.

Large Adverse Impact

9.3.17 This would typically apply where a proposal involves land-take or severance that would substantially influence operational viability and efficiency or user comfort and enjoyment. It may also compromise recognised development potential for a site or area of uses.

Impact Application and Evaluation

9.3.18 Each of the above assessment categories have been assessed using available information derived from current land use data and survey data.

9.3.19 Account has been taken of the effects of mitigation in compensating potential impacts, either in the case of exchange land or by way of accommodation works, and in determining the resultant effects and their associated significance.

9.3.20 The assessment concludes with a summary statement of the effect of the Proposed Scheme on each of the above interests, taking into account mitigation.

9.4 Baseline Conditions

Settlement

9.4.1 Carrutherstown is a small village located 100m to the north-west of the western end of the Proposed Scheme on the original line of the A75. The existing A75 bypasses the village to the south. Local facilities comprise a school, village hall and post office.

9.4.2 Outside of Carrutherstown, development is in the form of dispersed farmsteads and private houses. These include Searigg Cottage, Windsor Cottage (on the eastern periphery of Carrutherstown), Whitecroftgate Cottage, Whitecroft Gate Lodge, Oakbank, Stenriesgate and Stenries View.

Community Land

9.4.3 Community land is limited to a primary school playing field and play area located some 250m north of the existing A75 in Carrutherstown.

Development Land

9.4.4 The current development plan does not make provision for development land along the A75 corridor, but land to the north east of the village has been zoned for future development. This has been taken into account during the design of the scheme proposals. Additionally, the settlement boundary as defined in the current Annandale and Eskdale Local Plan encompasses land immediately adjacent to the proposed link road at Carrutherstown.

Agricultural Land Classification

9.4.5 Agriculture represents the principal land use within the Proposed Scheme corridor.

9.4.6 Figure 9.1 details the agricultural land capability for the area based on the Macaulay Institute agricultural land classification for Dumfries and Galloway. The principal grades of land within the corridor comprise some 60% of class 3.2 land followed by 25% of class 3.1 land. There is 15% of class 5.2 land, and less than 1% of 4.2 and 6.2.

9.4.7 Land in grades 1, 2 and 3.1 qualify as prime agricultural land and require greater consideration.

9.4.8 Category 3 land is capable of producing a moderate range of crops.

Category 3.1 land is capable of producing consistently high yields of a narrow range of crops (cereals, grass) and moderate yields of a higher range (root crops). Short grass leys are common.

Category 3.2 land is capable of average production but high yields of barley, oats and grass are often obtained. Other crops are limited to potatoes and forage crops. Grass leys are common and reflect the increasing growth limitations for arable crops and degree of risk involved in their production.

9.4.9 Category 4 land is capable of producing a narrow range of crops. Category 4.2 is primarily grassland with some limited potential for other crops. Grass yields can be high but difficulties of conservation or utilisation may be severe; especially in areas of poor climate or on very wet soils. Some forage cropping is possible and, when extra risks involved can be accepted, an occasional cereal crop.

9.4.10 Category 5 land is only capable of supporting improved grassland and rough grazing, with 5.2 capable of establishing sward. However, moderate or low trafficability, patterned land and/or strong slopes cause maintenance problems. Growth rates are high, and despite some problems of poaching, satisfactory stocking rates are achievable.

9.4.11 Category 6 land is solely suited to rough grazing. Moderate quality herbage, such as white and flying bent grasslands, rush pastures and herb-rich moorlands or mosaics of high and low grazing values, characterise land in the division.

Agricultural Holdings

9.4.12 The local area comprises several farmsteads including: Searigg Farm; Fostermeadow Farm; Hardgrove Farm; Braehill Farm; Stenries Farm; Nether Stenries Farm; Topmuir Farm; and Upper Mains Farm.

9.4.13 Figure 9.2 shows the extent of holdings within the scheme corridor. Table 9.1 details the land-take required for the scheme in relation to these farmsteads.

9.4.14 The main access to Searigg Farm is via the B725, whilst the main access to Fostermeadow Farm is via the A75; approximately 200m east of the junction leading to Carrutherstown but on the opposite side of the A75.

9.4.15 The junction of the U81a and A75 is utilised on a daily basis by both Braehill and Hardgrove Farms, which receive deliveries, milk tankers and farm vehicles. Correspondingly, the U82a/A75 junction provides access for any deliveries, milk tankers and farm vehicles that require access to Stenries Farm. Nether Stenries Farm can be accessed directly from the A75 some 400m east of the U82a junction.

9.4.16 Topmuir Farm is also accessed directly from the A75. This access is utilised not only by farm vehicles but also by a number of private cars who require access to the associated Bed and Breakfast. The Upper Mains Farm access from the A75 also serves as vehicular access to Upper Mains Cottages.

Forestry

9.4.17 There are no extensive areas of commercial forestry immediate to the Proposed Scheme. There are, however, a small number of woodland areas located immediately adjacent to the existing section of the A75 between Carrutherstown and Upper Mains:

  • Whitecroft Gate (mixed plantation) immediately to the east of Carrutherstown;
  • Braemoss Wood (coniferous), adjacent to the westbound carriageway, 0.5 km east of Carrutherstown;
  • Braehill Oak Wood (mixed) 0.2 km east of the A75 and U81a Hardgrove junction and Nether Stenries (a small area of the wood is recorded in the SNH Inventory of Semi-Natural Woodland - 1997);
  • An area of coniferous plantation at Stenriesgate immediately south of the existing road; and
  • Kelhead Moss Plantations (coniferous) immediately to the north of the existing A75 0.15 km to the east of the U82a junction.

9.4.18 There are also more extensive areas of mixed and coniferous woodland associated with the designed landscape at Kinmount House to the east of the Proposed Scheme.

9.4.19 600m to the south east of the scheme is Kelhead Wood (mixed), which is a component of Kinmount House designed landscape.

9.5 Impacts of the Proposed Scheme

9.5.1 The total land-take for the Proposed Scheme would be 21.9 hectares (ha).

Demolition of Private Property and Associated Land-take

9.5.2 The Proposed Scheme would require the demolition of one residential property and outbuildings at Stenriesgate. This would constitute a large adverse impact.

Community Land

9.5.3 There would be no direct or indirect impact on the primary school playing field and play area at Carrutherstown.

Development Land

9.5.4 There would be no impacts on designated development land, approved planning applications yet to be activated or applications pending determination.

Agricultural Land

Prime Agricultural Land as a National Resource

9.5.5 The Proposed Scheme would involve the permanent loss of some 18.1ha of agricultural land. 2.9 ha of this would comprise grade 3.1 land at the western end of the corridor. The land would be on the margins of existing land adjoining the existing trunk road and along the margins of an established track that would become the new principal access to Fostermeadow Farm. A further 1.5 ha of grade 3.1 land at Braemoss Wood would also be taken by the proposals. This latter land has been in use as woodland for some considerable time. The loss of this overall area of prime agricultural land would result in a slight adverse impact.

Farm Holdings

9.5.6 The required land-take in relation to each of the existing agricultural holdings affected by the Proposed Scheme is provided in Table 9.1. The table demonstrates that there would be a low level percentage of loss for the 5 holdings directly affected.

Table 9.1 – Agricultural Land-take

Location (ref from map)

Holding size (m2)

Land-take (m2)

Ratio (%)

Forest Meadow Farm (2)

623,518

13,483

2.2%

Hardgrove Farm (4)

2,467,300

101,517

4.1%

Topmuir Farm (17E)

544,290

19,333

3.6%

Upper Mains (13A)

23,319

953

4.1%

Searrigg Farm (1)

Unknown

910

-

9.5.7 The widening of the existing highway corridor and retention of the existing road as a segregated local road would not involve any increased agricultural severance.

9.5.8 The Proposed Scheme would result in the removal of existing private access from the trunk road to farmsteads or other private property, other than at Topmuir. It would also provide for a new underpass to establish a grade separated crossing for the U81a beneath the improved trunk road such that access from the side road onto the improved A75 would be available either at a remodelled junction at Carrutherstown to the west or at Stenries to the east.

9.5.9 Access to the farmsteads identified in the baseline studies would be affected as indicated in Table 9.2

Table 9.2 - Severance and Access of farm holdings

Farm Holding

Severance and Access

Searigg Farm

No severance – No change in access distance

Fostermeadow Farm

No severance – Existing access directly onto A75 closed. New access via improved track to B725 and improved staggered junction south of Carrutherstown. Increased delivery and service vehicle access approximately 0.3 km. Improved safety in access and egress to trunk road.

Braehill Farm

No severance – Existing access via U81a directly onto A75 closed. New access via section of existing A75 retained as local road by way of improved junctions at Carrutherstown or Upper Mains. Increased delivery and service vehicle access between 1.5-3 km. Improved safety in access and egress to trunk road.

Hardgrove Farm

No severance – Existing access via U81a directly onto A75 closed. New access via underpass beneath new A75 and section of existing A75 retained as local road by way of improved junctions at Carrutherstown or Upper Mains. Increased delivery and service vehicle access between 1.5-3 km. Improved safety in access and egress to trunk road.

Stenries Farm

No severance – Existing access via U82a directly onto A75 closed. New access along U82a and section of existing A75 retained as local road by way of improved junctions at Carrutherstown or Upper Mains. No marked increase in access to farmstead. Improved safety in access and egress to trunk road.

Nether Stenries Farm

No severance – Existing access via private track onto A75 closed. New access along U82a and section of existing A75 retained as local road by way of improved junctions at Carrutherstown or Upper Mains. No marked increase in access to farmstead. Improved safety in access and egress to trunk road.

Topmuir Farm

No severance – Existing access via private track onto A75 modified. No marked increase in access to farmstead. Improved safety in access and egress to trunk road.

Upper Mains Farm

No change.

9.5.10 The overall impact on individual farm holdings would be slight and adverse.

Forestry

9.5.11 The Proposed Scheme would result in the loss of 3.3 ha of existing woodland; the large part of which relates to some 1.54 ha at Braemoss Wood (5% of the interest) and 1.3 ha at Kelhead Moss Plantation (20% of the interest). None of the woodland is, however, managed as a commercial concern. The loss would accordingly not be significant in relation to forestry as a land use.

9.6 Mitigation

9.6.1 The assessment has concluded that the nature and significance of the predicted impacts identified do not call for further mitigation beyond the access and junction proposals incorporated in the Proposed Scheme. Compensation related to the loss of property would be addressed in accordance with statutory procedures.

9.7 Residual Effects

9.7.1 The assessment has concluded that:

  • the loss of one residence and associated buildings at Stenriesgate would be significant;
  • there would be no significant residual effects on community land;
  • there would be no significant residual effects on development land;
  • there would be the loss of some 4.4 ha of ‘best and most versatile’ agricultural land, which would not be significant in the context of agricultural land as a national resource; and
  • there would be no significant residual effects on individual farm holdings arising from loss of land, severance or modifications to access.