7 Land Use
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The purpose of this chapter is to identify potential impacts
arising from the scheme on land use, and to assess the significance
of these impacts. The scheme may give rise to impacts through the
loss of land for a particular use, known as land take. This can be
of a temporary or permanent nature.
It should be noted that Chapter 10 – Pedestrians,
Cyclists, Equestrians and Community Effects provides an assessment
of the impacts upon all users of the A82 and Chapter 12 –
Disruption due to Construction includes assessment of the temporary
construction impacts associated with the scheme.
The methodology was undertaken with reference to the DMRB (Vol.
11), Section 3, Part 6 (Land–Use). A Stage 3 level of
assessment is required for inclusion within an Environmental
Statement. The methodology used to assess the effects of the scheme
on land-use is described in Table 7.1.
Table 7.1 - Land-use Assessment Methodology
Consultation was required to assess
the Loch Lomond and Trossachs National Park Authority’s (i.e.
the planning authority) view on any potential effects of the scheme
on current and future land-use designations. In addition
consultation was undertaken with local businesses and community
facilities – see Chapter 3 –Consultation.
Collection of baseline
A desktop study was the initial
method of data collection. Documents referred to include the
applicable Development Plan for assessing current and future
land-use designations, with a number of site visits undertaken in
2010 to evaluate the present land-use throughout the Scheme. In
addition the 1:25,000 Ordnance Survey (OS) Map, Loch Lomond North
(Explorer 364) was used for baseline data collection.
The assessment was undertaken for
impacts during both the construction and operation of the
The assessment also determined the significance of the effects
on land use within the study area
Mitigation measures are proposed to
minimise the land use impacts of the Scheme.
Using the guidance from DMRB Vol.11,
the magnitude of the impact and sensitivity of the receptor can be
described as shown below in Table .7.2 and Table 7.3
Table 7.2 - Magnitude of impact
The scheme will result in the
permanent land-take of existing beneficial land-uses, the severance
of beneficial uses or prevent the development of designated Local
The scheme will result in the
permanent land-take of existing land-uses of a less beneficial
nature and will impact upon future development of designated Local
The scheme will require temporary
land-take, or cause temporary severance issues.
Table 7.3 - Sensitivity of
land use receptors
Designated Local Plan
sites/proposals with developer interest.
Existing land-uses of a less
Designated Local Plan
sites/proposals with no developer interest.
The DMRB (Vol. 11) does not describe
how the significance of impact should be scaled with regard to
land-use. Therefore, Table 7.4 outlines a suggested means of
assessing magnitude of effect and the sensitivity of the receptor,
with those shaded in grey considered to be the main or significant
Table 7.4 - Significance of Impact Effects (Effects
falling within shaded boxes are considered to be significant)
7.2.1 Study Area
It was agreed with the Loch Lomond and Trossachs National Park
Authority that the land use assessment should assess land uses
within 2km of the Scheme. This covers the area from Arvorlich to
just south of Ardlui. This is the study area that is referred to
throughout this chapter.
7.3 Information Sources
The quality of agricultural land affected was ascertained by
investigating the Macauley Institute Soil Survey for Land
Capability Mapping – Sheet 4, Western Scotland (1:250000) and
Sheet 56, Loch Lomond (1:50000). Other land uses were identified by
site visits and desktop studies. The 1:25,000 Ordnance Survey (OS)
Map, Loch Lomond North (Explorer 364) was also used for baseline
data collection. The relevant development plans for the area were
reviewed including the Argyll and Bute Structure Plan: Developing
our Future (2002), the Adopted Dumbarton Wide Local Plan –
March 1999 and the Loch Lomond and the Trossachs National Park
Finalised Draft Local Plan (February 2010).
In addition consultations were held with relevant landowners and
the Loch Lomond and Trossachs National Park Authority and the
outcome of these are described in more detail in the next
Two rounds of consultation have been undertaken as part of the
assessment process, with the first requesting information from
statutory consultation bodies regarding comments for the Stage 2
Scheme Assessment Report (S2SAR), and the second round asking for
any comments on the Scoping Report relating to the proposed Scheme.
The Loch Lomond and Trossachs National Park Authority (LLTNPA) were
included as part of this consultation.
The second round of consultation, on the Scoping Report,
included both statutory and non-statutory bodies. The Scottish
Government were consulted and responded that they did not hold any
relevant information for the preparation of the ES. The only
comment received relating to land use was that from LLTNPA who
"It is likely that small areas of land that are currently
used for grazing may be lost or may become unviable with the
re-alignment of the road. The ES should highlight these areas and
note what impact this will have on the relevant rural businesses.
It should note the indirect landscape changes this will create, the
potential loss of a mosaic of pasture and woodland and the
development of scrub woodland and the impacts on views into and out
of the A82 corridor. The cumulative impact of the loss of potential
grazing or in bye land should be noted as this type of land is
relatively scarce on the glen sides. The ES should identify those
areas temporarily lost during the construction phase and those
permanently lost to the road re-alignment."
This response from LLTNPA was followed up by telephone
conversation with the landowner adjacent to the scheme
(Stuckendroin farm) in March 2010 who advised that the land is not
used for grazing and is considered to be open scrub land with zero
value in terms of agricultural use. However, the LLTNPA expressed
concern that removing grazing on this land will result in the
development of scrub woodland that could impacts on views into and
out of the A82. The restoration planting proposals for the scheme
are presented in Chapter 6 - Landscape and Visual Assessment and
there are no proposals for any tree planting on this area of
It was agreed in a meeting with LLTNPA on 18 March 2010 that any
land lost as a result of the scheme will not be considered valuable
grazing land but as it has the potential to be used for grazing in
the future it shall be assessed here as ‘rough grazing
land’. . .
A more detailed description of the consultation process, and the
responses received can be found in Chapter 3
The scheme study area is bounded on the east and north east by
Loch Lomond and by the main Glasgow to Forth William railway line
to the south west. The main land use types within the scheme study
area are native woodland interspersed with areas of open space with
the potential for rough grazing. The existing baseline situation is
shown in Figure 7.1 – Existing Land-use. The land use types
are described in more detail in the following sections:
22.214.171.124 Residential, Commercial and Community
There are no properties within 200 m of the scheme; the closest
properties are at Stuckendroin over 800m to the north and at
Ardvorlich over 1400m to the south. There are a small number of
further residential properties within the study area further north
of Stuckendroin and further south of Ardvorlich.
There is no commercial property within 200m of the Scheme, and
the only commercial property within the study area is that of
Stuckendroin farm which is considered a mix of residential and
commercial / agricultural.
Ardvorlich House Bed and Breakfast is also within the study area
to the south of the scheme in Ardvorlich.
There are no community properties within the study area.
There are a range of other commercial properties along the A82
from Tarbet to Crianlarich including a number of Bed and
Breakfast’s, Hotels and retail businesses. In addition there
are also community properties such as the Loch Lomond Outdoor
Education Centre which is located just north of Ardlui.
126.96.36.199 Land Used by the Community
There is no land used by the community or public open space
within the study area
There is a small amount of rough grazing land adjacent to the
A82 surrounding the site of Pulpit Rock, to the north of the
scheme. It should be noted that the scoping report stated that this
area of open land was used for cattle grazing; this has now been
clarified by the land owner (Stuckendroin Farm), who stated that
the land is currently not used for grazing (see Section 7.4).
However, even though the land is not currently used for grazing it
has the potential to be utilised for this use in future and is
therefore still considered as rough grazing land for the purposes
of this assessment.
There is an existing sheep creep underneath the Glasgow to Fort
William Railway line which provides a link through to other areas
of land in agricultural use beyond the railway line.
Agricultural rough grazing land surrounds the residential
properties at Stuckendroin to the north of the Scheme.
Land capability for agriculture was sourced from the Macaulay
Land Use Research Institute’s (MLURI) maps which indicate the
capability of land to grow certain types of crops and grasses. The
Macaulay institute devised an Agricultural Land Classification
(ALC) which classifies land on a scale from 1 to 7 with land
classed as 1 being land suited to arable cropping through to land
suired only to improved grassland and rough grazings. The soils in
the immediate study area fall into Grade 6(1), which is defined as
land capable of use only for rough grazing, and falls outside the
"best and most versatile (BMV) land" category , which is considered
most flexible, productive and most likely to deliver future crops.
Furthermore, the majority of land immediately surrounding the A82
at Pulpit Rock is generally unsuitable for agricultural purposes
due to the steep contours, rock outcrops, and existing trees and
mature vegetation. Within the wider study area there are also areas
(northwards towards Ardlui and also south towards Arvorlich) which
fall into category 5 (3) which is defined as land capable of use as
The field and land boundaries within the scheme study area are
generally wire and post fencing with some boundaries formed by
woodlands, and drainage watercourses.
188.8.131.52 Forestry / Woodland
There are areas of semi-natural broad-leaved woodland, which
vary in character throughout the study area. Land use to the south
of the scheme is mainly woodland. Around the scheme there are areas
of woodland on either side of the A82 and particularly along the
184.108.40.206 Loch / Loch Foreshore
The A82 is bounded on the east and north east by Loch Lomond and
the loch foreshore is defined as predominately woodland.
220.127.116.11 Transportation Land
Apart from the A82, the Glasgow to Fortwilliam railway runs to
the south west of the scheme.
18.104.22.168 Development Land and Planning Applications
The LLTNPA provided information relating to planning
applications within the study area, however, there were no valid
applications approved or pending within the last 5 years. There are
a number of applications submitted within the last 5 years within
Ardlui which is just outside of the study area, however all were
householder applications and Ardlui is also considered to be a
different land use context to the study area given its built up
The Loch Lomond and Trossachs Finalised Draft Local Plan
(February 2010) does not designated any development proposals
within the study area. The nearest designations are within Tarbet
to the south with land allocated for open space and recreational
tourism uses. There are also no development designations for the
study area contained in either the Argyll or Bute Structure Plan:
Developing our Future (2002) or the Adopted Dumbarton Wide Local
Plan – March 1999.
7.6 Assessment of Environmental Effects
Environmental effects on land use will be experienced during
both the construction and operational phase of the development,
with impacts being both permanent and temporary. Likely impacts
- Temporary land take for construction works;
- Permanent land take for road improvements;
- Impacts on future land use designations.
No properties will be demolished as a result of the scheme and,
no land used by the community will be lost and there are no
anticipated effects on Development Land or land currently with
valid planning permissions during either construction or operation.
However, land take requirements include a small area of open
grazing land to the north-west end of the scheme and some loss of
woodland on wither side of the existing A82 and from the loch
Construction and operational effects are highlighted below, with
a subsequent section describing the significance of these
7.6.1 Construction Effects
There would be no permanent severance to properties or fields,
although there may be temporary interference during construction
with access to land via the sheep creep under the railway line
during construction, and to land around Pulpit Rock itself due to
Health and Safety reasons.
The scheme would involve a land take at the northern extent of
the Scheme to facilitate the widening of the current road
alignment. This will include part of the area of rough grazing
between the A82 and Pulpit Rock and will alter the field boundary
adjacent to the A82 in this area. In addition land take will be
required in this area to allow the formation of the dry swale as
part of the drainage proposals and to extend the existing access
track to allow maintenance vehicles to access the swale. It is not
expected that the land take in this area will impact on farm
viability in the future and the impact on this agricultural land is
assessed as minor. There would be a direct impact on the Loch as a
result of inserting the piles required to support the viaduct into
the bed of the Loch and during construction the area required
within the loch will be greater than during operation to allow the
construction of the viaduct. It will also be necessary to remove
areas of woodland along the Loch foreshore and the opposite site of
the A82 to facilitate construction activities and the scheme
In total during construction there will be a requirement for
approximately 16500m2 of land take to accommodate the
works. This will consist of:
- Woodland 5700 m2
- Rough Grazing Land 2200 m2
- Loch Lomond/ Foreshore 9800 m2
It must be stated that the above figures represent the land
required to facilitate construction and as such not all of this
land will require clearance and may be restored to full use after
the works. The amount of permanent land take is discussed in
Additional temporary landtake will be required for the
construction process, as a site(s) will be required for the
contractor’s compound. This will ideally be adjacent to or in
close proximity to the proposed improvements and have good access
from the existing road network. The precise location of the
contractor’s compound has still to be determined.
Apart from the minor direct impact on agricultural land there
will be no direct impact on any residential, commercial or
community properties. The main impact during the construction
period will be on users of the A82 accessing and this indirect
temporary impact is address in Chapter 10 – Pedestrians,
Cyclists, Equestrians and Community Effects.
Temporary severance will occur during certain times of the
construction period. More details regarding access impacts and
effects are reported in Chapter 10 – Pedestrians, Cyclists,
Equestrians and Community Effects and Chapter 12 - Disruption due
7.6.2 Operational Effects
The operational effects on land use within the study area relate
to the permanent land take that will be required for the
development of the Scheme. This will include land take of areas of
woodland, rough grazing land and a small amount of land take within
the loch for the pile foundations of the viaduct structure. It is
expected that a lot of land take required for the construction
process will be returned to its existing use once the scheme is
constructed. It is not expected that the area of rough grazing land
required for the operation of the scheme will result in any farm
viability issues for the landowner. It should be noted that both
the dry swale and the access track will both be planted with
grasscrete and therefore will blend with the existing vegetation.
There will be no areas of hard standing and the grasscrete coverage
will not prevent future grazing of the land. The amount of land
take which would be required is estimated at around 3300
m2 consisting of approximately:
- Woodland 2200 m2
- Rough Grazing Land 1000 m2
- Loch Lomond/ Foreshore 700 m2
7.6.3 Significance of Effects
Table 7.5 below assesses the significance of land take impacts
for both the construction and operational phases. Where permanent
land take is required this is addressed in the Operation section of
the table as it is a long term impact.
Table 7.5 - Significance of Environmental Effects
Magnitude of Impact
Sensitivity of Receptor
Significance of Impact (No
Significance of Impact
Maintain access where
Temporary land take
In preparing detailed design land
take for construction compounds should be minimised as far as
possible. Consult with LLTNPA and relevant landowners to establish
preferred compound location.
Permanent land take of low value
agricultural rough grazing land.
In preparing detailed design land
take should be minimised as far as possible
Forestry / Woodland
Permanent land take of small areas
of semi natural woodland
Mitigation planting as proposed in
Chapter 6 Landscape and Visual Effects.
In preparing detailed design land take should be minimised as
far as possible
Loch / Loch Foreshore
Land used by the
Development Land and Planning
7.7 Mitigation Summary
In preparing the detailed design for the scheme land take for
woodland and rough grazing areas should be minimised as far as
possible. When determining the area for the site compounds the
contractor should seek to minimise the land take required as far as
possible. In addition when determining the area for the
construction compounds the contractor should liaise with Loch
Lomond and Trossachs National Park Authority and any landowners
likely to be affected.
Measures will be taken to ensure that access to the enclosed
rough grazing area (in which the Pulpit Rock is situated) and the
Loch are maintained whenever possible, otherwise alternative access
arrangements will be provided if possible.
Where land-take will occur, during both construction and
operation, compensation will be required for the landowner,
dependant on the type and scale of land use lost.
Specific mitigation measures for temporary and permanent land
take are described above in Table 7.5.
7.8 Residual Impacts
The residual land use impacts associated with the scheme
includes the loss of a small area of rough grazing land and the
loss of areas of woodland on either side of the existing A82.
The impacts on land-use as a result of the scheme will be minor,
while the construction will necessitate the land take of some areas
of agricultural land; this has limited agricultural value due to
its topography and soil quality. Furthermore, this land also has
minimal grazing potential, and the operational impacts of the
grasscreted dry swale and access track will not impact on future
farm viability. Small areas of semi-natural broad-leaved woodland
will be required but mitigation planting should ensure the impact
of this land take is kept to a minimum.