Freelands Road Development Brief: Finalised Version

Item no 12 THE CITY O F E D I N B U R G H C O U N C I L

Freelands Road Development Brief: Finalised Version

Planning Committee 15 May 2008

1 Purpose of report

1.1 The purpose of this report is to present the finalised Freelands Road, Ratho development brief for approval as supplementary planning guidance. It also provides a summary of the comments received on the draft brief from the local community and other interested parties and indicates what changes have been made as a result.

1.2 Further information on access arrangements and the assessment and remediation of contaminated land is included as requested by Committee on 28 February 2008.

2 Summary

2.1 The attached brief (Appendix I) sets out a land use and design framework to guide proposals for housing and a canal basin on the Freelands Road, Ratho site. The draft brief, which was reported to Committee on 9 August 2007 and approved for consultation purposes, has been modified to take account of responses received and further consideration of key issues. A summary of the responses is attached as Appendix 2. As a result of the comments received, a number of detailed modifications are proposed to improve and clarify the guidance in this brief. The most significant of these concerns the existing culverted burn which runs through the site. The draft brief included layouts based on two options for the culvert: the first showing it opened up or fully deculverted; the second culverted. Following a meeting with SEPA, Scottish Water and CALA Homes, and taking into account the views of local residents, the Council is recommending the latter option, albeit realigned.

2.2 Following Committee on 28 February 2008, further consideration was given to vehicular and pedestrian access to and from the site. Six options for an additional canal crossing were identified and assessed. Detailed consideration was also given to the suitability of the existing canal bridge on Baird Road to provide a safe pedestrian route between the site and the village. It is concluded

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that there is no requirement for an additional crossing and each of the options examined had a number of disadvantages/d~fficuities. However, in order to address concerns about pedestrian safety on the existing bridge, a pedestrian- only crossing phase is proposed.

2.3 The finalised brief requires the prospective developer to agree an appropriate site investigation, risk assessment and remediation strategy with the Council and submit the strategy in advance of any planning application being determined. Information on site ~nvestigation work and an outline remediation strategy have been submitted by environmental and engineering consultants on behalf of GALA Homes as input to the preparation of the brief (see Appendix 4).

3 Main report

Background

3.1 The Planning Committee approved a draft development brief for Freelands Road for consultation purposes an 9 August 2007. Views were sought on the land use and design guidance upon which future development proposals for the site should be based.

3.2 The firnatised brief was initially presented to Planning Committee on 28 February 2008. Following discussion, Committee asked the Director of City Development to report further on:

0 access a r range~~n ts to the site; and 0 the assessment and remediation of contaminated land.

This information is provided in paragraphs 3.18 - 3.32 of this report

3.3 Freelands Road is one of several sites identified in the Rural West Edinburgh Local Plan required to meet the structure plan target of -I ,000 new houses in the Newbridge/Kirkliston~Ratho area. It is referred to in the pian as proposal HSP7 and has an estimated capacity of approximately 100 units. The Rural West Edinburgh Local Plan was adopted by the Council in June 2006,

Consultation Process

3.4 Follawing committee consideration of the draM brief, a consultation strategy was drawn up. Its aim was to ensure that all local residents in Ratho were aware of the draft brief and that those who wished to had the opportunity to make their views known. There were a number of components to the consu~tat~on strategy including a leaflet and a planning workshop.

3.5 A leaflet was produced and arrangements were made for a copy to be sent to every household in Ratho. There were some distribution problems which meant that not all parts of the village received the leaflet in the first instance. However, additional leaflets were circulated with the help of the Community Council and Freelands Road Residents Association. The leaflets, together with posters

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displayed around the village and word of mouth, raised awareness of the draft brief.

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Whilst some local residents still objected to the principle of housing on this site, it was important that everyone was given the opportunity to comment on the details of the development. In order to encourage discussion and help the local community in their consideration of the draft brief, a planning workshop was arranged by the Council and independently facilitated by Planning Aid for Scotland. This took place in Ratho Community Centre on the morning of Saturday 6 October 2007 and was attended by around 40 people. This is the first time that the Council has involved Planning Aid in a community engagement workshop and was viewed positively by those who participated. In addition, a short presentation on the draft brief and the consultation strategy was given by the Council to the Pentlands Neighbourhood Partnership at its meeting on 9 October 2007 in Firrhill High School.

A copy of the brief was sent to any local resident who requested one and to a range of other interested parties, including the Community Council and other local interest groups, statutory consultees, MPs and MSPs, Councillors and local businesses. They were also made available for inspection at the Central Library, Ratho Library and at Planning Reception, Waverley Court. The draft development brief was placed on the Council’s website at www.edinburqh.clov.uk.

The consultation period for the draft brief ran from 3 September to 9 November 2007. The normal eight week period was extended by a fortnight to take account of the October school holiday period.

A table summarising all those comments received and outlining a proposed response is attached as Appendix 2. In addition to the views collated from the planning workshop, approximately 20 individual letters or e-mails were received from local residents. Comments were also submitted by Ratho and District Community Council, Ratho Environment Group, Freelands Road Residents Association and a number of other organisations.

Main Changes to the Brief

3.10 There are a number of changes to the draft brief proposed in response to comments received and as a result of further consideration of key issues. The most substantial change to the brief concerns the existing culverted burn which runs through the site and the assessment of whether or not this should be opened up. When the draft brief was prepared, the Council’s Flooding Officer and SEPA had advised that the burn should be fully de-culverted or “daylighted” to reduce flood risk and in the interests of pollution control and nature conservation. However, at that stage a number of technical constraints to the pursuit of this option had also been identified. As a result, both options relating to the burn (i.e. culverted and de-culverted) were included in the draft brief. A final decision could not be reached until further discussions with relevant parties had taken place to determine whether de-culverting was feasible and/or

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desirable. The outcome of these discussions would be reflected in the layout of the frnatised brief.

3.11 Following a meeting with SEPA, Scottish Water and GALA Homes, and taking into account the views of local residents, it is proposed not to recommend opening up the culvert in the finalised brief, Ideally, the sides of the open burn would have a gentie gradient likely to attract wildlife and vegetation. However on this site, such a solution would take up an unacceptably high proportion of the developable area, which would undermine the viability of this local plan housing proposal. An afternative solution with a steeper gradient would significantly reduce the benefit in terms of biodiversity and accessible open space and would pose a potential health and safety risk, especially for children. SEPA and Scottish Water also ~denti~ed some adverse environmental impacts on water quality . Furthermore, the need to remove excessive amounts of landfill materia! to and from the site by lorry would be castly and could generate additional traffic, noise and dust which is likely to have an adverse impact on the amenity of local residents.

3.12 Instead, the Council proposes that the existing culvert be replaced with a new realigned one, the requirements and specifications for which are set out in the amendad brief. These have been drafted in consultation with the Council’s Flooding Officer.

3.13 In response to concerns raised at Planning Committee on 28 February 2008, the guidance in the brief on contaminatjon land has been amended. It clearly states that any planning application for development on the site must be accompanied by an adequate site investigation, risk assessment and remediation strategy. The application will not be determined without this information. The brief has also been amended to address concerns raised at the February Committee regarding vehicular and pedestrian access to the site and to clarify advice in relation to the protection of the setting of listed buildings located close to the site, for example the former Manse on Freelands Road.

3.14 The draft brief invited comments on two options in relation to the location of the proposed closure of a section of Freelands Road. The new housing development will create a new entrance to the village from the east and as a result, the section of Freelands Road to the west of the site entrance is no longer required for ge era1 traffic. The views of local residents were sought as to whether they wante the closure at the eastern or western end of this section of road. The finalised brief shows the proposed closure at the western end, allowing pedestrian and cycle access only, which reflects the views submitted in response to the draft brief.

3.15 A set of principles for the development of the area referred to as the ‘GGlebe Land’ has been added in the lm~lementat~~n section. This will ensure that any future proposals on this adjacent land are consistent with devdoprnent of the Freelands Road site.

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3.16 Other proposed changes to the brief consist largely of points of clarification, change of emphasis or minor rewording. These include:

0 reference made to education developer contributions in relation to the West Lothian Council denominational catchment area.

0 greater emphasis placed on biodiversity issues to take account of recent legislative changes.

0 further information on the nature of public transport improvements proposed.

0 more detailed guidance provided regarding the design of the canal bas i n/fa ci I i t i e s b I o c k .

0 clarification regarding design with specific reference made to the importance of viewsllevels.

open space to include children’s play park, small ‘kick about’ area and picnic space.

0 reference made to the need to retain existing landscaping features and introduce new trees in key locations.

0 support for an openable bridge across the entrance to the canal basin.

further information on the location and design of public car parking.

0 relocation of SUDS ponds to north of the site.

Affordable Housing

3.17 The affordable housing requirement for this site is 15% as set out in Policy H7 in the adopted Rural West Edinburgh Local Plan. At it meeting on 28 February 2008, Committee indicated its intention to change the affordable housing policy in Rural West Edinburgh to bring it in line with requirements elsewhere in the City. This change will be brought forward through an Alteration to the Rural West Edinburgh Local Plan to be progressed later this year. It therefore does not affect the affordable housing requirement for the Freelands Road proposal.

Pedestrian and Vehicular Access

3.18 At the Committee meeting on 28 February 2008, concerns were raised about vehicular and pedestrian access to the Freelands Road site. The main access to the majority of facilities in the village is via a narrow bridge across the canal on Baird Road. This category B listed bridge is of single carriageway width and has only one footway. Committee sought clarification that this bridge could accommodate the additional road traffic generated by the proposed development and was acceptable in terms of pedestrian safety. Within this context, the Director of City Development was asked to look at potential

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alternative locations for additional bridge crossings (both road and/or footbridge} to serve the freelands Road site.

Assessment of Crossinq Options

3.19 Six alternative crossing points were identified and consideration given to the issues raised by each {see Appendix 3). All options present a number of challenges, due to land ownership, technical and environmental constraints. Most land to the south of the Freelands Road site, on the opposite side of the canal, is privately owned. In order to construct a bridge, the Council would have to purchase such land, the process of which could be both lengthy and costly. In order to meet accessibility standards, lengthy ramps on either side of the canal, requiring considerable land take up would be needed to support the bridge. Consideration would alsa have to be given to impact on the setting of the Union Canal {Scheduled Ancient Monument) and Ratho Conservation Area and any restrictions on canal operations (British ~ a t e ~ a y s may have concerns). Options 2b and 3b would result in a significant volume of traffic passing through the established housing area at East Croft and Ratho Park Road. A transport assessment would be required to consider the impact of Option 1, 2b and 3b on the surrounding road network.

3.20 Option 5 involves widening the existing road bridge at Baird Road or bu i~d i~g a new footbridge alongside it. This is not support& by the Council’s Listed Buildings Team or Historic Scotland because it is likely to have a potentially adverse affect on the character and appearance of the existing bridge (which is the Grade B listed) and its setting. The bridge is also scheduled as part of the Union Canal and lies within the Conservation Area. There is little space on either side of the existing bridge to accommodate a widened or additional crossing.

3.21 Options 4 and 6 offer most scope to provide an additional pedestrian link from the housing site to the village. However there are a number of potential difficulties associated with both, in particular meeting accessibility standards, land ow~ership constraints and child safety concerns (see Appendix 3). These options coutd be explored further if it is considered that an additional pedestrian access is necessary. The provision of a new road link across the canal appears to be ~ ~ r t i ~ u ~ a r ~ y problematic and result in more disadvantages than advantages.

The Approach taken in Finalised Brief

3.22 The Council’s Head of Transport is satisfied that existing vehicular and pedestrian networks can accommodate the proposed housing development. A transport assessment has been undertaken which has informed the preparation of the development brief. Para 4.15 of the brief has been amended to clarify that the existing road network can accommodate additional vehicular traffic resulting from the housing development, subject to identified junction and traffic management improvements. The latter includes the introduction of specific

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measures aimed at reducing speed in the Baird RoadlMain Street area (referred to in para 4.15 of Appendix 1).

3.23 In recommending the site be identified for housing in the RWELP, the inquiry Reporters were aware that "all proposed access between the site and the village is by means of Baird Road, which lacks footways that meet modern standards and crosses the Union Canal by means of a humped-back bridge of single carriageway width". They weighed up the disadvantages and advantages and concluded that the Freelands Road site should be allocated for housing. The Reporters did not indicate that an additional pedestrian access to the village was required.

3.24 Detailed consideration has been given to the suitability of the existing canal bridge on Baird Road to provide a safe pedestrian route from the n@w housing site to the main part of the village. The footway along the bridge is I metre wide which is below Council guidelines for the construction of new footways (12 - 2.0m).The only means.of increasing the width of the f o o ~ ~ y along the bridge is to reduce the road width. This is not an option because the existing road width is required to accommodate buses. Based on an assessment of pedestrian movements on the bridge and accident and complaints records, the Head of Transport is satisfied that a relaxation of Council guidelines is acceptable in this instance.

3.25 Following the February Committee, further survey work was undertaken by Grontmij, engineering and environ~ental consultants (on behalf of GALA Homes) to examine pedestrian movements on the canal bridge (see Appendix 4). Using these survey results and their transport assessment work, they concluded that "there remains on average less than one person crossing per minute at peak periods", Council records show that there has been one slight injury accident on Baird Road between 1983 and 2007 and no complaints about the footway across the bridge have been received. However, in order to address concerns about pedestrian safety on the bridge, it is proposed that a controlled pedestrian-only crossing phase, utilising existing signalling arrangements, be introduced.

3.26 The brief therefore indicates that this will be covered by a condition at the planning applicatian stage (see para 4.1 8 Appendix I ).

3.27 In summary, the Council's Head of Transport is satisfied that the proposed vehicular and pedestrian access arrangements set out in the finalised brief are acceptable. There is no justification to require the developer to introduce an additional canal crossing for pedestrians andfar vehicles. The assessment of options set out in Appendix 3 demonstrates that there are a number of difficulties associated with the introduction of an additional canal crossing. Nevertheless, it is appropriate to introduce a pedestrian-only phase to allow pedestrians to cross the existing bridge in safety.

Contamination

3.28 The Freelands Road site was previously used for landfill purposes. Members and local residents have expressed concern about the remediation of the site prior to its use for housing purposes.

3.29 The Council, through its Environmental Sewices and Planning functions, has considerable experience in assessing development proposals on sites where contamination is an issue. Where contamination of a site is known or suspected, the Cauncif requires the developer to make the land suitable for the proposed new use, In the majority of planning consents where potential contamination is an issue, conditions are used to ensure that a site is made suitable for the proposed use prior to the commencement of development.

3.30 However, on sites where more serious contamination is suspected or known andlor the proposed use of the land is particularly sensitive e.g. low density housing, an adequate site investigation, risk assessment and remediation strategy must be submitted in support of a planning application. This is the approach set out in the finalised Freelands Road developm~nt brief.

3.31 Para 4.7 of the brief has been amended (see Appendix I} to clarify the requirements on this matter. It states that the prospective developer is required to prepare an appropriate site investigation, risk assessment and remediation strategy and submit the strategy in advance of any planning application being determined. It makes it clear that if an applicant does not submit a satisfactory site investjgatiQn, risk assessment and rem~ia t ion strategy which proves that the site can be made suitable for the proposed use, planning permission will not be granted. The approach set out in the brief is based on advice contained in PAN 33 ‘Develapment of Contaminated Land’.

3.32 In response to the concerns raised by Committee in February, Grontmij (on behalf of C A M Homes) have submitted a letter outlining the work undertaken to date on contamination issues, including the history of the site and intrusive investigation studies of ground conditions and contaminated landlreuse of materials (see Appendix 4). An outline rem~diat~on strategy (see ais0 Appendix 4f has been s~bmitted to provide information on the key stages which will be covered in the preparation of a detailed remediation strategy for the site. It is understood that a contamination report and geotechnical report for the Freelands Road site have now been submitted to the Council’s Environmental Assessment function which will form the starting point for discussions on the preparation of the detailed remediation strategy.

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Financial Implications

The finalised d~ve lopm~nt brief raises no direct financial implications for the Council. The future impfe~entation of the proposals will require the involvement of the Council in relation to improvements to the transpafiation network, using developer contributions.

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5 Conclusions

5.1 During the consultation period, the Council actively sought to engage the local community and other interested parties in the preparation of the development brief for the Freelands Road site. Considerable effort was made to ensure that local residents in Ratho were aware of the draft brief and that those who wished to had the opportunity to make their views known. Consideration was given to the outcomes of the discussions at the planning workshop on 6'h October and all comments received in writing. As a result of these, changes have been made to the draft brief prior to its final approval. The modified brief strikes the right balance between conserving the built and natural environment in this part of Ratho and setting parameters for delivering a high quality, sustainable development which will contribute to Edinburgh's housing needs.

5.2 Following the Planning Committee in February 2008, further work was undertaken to respond to concerns raised in relation to pedestrian and vehicular access and the assessment and remediation of contaminated land.

6 Recommendations

6.1 It is recommended that the Committee approves the attached finalised development brief (Appendix 1 ) as supplementary planning guidance for the Freelands Road site.

Dave Anderson Director of City Development

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Appendices

Contactltel

Appendix 1 : Finalised Freelands Road Development Brief

Appendix 2: Summary of Consultation Responses

Appendix 3 : Freelands Road - Ait~rnative Canal Crossing Options

Appendix 4 : Supplementary Information provided by Gruntmij Engineering and Environmental Consultants, April 2008 on Pedestrian Access and Contamination Issues.

Sarah Hartop - (01 31) 469 3934

Wards affected (2) Pentland Hills

Background 1 Rural West Edinburgh local Plan, Papers Adopted June 2006

2 Report to Planning Committee 9 August 2007, Freelands Road Development Brief: Draft for Consultation

3 Report and Minute Planning Committee 28 February 2008, Freelands Road Development brief : Finatisad version

4 PAN 33 ‘Development of Contaminated Land’

Appendix 1

Freelands Road Development Brief

List of Figures

Figure 1 : Site Location Plan

Figure 2: Site Boundary

Figure 3: Environment and Infrastructure Considerations

Figure 4: Proposed Indicative Layout

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1 .O Introduction

1.1 The Freelands Road, Ratho site is identified as a ‘strategic housing allocation’ in the adopted Rural West Edinburgh Local Plan 2006. The proposed uses are housing and a canal basin. The information contained in this brief is intended to supplement guidance provided in the local plan.

1.2 The purpose of this brief is to set out the main planning and urban design principles that need to be taken into account by developers when preparing proposals for the site.

1.3 In accordance with the Environmental Assessment (Scotland) Act 2005, a screening report was prepared by the Council to determine whether or not the Freelands Road Development Brief requires a Strategic Environmental Assessment (SEA) to be undertaken. The Council’s view was that an SEA was not needed in this instance, a decision with which SEPA, Historic Scotland and SNH have agreed.

2.0 Description of the Area

2.1 The area included in the development brief covers approximately 10 ha. It is within the village of Ratho which has a population of around 1,500 and is 9 miles to the west of Edinburgh city centre. (see Figure 1)

2.2 The site is bounded to the west by Baird Road and to the south by the Union Canal (see Figure 2).To the east, it adjoins further land in agricultural use, the boundary of which is identified by a 3m tree belt. There is a marked break in slope at the boundary in the south-east corner of the site resulting from previous landfill activity. The northern boundary of the site is less well defined. Part of it adjoins Freelands Road itself; the remainder abuts an area of land (Glebe Land) currently owned by the Church of Scotland which, though referred to in the brief, is not part of the local plan proposal.

2.3 The site is higher than the original level due to its former landfill use. While there are distinct changes in level at the west end of the site, the ground flattens out to the east.

2.4 With the exception of those which are listed, most of the buildings on Baird Road, on or near the western boundary of the site, are older single-storey stone buildings. There is also some pre-existing 1970s housing on the south side of the Union Canal, opposite the site.

2.5 Views from the site include to the east, towards the centre of Edinburgh, where Arthur’s Seat is clearly visible, and to the south, towards the Pentland Hills.

2.6 The area is served by a well-developed road network with good access to motorways and other major routes. Edinburgh International Airport is

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within 2 miles of the site. There are park and ride facilities at fngliston and Hermiston, both of which are within a short driving distance. The village benefits from good public transport links to Edjnburgh city centre via the park and ride service operated by Lothian Buses.

3.0 Policy Context

3.1 The strategic policy context for the development of the Freelands Road site is Policy HQU3 of the Edinburgh and the Lothians Structure Plan 2004 which supports the development of 1,000 new houses in the Newbfldge/Kirkliston/Ratho area. ( ~ . e l s p . ~ o v . u k )

3.2 The relevant local plan is the Rural West Edinburgh Local Plan which was adopted in 2006. Freelands Road is included as a ‘strategic housing land allocation’ in Policy H2 and is identified on the Proposals Map as HSP7. The local plan includes a number of policies of relevance to the development of this site, far example in relation to the Conservation Area, the canal, nature conservation, open space and the quality of development. (http://www.edinburnh.ctov.uWinternetlEnvironmentlPI buildinas i i /Plannin~/Planni~ policiesfCEC rural west edinburcth local pia

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4.0

4.1

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In addition to local plan policies, there is a range of relevant nan- statutory guidance. This includes the Edinburgh Standards for Urban Resign, dinb burgh Standards for Sustainable Building and development quality guidelines on matters such as affordable housing, parking standards, open space and developer contributions. Proposals will also be required to be assessed against the forthcoming Edinburgh Standards for Housing.

Environment and Infrastructure Considerations (sea Figure 3)

Arch itectu ra I and Arc haealog ical 1 nterest

The most westerly part of the site is in the Ratho Conservation Area which was designated on 13 July 1971. There are a number of listed buildings which are not located within the site but lie close to its boundary to the north and west. The following are of particular note:

* St Mary’s Parish Church complex (Category A Listed) former Manse on Freelands ~ o a d ( C a t ~ g ~ ~ B Listed)

* Bridge Inn (including bridge) (Category B Listed)

Kirkton Farm to the west of Elaird Road, though recently converted to residential, is considered to be of historical and architectural significance. There is also a war memorial adjacent to the public car park on Baird Road (opposite the parish church).

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4.3 The site adjoins part of the Union Canal which is a Scheduled Ancient Monument. Historic Scotland should be consulted on any planning application affecting this designation in accordance with Schedule 15 (I) (j) (v) of the Town and Country Planning (General Development Procedure) (Scotland) Order 1992.

4.4 As most of the site is underlain by landfill, it is unlikely that a detailed archaeological evaluation will have to be undertaken prior to the submission of any detailed planning application. However, developers are advised to contact the Council’s Archaeologist at an early stage.

Education

4.5 The site lies within the catchment area of Balerno High School. While the local plan notes that additional secondary school provision may be required, the Council’s Children and Families Department has since said that a development of 100 houses could be accommodated without the need for a developer contribution. There is also capacity at Ratho Primary School for the development.

4.6 Ratho falls within the denominational school catchment area of West Lothian Council where new strategic housing proposals will require additional primary and secondary school provision. Developers should therefore refer to West Lothian Council’s guidance on this. Discussions are underway to establish a formal agreement between the City of Edinburgh Council and West Lothian Council on the collection of developer contributions for these schools.

Landfill

4.7 Freelands Road, Ratho comprises for the most part a closed licensed landfill site for which planning permission was granted in 1988. Due to the potential for landfill gas and other contaminants on the site, any prospective developer must prove that the site is, or can be made suitable for, the proposed use. An adequate site investigation, risk assessment and remediation strategy must be prepared in consultation with the Council’s Environmental Assessment function to the satisfaction of the Head of Planning. This must be submitted to the Head of Planning prior to the determination of any planning application for the development of the site. The remediation strategy should be sufficient so as to prevent unacceptable risk to human health and the wider environment. In the absence of a satisfactory site investigation, risk assessment and remediation strategy, planning permission will not be granted.

Landscape and Natural Heritage

4.8 There is a cluster of trees, a number of which are mature, and shrubs located immediately to the east of Baird Road, near the Union Canal. A high hedge runs along part of the southern boundary of the site

adjoining the canal towpath. A number of young saplings have been planted on the site itself.

4.9 The Union Canal to the south of the site is a Site of Importance for Nature Conservation (SINC) and this should be taken into account when developing the site.

4.10 SNH are aware of the presence of otters, water voles and badgers adjacent to the Freelands Road site. They also consider it likely that the site will support bats, given the type of habitat within and adjacent to the site, although this is yet to be confirmed. Recent changes in legislation mean that a mammal expert is required to undertake a survey of otters and bats, both of which are ‘European Protected Species’. Additionally, surveys of badgers and water voles, both of which are protected by legislation, are required. The Council will ensure that these and any more detailed follow-up surveys requiring a license are completed prior to determining any planning application.

4.11 In relation to water voles, mitigation measures must be put in place to avoid disturbance or damage to ‘structures’ or ‘places’ used by them.

4.12 Where possible, the opportunity should be taken to promote habitat enhancement throughout the development. For example, the planting of berry bearing trees and shrubs alongside the canal to support wildlife, is encouraged.

Te lecom m u n ica t i ons

4.13 Developers should consult with the main telecommunications operators prior to developing the site in order to arrive at a co-ordinated view on the need for, and location of, new equipment. Ways of minimising environmental impact through measures such as mast sharing is encouraged. The Council’s DM Guideline ‘Radio Telecommunications’ should be referred to for advice on the siting and design of masts.

Transport

4.14 It is envisaged that the existing Lothian Bus X48 service, which operates every 30 minutes from Waverley Bridge in Edinburgh city centre via the lngliston Park and Ride, will serve the new development. There will be a requirement for developer contributions in relation to the provision of public transport services. These could include funding improvements to existing bus stopping facilities in the form of road carriageway markings, bus boarders, where appropriate, and shelters, lighting and real time information.

4.1 5 The existing road network can accommodate the additional vehicular traffic resulting from housing development on this site, subject to road and traffic management improvements. Thc iiatfm will include t h e ~ ~ ~ r ~ ~ ~ ~ ~ ~ ~ i ~ ~ ~ sic a ’speed juncbon‘ fihcre oad Main Street and

ta fund the upgrading of local roads and junctions that will be affected by the development through a condition of planning consent. Contributions will also be sought for ‘safer routes to school’ and cycle and faotpath impro~ements” Any praposals must comply with the Council’s ‘Movement and Rev~lopment Guidelines.’

4.16 In terms af road improvements, a new junction will be required off Baird Road, opposite the war memorial, to accommodate the western part of Freelands Road, which is to be diverted through the site. The final position of this will depend on the visibility available at this point. Its proximity to the canal bridge, which because of its narrowness operates on a traffic light system, means that the number of cars exiting the site in a southerly direction, the main direction of traffic flow, is likely to be restricted.

4.17 The creation of a new road through the site will alter the rofe of the existing section of Freelands Road b&ween its junction with Baird Road and the site entrance. It is proposed to clase this section of road to general traffic.

4.18 Pedestrian access from the site to the majority of facilities in the village is across the canal bridge on Baird Road. The existing narrow footway does not meet Council guidelines but it cannot be widened.

Council acciden

Water and Drainage

4.19 Scottish Water state that both a water and wastewater impact assessment will be required in advance of the development taking place. As the Quality and Standards I l l Investment Programme does not cover part 3 assets Le. the network, the developer will be expected to meet all costs associated with any upgrades. This extends to the

trunks and main sewers, intermittent discharges, service reservoirs and pumping stations.

4.20 The site is not a functional flood plain and does not appear to have a high risk of flooding. However, there is a culverted watercourse running through the site and therefore any flood risk will depend on whether or not this becomes blocked.

4.21 Consideration was given to whether the burn should be de-culverted in accordance with general best practice advice from SEPA. However, following consultation with all relevant parties, it is considered that the benefits of this approach are outweighed by technical difficulties and other potential problems.

4.22 A new culvert will be required to replace the existing one beneath the site with a capacity for a 1 in 200 year flood. This should be accessible to enable inspections and repairs to take place. If the dimensions of the culvert are less than would be required to work safely within it, a number of manholes should be inserted. These should be located at the start and end of the culvert, at each change in its direction, and at centres of no more than lOOm apart throughout its length. If the culvert dimensions are greater than the minimum required to work within it, at least one manhole should be provided between safe access points. The culvert, associated manholes and other structures or features should be built to the same technical standards as a sewer.

4.23 The culvert should be located in such a way that, if required, the ground surrounding it can be dug up safely and without damage to buildings within the site. It is expected that any buildings should be a suitable distance from the culvert, subject to further discussion with the Council’s flood officer.

4.24 A legal agreement will be required to confirm that ownership and maintenance of the culvert, its manholes, manhole covers and any other associated structures or features will be the responsibility of the owners of the site and not the Council.

4.25 A sustainable urban drainage system (SUDS) for the attenuation and treatment of surface water will have to be implemented as part of the development. The Council’s Flooding Officer recommends discharge rates as follows: peak discharge not to exceed the 2 year greenfield run-off from the site or 4.5 litre/sec/ha, whichever is the lower flow with storage, to accommodate a 30 year flow in the drainage system.

Waste and Energy

4.26 Proposals should make adequate provision for facilities for the separation and recycling of waste. Opportunities to incorporate technology relating to energy efficiency and renewable energy in the design of buildings should be taken up, wherever possible.

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5.0 Potential Uses

5.1 The pr~dominant use on the site is housing. This should be aimed primarily at families, comprising detached, semi-detached, and a small amount of terraced housing.

5.2 At least 15% of the housing units provided should be affordable, a minimum of 70% of which should be social rented housing. The affordable housing should be a well-integrated component of the development, provided in at least 2 locations on the site. The type of affordable housing provided should be in accordance with the Council’s New Build Target Standards, i.e. 10% wheelchair accessible standard and 10% for older people. The same proportion of the affordable housing should be suitable for families (at least 3 bedrooms with access to private outdoor space) as the ~ r o ~ o ~ i o n of family housing in the wider site, Additional i n f o ~ ~ a ~ i ~ n is provided in the Council’s RM Guideline ‘Affordable Housing’ June 20~6 and ‘Affordable Housing ~appen~ix) Practice Note.

5.3 The western part of the site will be developed as a marina or ‘canal basin’ (see Figure 4), the design and capacity of which should be agreed in consultatian with British Waterways and the CounciJ. It is envisaged that this will accommodate between 20-30 boats, most of which will be ‘lang term moorings’ with a smaller number of ‘visitor moorings’. However, the capacity of the canal basin at any given time will vary according to the mix of boats and their resulting space requirements. A bridge will have to be constructed across the entrance ta the canal basin to allow continued access to the canal towpath by walkers, cyclists, the disabled and those pushing prams. The form and design of the bridge Should be acceptable to the Council and Historic Scotland. The applicant and agent should contact SEPAs local Environmental Protection and lmprov~ment Team regarding the construction of the basin and footbridge. A small ‘facilities block,’ comprising toilets and storage, should be well integrated with the development and not detract from the overall quality of the design. An appropriate amount of parking will be required to be provided within the site.

5.4 The Council’s DM Guidetine ‘Open Space and Ancillary Facilities in New Housing Developments’ ~ A ~ g u s t 2004) indicates that, as a general rule, 20% of the overall housing site area should be provided as usable open space. Proposals should make provision for areas of amenity landscaping and space, and should mnserve existing landscape features. Developers should discuss r~sponsibit~ties for the future management and maintenance of the areas of open space with the Council’s Services for Communities Department.

6.0 Development Principles

8

6.1 The objective of this brief is to ensure a high quality, sustainable development, which in terms of its layout and design, is well integrated with the village of Ratho. A relatively low density development is considered appropriate given the site’s rural location. The brief identifies measures aimed at mitigating any potentially adverse environmental effects of the development on the site and its surrounding area. Any new development should be sensitive to the historic core in and around the conservation area and the edges of the site, including alongside the Union Canal.

6.2 In order to meet the overall objectives of the development brief, proposals should incorporate the following components (see Figure 4 also).

Buildings

6.3 New buildings in the conservation area should integrate well with existing historic buildings which are generally small-scale and constructed of natural materials, including stone and slate. As a guideline, development should be no higher than 2 storeys and building depths no greater than 10m. Pastiche should be avoided. Natural rather than reconstituted stone should feature prominently within the conservation area and where modern materials are used elsewhere, these should be of the highest quality with regard to visual appearance, sustainability and durability. Similar sensitivity should be shown to the design of boundary features.

6.4 Active frontages, whereby windows and front doors are faced towards streets, public spaces and the canal, should be created, wherever possible. This will help to contribute towards making the development open, yet at the same time secure.

6.5 Throughout the site, the development should be designed to maintain and enhance existing views, where possible. This should be achieved by the careful design and positioning of buildings and trees, road and path alignments, and ensuring that appropriate site levels are achieved. Figure 4 illustrates key views. These are of: 1) Edinburgh Castle, 2) Edinburgh Castle and Arthur’s Seat, 3) Forth Bridge, 4) Air traffic control tower, Edinburgh Airport 5) St Mary’s Parish Church, 6) Pentland Hills and 7) Bridge Inn. Applicants will be required to produce a visual analysis to show which views can be achieved and, if necessary, to explain why it is not possible to maintain others.

6.6 While only part of the proposal lies within the current boundary of the conservation area, a high standard of development should be maintained throughout the site. In addition, ways of achieving continuity of design, thus creating a strong sense of place, should be explored. For example, the same type of roof materials may be used throughout the site.

6.7 A range of house types, including terraced, semi-detached, and detached, and sizes should be provided to address differing needs. While a smaller amount of flatted development will be acceptable, this should be no more than 2 storeys high, as larger building forms are unlikely to relate well to the surrounding built context.

6.8 Affordable housing should be fully integrated into the design and layaut of the site. The design of the affordable housing should match that of general housing on the site.

6.9 Biodiversity features such as swif? bricks and bat boxes ShouId be incorporated into bu i Id ing s,

6-10 The dev~lo~ment must conform to the current Edinburgh Standards for Sustainable Building which are currently subject to change. At present, the Council demands that 10% of the energy requirements for the site are supplied by on site renewable energy and that the development will reduce predicted GO2 emissions by a Buildings Emissions Rating (BER) which attains a Target Emissions Rating (TER) minus 5%.

6.1 1 Sustainability features, such as space for composting, recycling bins, on site renewable energy generation, and cycle parking should be incorporated into the design from an early stage in the design process. The buildings should be set out to rnaximise passive design potential. It is also recammended that at least 10% of dwellings be built to lifetime home standards.

Envi ran men t

6.12 Public open space should take the form of a transitional zane between the proposed housing and the canal and open countryside beyond. The main area is shown as a park in the south-east corner of the site, with a narrower strip of open space between the proposed housing and the canal further west. The open space should be available to the community as a whole for use by a variety of age groups. Within the park, key elements should include a play area for children of different ages, picnic seating areas and amenity/woodland planting. Sufficient space should be provided for an informal ‘kick about’ area which should be located as far away from the canal as possible. Parts of the open space, in particular the grassed areas, will require regular maintsnancf;. Smaller artstas of open space should also form part of the home zones elsewhere on the site.

6.13 The canal basin will form an important public space and its location, in the conservation arsa and close proximity ta the canal, demands use of the highest quality materials i.e. natural stone. In addition, seating areas and tree planting should be incorporated.

6.14 fn order to create an attractive setting for the church, war memorial and other listed buildings in the conservation area, particular attention

should be given to the position of the buildings and landscape elements, the choice of ground materials e.g. setts and the type of planting in this location. Additional landscaping will help to minirnise the visual impact of the proposed new road junction on 8aird Road.

6.15 Existing trees and hedges should be retained, where possible. These contribute to landscape quality and a ~ e n i t y and form valuable wildlife habitats. New tree ptanting should be provided as a range of native species in the proposed car parks, along the southern {adjacent to the canal) and eastern boundaries of the site, and as street trees within the development. For example, an avenue of trees could be incorporated along the newly aligned Freelands Road, off Baird Road. This is in order to minimise the visual impact of the development on the surround~ng countryside, which is Green Belt, and to create a range of habitats for wildlife. It should, however, be interrupted to allow views to be maintained to the east, as illustrated in Figure 4.

6.16 The ‘cliff face’ effect which forms part of the eastern boundary of the site, which has been created by the previous landfill activity, should be re-designed to reduce its adverse visual impact. This is in order to provide a more natural appearance and to address differences in levels.

6.17 A Sustainable Urban Drainage System (SURS) should be an integral part of the development. This should take the form of surface attenuation ponds rather than underground storage tanks. The edges of the ponds should be of such a gradient as to allow the growth of semi-aquatic plant species.

I

Move men t

6.18 The development wilt be served by a new vehicular route which will require new junctions at Baird Road in the centre of the village and at Freelands Road. This will be configured in such a way as to reduce traffic speeds through the development. In accordance with the views of local residents, it is proposed to close the section of Freelands Road to the wast of the new junction to through traffic. This option is acceptable to the Council and is illustrated in Figure 4.

6.19 A package of improvements to the existing road network will be required to off-set the increase in traffic resulting from the development. This is principally in order to reduce congestion and address road safety issues. The Council’s ‘safer routes to school’ programme should also be implemented.

6.20 To allow maximum pedestrian accessibility the site should be laid out on the basis of the ‘hame zone’ principle in which pedestrians have priority over vehicles across a shared surFace. Individual home zones should include no more than 50 houses so that car numbers do not exceed acceptable levels at peak times. Streets should be designed to

be accessible by all members of the community, such as the elderly and disabled. New pedestrian and cycle connections should, where possible, be linked to existing routes, in particular the canal tow path.

6.21 To allow continued pedestrian movement (including by cyclists, wheelchair and pram users) along the canal towpath, it is proposed that a bridge be installed at the entrance to the new canal basin. The Council’s preference is for an ‘openable’ structure, the design of which should be of a high quality and compatible with its location in the conservation area and adjacent to the Union Canal. This is viewed as being less detrimental to the canal, which is a Scheduled Ancient Monument, in terms of visual impact than alternative design solutions. The bridge offers the opportunity to provide a structure of innovative design which could become a focal point of the development. The final design should be agreed with the Council in conjunction with Historic Scotland at the planning application stage. The use of innovative, high quality designs is positively encouraged. The Paddington Basin Rolling Bridge in London is considered a good model.

6.22 In order to encourage public transport use, a new bus stop and lay-by should be created close to the church, canal basin and car park. Sufficient space should also be provided for use by a school bus.

6.23 New public car parking should be created near the church and canal basin which will serve users of both facilities. This must be constructed from high quality surface materials such as setts, and include structural planting such as beech hedging and trees. A management plan will require to be agreed with the Council to cover its use and maintenance.

6.24 The road layout and other infrastructure provision, including water and drainage, should reflect the fact that the ‘Glebe land’ to the north-west of the site may be developed in the future.

7.0 Implementation

7.1 The Freelands Road development brief forms supplementary planning guidance which will be a material consideration in the determination of future planning applications on the site. Where planning consent is granted, the necessary transport improvements, affordable housing and education contributions will be secured through appropriate conditions and legal agreements, as necessary.

7.2 This development brief focuses on the development of the Freelands Road site, as identified in the local plan. However, the settlement boundary for Ratho includes a small area of agricultural land between the north-west boundary of the site and Freelands Road, known as the ’Glebe land’. While identified on the layout plan, this site does not form part of this brief. That it may be developed at some time in the future, however, is acknowledged.

12

7.3 The development principles set out in this brief will also apply to any future planning proposals for the ‘Glebe land’. Proposals for this should ensure that views to the south from Freelands Road are possible, that the daylighting, sunlight and privacy of neighbouring properties is not adversely affected and that the 1.2m high verge on Freelands Road is retained, where possible.

0 E

I

s Y 0 m P

E 0 0 hl

0 v) r

0 z

0 v)

- 0

I

KEY

I - SiteBoundary

- NewRoad . New "Home Zone" type road

0 Buildings

Mix of terraced, semi detached + detached housing - Carparking for surface I

Canal Basin

I Open Space

Sufficient space for informal kick about area

, - - - - Indicative line of new culvert

' ' 8 p' 8 . Play Park 8.0

Picnic Area

Road safety improvements

a. 7 Bus stop

Digital Map Data 0 2006 The X M Digital Map Company Ltd 2006

Appendix 2 Freelands Road Development Brief Schedule of Reponses Comment

Affordable Housing Affordable housing should be dispersed throughout the site, well integrated and indistinguishable from general needs housing.

The reference in para 6.8 to affordable housing not being concentrated in any one part of the site should be deleted. Should be scope for allowing in any one particular part of site due to the operational requirements of the affordable housing provider.

Mix of affordable housing required including social rented housing Le. different prices, sizes etc. Such provision will help to retain families in village. Flats generally considered unsuitable although one bedroom cottage style properties may be appropriate.

At least minimum number of affordable housing units built. As much as 30% and possibly 40% suggested.

Individual/Organisation

Ratho Residents 6 October Meeting J & P NewlanddJames Newlands Alan & Winnie Hamilton Freelands Road Residents Association Maureen Hogg Ratho & District Community Council Mike Purves

Turley Associates (on behalf of CALA Homes East)

ShonaJohnson Maureen Johnson Mike Purves Phil Johnson

Ratho & District Community Council Maureen Johnson Phil Johnson

CEC Response

Part Accepted. Given the site area and the large number of units (approx IOO) , the affordable housing should be located in at least 2 main areas (without identifying these on the layout). Text amended.

Not Accepted. See above.

Noted. The draft brief supports a mix in accordance with the Council’s DQ Guideline on Affordable Housing. It also encourages housing over flatted development in all housing types. The site area allows housing to be small in scale.

Noted. The developer is required to provide a minimum of 15% affordable housing as stated in the draft brief in accordance with Policy H7 of the Rural West Edinburgh

Ensure that actually build percentage of affordable housing and social rented units specified on this site (as stated in para 5.2) and not elsewhere.

The percentages of affordable housing provided in the design brief must be part of the planning conditions and adhered to by the developer with no offset. Air Quality Proposal should be assessed in relation to air quality due to the increase in road traffic which will lead to an increase in localised air pollution. The cumulative (as well as localised) impact should be taken into account. Archaeology Para 4.4 should state that a detailed archaeological evaluation will not be required.

Shona Johnson

Ratho & District Community Council

SEPA


Local Plan

Noted. This will be achieved through a legal agreement or similar mechanism which will be a condition of any planning consent granted .

Noted. This issue will be dealt with through conditions attached to any planning co nse n t.

Noted. However, the Council does not consider this to be a significant issue (based on the size of the development and its location)

Not Accepted. The Council’s archaeologist has advised that an archaeological evaluation may be required, depending on how the site is developed. If ground- breaking works relating to the development are confined to the modern landfill then no archaeological work will be required within this material. Archaeological work will only be required if pre-landfill surfaces are to be disturbed. Not all the site is covered by landfill, in particular the western limits of the site (e.9. towards the church & car-park).

Basinflowpath Queries the need for a basidmarina at all- the land should be used for additional housing instead.

Concern about lack of commitment to building marina by the developer i.e. that only housing will be built. Canal basin should be constructed before any other buildings as stated in original modification (but not before the new road). If not, danger that only housing will be built.

How will the marina be funded ?

Who will manage the marina ?

The original objection by CALA suggested marina could accommodate 45 boats. The marina in brief looks much smaller. Should maintain figure used in objection as objection’s success predicated upon it. If size of marina reduced and Glebe land excluded follows that number of houses should be reduced.

John Sumner

Maureen Hogg B & L Shearey Ratho & District Community Council

B & L Shearey

Ratho Residents 6 October Meeting B & L Shearey

Maureen Hogg John Longstaff JL Bathgate

Noted. The marina/basin is a proposal in the Rural West Edinburgh Local Plan. It was included on the recommendation of the local plan inquiry reporters who said that a ‘marina’ could help relieve existing pressure For on-line moorings and would be conveniently located to make use of existing canal-related facilities at Ratho.

Noted. The Rural West Edinburgh Local Plan says that the basin should be an integral part of the development and that it must be constructed before any housing on the west part of the site is completed. This can be dealt with by a ‘suspensive’ planning condition.

Noted. The marina will be funded by the d eve Io pe r .

Noted. The marina will be managed by British Waterways

Not Accepted. The Council has included the proposal recommended by the Inquiry Reporters which does not specify the number of boats. The size of the basin should be sufficient to allow it to operate according to British Waterway’s requirements and have a minimal impact upon the setting of the village. The Glebe

Clarification required as to what is meant by ‘small facilities block’. Some question of what would be appropriate size for this. May not be large enough for number of berths. Concern that may include activities which could adversely affect amenity

Concern about vehicular access for marina users.

Will some barges will be owned by adjacent properties ?

Will need to enforce high standards of barge maintenance

What will mix of houseboats, permanent & visiting berths be ?

Do long-term moorings mean residential

qatho Residents 6 October Meeting John Sumner JL Bathgate

qatho & District Community Council 3 & L Shearey

3 & L Shearey

B & L Shearey

B & L Shearey

Shona Johnson

land is not included in the brief or in sllocation in Rural West Edinburgh Local Plan. Even if the marina was reduced in the size, this does not necessarily mean that the number of houses should be reduced.

Accepted. Recognised that useful to expand Further on potential uses and design. Electricity sources would be provided for individual berths thus avoiding use of jenerators which could be potentially noisy. Text amended.

Voted. There should be some limited access to the basin to it to function (as shown in draft brief layout). However, there should be no parking immediately adjacent :o the basin as this would detract from the jesign quality of the space.

Voted. Unclear whether this refers to ?xisting houses or proposed. However, some of the barges may be owned by local residents.

Noted. However, this is not a planning issue.

Noted. However, this is not a planning issue.

Noted. Long-term moorings (occupied

moorings. If so, will require power and water

The wording of para 5.3 (ref to’ long term moorings’ with smaller number of visitor moorings’) should be altered to reflect the Reporters’ findings/local plan. Should not be tied to British Waterways’ definitions. Residents should be protected from the more negative aspects of long-term moorings. View is that should be principally for short-term visitors only (not for permanent long-term or residential moorings)

Bridge across canal should function efficiently and safely.

Favours a permanent bridge rather than an ‘openable’ bridge over entrance to canal basin (as could hold up cyclists/pedestrians).

Whether ‘openable’ or permanent structure, offers opportunity to provide structure of innovative design and could become a focal

John Longstaff Ratho & District Community Council Alan & Winnie Hamilton Ratho Residents 6 October Meeting Ratho & District Community Council

Phil Johnson

British Wa te rwa ys Shona Johnson Turley Associates (on behalf of CALA Homes East)

Shona Johnson Phil Johnson Ratho Environment Group

temporarily) are not residential or permanent moorings (require planning permission). Power and water will be provided for boats at the side of the basin.

Not Accepted. Text in draft brief considered clear enough. Long-term moorings are still temporary to the extent that they are not occupied for the entire year which residential moorings are.

Noted. Whatever form it takes, the bridge will be required to be built and operated to appropriate safety standards.

Not Accepted. The Council favours an openable bridge of a high quality design which could provide access to all users of the canal for the majority of the time. A more permanent structure adapted for use by those with disabilities/prams etc could have an adverse impact in visual terms on the conservation area and canal.

Accepted. If well designed this could become a focal point of the development. Text amended.

point of development.

Suggests that a separate pedestrian bridge be built immediately to the east of the existing road bridge (possibly near East CroftWest Croft) to link the new development with the existing village ?

Concern about maintaining access (at all times) for walkers/cyclists/disabled persons along towpath (whether via a bridge across entrance/footpath or diverted around basin)

The applicanvagent should contact the local Environmental Protection and Improvement Team regarding the construction of the marina and footbridge (whether works considered major or impact on other waterbodies). Biodiversity The development brief should promote opportunities for habitat enhancement, where possible.

The Council should ensure that European protected species (otters and bats) are

Ratho Residents 6 October Meeting

B & L Shearey J & P NewlanddJames Newlands Mike Purves Ratho Environment Group Ratho Residents 6 October Meeting Ratho & District Community Council Shona Johnson

Ratho Residents 6 October Meeting Kenneth McGregor John Bell Shona Johnson Alan & Winnie Hamilton Maureen Hogg Ratho & District Community Council Mike Purves

SEPA

SEPA

SNH

Not Accepted. The site is well located to enable it to be easily integrated with other parts of the village. This suggestion could have an adverse impact on the appearance of the canal (Scheduled Ancient Monument) and the surrounding environment.

Noted. This accords with what was said in the draft brief. The Council’s view is that the best means of providing this is via an ‘openable’ bridge across the basin en trance.

Accepted. Text of brief amended to include reference to this.

Accepted. Make direct reference to need to promote opportunities for habitat enhancement. Text amended.

Accepted. The brief should reflect the recent changes in legislation. Text

considered as part of the application process, not as an issue to be dealt with at a later stage. A mammal expert must undertake a survey of these species. Additionally, surveys of badger and water voles both of which are protected by legislation) would be required as these have been identified by SNH in the area. By law these and more detailed follow up surveys requiring a licence must be provided prior to determining a planning application.

In relation to bats, care should be taken not to sever linear features such as hedges, tree line or waterways which provide habitats e.g. need to protect treeslhedges next to canal.

Mitigation measures must be put in place to avoid any disturbance or damage to ‘structures’ or ‘places’ used by water voles.

Need to take account of various species and make provision for (including at construction stage) e.g. install bat boxes, swift bricks. Wildlife in area thought to include badgers, curlews, roe deer, larks, cormorants, kingfishers, sparrow hawks, bats and newts. Local wildlife surveys should be carried out and the results made available to the community before brief complete. Request copy of Council Biodiversity officer’s report

SNH

SNH

Ratho Residents 6 October Meeting Freelands Road Residents Association Ratho & District Community Council Mike Purves

amended.

Accepted. The brief should make reference to the fact that such features provide bat habitats and that the amount of felling should be minimised to allow access to linear features such as the canal. Text amended.

Accepted. Text of brief amended.

Accepted. Covered by response to SNH comments. (see above)

before brief finalised.

Support the inclusion of swift bricks, bat boxes into the built elements of the new development.

The Council’s biodiversity officer should provide a report on the Union Canal SINC which should be made available to the community council prior to completion of the brief.

Due to quantity of rising water on site request that Lothian Amphibian and Reptile Group are contacted to carry out a survey.

‘Cliff Face’ Should be re-graded and landscaped within the boundary of the site.

Although accepts some planting may lessen its impact, any re-grading of the ‘cliff face’ in para 6.17 should be less a prerequisite and

SNH Ratho & District Community Council Mike Purves


Mike Purves

Ratho Residents 6 October Meeting Alan & Winnie Hamilton Mike Purves


Accepted. Text amended to include reference to bat boxes as well as swift bricks.

Not Accepted. The Council’s Biodiversity officer has been consulted on this matter. Her view is that it would be difficult to provide a detailed statement given that there is no management plan for the SINC.

Noted. Council contacted Lothian Amphibian and Reptile Group (LARG) re wetlands issue. They were not aware of any specific such habitats in this location. However, the Biodiversity officer at CEC advised that any loss of wetland would be partially addressed by following the recommendation to de-culvert the burn. If this option is not pursued, there are other opportunities of providing wetland habitat e.a. the DroDosed SUDS Donds.

Accepted. The word ‘adverse’ has been added to emphasise the fact that why this is carried out is more important than how. Text amended.

Not Accepted. It is an important requirement of the brief that the adverse visual effects of the ‘cliff face’ are limited. Whether this is

more an aspiration. The text should reflect this.

Community Propose creation of a long term ‘trust’ to ensure long term benefit to community or another way of securing long term benefits.

Consideration should be given to providing recreational facilities for the disabled at the marina (as currently provided by the Seagull Trust nearby)

New development will help to support local businesses and services (in particular community facilities such as the school, library, shops and public transport)

Generally against significant new retail development. Would harm viability of other village outlets.

As potential increase in patients’ list, newlextended doctors’ surgery likely to be required. Should be addressed in brief.


B & L Shearey

Shona Marshall B & L Shearey

Ratho Residents 6 October Meeting Phil Johnson Ratho & District Community Council J & P NewlanddJames Newlands

Ratho Residents 6 October Meeting B & L Shearey Shona Johnson Ratho & District Communitv Council

through landscapinghegrading etc is of secondary concern. Its eastern edge will also form a new boundary with the adjoining Green Belt.

Noted. This is not a planning matter. However, the community may wish to pursue this on an independent basis.

Noted. The Council encourages access to the marina by those with disabilities through the guidance in the brief. However, the decision as to whether disabled facilities should be provided within the marina is one for the manager of the marina, British Waterways to take.

Noted. While no new commercial or community uses are proposed, the hope is that the increase in population will help underpin existing facilities and encourage new and improved ones.

Noted. The Council is not proposing any significant retail development in the brief.

Not Accepted. The Council is not required to identify such a facility in the brief. Healthcare providers were notified of housina moc)osals in Ratho and the

I

A new library should be built in Ratho.

Culvert Opening up of the culvert (as shown in Fig 4a) is an opportunity to provide an interesting feature, offering biod ive rsi ty potentia I. Would lessen the feeling of encroachment by proposed housing on an environmentally sensitive area.

Ensure that culvert scheme and design is fully developed and inserted into the finalised brief

Number of concerns about financial, safety and environmental implications of opening up

Mike Purves Kenneth McGregor

Ratho Residents 6 October Meeting Shona Johnson

Ratho Residents 6 October Meeting Ratho Environment Group John Sumner B & L Shearey J & P NewlanddJames Newlands Rev Ian Wells Shona Johnson Alan & Winnie Hamilton Freelands Road Residents Association Maureen Hogg Ratho & District Community Council Mike Purves

JL Bathgate Ratho & District Community Council

Ratho Residents 6 October Meeting B & L Shearey

surrounding area as part of the consultation process carried out for the finalised Rural West Edinburgh Local Plan 1999. However, no adverse comments were received. More recently, the Council contacted Lothian Primary Care Trust regarding capacity of the doctor’s surgery in Ratho. No comments were received during the consultation period.

Not Accepted. This would not be reasonable given the scale of the development.

Noted. However, the Council considers that the disadvantages of opening up the culvert outweigh the advantages. Therefore, it has decided on balance not to proceed with this option. The reasons for rejecting the de- culverting option are given in report to Planning Committee.

See above.

See above.

the culvert. e.g. child safety, pollution/leachate,‘gorge Ii ke’ appearance. Insist that a feasibility study of opening up culvert is carried out prior to completion of brief. Should not go ahead unless viable for which assurance provided. RDCC should be informed of discussions regarding its opening.

The ‘burn’ is an overflow ditch and should not be opened up as proposed in the brief

SNH supports the advice given by the Council’s Flood Officer and SEPA that the culverted watercourse should be opened up. Opening up this watercourse could provide valuable riparian habitat for otters and water voles and SMH advise that this potential be maximised.

Paras 4.15 and 4.16 should be amended to state that detailed technical analysis of the potential for opening up the existing culvert through the site has ruled this option out. The existing culvert will be re-routed via the proposed general access road. Therefore as open culvert not feasible, Figure 4 (a) should be removed. Also remove references to an open culvert in paras 6.15 and 6.19 should be removed.

Reference to 1.5 m culvert in Fig 4b should be re moved.

Eric Noble Shona Johnson Maureen Johnson Mike Purves Ratho & District Community Council Mike Purves

Phil Johnson

SNH



See above.

See above.

As the Council has decided not to recommend opening up the culvert in the brief, these paragraphs are no longer re levant .

Guidance on dimensions of the culvert is provided in the revised brief. Text & layoui

Any issues relating to the modification of a watercourse (in this case a culvert) should be resolved by the applicant prior to the application for planning permission being determined as CAR requirements etc may result in the modifications to the site layout which may restrict the scope of the develop me nt pro posa I. Design High quality design throughout, including area outside the conservation area.

Should be rural in character, avoiding pastiche.

Tend towards Scottish vernacular in style.

Should not be ‘urban watercourse regeneration’ in style.

SEPA

Ratho Residents 6 October Meeting Ratho & District Community Council Maureen Johnson

Ratho Residents 6 October Meeting Shona Johnson John Longstaff

Phil Johnson

Maureen Hogg

amended.

Noted. As stated above, following extensive discussions between SEPA, Scottish Water and the Council’s flood officer, the decision has been taken not to open up the culvert. However, a new culvert will be required to be installed for which guidance is provided in the revised brief. Text and layout amended.

Noted. Draft brief already refers to fact that a high standard of development should be maintained throughout the site.

Part Accepted. Buildings may be considered ‘rural in character’ but main concern is whether they integrate well with existing. Pastiche should be avoided as this would detract from the character of the existing architecture within the village. Text amended.

Part Accepted. Main concern is that new development integrates well with historic buildings in conservation area (as stated in draft brief). The word ‘design’ added to scale to provide clarification. Text amended.

Noted. Assume reference is to flatted development. Draft brief already states in para 6.7 that houses rather than flats are

Housing to be set back from the canal.

Need to define what mean by ‘low density’ in para 6.1 in relation to buildings.

Would like to see ‘cottage style’ properties with front gardens facing onto towpath/basin.

Unsupportive of ‘Courtyard’ concept in Figure 4 (b) Houses should be arranged in a ’natural village layout’.

CUI de sac development should be avoided and permeability the norm.

No reason why could not accommodate modem development within the conservation a rea.

Should make reference to boundary treatments. Natural stone wall boundaries are


Maureen Hogg

Shona Johnson Ratho & District Community Council

Maureen Hogg John Longstaff Rev Ian Wells

John Longstaff

John Longstaff

John Longstaff

preferred.

Noted. Proposal shows open space next to the canal separating it from housing.

Noted. inappropriate to give figures as will be dealt with in more detail at planning application stage but in relation to surrounding housing, lower than existing housing densities e.g. at East Croft and West Croft to south of canal.

Part Accepted. Text amended to provide clarification regarding development adjacent to the canal/basin.

Noted. However, layout 4b in draft brief superseded.

Noted. Cars should be prevented from being able to travel directly through the main housing area (allowing pedestrians and cyclists free access). Encouraged through ‘home zone’ concept.

Accepted. The brief does not preclude such development provided this is of a high quality design.

Accepted. It is particularly important in the more sensitive areas e.g. conservation areakana1 edge. Text amended.

a particular feature of village buildings, particularly north of the canal in the conservation area.

Heritage and setting of the Union Canal must be carefully considered.

Intention of following sentence in para 6.1 is unclear and requires to be revised ‘A particular focus is therefore on the historic core in and around the conservation area and the edges of the site, in particular alongside the Union Canal.’

The western boundary of the site should reflect its historic importance and enhance its significance for the extended village.

A suitable focal point should be created in space and design.

New buildings in conservation area should integrate well with existing historic buildings which are generally small-scale and constructed of natural materials including stone & slate.

Concern that new development (housinghoad junction) next to war memorial and church. Access to and setting of war memorial must be dealt with sensitively. Options for doing this should be considered.

Kenneth McGregor Ratho & District Community Council


JL Bathgate

JL Bathgate

Ratho & District Communitl Mike Purves

Co un ci I

Ratho & District Community Council Ratho Residents 6 October Meeting Ratho Environment Group Mike Purves

Noted. Brief re-worded to provide more clarity.

Accepted. Text amended to provide clarification.

Accepted. Text amended to provide clarification.

Noted. The canal basin is considered an appropriate focal point.

Noted. Already reference to in draft brief (see para 6.3) although scale, quality of materials could include stone and slate but also some very high quality contemporary materials.

Noted. Any planning application will be referred to Historic Scotland who will assess the impact on the setting of the war memorial and church.

Conservation character appraisal is in full agreement with brief but arguably goes further on issues of architectural quality and construction materials.

Considers that basis for restricting development to no more than 2 stories and depths no greater than 10m is questionable.

Part of the the foreground of the Old Manse (4 Freelands Road) should be considered for development. Less visually prominent than Glebe land itself. Bordering realigned Freelands Road, could contribute to sense of arrival as would mark transition from rural area to conservation area. Also assist with security of Old Manse garden grounds which have been the subject of a spate of thefts recently. Would permit restoration/improvement/urgent repair projects on the building which would be conservation gain.

Should generally be no more than 2 storeys in height

John Longstaff

John Longstaff

John Longstaff

Ratho Environment Group Ratho Residents 6 October Meeting J & P NewlandslJames Newlands John Bell Alan & Winnie Hamilton Phil Johnson Kenneth McGreaor

Accepted. Any planning application will be assessed with reference to the character appraisal in conjunction with the development brief, both of which are supplementary planning guidance.

Not accepted. In order to ensure that new buildings do not dominate other buildings in the village it is necessary to indicate maximum dimensions.

Not accepted. Potential for development at 4 Freelands Road is ouhvith the scope of the development brief.

Accepted. This accords with the draft brief which suggests that as a guideline buildings should be no more than 2 storeys in height. This is the general view (with some slight variation) of residents who submitted comments on this issue. No amendment to text required.

The reference in para 6.3, which states that as a guideline development should be restricted to 2 storeys, should be removed. Buildings above 2 storeys should be permitted where site conditions/master planning requires and should be considered at the detailed application stage.

Mix of 1, 1.5 and 2 storey houses preferable.

No more than 1.5 storeys high (ideally 1 storey)

Should be no construction of 3 storey town houses as inappropriate on a rural site.

Should be lower level properties around the sdges of the site and adjacent to the bas idtowpath in keeping with surrounding properties.

The reference to limiting building heights adjacent to the canal in para 6.5 should be removed.

Ridge heights should not be above road level on Freelands Road/below summit of glebe land.


Shona Johnson

Maureen Hogg Ratho & District Community Council Mike Purves B & L Shearey Freelands Road Residents Association

Vlike Purves

Shona Johnson Ratho Residents 6 Octc._er ?eting Ratho & District Community Council Alan & Winnie Hamilton

rurley Associates (on behalf of CALA Homes East)

Ratho Residents 6 October Meeting Maureen Hogg

Not Accepted. The brief provides general guidance on building heights.

See above.

See above.

See above.

Accepted. Brief reworded to cover issue of design throughout site, not just adjacent to canal/basin.

Not accepted. However, text amended to provide clarification regarding heights and views

Not accepted, however views to the south should be possible from Freelands Road across the site. Revised brief reauires that

Buildings heights should be much lower than highest point of the manse on Freelands Road.

New ground levels and roof lines of the development should be restricted to keep the development as low as possible and retain the present visible horizon in all directions.

Ground levels over the landfill section of the site should be returned to those approved under previous planning consents for the site and not enforced.

Site should be lowered to same height as canal towpath.

Amend text in para 2.3 regarding height of site.

Traditional materials preferred to give ‘village feel’ and reflect the historical character of the area such as stone, slate and pantiles, preferably sourced in Scotland.

B & L Shearey

JL Bathgate J & P NewlanddJames Newlands

JL Bathgate Mike Purves

Kenneth McGregor

John Longstaff Turley Associates (on behalf of CALA Homes East)

Ratho Residents 6 October Meeting Kenneth McGregor Ratho Environment Group Phil Johnson Maureen Hogg

~~~~

views are maintained.

See above.

See above.

Not accepted. In order to ensure that ground material is retained (and therefore mitigate numerous lorry journeys and other landfill) it will be necessary to adjust existing site levels and it is unlikely that these can be realistically set to the consented landfill levels.

Not accepted. This would be impractical due to quantity of material which would be required to be removed from the site.

Part Accepted. Text amended to reflect current position more accurately.

Noted. Para 6.3 already makes reference to materials. In addition, quality of materials could include stone and slate but also some very high quality contemporary materials.

Avoid white or grey harling, pastel shades preferred. Colours should be in keeping with existing colour palette in conservation area.

Natural rather than reconstituted stone should feature prominently in the conservation area. Education Confirms that text the Council proposed adding to the brief relating to denominational schools in West Lothian is acceptable.

Para 4.5 should be amended to state that the development proposal will help to sustain a declining school roll at Ratho Primary School.

Local primary school, in particular, needs more pupils to sustain it. Capacity of Ratho Primary School will need to be reviewed in light of possible school closures. Electricity Overhead electricity cables on the existing Freelands Road should be put underground. Any houses on Freelands Road which are not connected to an underground supply should be so. Flooding/SUDS

Alan & Winnie Hamilton Ratho & District Community Council

Ratho Environment Group Maureen Hogg

Ratho & District Community Council -

West Lothian Council


B & L Shearey Ratho & District Community Council

-

J & P NewlanddJames Newlands Alan & Winnie Hamilton Ratho & District Community Council Mike Purves

Noted. The brief requires that new buildings harmonise with the existing buildings in the village. Therefore, the colour of any building will be assessed at the planning application stage.

Noted. This is referred to in para 6.3 of the draft brief.

Accepted. Text amended.

Not Accepted. It is accurate to state that there is currently capacity at Ratho Primary School to accommodate this development.

Not Accepted. There are currently no proposals to close the school due to falling school rolls.

Noted. While Council would support this taking place, houses on Freelands Road are outwith the boundary of the site. Homeowners would need to approach the supplier independently .

Contact should be made with British Waterways who will be able to comment on the potential flood risk in more detail and the stability of the canal bank and wall.

Assurance required from Ratho Park Golf that development will not raise water tablehaise canal levels to such an extent as to increase the risk of flooding.

The applicant should come forward with an appropriate Sustainable Urban Drainage (SUDS) scheme for the site that complies with Planning Advice Note (PAN) 61 and CIRIA’s C697 manual entitles ‘The SUDS Manual’

Should follow Chapter 7 of SEPAs ‘Ponds, Pools and Lochans’ good practice guidance on ‘ Maximising the Ecological Value of Sustainable Urban Drainage Systems’

SUDS ponds should be located further north (opposite 29 Freelands Road) which is lowest/wettest part of the site where water is likely to gather naturally and could form design feature. Views to the and west and east of the site could also be maintained. (May be an objection from Edinburgh Airport in relation to controlling bird activity)

Asks whether the DroDosed SUDS Donds

SEPA

Ratho Park Golf Club

SEPA

SNH

Ratho Residents 6 October Meeting J & P NewlandslJames Newlands Alan & Winnie Hamilton Freelands Road Residents Association Ratho & District Community Council Mike Purves

Maureen Johnson

Noted. British Waterways identified no problems.

Noted. The Council’s flood officer has been consulted on this matter and does not consider land to the south of the development to be at risk from this proposal in the ways suggested.

Noted. The draft brief makes reference to SUDS. Any detailed requirements should be dealt with at the planning application stage.

Noted. See above.

Not Accepted. The Council’s flood officer has advised that the location shown on the revised layout is acceptable. Views addressed in revised brief. Text and layout amended.

Noted. Any vegetation adjacent to the

(where located in draft brief) will not revert to marsh with the risks of more hazards.

Glebe Land Support for incorporating within the brief with accompanying design principles. Better to have clear guidance on what the future use of the land should be.

When Glebe land is developed this should also focus upon the lower margins, in particular fronting onto both sides of the proposed distributor roads to complete the street scene, linear form being a fundamental characteristic of the village (as pointed out in the conservation character appraisal). Should be appropriate for new road and Baird Road.

Not all land referred to as ‘Glebe land’ is owned by church: some in private ownership

Need to preserve the existing 4 ft high verge along north edge of Glebe land, south of

Ratho Residents 6 October Meeting Freelands Road Residents Association J & P NewlanddJames Newlands Jacqui Longstaff Alan & Winnie Hamilton Phil Johnson Maureen Hogg Mike Purves John Longstaff

John Longstaff

John Longstaff

Mike Purves

ponds should help to reduce any adverse visual impact when water levels are lower. The ponds are some distance from housing and people, minimising risk of accidents.

Part Accepted. This area of land lies outwith the boundary of the Freelands Road site as identified in the Rural West Edinburgh Local Plan. However, the local plan notes that this land may be developed at some point in the future and that this may be recognised in the layout. Text and layout amended.

Not Accepted. The linear form is more appropriate to the area of the village to the south of the canal (as stated in the character appraisal). This would not necessarily be appropriate in this location.

Not Accepted. The ‘Glebe land’ identified in the brief is only that land owned by the church (referred to as ‘the small area of agricultural land’ in the local plan)

Part Accepted. The revised paragraph in the brief says that this should be retained,

Freelands Road. Needed to preserve views existing properties on Freelands Road & provide attractive green space.

It is hoped that further discussions will take place between residents and Planning concerning the future use of the Glebe land.

Access to Glebe land should be from new road ICALP

Acces

site (not Freelands Road).

to Glebe land could be from existing - Freelands Road.

Development on Glebe land should not limit exposure to direct winter sunlight of houses on Freelands Road

Views should be protected to and from Glebe land.

Although not part of the development brief, the

Maureen Johnson

Ratho Residents 6 October Meeting J & P NewlandsIJames Newlands Freelands Road Residents’ Association Maureen Hogg Ratho & District Community Council Mike Purves

Jacqui Longstaff

Freelands Road Residents Association

Ratho Residents 6 October Meeting Freelands Road Residents Association Mike Purves

JL Bathgate

- where possible. Should, however, be assessed as part of any planning application. Text amended.

Part Accepted. Further guidance on the nature of the development that would be supported in this location is provided in the revised brief. Text amended.

Accepted. This would seem the most appropriate means of access if the Baird RoadIFreelands Road junction is to be closed off. Layout amended to show position of access road.


Not Accepted. However, the sunlight of buildings will be considered when assessing any planning application with reference to supplementary planning guidance on Daylighting and Privacy.

Part Accepted. A new paragraph has been added to reflect residents’ concerns about the development of the Glebe land which says that views to the south from Freelands Road should be protected.

Part Accepted. A new paragraph has been

same standard of development should apply to the Glebe land (part of which is in the conservation area) when any future planning application comes forward.

Para 7.2 (which refers to it as ‘a small area of land’) understates its size.

Preference is for single storey development on Glebe land

Housing should be of a low density

Housing should be south facing

Ridge heights should be below Glebe land summit regardless of no of storeys

Housing Preference is for 100 houses or less.

JL Bathgate

Ratho Residents 6 October Meeting Freelands Road Residents Association Ratho & District Community Council Mike Purves

Mike Purves

Mike Purves

Maureen Hogg Mike Purves

Ratho Residents 6 October Meeting J 8, P NewlanddJames Newlands Alan & Winnie Hamilton

added to reflect residents’ concerns about the development of the Glebe land which provides some guidance as to how this land should be developed. Text amended.

Noted. Reference taken from the local plan. Considered relatively small as compared with rest of site.

Part Accepted. While does not refer to building heights specifically, a new paragraph has been added to address residents’ concerns about the development of the Glebe land. Text amended.

Part Accepted. While does not refer to densities specifically, a new paragraph has been added to address residents’ concerns about the development of the Glebe land. Text amended.

Not Accepted. Not always appropriate since an east west road will have some south facing and some north facing houses.

Not Accepted. Suggest instead, where possible, houses should be orientated to take advantage of sunlight.

Noted. The Rural West Edinburgh Local Plan makes reference to the fact that the site is able to accommodate approximately

No of houses on site should be restricted to 80.

Should be as mixed as possible (to give a good social mix.)

No more than 2 in a block.

Main housing type should be high quality detached.

Not supportive of larger 415 bedroom executive style housing.

Consideration should be given to sheltered housing and a residential home within the development.

Maureen Hogg

Freelands Road Residents Association Mike Purves JL Bathgate

Ratho Environment Group J & P NewlandsIJames Newlands Jacqui Longstaff

Kenneth McGregor

John Sumner

Maureen Johnson Phil Johnson

B & L Shearey

100 new houses. The final number will be determined at the planning application stage. This will also be determined by a number of factors such as design and density.

See above

Noted. Draft brief already states that a range of houses types/sizes should be provided for a range of needs.

Not accepted. Terraced houses can be used to provide a sense of enclosure to spaces such as the mooring basin.

Noted. Given the site densities, it is likely that there will be a large number of detached houses.

Noted. The scale of housing will be limited by the requirements set out above.

Not accepted. While the brief does not have a requirement for a residential home, this does not preclude such a development from happening if an application is made for it on the site or within the Glebe Land subject to other considerations.

Not supportive of flatted development (but would need to be carefully integrated, if required. Could result in segregation of affordable house owners. If allowed.

No houses in new development should overlook existing directly.

La ndfil I The planning authority should consult with those responsible for contaminated land within Environmental Health to ensure that land affected is assessed and remediated as required .

CALA have, in association with Grontmij, undertaken site investigations, and have discussed the site with the Council’s contaminated land officer (CLO) The site investigations confirm that the material deposited within the site is mainly non- hazardous material from the construction of the M8 extension and demolition material from Wester Hailes.

The risk assessment and remediation strategy will be presented in full as part of the planning application process, and it is likely that conditions relating to this would be attached to any planning consent. The contaminated land

Ratho Residents 6 October Meeting Mike Purves Ratho & District Community Council

Kenneth McGregor

SEPA



Noted. The brief makes reference to flatted development in paragraph 6.7 and notes that it should be no more than 2 storeys high.

Noted. Supplementary planning guidance - The Development Quality Handbook - ‘Daylighting, Sunlight and Privacy’ sets out requirements which are considered to achieve a reasonable level of privacy.

Noted. In para 4.6 the draft brief makes reference to the fact that a remediation strategy must be agreed with the Council. The application stage is when detailed tech n i ca I assess men ts a re a p p ro p ria te .

Not Accepted. Discussions have taken place but no results from the gas monitoring or any other site investigations have yet been submitted for appraisal by the Council. So while no problems are known about, there is no certainty at this stage.

Not Accepted. The Council has made it clear that it would need to be assured that the site could be appropriately remediated, such that it could be made suitable for the proposed end-use, before planning

officer has confirmed that this will be the Council’s position. This could take the form of an outline remediation strategy which would be scientifically justified and supported by appropriate site specific investigations.

Para 4.6 should be amended to state that the developer has undertaken intrusive site investigations and has discussed a remediation strategy with the Council’s contaminated land officer. This will be a condition of any planning consent.

Any site investigations undertaken in relation to the landfill site (see para 4.6) should be extensively carried out and fully transparent. R&DCC requests evidence that the regulations in respect of building on landfill sites has been fully taken into account in the design brief or other development requirements. Need to strengthen brief when referring to this issue. Landscape/Natural Heritage Support for retaining existing trees and providing new landscaping, in particular woodland. Help to attract wildlife. Planting (which should be native species) should be carefully carried out so as not to obscure key views.


JL Bathgate Mike Purves Ratho Residents 6 October Meeting John Bell Alan & Winnie Hamilton Maureen Hogg Ratho & District Community Council

Ratho Residents 6 October Meeting Ratho & District Community Council Alan & Winnie Hamilton

permission could be granted.

Not Accepted. As stated above, the developer has not yet submitted a report on intrusive site investigations nor agreed a remediation strategy with the Council. The Council will only grant planning consentwhen it has all the necessary technical information needed to ensure the site is capable of being made suitable for use.

Noted. The Council will not grant planning permission for the development of such a site for housing unless a remediation strategy is agreed with the Council in advance of planning permission being granted. Draft brief considered sufficiently clear on this issue.

Accepted. While the draft brief already refers to the fact that support will be given to planting native species, reference should also be made to the need to retain existing trees. Text amended.

1 The treedhedges adjacent to the canal on the south side of the site should be retained, where possible, to help screen the proposed housing from the canal (although some could be trimmed near the proposed basin.)

One specific location where additional planting is supported is the car park which could be softened by treeslshrubs (ornamental) and along the towpath where scenic points for pedes t ria nskycl ists co u Id be created .

Some question as to whether there are any TPO’s on the site (in particular at No 29 Freelands Road) A tree survey should be carried out as part of any planning application.

Residents at East and West Croft suggest there should be more planting to the rear of their properties on the south of the canal.

Residents should be liable for the upkeep of grounds and landscaping.

British Waterways should be encouraged to enhance the landscape strip immediately to the north of the towpath adjacent to the

Ratho Residents 6 October Meeting John Sumner Alan & Winnie Hamilton Ratho & District Community Council




Kenneth McGregor


Part Accepted. These should be retained where possible. However, some will have to be removed in order to accommodate the canal basin. Text amended.

Accepted. In rural location such as this, landscaping should be provided in any car parking provided. Text amended.

Noted. Can confirm that there are no TPOs anywhere near the Freelands Road site.

Noted. There may be scope for landowners to plant trees in this location (at least some smaller varieties) but as does not have an impact on Freelands Road site, not an issue for this brief to address.

Noted. Such arrangements are not a matter for the brief to consider but will be the collective responsibility of the develope r/p ros pect ive property owners once built.

Part Accepted. The revised brief supports new tree planting in this location whether this is provided by British Waterways or the

allocation boundary to ensure better integration between the canal and the development.

Any development of the Freelands Road site should be consistent with the AOLQ policy in the Rural West Edinburgh Local Plan due to the proximity of 2 AOLQ’s to the site.

Given the proximity of the Freelands Road site to the Green Belt, the design of any development should be consistent with this po I icy.

SNH advises that those principles established in the ‘Lothians Landscape Character Assessment’ undertaken by ASH Consulting group in 1988 be incorporated into the brief i.e. fact that there are ‘Multiple urban expansion pressures, leading to significant cumulative impacts’ on this landscape unit.

Open Space Support for open space throughout the whole

SNH

SNH

SNH


d eve Io pe r .

Noted. The development could potentially have an adverse impact on the setting of the 2 AOLQs. The brief complies with Policy E8 (AOLQs) in the Rural West Edinburgh Local Plan to the extent that it aims to retain any existing landscape features such as field boundaries and trees which may have an impact on these.

Noted. The brief covers many of the issues addressed in Policy E6 (Design and Amenity Criteria for development in the Green Belt and Countryside) such as design, landscaping and amenity.

Noted. The study was used as a means of assessing the site and identified positive and negative attributes. Negative attributes included the fact that the area may come under urban expansion pressures. This has already occurred to the extent that the site has been developed. However, through its various objectives the brief aims to enhance the positive attributes such as retaining strong field enclosures and subtle topographic and woodland features.

Noted. The Council has discussed this

development to complement existing green spaces in village. However, further consideration should be given to the type and location as shown in the draft brief.

Question the need for a pitchlkick about at all in this location on safety and other grounds. Suggest instead picnic area with public access and childrens play area together with high quality landscaping and woodland. Access could be from canalltowpath and Freelands Road. Could also extend heritage themed iron- work features should be extended.

Reference to all weather kick pitch in para 6.12 (see also figs 4 (a) and 4 (b) should be removed. No requirement in DQ Guideline on open space. Seen as an aspiration.

Location of the pitch poor: too far away from the community in the main part of the village and unsafe next to canal. If there is to be a pitch, suggest developing an all-weather facility nearer the village (possibly next to school)

Kenneth McGregor

Phil Johnson John Longstaff JL Bathgate Freelands Road Residents Association Ratho & District Community Council Mike Purves


Ratho Residents 6 October Meeting B & L Shearey J & P NewlanddJames Newlands Alan & Winnie Hamilton Maureen Hogg Eric Noble

further and has taken into account the views of local residents. Text and layout map amended.

Part Accepted. The Council supports residents’ suggestion of having a landscaped area of open space in the location shown on the layout rather than the pitch shown in the draft brief. There are formal pitches at Ratho Park on the opposite side of the canal (fully accessible to the public) and at Ratho Primary School (available on a restricted basis.) However, in order to meet the open space needs of new residents it proposes incorporating both a play park for a range of ages and an informal ‘kick about’ area (away from the canal edge). Text and layout map amended.

See above.

Noted. Suggestion discussed with relevant Council dept. There is no scope to provide a further pitch adjacent to the primary school due to the gradient. As stated above the existing one next to the school is available on a limited basis.

Consideration should be given to characterlpattem of open space provision on the south side of the canal.

Useable open space should not be reduced by gardens. The 20% rule should be followed to reduce the impact of loss of views and to enhance the burn valley. Other Should be made clear that the indicative layouts attached in figures 4 (a) and 4 (b) are schematic only, and that detailed consideration of the layout of land uses within the site requires to be informed by technical analysis of the site.

The reference to ‘developers’ in para 1.2 should read ’developer’.

Ratho not a dormitory village for Edinburgh- provision should be made to allow families to continue to live in there.

Light pollution should be minimised e.g street and security lights minimised.

Should substitute ‘canal basin’ for marina in text of brief.

In para 2.1 says that population fallen over last




JL Bathgate

Phil Johnson


John Longstaff

John Longstaff

Noted. This is outside the scope of the brief. Area has access to facilities at Ratho Park and new ones at Freelands Road will also benefit residents in this location.

Accepted. While less than 20% open space, still significant area provided, mainly in form of landscaped picnic area. Brief amended.

Noted. Have marked layout plan as ‘ i nd ica t ive’ .

Not Accepted. The brief is written for the use any developer.

Noted. The range of house types being promoted in the brief should help to address this.

Noted. Not a land use planning issue which the brief is required to address.

Accepted. Text amended.

Not Accepted. Confirmed by the GRO Small

16 years - would be surprised if this is the case.

In para 3.3 nonstatutory should read non- statutory.

In para 4.3 ‘Schedule should read ‘Scheduled’

In para 5.3 should substitute ‘opening’ for ‘openable’

Retain history and character e.g. new street names such as ‘Kirkton of Ratho’

Parking The existing car park should be retained for church, and general public inc canal visitors.

Existing car park is underused, gives an air of dereliction and is out of keeping with the conservation area. It is poorly maintained and is a magnet for anti-social behaviour. Proposes that do not replace existing car park with another. Loss would be a conservation gain. If a car park is required this should be outside the conservation area & parking standards applied to development as a whole.

Should have separate car parks for marina and church.

John Longstaff

John Longstaff

John Longstaff


Kenneth McGregor Phil Johnson

John Longstaff


Area Population Estimates which indicate a 7% fall 2001-2006.

Noted. Draft brief already correctly reads non-statutory.

Accepted. Text amended accordingly.

Not Accepted. In the Oxford English dictionary ‘openable ‘ is listed as derivative of open (adjective) and is considered to be an appropriate term for a bridge that opens.

Noted. The Council is likely to make reference to historic context when naming streets.

Noted. See below

Noted. See below.

Accepted. See below.

If has to go ahead, preferred location of car park is to south of new access road near the towpath/ proposed marina and close to church (Option 4 a) Safest for children returning from Balerno High School by bus. Also provides access for parades and galas

The indicative location of the car park in Fig 4 (b) is not supported. Poses a security risk to the garden grounds of the Old Manse which has been subject of a spate of petty theft recently. Provision of soft landscaping would only serve to increase opportunity and attraction for crime. Would force canal users to cross road with canoes, buggies etc

Location of car park for community use in south-east corner of site is inappropriate and impractical being too distant from the village and raising safety issues (Layout 4 b ?)

If deemed necessary to provide a car park for funeral goers, propose building another off a new road linking the new Freelands Road to the old in the vicinity of the cemetery (outside conservation area yet within easy reach of church) This would also be a safer route

Need to ensure that car park large enough to take account of all potential users, including church and marina. Whole area between basin

Ratho Residents 6 October Meeting Rev Ian Wells Ratho & District Community Council P & J Newlands/James Newlands John Longstaff

John Longstaff Jacqui Longstaff

Maureen Hogg

John Longstaff

Ratho Residents 6 October Meeting Maureen Johnson Eric Noble

Accepted. It is proposed that parking be provided in 2 main locations both of which should be to the south of the new access road: one near the existing facility in the historic core; the other adjacent to the marina. Text and layout amended.

Noted. Layout and text have been amended.

Noted. Layout since altered. Text amended.

Noted. However, the draft brief makes no mention of the need to address the need of luneral goers.

k the school bus to stop on Baird Road rather

Noted. Sufficient parking will be provided in 2 locations in the revised brief (see above). A new lay-by will also be provided to enable

and Baird Road could be used as parking. Particular need to access church for which at least 36 spaces required. Should also be able to accommodate buses, including school bus to Balemo High to turn.

Access to car park should be off Baird Road Le. opposite church with no access to the development.

Suggests brief is giving preferential treatment to church goers (para 6.24) over other potential users of car park. Most church goers in village able-bodied and walk to church. Only those who live outside village use car park and even then this is for a short time.

Car parking could be provided next to library on School Wynd.

Should be adequate road parking within the housing area for residents and visitors Should be dispersed throughout the whole development in accordance with the Council’s parking standards.

Queries need for parking provision (see para 6.23) for a school bus. Already adequate provision elsewhere in village. Would have an

Rev Ian Wells Ratho & District Community Council John Bell Alan & Winnnie Hamilton Mike Purves

Maureen Johnson

Turley Associates (on behalf of CALA Homes East) John Longstaff

B & L Shearey

B & L Shearey Mike Purves John Longstaff

John Longstaff

than in the car park. See revised layout.

Part Accepted. Both the new car parks will be accessible from the newly aligned Freelands Road (off Baird Road). However, realigned Freelands Road will be main access.

Not Accepted. Car park is currently well used by church goers on Sundays which is why this reference was included. Brief does say that this is a ‘public car park’.

Noted. While this may be potential location for a car park, priority is to provide parking in vicinity of church and marina (see above).

Noted. Will be provided in accordance with parking standards as part of planning application.

Not Accepted. Idea is to provide stopping area as a lay-by on Baird Road rather than parking for a school bus. lavout. See revised 1

adverse impact on conservation area.

Car park for the marina should be that in Council parking standards Le. one per berth

Assuming Council parking standards applied to site, would result in 20 on-street visitor spaces spread throughout development and one space per berth for basin. Given that all berths for travelling boats (the owners’ cars being located elsewhere) this would mean that spaces in car park would be available for casual encumbered visitors to the canal, towpath and picnic area. Seems overly generous .

Explicit reference should perhaps be included to Edinburgh’s parking standards which it is presumed will apply here. PedestriadCycle routes Existing footpath network (including along main roads) is poor.

Need well signposted network footpathskycle paths

of

Request that access to towpath from development including area of open space to north of canal, Freelands Road and from Freelands Road farm service road.

John Longstaff

John Longstaff

John Longstaff

6 & L Shearey


Ratho Residents 6 October Meeting Alan & Winnie Hamilton Freelands Road Residents Association Kenneth McGregor

Not accepted. Parking standards state generally 1 per berth. Advice from transport Function for this proposal is 1 per 2 berths)

Noted. Parking provision for the whole development to be provided in accordance with parking standards and in discussion with transport function as part of planning application.

Accepted. Reference is now made to this in the brief.

Noted. Upgrades to the existing network in the village will be provided as part of a package of improve men ts.

Noted. New routes shown in layout linked to existing routes. New signage proposed.

Noted. Proposed network will include these routes.

Pedestrian route between car park and canal should be maintained.

Baird Road (Spokes designated cycle route) links canal towpath with other ‘off road’ paths at Newbridge. Road currently unsafe for cyclists.

Baird Road -kerbs, pavement, road markings to be restored throughout the length of road where required and realignment of pedestrian rights of way subject to a safety assessment

Pavement on Baird Road from M8 flyover to the Norton House Hotel is in a dangerous state of repair and should be upgraded as part of develop me nt

Other pedestrian access routes alongside roads into Ratho need to be reassessed.

The site does not comply with new planning regulations regarding disabled/elderly access to shops, doctor’s surgery, chemist and community facilities. RDCC wish to discuss issue further and agree solutions before completion of final brief. Play Parks Need for more childrens’ play areas in village as a whole.

Phil Johnson


Mike Purves



Ratho & District Community Council Mike Purves

Phil Johnson

Noted. Proposed network includes this route.

Noted. This will be covered by the road construction consent at the planning application stage.

Noted. This will be covered by the road construction consent at the planning a p p I ica t ion stage.

Not Accepted. This is too far from the site to be considered by the brief.

Noted. Pedestrian routes in and around the site will be reviewed at the planning application stage.

Noted. The Roads Construction Consent application will be need to comply with requirements for disabled access.

Accepted. Suggest install a high quality play Dark for children of all aaes in the DroDosed

Children’s play areas should be integrated into housing areas for safety and supervision. Should not be located near canal or edges of development where may experience vandalism.

The play park in 4b appears to be for the benefit of residents in the new development.

Public Transport Need to improve existing X48 bus service. The 100 houses proposed will add to pressures on service which is already inadequate. Ratho should have own dedicated service - not just park and ride to Ingliston. Also needs to be more flexible e.g. through use of cross ticketing. No direct service to Edinburgh and none to other locations e.g. Balerno, Gyle, St Johns HospitaVERI. Service very limited at weekends. lngliston could become an interchange for other routes. Should ideally be dedicated service.

Bus frequencies should be similar to those proposed for North Kirkliston housing development. Already current frequency is better than for Ratho (i.e. every 20 mins).

Development should also comply with Council

Ratho & District Community Council Mike Purves B & L Shearey

Rev Ian Wells

Ratho Residents 6 October Meeting B & L Shearey Linda Hutton Shona Marshall J & P NewlandslJames Newlands Alan & Winnie Hamilton Maureen Hogg Ratho & District Community Council Mike Purves John Longstaff

John Longstaff

John Longstaff

park in south-eastern corner of the site. Text and layout map amended.

See above

Noted. Any play areas in the development should be for the benefit of local residents and visitors.

Part Accepted. Some improvements aimed at enhancing the existing bus service are proposed. See amended text and layout.

Noted. However, this is development is for much fewer houses than North Kirkliston (approx 600).

Noted. This is desirable but main aim is that

?olicy (bus penetration should be such that no nouse or workplace is more than 300m from the nearest pair of bus stops.

Road from Ratho to Newbridge via Ratho Station is very narrow (includes ‘piggery bend’) and needs to be widened to accommodate buses.

As development may well increase traffic on Baird Road, there is a need to review bus stop provision on this section of the road. Therefore upgrading would be desirable, including the installation of bus boarders, new shelters and real time information signs as high priorities.

The reference to an off-road bus stop and lay- by in para 6.23 should be removed as this prevents stops on the road acting as inherent traffic calming features. Off- road bus stops result in buses re-entering the carriageway

Not clear how a bus stop next to public car park (see para 6.23) will help to encourage public transport use (unless used as an informal park and ride) Would harm street scene in conservation area. Buses to north of bridge operate on hail and ride basis (favoured stop being junction of Freelands and Baird Road) Additional street furniture in conservation area should be avoided where possible.

John Longstaff

Ratho Residents 6 October Meeting Lothian Buses


John Longstaff

stops within a ‘reasonable walking 3 istance’.

Noted. This issue will be looked at by the Council as part of the review of transport infrastructure in the area.

Accepted. The Council supports the upgrading of existing facilities such as the installation of bus boarders, new shelters, and real time information. Text amended.

Not Accepted. The Council’s view is that this would be the most appropriate location for a new stop although bus stop provision is likely to be reviewed generally in response to any planning application.


Site Works should developer wish to sink piles to ivercome the instability of the infill site, this :odd cause structural damage to properties i n Freelands Road. Should consult with local -esidents before undertake work. Also bunds should be formed between the existing -esidentiaI areas and piling locations with an snvironmental assessment. Request that a structural survey of properties on Freelands 3oad is carried out before and after work as a xecaution (paid for by developer.)

Audible reversing beacons used in construction vehicles should be of the modern kind (low frequency and low intensity) with a m e way system for construction traffic on site put in place to minimise the use of these. In addition, any other mobile machinery should have the same type of auditory warnings.

Wheel washing must be installed and used on site before any vehicle movements take place. Street cleaning vehicles should be deployed.

Storage and accommodation areas should be located at a site removed from the residential location on Freelands Road.

Proposes that re-open access road previously used for infill activity which was located to the south of Freelands Road for construction

Van & Winnie Hamilton 'reelands Road Residents Association qatho & District Community Council Mike Purves

iiatho & District Community Council Vike Purves

Ratho & District Community Council Mike Purves

Mike Purves


Noted. Such matters would be dealt with at the planning application stage e.g. through conditions rather than through the development brief.

See above.

See above.

See above.

See above.

traffic. This would minimise the impact of construction traffic. The implications of increased heavy goods vehicle usage on safety along Freelands Road should be formally assessed.

West end of Freelands Road/village should not be used by site vehicles.

Site traffic should be diverted away from centre of village Le. Baird Road, narrow canal bridge (access should be via Freelands Road or from Ratho Station on Baird Road)

Community has experienced 8 years of disruptive infilling around site. Council should bear this in mind in planning the construction phase.

Disturbance of birds and wildfowl from construction activity must be avoided during the nesting season.

New site road infrastructure and blocking off should be done at start of development to minirnise disruption to road network by construct ion traffic.

Suggest carry out regular surveys e.g. to roads from construction traffic.

Mike Purves

Shona Johnson


Ratho & District Community Council Mike Purves Freelands Road Residents Association

JL Bathgate

Ken net h McG rego r

See above.

See above.

See above

See above.

See above.

See above.

~ ~

Strict conditions on construction traffic needed to minimise disruption caused by site traffic. Suggest limit working hours. These should be agreed with RDCC and set out in development brief.

Construction works should be carried out with due regard to SEPA’s pollution prevention guidelines. Surrounding Land/Sites Concern that approval of development scheme for the Freelands Road site may jeopardise any future proposals made by the golf club for development on the south side of the canal, specifically on land owned by the golf club.

Former gasworks site to south of Freelands Road - Council should promote improvements as detracts from site.

Land to east of the ‘cliff face’ is green belt and should be protected from further development.

Sustainability Use of environmentally friendly sources of

Mike Purves John Sumner Ratho Residents 6 October Meeting Kenneth McGregor JL Bathgate Ratho & District Community Council

SEPA

Ratho Park Golf Club


Mike Purves


~ ~________

See above.

See above.

Noted. The brief is concerned with the development of the Freelands Road site and should not prejudice the development aims of other landowners in the area in terms of any prospective development proposals they may have.

Noted. The site is identified for housing in the Rural West Edinburgh Local Plan (as HSG 3). The fact that the Freelands Road site is being developed may hasten its development.

Noted. Land to the east of the development is identified as green belt in the Rural West Edinburgh Local Plan. Policy E5 of this plan restricts the type of development which would be acceptable in this location.

Noted. Draft brief says aim is to incorporate

Consider environmental impacts on existing housing e.g. solar gain.

Development should be energy efficient.

Energy and resource conservation should be embodied throughout the development. Materials selection, transportation and sourcing, energy efficiency in the operations of buildings, solar gain, water use, and water recycling are all issues which could be included in such an approach.

Waste management facilities for recycling and collection will be required within the development. Need to identify what facilities would be appropriate in a development of this nature.

Encouragement should be given to on site generation of renewable energy. Transport Reference to ‘well-developed road network’ in para 2.6 is inaccurate. Road links considered poor.

I Existing road network already overstretched.



SEPA

SEPA Ratho Residents 6 October Meeting Ratho & District Community Council

SEPA

~~

John Longstaff Maureen Hogg


sustainability features into the design from an early stage in the design process. Also required to adhere to the Edinburgh Standards for Sustainable Building.

See above

See above

See above

See above

See above

Not Accepted. This was referring to the wider transport network rather than the roads in the immediate area.

Noted. Acknowledged that impact of this

Concern that new development in Ratho itself (Freelands Road, Craig Park Quarry) and in wider area (Highland Showground etc) will make things worse. Improvements will need to be undertaken before development goes ahead.

Request that a new traffic impact study/survey be undertaken for village and surrounding area. This should also be undertaken at peak travel times i.e. rush hour. The results of this should be agreed with RDCC and incorporated in final brief. The developer should implement any recommendations.

Improvements to following junctions/roads required :

Baird Road/Freelands Road Dalmahoy Road/A71- Baird RoadIHarvest Road and Cliftonhall Road Baird Road/Ratho Park Road Freelands Road/A8 at Gogar Stone

Improvements to following roads required:

Main Street/Baird Road -road narrow in village (single track in places) and further north towards Newbridge and Ratho Station. In village parked cars which makes traffic flow a problem Cars travel at excessive speeds. No

Ratho Environment Group B & L Shearey J & P NewlanddJames Newlands John Bell Maureen Hogg Ratho & District Community Council ShonaJohnson Mike Purves Phil Johnson Alan & Winnie Hamilton Eric Noble

development on existing network is of concern. However, a transport assessment will have to be undertaken for this proposal. This will also consider the cumulative impact i.e. the effects of other developments proposed in the area on the network .

Noted. As stated above a transport assessment is required to be undertaken by the developer. The results of this will have to be acceptable to the Council.

Noted. The draft brief states that developer contributions will be required to fund the upgrading of local roads and junctions including a number of these e.g. it is proposed to install double yellow lines along these Main Street/Baird Road which are often heavily parked, improving the junction between Dalmahoy Road/A71. There is scope for improving the existing narrow canal bridge through the introduction of a pedestrian only phase.

Davements for pedestrians to walk. Canal bridge in village of concern as unsafe for ?edestrians and no provision for disabled.

Dalmahoy Road -busy also

Freelands Road - too narrow and will not be able to accommodate additional traffic from relocated Highland Showground. Requires to be realigned to east. Request that provide pavement along.

Paras 4.11 and 6.20 should be amended to state that developer contributions will be required to fund the upgrading of local roads and junctions should the traffic generated by the development require this.

In para 4.12 the reference to the capacity of the Baird Road junction as limiting the development on this site to 100 units should be removed, as TA illustrates capacity for up to 150 units.

According to the TA undertaken by Grontmij, no local junctions will operate over capacity as a result of the development.

Queries para 4.12 which says that traffic flow




John Longstaff

Not Accepted. Text in brief considered clear enough.

Accepted. The capacity of the site in terms of housing numbers will be discussed with the developer at the planning application stage. This will also be determined by a number of factors such as design and density. Text amended.

The Council has since asked Grontmij to submit a revised TA so this comment is no longer re lev ant.

Noted. While this may be true at the present

is southwards. Main direction of traffic depends on time of day. Most traffic heads north over bridge in morning; a similar amount towards the south in the evening.

Should ensure careful routing of junctions accessing proposed development of both Freelands Road and Baird Road.

Concern about over-use of traffic calming along newly diverted Freelands Road

West end of Freelands Road should be blocked off and road used for access only. Road traffic should be calmed. Could install telescopic or removable bollards across road entrance. These could be opened up by restricted keyholders e.g. when emergency access is required/ other events such as funeral processions take place. (petition submitted by residents on Freelands Road).

East end of Freelands Road should be blocked off and junction with Baird Road improved. Closure of west end would adversely affect access to Glebe land and create a barrier between the new development and the village. In addition, there is a need to

~ maintain pedestrian access for funeral

Kenneth McGregor

Maureen Hogg

B & L Shearey Ratho Residents 6 October Meeting J & P NewlanddJames Newlands Freelands Road Residents Association JL Bathgate Alan & Winnie Hamilton Maureen Hogg Ratho & District Community Council Mike Purves John Longstaff Jacqui Longstaff

Rev Ian Wells

time, it is predicted that the main flow of traffic arising from the new development will be in a southerly direction.

Noted. These would have to be acceptable to the Council as part of any planning application submitted.

Noted. Traffic calming to be achieved through winding road configuration rather than road bumps etc

Accepted. This option is supported by the Council’s transport function and the majority of residents on Freelands Road. The road, though closed to vehicles will still be accessible by pedestrians and cyclists. Text and layout plan amended.

Not Accepted. See above. In addition, access to the Glebe land could be provided via the re-aligned Freelands Road. The new road will also provide access to the cemetery .

processions from the church to the cemetery on Freelands Road via the Baird Road iunction.

Should not close east or west junctions of Freelands Road. Preferable to have option of using either road. A number of businesses located on Freelands Road- such traffic would have to be diverted through a residential area. Also concern that Highland Showground traffic in summer may be forced to drive through the new housing. Also issue of funeral corteges passing through housing on way to cemetery.

Should be one entrancelexit to the site from re-aligned corner on Freelands Road before Ashley Cottage (or the Moat House) i.e. maintain existing junction between Freelands RoadlBaird Road.

Should be access to development from both Baird Road and Freelands Road.

Access to site should be from Freelands Road and terminate in location behind existing car park.

In order to solve problem of traffic congestion (particularly at peak times) proposes installing a new road bridge to the east of the conservation area linking the new

Shona Johnson Maureen Johnson Phil Johnson

Maureen Johnson

Shona Johnson

Phil Johnson

John Longstaff

Not Accepted. Generally agreed that existing Baird RoadlFreelands Road junction is poor and that new junctions at either end of the new road will be safer. West part of Freelands Road is essentially ‘residential’ anyway. A new road traffic order will prevent excessive traffic build-up from the re-located Royal Highland Showground.

Not Accepted. Such a junction would not be able to cope adequately with the volume of traffic movements arising from this development.

Noted. The new road will provide access from both .

Not Accepted. A development of this size requires more than one access (Le. as shown from Freelands Road and Baird Road) (see above).

Not Accepted. This proposal would not be acceptable in environmental terms. The proposed bridge would have an adverse impact on the canal (Scheduled Ancient

development to East Croft and thus into the village via Ratho Park Road (which would have to be traffic calmed) and Main StreetlBaird Road. Without a solution development is unsustainable.

Para 6.19 should be amended to state that a decision on the closure of Freelands Road, an opportunity provided by the new general access road will be made by City of Edinburgh Council in association with local residents.

New road should be wide enough to accommodate necessary farm traffic.

The new road should be constructed first so that minimise impact on Freelands Road during building.

Village gates could be provided on approaches from Freelands Road and Baird Road. Would be an attractive feature and calm traffic.

Care needed when considering new junction of Freelands RoadIBaird Road Road - scope to realign road which could alleviate potential


J & P NewlandslJames Newlands

J & P NewlanddJames Newlands Alan & Winnie Hamilton Free lands Road Residents Assocaition Maureen Hogg Mike Purves


Ratho & District Community Council Mike Purves Ratho Residents 6 October Meeting

Monument) It would introduce a significant increase in traffic movements in the East CrofWVest croft area. The junction between Baird Road and Ratho Park Road is already constrained.

Part Accepted. The Council has decided to close the western end of Freelands Road which is also acceptable to the majority of residents on Freelands Road. Text amended.

Noted. The proposed road will be able to accommodate such traffic (this will be wider than Freelands Road - the existing route used by such vehicles).

Noted. Other than the basin (which should be built before any houses in the western part of the site) the road is likely to be one of the first elements of the development to be constructed.

Not Accepted. These may be perceived as forming a barrier between the new development and the existing village. The brief aims to encourage greater integration between both.

Noted. It is proposed to modify the traffic signals on the road bridge to accommodate the new iunction at Baird Road. This should

problem of traffic tailbacks developing near blind summit to the north, towards the brow of the hill. This in turn could free up more space around the church and war memorial for community use. Traffic control (signal lights) could perhaps cover the new junction. Will reduce traffic using new junction to east of site and retain existing road’s rural character. A street crossing guide should be provided at appropriate times.

New roads, particularly in conservation area, should be carefully designed and constructed (with ref to PAN 44). Also must be appropriate in from and scale to their surroundings. Overriding objective should be to achieve a domestic scale in keeping with existing infrastructure.

Routes to primary school - safety/access issues. Balerno High School -bus stops on Main Street- similar issues. Both taken into account Views Need to protect existing views. Include to south (towards Pentlands), east (towards the city), north towards Forth Bridges/airport and west towards Bridge Inn, church and listed buildings (in particular from east end of Freelands Road.)

Too little emphasis placed on views to west (in

John Longstaff


Ratho Residents 6 October Meeting B & L Shearey John Bell JL Bathgate Freelands Road Residents Association Ratho & District Community Council

Freelands Road Residents Association

prevent traffic tailbacks from forming along Baird Road. School guides’ will be provided on existing guide positions at Main StreeVBaird Road junction (traffic calming feature).

Noted. The brief makes reference to the need to encourage development of a high quality. This refers to road as well as buildings. The detailed design of the road layout should be dealt with at the planning application stage.

Accepted. ‘School guides’ will be provided on existing guide positions at Main StreeVBaird Road junction (traffic calming feature ).

Accepted. Residents have identified a wide range of views to be protected. The Council aims to maintain these, where possible. Text and layout amended.

AcceDted. See above.

particular towards Bridge Inn, churchetc) a n d south in brief.

The extent of the proposed ‘cone of view’ in which building heights are restricted should be removed (see para 6.5 and 4 (a) and 4 (b). Weight attached to perceived views of castle should be reduced. Wate rISewa ae v

Developer should put in place system for financing and maintaining drainage conduits under the site.

Question of whether waterkewage beyond site is being addressed? Septic tanks currently used by some residents at 25 and 29 Freelands Road i.e. no mains drainage. Asks whether will be connected to mainshmproved.

Asks whether sewage facilities surveyed to see whether could cope with new development.

Where SEPA considers that a developer has not taken all reasonable steps to seek connection to the foul sewer, SEPA will object to the planning application.

Maureen Hogg


Kenneth McGregor

Ratho Residents 6 October Meeting J & P NewlandslJames Newlands Alan & Winnie Hamilton Mike Purves Ratho & District Community Council

John Bell

SEPA

Accepted. See above.

Noted. Such issues will be addressed by the developer at the planning application stage.

Noted. The brief is concerned with the infrastructure required to support the development of this site. However, those residents who are not currently connected to the main sewer system should contact relevant bodies.

Noted. Such issues will be dealt with at the planning application stage.

Noted. This issue will be dealt with at the planning application stage.

Appendix 3 : Freelands Road - Alternative Canal Crossing Options Assessment (see map)

Option Option 1 Ratho Park Road (roadlfootbridge)

Option 2(a) East Croft- (footbridge

Option 2(b) East Croft (roadlpavement)

Option 3(a) East Croft (foot bridge)

Positive Limited direct impact on individual resident ia I properties

Provides additional pedestrian access to and from site via East CroWRatho Park Road.

Provides additional vehicular and pedestrian access to site via East CroWRatho Park Road - potential to reduce levels of traffic on Baird Road bridge.

Provides additional pedestrian access to and from site via East CroWRatho Park Road.

NegativelPotential Difficulties Green Belt Location - impact on open, rural character Large area of land take in 3rd party ownership Very long and indirect pedestrian link to village facilities

Bridge across canal (depending on design) is likely to have an adverse impact on setting of Union Canal (Scheduled Ancient Monument) and Ratho Conservation Area.

Longer route into the site than via Baird Road/Freelands Road and therefore limited benefits for pedestrians in accessing the centre of the village from the Freelands Road site. As Option 2 (a) and:

Loss of gardens, parking and access of at least three properties on East Croft.

If bridge is at the recommended maximum steepness of 1 in 12, so as to make it fully accessible, its length would be such that it would result in the loss of access to 16 properties on East Croft. A steeper bridge would not meet accessibility standards

There is inadequate space for construction of new bridge.

Additional traffic generated in East Croft Estate, including at junction of Baird Road/Ratho Park Road, which would be detrimental to road safety. Bridge across canal (depending on design) likely to have an adverse impact on setting of Union Canal (Scheduled Ancient Monument) and Ratho Conservation Area.

Option 3 (b) East Croft

(roadlpavement)

Option 4 East Of Baird Road (footbridge)

Option 5 Existing Bridge at Baird Road (widen existing bridgehew pedestrian bridge alongside

Provides additional vehicular and pedestrian access to and from site via East CroWRatho Park Road - potential to reduce levels of traffic on Baird Road bridge.

Provides additional pedestrian access to and from the site.

Would provide more space for both pedestrians and vehicles.

Longer route into the site than via Baird Road/Freelands Road and therefore limited benefits for pedestrians in accessing the centre of the village from the Freelands Road site. As Option 3 (a) and:

Loss garden of at least one property at East Croft. '

Loss of parking/access to three pro perti es .

If bridge is at the recommended maximum steepness of 1 in 12 so as to make it fully accessible, its length would be such that it would result in the loss of access to 6 properties on East Croft. A steeper bridge would not meet accessibility standards.

Inadequate space for construction of new bridge.

Additional traffic in East Croft Estate, including at junction of Baird Road/Ratho Park Road, which would be detrimental to road safety. Pedestrian footpath alongside canal between bridge and Baird Road would require upgrading. Ownership of land unclear - may involve a number of individual owners.

Bridge across canal (depending on design) could have an adverse impact on setting of Union Canal (Scheduled Ancient Monument) and Ratho Conservation Area.

Considerable land-take required to meet accessibility standards. Neither Historic Scotland nor the Council's Listed Buildings Team support extending the bridge. This is due to the potentially adverse affect on the Grade B listed building. It would not be possible to widen without affectina its character and

existing)

Option 6 South Kirkton Farm (footbridge)

Improves pedestrian access from canal towpath to primary school.

Land to south of canal in Council ownership.

appearance. The setting of the bridge is also likely to be adversely affected by such development. (The bridge is also scheduled as part of the Union Canal -bridge 15 in the scheduling document).

Lack of space to extend bridge (particularly on west side adjacent to Bridge Inn).

Technical difficulties involved in building new bridge/extending existing, including possible requirement for closure during construction work. Bridge across canal (depending on design) could have an adverse impact on setting of Union Canal (Scheduled Ancient Monument) and Ratho Conservation Area.

Potential safety issue as pedestrian route adjacent to canal. (would be used by children going to and from primary school) Would not comply with safer routes to school guidelines.

Long and indirect pedestrian link between housing site and majority of villaae facilities.

Pedestrian Survev

A pedestrian survey was under~aken on t alised canal bridge in Ratho. The survey was carried out ~ednesday 19Ih March 2008 17:15 and Thursday 20th March 2008 0730- 09:30am. The number o estrians is very weather dependent^ it should be noted that on the Wednesday evening n was shining while on the Thursday morn~ng it was grey and damp. The aim of the survey was to observe pedestrian mov~ments and record any difficulties they had due to the limited outw way width. It was observed on site that the majority of pedestrians were either people exercising their dogs or school children. It is likely that pedestrian activities are greater during the mmer months with leisure trips being made on foot by those accessing the canal owp path d car park. The footway over the bridge is I m wide, sufficient for prams and wheetchairs to use the route. There is reasonable intervisibility between both ends of the bridge such that prams/wheelchai~s can check the footway is clear before crossing.

Table 1 : Summary of Pedestria

emissions. However there was not any evidence of unsafe passage, all pedestrians observed remained on the footway.

10/04/2008 Although this represents a significant increase in pedestrian movements there remains on average less than one person crossing per minute at peak periods.

In relation to historic accident data in the area, one slight injury accident was recorded on Baird Road on 30/01/05 to the north of the village between 1983 and 2007.

Potential Mitiaation

The potential mitigation would be to increase the green man stage within the operation of the current traffic signals at the bridge to allow pedestrians to walk over the bridge with all traffic held at red. Whilst this would reduce the capacity in terms of vehicular throughput it would not cause significantly increased queues. Based on the length of the bridge the proposed pedestrian stage would last 23 seconds, consisting of the existing pedestrian stage of 5 seconds plus an additional 18 seconds to walk over the bridge. This would increase the cycle time from 39 seconds to approximately 57 seconds. It should be noted that this is not a standard layout, and may cause pedestrians to walk diagonally over the bridge in the carriageway resulting in potential conflicts when the vehicle stage resumes.

In reality it is unlikely all pedestrians would comply with red man signals as there is a continuous footway available and they may be required to wait up to 34 seconds after pressing the demand button.

4 Grontmij www.grontmij.co.u k

- Spectrum House 2 Powderhall Road - Edinburgh EH7 4GB T +44 (0)131 550 6300 F +44 (0)131 550 6499 www grontrnij co uk

I -

G ro n t m ij

Planning City Development The City of Edinburgh Council G I Waverley Court 4 East Market Street Edinburgh EH8 8BG

For the attention of Alison Kirkwood

Registered Office Grontmrj Limited Grove House Mansion Gate Drive Leeds, LS7 4DN

Registered in London _ - NO zaama5 - 10 April 2008

Project: P517800

Our Reference: LTOI-Issue of Reports to CLO

Dear Sirs

FREELANDS FARM, RATHO PROPOSED HOUSING DEVELOPMENT DEVELOPMENT BRIEF POSITION WITH REGARD TO CONTAMINATION

We write with respect to the proposed housing development at Freelands Farm, Ratho with the I

objective of providing information with respect to existing site contamination. The Development Brief para 'Landfill', under 'Environment and Infrastructure Considerations' refers.

Studies have been undertaken over the period 2004 to 2007, we would now summarise the - study findings. _.

History of Site

Preliminary studies were undertaken over 2004/5 to ascertain the nature of the site. It was determined that Waste Management Licence WML/E/127 authorised the deposition of non- biodegradable, clean demolition material, sub-soil and top soil - this applies to the majority of the site.

This was preceded by a landfill operation local to the road bridge at the west end of the site. SEPA were able to consult a Licence Register issued to them by the WRA in 1996, which suggested that the Licence was issued by Edinburgh Councils WRA to Land Restoration Ltd on 25th July 1988 and that the Licence only permitted the acceptance of inert waste.

SEPA were able to confirm through personal experience of the Officer that they were satisfied that the nature of wastes deposited complied with the terms of the License. This to some extent

2008 ' _ . .accepting waste not classed as inert. ' contradicted by the Contaminated Land Officer who noted in their letter dated 7th September -

It may thus be concluded that the site accepted construction and demolition wastes essentially inert, i.e. not biodegradable or hazardous wastes (soils of course are organic) but which probably contained some constituents such as timber.

A gas spiking survey was undertaken in 2005, no significant gas concentration was found

6 Grontmij

Local Plan

The site was allocated for residential development within the Local Plan.

Intrusive Investigation

An extensive two stage intrusive investigation was undertake (2006/2007) in order to characterise technical matters including the demonstration of the physical, chemical and biological stability of the site.

Grontmij consider that the investigations demonstrate that the site is suitable for redevelopment in consideration of its proposed end use (primarily residential with gardens end use and marina).

It is appreciated that additional investigation I studies may be required by the Regulator in support of the above conclusion.

It is considered that the key to enabling redevelopment of the site is the generation of a robust remediation strategy that satisfactorily manages contamination, waste and geotechnical issues, particularly in consideration of respective regulatory regimes. The principal aspect of the proposed remediation will be the excavation, materials processing through selection and testing, and re-compaction of soils over the site.

The findings of the investigations were drawn up in two separate geotechnical and contamination assessment reports, a copy of each of which is enclosed.

0 Freelands Farm, Ratho - Geotechnical Report, Grontmij, May 2007; Freelands Farm, Ratho - Contamination Assessment Report, Grontmij, May 2007

a) Geotechnical Assessment

Understanding of ground conditions has advanced allowing consideration of foundations.

Piling remains the assured solution for house foundations over made ground, coupled with dynamic compaction and recompaction of soils for limitation of settlement.

b) Contaminated Land Assessment / Reuse of Materials

Investigations supported the understanding of the characterisation of on site materials, Le. the majority of deposited wastes may be reused for construction purposes - subject to processing through selection and testing. This solution minimises the export of ’ materials providing a suitable solution to the preparation of the site.

Preliminary discussions were held with the Council’s Contaminated Land Officer who indicated agreement to the proposed working of the site but who noted in a letter dated 7Ih September 2007 that a remediation strategy was required before a planning application is considered - it was acknowledged this could take the form of a an outline remediation strategy - but scientifically justified and supported by appropriate site specific investigations.

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Ground gas was detected in a localised area of the site. It is understood this arose from the deposition of canal dredgings (it is believed local knowledge may have identified the deposition of this as ‘sludge cake’). No biodegradable materials, e.g. household wastes were identified in boreholes or trial pits.

G ro n t m ij

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Additional recent gas monitoring has been undertaken (April 2008) at the site, the results of I these are attached as a supplementary Appendix H to the report. -

Whilst it is considered that mitigation of gas generation may be achieved through standard protective measures, it is preferred to take the precautionary approach and excavate the area of concern -thus removing any uncertainty.

- The contamination report includes a risk assessment (based on published conservative Tier 1 screening values) which identified potential contaminant hazards at the site Following this investigation, a meeting between Grontmij and City of Edinburgh Council was held (March 2007) that identified the outline position. This was followed up by an exchange of correspondence and the Council's letter dated 7'h September 2007 referred to above.

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To assist the Council's understanding of this site and how it can progress to be suitable for use for the proposed end use, Grontmij enclose an Outline Remediation Strategy. This statement provides an outline position regarding remediation works proposed for the site, and is intended to allow the Council a means for early commentary and a mechanism from which to input into the development of an eventual Detailed Remediation Strategy.

We would note that the remediation strategy is to "rework' the site with appropriate testing thus providing confidence in site conditions. e

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We hope the above information provides a suitable basis for your initial considerations of the site condition and the proposed (outline) way forward. We would be happy to provide additional

towards developing the Detailed Remediation Strategy for the site. information and further clarification upon request and as part assisting Regulatory feedback I

Should you have any queries do not hesitate to contact myself or my colleague lain Hall. We look forward to hearing from you in due course.

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RI cha rd Environment Director - Scotland

E enquiries@grontmij co uk

Encl Contamination Assessment Report Grontmij, May 2007 Geotechnical Report. Grontrnij, May 2007 Outline Remediation Strategy, Grontmij. April 2008

Tom Mitchell, C A M Homes (East) Ltd cc

Cala Homes (East) 1

Freelands Farm, Ratho April 2008 Proposed Housing Development Outline Remediation Strategy

FREELANDS FARM, RATHO PROPOSED HOUSING DEVELOPMENT OUTLINE REMEDIATION STRATEGY

The Remediation Strategy will be developed with a conservative approach protective of statutory and non-statutory environmental receptors, and in consideration of a residential with plant up take end use. Furthermore, Grontmij actively pursue the most sustainable solutions to ground engineering works; in the context of remediation this primarily concerns the enhancement of site-won material volumes suitable for re-use on site through the use of robust detailed quantitative risk assessment (derivation of site-specific target levels) and on-site treatment technologies, where suitable.

The development of the Detailed Remediation Strategy and remedial target criteria will be undertaken in consultation with the City of Edinburgh Council and SEPA as part of proactive discussions to ensure continued input towards the eventual Strategy.

It is noted that the proposed remedial works are to be undertaken on a voluntary basis by the Client. The following sections provide outline information on the key stages of the Remediation Strategy to be developed.

Risk Assessment

A key aspect of delivering a successful remediation strategy requires the development of an appropriate site conceptual model and robust risk assessment. Grontmij will develop the existing site conceptual model, revising and updating where necessary (via further investigation and Detailed Quantitative Risk Assessment (DQRA)) to ultimately demonstrate the site as being suitable for the intended future end use, within the context of a robust supporting risk assessment and conceptual site model.

We would consult with the City of Edinburgh Council closely to agree upon the most appropriate risk assessment modelling techniques to use. We will approach risk assessment within a Tiered approach (i.e. the UK framework approach to risk assessment), this will utilise published generic screening criteria at the Tier I stage, including the derivation (by DQRA) of screening values where published values are absent. Tier II and Ill stages of risk assessment will follow once potential hazards are agreed at the Tier I stage.

For the further risk assessment and derivation of remediation clean-up values, we would provisionally propose using the CLEA UK (beta) as a primary choice for human health assessment. However, if required we could also use the BP Risc model (modified to CLEA UK model parameters). Both models would incorporate the TPHCWG methodology where appropriate. We also note that, recently published documents (which provide Generic Assessment Criteria and further Soil Guideline Values) may also provide an appropriate risk assessment approach to be used. The Environment Agency approach for assessing risks to the water environment would primarily be assessed using P20 (alternatively we could also use ConSIM, if required), although again this would be re-evaluated following data review and consultation with the City of Edinburgh Council.

It is important to note that the derivation of site-specific target levels will consider all available data sets, and also respond to actual ground conditions encountered during the remedial works. Consequently, site-specific target levels are not provided as part of this document, but will be developed via separate documentation following discussions with the Regulators.

Irf Grontmij www.grontmij.co.uk

Cala Homes (East) 2 Freelands Farm, Ratho April 2008 Proposed Housing Development Outline Remediation Strategy

Main Works The remediation works will required the excavation of soil (volumes yet to be finalised) with variable excavation depths and infilling required around the site (deeper excavation will be in the proposed Marina (western) area and shallower excavation in the east of the site).

All topsoil and overburden soil will be stripped from required working areas of the site and stockpiled on site for re-use, subject to confirmation from chemical and geotechnical validation criteria.

Excavated materials will be selectedkorted and screened on site by the contractor as appropriate, under the direction of Grontmij to minimise the material requiring disposal to landfill and maximise site won materials for re-usehecycling.

lnfilling operations will require geotechnical ground improvement works at various locations on site, whilst all material re-used on site will be demonstrably suitable for re-use in accordance with site-specific clean-up criteria. Material identified as unsuitable for re-use on site will either be considered for an on-site treatment process (if appropriate) to attain suitability for re-use, or consigned for off-site disposal to a suitably licensed facility. All waste management will be undertaken in accordance with relevant statutory guidance, whilst any on-site treatment process will also comply with relevant statutory regulations (e.g. Mobile Plant Licencing).

Consideration has been given to earthworks design taking into account ground investigation data and likely regulatory requirements.

Suitable batters will be maintained on excavation faces to ensure the stability of adjacent ground, structures and services. During excavation adjacent to existinghearby structures, ground may need to be excavated then backfilled in panels to ensure that excavation is undertaken without affecting the stability of structures.

Based upon monitoring data from the site, it is considered unlikely that any excavations will encounter significant volumes of groundwater. Therefore, there is the limited requirement for the treatment of shallow groundwater as part of the remedial works. However, it is possible that perched water entering open excavations will need to be managed. On this basis, groundwater entering excavations will be pumped into temporary storage facilities, prior to off-site disposal (either through treatment and discharge to sewer via a temporary discharge consent, or by tankering to an off-site licensed waste disposal facility).

Validation Validation of site won materials for re-use, materials left in-situ in the ground and any imported fill materials will be undertaken while remediation works are being undertaken, Le. before excavations are backfilled or materials are re-used. Validation of the remedial work and post- remediation risk assessment will be undertaken to demonstrate that the standard of remediation achieved is suitable for future use as residential with plant uptake. Validation sampling will be undertaken at the frequency agreed with the City of Edinburgh Council and will be undertaken from the bases, batter slopes, any material considered for re-use onsite, and also for identifying material to be disposed off-site.

Grontmij will produce a Validation Report provided to the Regulator for review, comprising information on: key regulatory correspondence and agreements, waste management documentation, confirmation of chemical and geotechnical suitability for use of all materials used (either site-won or imported), recommendation of any soil gas preclusion measures required, and an updated post-remediation risk assessment.

www.grontmij.co.uk

Freelands Road Development Brief: Finalised Version

Documents

Transcript of Freelands Road Development Brief: Finalised Version