Environmental Report Second Revision, Volume 2€¦ · Environmental Report - Second Revision,...

Env

ironm

enta

l Rep

ort -

Sec

ond

Rev

isio

n, V

olum

e 2,

Jun

e 20

14

204

EDIN

BU

RG

H G

AR

DEN

DIS

TRIC

T SO

UTH

H

ousi

ng S

ite A

sses

smen

t W

ho m

ade

repr

esen

tatio

n(s)

rela

ting

to th

e as

sess

men

t are

a?

M

urra

y E

stat

es (H

olde

r Pla

nnin

g)

Si

te a

sses

smen

t crit

eria

YE

S / N

OC

omm

ents

/ m

itiga

tion

pote

ntia

l

App

ropr

iate

Loc

atio

ns

Is th

e si

te lo

cate

d on

bro

wnf

ield

land

? Y

/N

Maj

ority

of t

he s

ite is

ara

ble

farm

land

but

doe

s in

clud

e ex

istin

g pa

rk a

nd ri

de fa

cilit

y to

war

ds th

e no

rth w

est o

f the

site

and

indu

stria

l use

s in

the

north

eas

t cor

ner.

Can

the

site

be

mad

e av

aila

ble

for d

evel

opm

ent?

Y

R

epre

sent

atio

n re

ceiv

ed d

urin

g M

IR c

onsu

ltatio

n, a

nd P

ropo

sed

Pla

n re

pres

enta

tion

prom

otin

g th

e si

te fo

r res

iden

tial d

evel

opm

ent.

Par

ts o

f the

site

und

evel

opab

le d

ue to

fluv

ial f

lood

risk

. 1.

Doe

s th

e si

te h

ave

good

acce

ssib

ility

to e

xist

ing

publ

ic

trans

port?

2. W

ould

suf

ficie

nt

enha

ncem

ents

be

feas

ible

?

Y/N

Y/N

Sou

ther

n ha

lf of

site

has

a s

core

of A

with

acc

essi

bilit

y im

prov

ing

tow

ards

the

north

with

sco

res

of

B u

p to

E in

the

north

wes

t cor

ner o

f the

site

. N

o m

easu

res

avai

labl

e to

incr

ease

acc

essi

bilit

y fo

r sou

ther

n pa

rt of

the

site

with

out l

arge

sca

le

rero

utin

g of

pub

lic tr

ansp

ort s

ervi

ces.

1.

Doe

s th

e si

te h

ave

good

infra

stru

ctur

e ca

paci

ty?

2. W

ould

suf

ficie

nt

enha

ncem

ents

be

feas

ible

?

Y/N

Y

Dra

inag

e: S

eafie

ld W

wTW

ope

rate

d by

PFI

(Stir

ling

Wat

er);

no c

onst

rain

ts id

entif

ied

and

any

requ

irem

ent f

or a

dditi

onal

cap

acity

wou

ld b

e re

spon

sibi

lity

of P

FI o

pera

tor b

ut c

ould

be

dela

y in

de

liver

ing

capa

city

. W

ater

sup

ply/

stor

age:

Ade

quat

e ca

paci

ty (n

ew G

lenc

orse

WTW

, alo

ng w

ith e

xist

ing

Mar

chba

nk

WTW

). P

rimar

y an

d S

econ

dary

sch

ools

: Rev

ised

Edu

catio

n Ap

prai

sal i

dent

ifies

the

educ

atio

nal

infra

stru

ctur

e re

quire

d to

sup

port

hous

ing

grow

th. T

he a

ctio

n pr

ogra

mm

e in

clud

es a

list

of t

he

actio

ns, c

ostin

gs a

nd c

ontri

butio

n zo

nes

whe

re a

ny d

evel

opm

ent w

ithin

will

be re

quire

d to

co

ntrib

ute

to th

e ac

tions

on

an e

quita

ble

basi

s.

Tran

spor

t: Tr

ansp

ort A

ppra

isal

add

endu

m id

entif

ies

the

trans

port

infra

stru

ctur

e re

quire

d to

sup

port

hous

ing

grow

th. T

he a

ctio

n pr

ogra

mm

e in

clud

es a

list

of t

he a

ctio

ns, c

ostin

gs a

nd c

ontri

butio

n zo

nes

whe

re a

ny d

evel

opm

ent w

ithin

will

be

requ

ired

to c

ontri

bute

to th

e ac

tions

on

an e

quita

ble

basi

s.

Land

scap

e se

tting

and

iden

tity

Wou

ld th

e si

te, i

f dev

elop

ed, a

ffect

the

wid

er la

ndsc

ape

setti

ng o

f

the

city

?

Y

Thro

ugh

its a

dver

se e

ffect

on

the

rura

l lan

dsca

pe o

f rol

ling

farm

land

to th

e w

est o

f the

city

, whi

ch

prov

ides

an

open

fore

grou

nd to

vie

ws

to E

dinb

urgh

’s b

uilt

skyl

ine

and

back

drop

Pen

tland

Hills

fro

m s

trate

gic

appr

oach

es to

and

from

the

City

and

recr

eatio

nal r

esou

rce

of th

e U

nion

Can

al,

deve

lopm

ent o

f the

site

wou

ld a

ffect

the

land

scap

e se

tting

of t

he c

ity. D

evel

opm

ent w

ould

als

o re

sult

in a

con

tinuo

us b

uilt

up a

rea

to th

e w

est o

f the

city

, whi

ch w

ould

impa

ct o

n th

e se

para

te

iden

titie

s of

Edi

nbur

gh, H

erm

isto

n vi

llage

, Bar

berto

n, C

urrie

and

Jun

iper

Gre

en.

The

over

all s

patia

l stra

tegy

for t

he C

ity w

ould

be

alte

red

by d

evel

opm

ent i

n th

is lo

catio

n w

hich

is a

ke

y gr

een

wed

ge b

etw

een

the

exis

ting

settl

ed c

orrid

or a

long

Lan

ark

Roa

d W

est a

nd th

e A

8 (G

lasg

ow R

oad)

to th

e no

rth.

Wou

ld th

e si

te e

nabl

e cl

ear a

nd d

efen

sibl

e gr

een

belt

boun

darie

s

to b

e fo

rmed

?

N

The

exis

ting

gree

n be

lt bo

unda

ry is

cle

arly

form

ed b

y th

e C

ity B

ypas

s an

d its

woo

ded

cutti

ng to

the

east

.

Env

ironm

enta

l Rep

ort -

Sec

ond

Rev

isio

n, V

olum

e 2,

Jun

e 20

14

205

W

hils

t the

railw

ay to

the

sout

h pr

ovid

es a

stro

ng p

hysi

cal b

ound

ary

feat

ure,

dev

elop

men

t of t

he

site

wou

ld h

ave

impl

icat

ions

for t

he ro

le o

f lan

d w

ithin

the

gree

nbel

t to

the

north

of C

urrie

, Jun

iper

G

reen

and

Bab

erto

n. T

o th

e w

est,

the

gree

nbel

t bou

ndar

y w

ould

lie

to th

e so

uth

and

wes

t of t

he

Ric

carto

n C

ampu

s, w

ith th

e U

nive

rsity

and

Res

earc

h P

ark

bein

g re

mov

ed fr

om th

e gr

eenb

elt

thro

ugh

the

LDP

. To

the

north

, the

M8

prov

ides

a c

lear

phy

sica

l bou

ndar

y bu

t the

site

lack

s a

stro

ng e

dge

to G

ogar

Sta

tion

Roa

d to

the

sout

h of

the

Can

al, w

here

it a

djoi

ns p

art o

f the

wid

er 6

50

acre

Edi

nbur

gh G

arde

n D

istri

ct P

ropo

sal.

Can

the

site

be

inte

grat

ed in

to a

nd in

kee

ping

with

the

char

acte

r

of th

e se

ttlem

ent a

nd lo

cal a

rea?

N

Dev

elop

men

t of t

he s

ite w

ould

intro

duce

, lar

ge s

cale

urb

an re

side

ntia

l dev

elop

men

t, ac

ross

a

broa

d ex

tent

of r

ollin

g fa

rmla

nd to

the

wes

t of t

he c

ity, e

xten

ding

dev

elop

men

t bey

ond

the

exis

ting

urba

n ed

ge o

f the

City

Byp

ass.

Dev

elop

men

t wou

ld im

pact

adv

erse

ly o

n th

e op

en c

hara

cter

of t

he

land

scap

e, w

hich

pre

sent

ly p

rovi

des

an o

pen

setti

ng to

the

Sch

edul

ed M

onum

ent o

f the

Uni

on

Can

al, C

ity B

ypas

s, A

71 a

nd G

lasg

ow -

Edi

nbur

gh v

ia S

hotts

railw

ay to

the

wes

t of t

he C

ity. T

he

open

con

text

to th

e ea

st o

f Her

mis

ton

villa

ge w

ould

be

encl

osed

, mer

ging

this

sem

i-rur

al v

illage

w

ith th

e C

ity.

Whi

lst t

he C

anal

, Wes

tbur

n A

venu

e an

d le

vel c

ross

ing

prov

ide

acce

ss p

oint

s to

the

exiti

ng b

uilt

up a

rea

to th

e so

uth

and

east

of t

he s

ite, t

he M

8, B

ypas

s, A

71 a

nd ra

ilway

line

wou

ld

rest

rict t

he c

lose

inte

grat

ion

with

the

exis

ting

tow

nsca

pe a

t Wes

ter H

aile

s to

the

east

and

Bab

erto

n to

the

sout

h.

In a

dditi

on to

thes

e ba

rrier

s, s

urro

undi

ng la

nd u

se w

ould

als

o di

scou

rage

del

iver

y of

a w

ell

inte

grat

ed u

rban

exp

ansi

on. T

o th

e no

rthea

st o

f the

site

, new

resi

dent

ial d

evel

opm

ent a

djoi

ning

the

Can

al w

ould

be

sepa

rate

d fro

m e

xist

ing

hous

ing

at W

este

r Hai

les

beyo

nd th

e B

ypas

s by

indu

stria

l an

d co

mm

erci

al la

nd u

se. T

o th

e w

est,

the

non-

Inve

ntor

y de

sign

ed la

ndsc

ape

at R

icca

rton

is s

et

with

in p

erim

eter

tree

bel

ts. T

he U

nive

rsity

and

Res

earc

h P

ark

build

ings

are

focu

ssed

inw

ards

upo

n th

e ca

mpu

s la

ndsc

ape

and

wou

ld n

ot in

tegr

ate

phys

ical

ly o

r vis

ually

with

a n

ew re

side

ntia

l to

wns

cape

to th

e ea

st o

f Ric

carto

n M

ains

Rd.

To

the

sout

h of

the

railw

ay, B

aber

ton

Gol

f Cou

rse

and

arab

le la

nd s

urro

undi

ng th

e el

ectri

city

sub

-sta

tion

at C

orsl

et p

rovi

de s

epar

atio

n be

twee

n th

e si

te a

nd e

xist

ing

built

up

area

s of

Bab

erto

n, J

unip

er G

reen

and

Cur

rie.

In a

dditi

on to

resi

dent

ial d

evel

opm

ent,

this

are

a of

the

Gar

den

Dis

trict

pro

posa

l, in

clud

es th

e op

tion

of a

sta

dium

, ind

oor a

nd o

utdo

or s

ports

faci

litie

s. T

he s

iting

of t

hese

faci

litie

s to

the

east

of t

he s

ite

wou

ld fu

rther

dim

inis

h th

e in

tegr

atio

n of

new

resi

dent

ial d

evel

opm

ent w

ith th

e ex

istin

g bu

ilt u

p ar

ea

of th

e C

ity to

the

east

and

rein

forc

e se

para

tion

of th

e si

te to

the

north

and

sou

th o

f the

A71

. Th

ese

chan

ges

wou

ld im

pact

adv

erse

ly o

n vi

ews

expe

rienc

ed b

y a

wid

e nu

mbe

r of h

ighl

y se

nsiti

ve

recr

eatio

nal r

ecep

tors

from

the

Uni

on C

anal

, whi

ch ru

ns w

ithin

a ru

ral s

ettin

g to

the

wes

t of t

he

City

, des

pite

the

pres

ence

of s

ome

war

ehou

se b

uild

ings

at E

ast H

erm

isto

n.

Sou

thw

ard

view

s to

th

e P

entla

nd H

ills fr

om th

e C

anal

and

Gog

ar S

tatio

n R

oad

wou

ld b

e ob

scur

ed b

y de

velo

pmen

t.

The

loss

of o

pen

view

s ac

ross

ope

n fa

rmla

nd to

the

east

of H

erm

isto

n vi

llage

and

the

north

of t

he

A71

, wou

ld a

lter p

erce

ptio

ns o

f the

villa

ge’s

sep

arat

e id

entit

y.

Whi

lst v

ehic

ular

trav

elle

rs g

ener

ally

hav

e a

redu

ced

sens

itivi

ty to

land

scap

e ch

ange

, it i

s co

nsid

ered

that

dev

elop

men

t of a

site

of t

his

scal

e in

this

loca

tion

wou

ld im

pact

adv

erse

ly o

n la

rge

num

bers

of v

ehic

ular

trav

elle

rs.

Dev

elop

men

t of t

he s

ite w

ould

obs

truct

vie

ws

acro

ss th

e si

te’s

si

mpl

e, o

pen

fore

grou

nd to

war

ds th

e C

ity s

kylin

e an

d ba

ckdr

op o

f the

Pen

tland

Hills

from

stra

tegi

c ap

proa

ches

to a

nd fr

om th

e C

ity, i

nclu

ding

the

A71

, City

Byp

ass

and

mai

n ro

ute

to C

urrie

via

R

icca

rton

Mai

ns R

oad.

Tra

vellin

g so

uthw

ards

from

the

A71

to C

urrie

on

Ric

carto

n M

ains

Rd,

de

velo

pmen

t wou

ld b

e pe

rcei

ved

as a

con

tinuo

us b

uilt

up a

rea

with

Cur

rie, B

aber

ton

and

Juni

per

Env

ironm

enta

l Rep

ort -

Sec

ond

Rev

isio

n, V

olum

e 2,

Jun

e 20

14

206

Gre

en.

Due

to th

e sc

ale

of v

isua

l cha

nge,

dev

elop

men

t wou

ld h

ave

som

e ad

vers

e im

pact

on

view

s fro

m

the

north

ern

slop

es a

nd s

umm

its o

f the

Pen

tland

Hills

. D

evel

opm

ent w

ould

be

prom

inen

t in

the

mid

dle

grou

nd o

f vie

ws,

site

d to

the

north

of J

unip

er G

reen

and

Bab

erto

n, w

here

it w

ould

read

as

an e

xten

sion

of W

este

r Hai

les,

bou

nded

by

woo

dlan

d at

Ric

carto

n an

d G

ogar

. C

ount

rysi

de re

crea

tion

Wou

ld d

evel

opm

ent o

f the

site

avo

id im

pact

ing

upon

exi

stin

g

acce

ss to

cou

ntry

side

recr

eatio

n?

Y

Ove

rall

asse

ssm

ent

Not

cur

rent

ly a

reas

onab

le s

ite. S

outh

ern

part

of s

ite h

as p

oor p

ublic

tran

spor

t acc

essi

bilit

y w

ith n

o sc

ope

for e

nhan

cem

ents

with

out m

ajor

rero

utin

g of

pub

lic tr

ansp

ort s

ervi

ces.

D

evel

opm

ent w

ould

impa

ct o

n th

e la

ndsc

ape

setti

ng o

f the

city

, wou

ld n

ot p

rovi

de s

uita

ble

gree

n be

lt bo

unda

ries

and

wou

ld n

ot b

e in

kee

ping

with

the

char

acte

r of t

he s

ettle

men

t and

lo

cal a

rea.

La

ndsc

ape

and

Visu

al A

sses

smen

t

Site

Loc

atio

n Th

e si

te li

es to

the

wes

t of t

he C

ity, e

ast o

f Her

mis

ton

and

Ric

carto

n, a

nd to

the

north

of C

urrie

, Jun

iper

Gre

en a

nd B

aber

ton.

It i

s bo

unde

d by

the

M8

and

Her

mis

ton

Junc

tion

to th

e no

rth,

the

City

Byp

ass

to th

e ea

st, m

inor

road

of G

ogar

Sta

tion

Rd

and

Ric

carto

n M

ains

Rd

to th

e w

est.

To

the

sout

h, th

e si

te a

djoi

ns th

e Ed

inbu

rgh

– G

lasg

ow v

ia S

hotts

railw

ay a

nd th

e na

rrow

ro

ad to

Bab

erto

n H

ouse

link

ing

via

Wes

tbur

n Av

enue

from

Wes

ter H

aile

s to

the

sout

heas

t. Th

e si

te fo

rms

part

of th

e w

ider

650

acr

e E

dinb

urgh

Gar

den

Dis

trict

Pro

posa

l, pr

omot

ed b

y M

urra

y E

stat

es, w

hich

incl

udes

land

to th

e no

rth a

nd s

outh

of t

he U

nion

Can

al to

the

wes

t of t

he

City

Byp

ass,

in a

dditi

on to

land

to th

e ea

st o

f Millb

urn

Tow

er w

ithin

the

Wes

t Edi

nbur

gh S

DA

. In

add

ition

to h

ousi

ng, t

he in

dica

tive

mas

ter p

lan

prop

oses

the

optio

n of

a 2

5,00

0 ca

paci

ty

stad

ium

, ind

oor s

ports

faci

litie

s an

d pl

ayin

g fie

lds

to th

e w

est o

f the

Byp

ass.

La

ndsc

ape/

Tow

nsca

pe C

hara

cter

Fr

om a

hei

ght o

f 60

m a

bove

sea

leve

l alo

ng th

e M

8/H

erm

isto

n Ju

nctio

n to

the

north

of t

he s

ite, l

andf

orm

gra

dual

ly ri

ses

to th

e so

uth

to a

ppro

x. 1

05 m

abo

ve s

ea le

vel a

long

the

railw

ay li

ne

to th

e so

uthw

est.

The

site

form

s pa

rt of

the

wid

er la

ndsc

ape

patte

rn o

f rol

ling

farm

land

to th

e w

est o

f the

City

, whi

ch e

xten

ds s

outh

war

ds fr

om th

e co

asta

l mar

gin

to th

e fo

ot s

lope

s of

the

Pen

tland

Hill

s, a

cros

s a

serie

s of

ste

pped

eas

t-wes

t rid

gelin

es.

To th

e no

rth o

f the

ridg

elin

e of

Cal

der R

oad

(A71

), lie

s a

rela

tivel

y na

rrow

er s

ectio

n of

the

site

, app

roxi

mat

ely

0.5

km fr

om e

ast-w

est a

nd 0

.6 k

m fr

om n

orth

-sou

th.

To it

s w

est l

ies

the

Con

serv

atio

n A

rea

of H

erm

isto

n vi

llage

, cha

ract

eris

ed b

y its

line

ar a

rrang

emen

t of s

ingl

e st

orey

cot

tage

s w

ith c

ateg

ory

B L

iste

d H

erm

isto

n H

ouse

set

to it

s w

est i

n a

treed

non

-Inve

ntor

y de

sign

ed la

ndsc

ape.

To

the

north

and

eas

t, th

e si

te is

bou

nded

by

plan

ted

cutti

ngs

of th

e M

8 an

d C

ity B

ypas

s, b

eyon

d w

hich

lie

Her

mis

ton

Gai

t Ret

ail P

ark

to th

e no

rthea

st a

nd S

ight

hill

Indu

stria

l Est

ate

to th

e ea

st.

The

site

is c

ross

ed fr

om e

ast-w

est b

y th

e U

nion

Can

al a

nd to

wpa

th, s

et w

ithin

a tr

ee li

ned

corri

dor,

whi

ch fo

rms

Cor

e P

ath

15 a

nd p

asse

s un

der t

wo

List

ed

brid

ges.

To

its n

orth

lie

two

arab

le fi

elds

sep

arat

ed b

y a

tree

lined

sec

tion

of m

inor

road

, sev

ered

by

cons

truct

ion

of th

e m

otor

way

. S

outh

of t

he c

anal

, tw

o la

rge

arab

le fi

elds

adj

oin

the

A71

an

d G

ogar

Sta

tion

Rd

to th

e so

uth

and

wes

t, w

hils

t to

the

east

of t

he s

ite li

e w

areh

ouse

faci

litie

s an

d E

ast H

erm

isto

n Fa

rm.

The

area

has

a s

emi-r

ural

cha

ract

er, p

artly

con

ferre

d by

ope

n ar

able

land

and

tree

cov

er a

nd h

edge

row

s lin

ing

the

cana

l, ro

adsi

des

and

field

s bu

t with

urb

an in

fluen

ces

due

to it

s pr

oxim

ity to

maj

or tr

ansp

ort i

nfra

stru

ctur

e, w

areh

ouse

s an

d ur

ban

edge

to

the

east

. To

the

sout

h of

the

Cal

der R

d, th

e si

te b

road

ens

out t

o fo

rm a

wid

e ex

pans

e of

ope

n, 1

9th c

entu

ry to

pre

sent

am

alga

mat

ed a

rabl

e fa

rmla

nd, w

ith s

ome

post

and

wire

fenc

ing

and

rem

nant

st

rips

of h

edge

row

but

lim

ited

tree

cove

r. T

he fa

rmla

nd e

xten

ds s

outh

war

ds o

ver a

ppro

x. 1

km

to E

dinb

urgh

– G

lasg

ow v

ia S

hotts

railw

ay li

ne a

nd W

estb

urn

Aven

ue, t

o th

e so

uth

of w

hich

lie

impr

oved

gra

ssla

nd a

nd a

llotm

ents

resp

ectiv

ely,

to th

e no

rth a

nd w

est o

f the

woo

ded

edge

of B

aber

ton

and

Bab

erto

n G

olf C

ours

e. L

and

falls

acr

oss

the

mid

poin

t of t

he s

ite, w

here

the

Env

ironm

enta

l Rep

ort -

Sec

ond

Rev

isio

n, V

olum

e 2,

Jun

e 20

14

207

Murra

y B

urn

flow

s w

est-e

ast a

cros

s a

prom

inen

t dep

ress

ion,

line

d by

scr

ub v

eget

atio

n an

d sc

atte

red

trees

. To

the

sout

hwes

t Ric

carto

n M

ains

is s

et w

ithin

a w

oode

d en

clos

ure,

whi

lst t

o th

e w

est,

the

site

is b

ound

ed b

y th

e pe

rimet

er tr

ee b

elts

of H

erio

t-Wat

t Uni

vers

ity’s

Ric

carto

n ca

mpu

s, a

larg

e sc

ale

non-

Inve

ntor

y de

sign

ed la

ndsc

ape.

Tea

chin

g, re

side

ntia

l and

adm

inis

trativ

e bu

ildin

gs a

re s

et w

ithin

a w

ell p

lant

ed c

ampu

s la

ndsc

ape

arou

nd a

cen

tral w

oode

d ar

ea w

ith a

n op

en la

wn

and

loch

. Th

e so

uthe

rn p

art o

f the

cam

pus

is la

id o

ut a

s pl

ayin

g fie

lds

with

de

velo

pmen

t of t

he R

esea

rch

Par

k es

tabl

ishe

d to

the

north

of t

he c

ampu

s fro

m 1

980s

onw

ards

. To

its

north

wes

t, lie

s th

e C

ounc

il’s H

erm

isto

n P

ark

and

Rid

e fa

cilit

y, s

et w

ithin

pla

nted

bun

ds

but w

ith p

lann

ing

cons

ent t

o ex

tend

eas

twar

ds o

nto

the

site

in o

rder

to p

rovi

de c

apac

ity fo

r 100

0 ve

hicl

es.

The

site

is tr

aver

sed

by tw

o hi

gh v

olta

ge p

ower

lines

from

eas

t to

wes

t, st

emm

ing

from

the

sub-

stat

ion

at C

orsl

et to

the

sout

hwes

t. B

aber

ton

Mai

ns li

es to

the

sout

heas

t cor

ner o

f the

site

, whe

re W

estb

urn

Ave

nue

links

acr

oss

the

Byp

ass

from

Wes

ter H

aile

s. P

assi

ng u

nder

th

e ra

ilway

, the

road

lead

s so

uthw

ards

to c

onne

ct to

196

0-70

’s d

etac

hed

and

sem

i-det

ache

d ho

usin

g at

Bab

erto

n, c

onne

ctin

g w

estw

ards

und

er a

furth

er ra

il br

idge

to B

arbe

rton

Gol

f Cou

rse

and

stea

ding

at W

hite

law

, als

o fo

rmin

g a

Rig

ht o

f Way

. To

the

sout

hwes

t, th

e si

te is

cro

ssed

by

a na

rrow

road

bet

wee

n R

icca

rton

Mai

ns R

oad

and

Mui

rwoo

d R

d on

the

north

ern

edge

of

Cur

rie, w

hich

form

s a

Rig

ht o

f Way

, Don

key

Lane

. To

the

sout

hwes

t of t

he ra

ilway

line

lies

a p

rom

inen

t kno

ll an

d te

leco

ms

mas

t, be

yond

whi

ch a

rabl

e la

nd e

xten

ds to

urb

an e

dge

of C

urrie

an

d su

bsta

tion

to th

e so

uth.

Vi

ews

and

Visi

bilit

y Th

e si

te is

pro

min

ent i

n vi

ews

from

the

wid

er a

rea,

as

expe

rienc

ed fr

om m

ain

road

s an

d a

num

ber o

f rec

reat

iona

l rou

tes

to th

e w

est o

f the

City

. Th

e ar

able

land

on

the

ridge

to th

e no

rth o

f the

site

is p

rom

inen

t fro

m th

e ea

st e

nd o

f the

A71

, vis

ible

acr

oss

a br

oad

gras

sed

verg

e bu

t enc

lose

d fro

m v

iew

by

hedg

ing

to c

lose

r to

Her

mis

ton

to th

e w

est.

The

vie

w is

exp

erie

nced

by

larg

e nu

mbe

r of v

ehic

ular

trav

elle

rs, a

rrivi

ng a

nd d

epar

ting

the

City

, whe

reas

vie

ws

to th

is p

art o

f the

site

from

the

M8

to th

e no

rth a

nd C

ity B

ypas

s to

th

e ea

st a

re s

cree

ned

by p

lant

ed c

uttin

gs.

The

site

form

s a

back

drop

to v

iew

s fro

m H

erm

isto

n vi

llage

to th

e w

est,

whi

ch is

alig

ned

east

-wes

t and

has

an

east

war

d st

reet

vie

w to

war

ds th

e si

te, f

rom

whi

ch lo

cal r

esid

ents

wou

ld b

e su

scep

tible

to v

isua

l cha

nge.

Vie

ws

from

the

villa

ge a

re e

nclo

sed

by p

lant

ing

to th

e A

71 to

the

sout

h bu

t the

set

tlem

ent r

etai

ns a

n op

en a

spec

t to

the

Can

al to

the

north

. Th

e si

te is

ove

rlook

ed b

y th

ose

wor

king

at t

he w

areh

ouse

s to

the

east

and

resi

dent

s of

Eas

t Her

mis

ton

Farm

. Fr

om G

ogar

Sta

tion

Rd,

sou

thw

ard

view

s fe

atur

e op

en

farm

land

to e

ither

sid

e of

the

road

, with

the

linea

r pro

file

of H

erm

isto

n vi

llage

to th

e ea

st, s

et a

gain

st th

e di

stin

ctiv

e sk

ylin

e of

the

Pent

land

Hills

. Tra

velli

ng n

orth

war

ds v

iew

s ar

e en

clos

ed b

y pl

antin

g to

the

east

but

to th

e w

est r

evea

l ope

n ar

able

fiel

ds s

et a

gain

st s

ever

al n

on In

vent

ory

desi

gned

land

scap

es a

long

Gog

arba

nk, w

ith th

e M

8 sc

reen

ed fr

om v

iew

by

a cu

tting

. B

eyon

d th

e C

ity B

ypas

s an

d w

areh

ousi

ng a

t Eas

t Her

mis

ton,

the

surro

undi

ng fi

elds

pro

vide

a ru

ral s

ettin

g to

the

Can

al to

the

north

and

sou

th, i

nclu

ding

vie

ws

back

to H

erm

isto

n vi

llage

to th

e so

uthw

est,

whi

ch w

ould

be

expe

rienc

ed b

y m

any

user

s of

this

pop

ular

rout

e, in

clud

ing

boat

ers,

wal

kers

, cyc

lists

and

jogg

ers,

with

an

inte

rest

in th

eir s

urro

undi

ngs

and

high

sus

cept

ibilit

y to

ch

ange

s to

vis

ual a

men

ity.

The

mai

n pa

rt of

the

site

to th

e so

uth

of th

e C

alde

r Roa

d, fo

rms

an o

pen

fore

grou

nd o

f rol

ling

arab

le fa

rmla

nd in

long

er ra

nge

view

s fro

m th

e C

ity B

ypas

s, C

alde

r Rd

and

north

sec

tion

of

Ric

carto

n M

ains

Rd,

whi

ch o

nly

exis

ts to

the

east

of e

nclo

sing

pol

icy

woo

dlan

d at

Ric

carto

n an

d D

alm

ahoy

. Th

e si

te fe

atur

es p

rom

inen

tly in

sou

thw

ard

view

s ac

ross

to th

e w

oode

d rid

ge o

f B

aber

ton,

Bab

erto

n G

olf C

ours

e an

d th

e ra

ilway

line

, set

aga

inst

the

skyl

ine

of th

e P

entla

nd H

ills.

Pla

ntin

g ac

ross

the

mid

-sec

tion

of R

icca

rton

Mai

ns R

d pa

rtial

ly e

nclo

ses

east

war

d vi

ews

acro

ss th

e si

te.

From

the

sout

hern

sec

tion

of R

icca

rton

Mai

ns R

d, a

ppro

achi

ng C

urrie

, the

re a

re v

iew

s to

the

back

drop

of t

he P

entla

nds

and

east

war

d vi

ews

to th

e C

ity s

kylin

e an

d Ar

thur

’s

Sea

t. V

iew

s to

the

north

from

Ric

carto

n M

ains

Roa

d an

d ch

anne

lled

to th

e so

uth

and

east

by

perim

eter

tree

bel

ts o

f the

Ric

carto

n ca

mpu

s. R

oads

ide

view

s in

clud

e gl

imps

es o

f the

coa

stal

m

argi

n to

the

north

bey

ond

the

ridge

of C

alde

r Rd,

Cor

stor

phin

e H

ill to

the

north

east

and

city

sky

line

of C

astle

Roc

k an

d A

rthur

’s S

eat t

o th

e ea

st.

Whi

lst e

xper

ienc

ed b

y ve

hicl

e tra

velle

rs,

with

a re

duce

d su

scep

tibili

ty to

land

scap

e ch

ange

, vie

ws

exis

t ove

r rel

ativ

ely

prol

onge

d st

retc

hes

of o

pen

road

and

pro

vide

som

e sc

enic

val

ue o

n ro

utes

to a

nd fr

om th

e C

ity a

nd C

urrie

to th

e so

uth.

The

pre

senc

e of

ove

rhea

d po

wer

lines

, the

Par

k an

d R

ide

faci

lity

and

flatte

d de

velo

pmen

t at W

este

r Hai

les

does

not

ove

rly d

etra

ct fr

om th

e w

ide

scop

e of

vie

ws

acro

ss th

e op

en

land

scap

e to

the

wes

t of t

he C

ity.

Nor

thw

ard

view

s, fr

om th

e ro

ad a

nd R

ight

of W

ay b

etw

een

Wes

tbur

n Av

enue

and

ste

adin

g at

Whi

tela

w a

re in

par

t con

tain

ed b

y ro

adsi

de h

edge

s an

d ra

ilway

line

to th

e ea

st; h

owev

er,

elev

ated

pan

oram

ic v

iew

s ex

ist a

cros

s th

e si

te fr

om it

s w

este

rn e

nd, t

o th

e so

uth

of W

hite

law

leve

l cro

ssin

g. A

sim

ilar o

utlo

ok c

an a

lso

be g

aine

d tra

velli

ng a

long

the

Rig

ht o

f Way

bet

wee

n C

urrie

and

Ric

carto

n M

ains

, Don

key

Lane

, to

the

north

and

sou

th o

f the

leve

l cro

ssin

g. T

hese

vie

ws

enco

mpa

ss a

bro

ad e

xten

t of r

ollin

g fa

rmla

nd in

the

fore

and

mid

dle

grou

nd, s

et a

gain

st

the

back

drop

of t

he O

chils

to th

e no

rthw

est,

Forth

Roa

d an

d R

ail B

ridge

s, B

enar

ty H

ill a

nd th

e Lo

mon

d H

ills w

ithin

Fife

, and

to th

e no

rthea

st fl

atte

d de

velo

pmen

t in

Wes

ter H

aile

s an

d C

orst

orph

ine

Hill.

Fro

m m

id-w

ay a

long

the

Rig

ht o

f Way

bet

wee

n W

hite

law

and

Ric

carto

n, th

ere

are

open

vie

ws

to th

e ci

ty s

kylin

e to

the

east

, inc

ludi

ng th

e C

astle

and

Arth

ur’s

Sea

t, in

ad

ditio

n to

Cra

iglo

ckha

rt H

ills

and

the

Bra

id H

ills.

Ove

rhea

d lin

es a

re m

ore

dom

inan

t in

thes

e vi

ews

due

to p

roxi

mity

to th

e vi

ewpo

int a

nd p

ylon

tow

ers

bein

g si

lhou

ette

d ag

ains

t ope

n sk

y.

Thes

e vi

ews

wou

ld b

e ex

perie

nced

by

loca

l res

iden

ts a

nd re

crea

tiona

l rec

epto

rs fr

om m

inor

road

s an

d pa

th ro

utes

with

in th

e gr

een

belt

with

a h

igh

susc

eptib

ility

to c

hang

es to

vis

ual a

men

ity,

with

rail

trave

llers

, hav

ing

a m

ore

pass

ing

inte

rest

in th

eir s

urro

undi

ngs.

Th

e si

te is

ove

rlook

ed b

y re

lativ

ely

few

resi

dent

ial p

rope

rties

and

vie

ws

from

the

univ

ersi

ty c

ampu

s to

the

wes

t are

enc

lose

d by

per

imet

er tr

ee b

elts

, with

the

exce

ptio

n of

the

mai

n av

enue

ap

proa

ch.

Ric

carto

n M

ains

is re

lativ

ely

encl

osed

by

surr

ound

ing

slop

es a

nd it

s pl

ante

d cu

rtaila

ge.

Nor

thw

ard

view

s ac

ross

the

site

exi

st fr

om B

aber

ton

Mai

ns, W

hite

law

Cro

ssin

g C

otta

ge

and

Whi

tela

w to

the

sout

h. V

iew

s to

the

site

from

the

rear

of p

rope

rties

at M

uirw

ood

Rd,

Cur

rie to

the

sout

hwes

t wou

ld g

ener

ally

be

cont

aine

d by

pla

ntin

g al

ong

the

railw

ay li

ne a

nd th

e kn

oll

Env

ironm

enta

l Rep

ort -

Sec

ond

Rev

isio

n, V

olum

e 2,

Jun

e 20

14

208

to th

e w

est o

f Whi

tela

w.

Nor

thw

ard

view

s to

the

site

als

o ex

ist f

rom

ele

vate

d am

enity

gre

ensp

ace

with

in B

aber

ton

to th

e so

uth,

whe

re th

e si

te c

an b

e vi

ewed

acr

oss

roof

tops

in th

e fo

regr

ound

set

aga

inst

the

coas

tal m

argi

n, F

orth

Roa

d B

ridge

and

bac

kdro

p of

the

Och

ils.

The

site

is a

lso

likel

y to

be

visi

ble,

par

ticul

arly

in a

bsen

ce o

f sum

mer

folia

ge c

over

to g

olfe

rs a

t B

aber

ton

Gol

f Cou

rse.

D

ue to

the

scal

e of

the

site

and

the

cont

rast

of i

ts o

pen,

ara

ble

farm

land

aga

inst

pla

ntin

g to

the

City

Byp

ass

and

urba

n ed

ge to

the

east

, pol

icy

woo

dlan

d at

Ric

carto

n to

the

wes

t, G

ogar

to th

e no

rth a

nd B

aber

ton

to th

e so

uth,

the

site

is p

rom

inen

t in

long

er ra

nge

view

s fro

m th

e no

rther

n sl

opes

and

sum

mits

of t

he P

entla

nd H

ills.

C

an th

e si

te b

e in

tegr

ated

into

and

in k

eepi

ng w

ith th

e ch

arac

ter o

f the

set

tlem

ent a

nd lo

cal l

ands

cape

? D

evel

opm

ent o

f the

site

wou

ld in

trodu

ce, l

arge

sca

le u

rban

resi

dent

ial d

evel

opm

ent,

acro

ss a

bro

ad e

xten

t of r

ollin

g fa

rmla

nd to

the

wes

t of t

he c

ity, e

xten

ding

dev

elop

men

t bey

ond

the

exis

ting

urba

n ed

ge o

f the

City

Byp

ass.

Dev

elop

men

t wou

ld im

pact

adv

erse

ly o

n th

e op

en c

hara

cter

of t

he la

ndsc

ape,

whi

ch p

rese

ntly

pro

vide

s an

ope

n se

tting

to th

e S

ched

uled

Mon

umen

t of

the

Uni

on C

anal

, City

Byp

ass,

A71

and

Gla

sgow

- E

dinb

urgh

via

Sho

tts ra

ilway

to th

e w

est o

f the

City

. Th

e op

en c

onte

xt to

the

east

of H

erm

isto

n vi

llage

wou

ld b

e en

clos

ed, m

ergi

ng th

is

sem

i-rur

al v

illag

e w

ith th

e C

ity.

Whi

lst t

he C

anal

, Wes

tbur

n Av

enue

and

leve

l cro

ssin

g pr

ovid

e ac

cess

poi

nts

to th

e ex

iting

bui

lt up

are

a to

the

sout

h an

d ea

st o

f the

site

, the

M8,

Byp

ass,

A71

an

d ra

ilway

line

wou

ld re

stric

t the

clo

se in

tegr

atio

n w

ith th

e ex

istin

g to

wns

cape

at W

este

r Hai

les

to th

e ea

st a

nd B

aber

ton

to th

e so

uth.

Be

yond

thes

e ba

rrier

s to

acc

ess,

sur

roun

ding

land

use

wou

ld a

lso

disc

oura

ge d

eliv

ery

of a

wel

l int

egra

ted

urba

n ex

pans

ion.

To

the

north

east

of t

he s

ite, n

ew re

side

ntia

l dev

elop

men

t ad

join

ing

the

Can

al w

ould

be

sepa

rate

d fro

m e

xist

ing

hous

ing

at W

este

r Hai

les

beyo

nd th

e B

ypas

s by

indu

stria

l and

com

mer

cial

land

use

. To

the

wes

t, th

e no

n-In

vent

ory

desi

gned

la

ndsc

ape

at R

icca

rton

is s

et w

ithin

per

imet

er tr

ee b

elts

. Th

e U

nive

rsity

and

Res

earc

h P

ark

build

ings

are

focu

ssed

inw

ards

upo

n th

e ca

mpu

s la

ndsc

ape

and

wou

ld n

ot in

tegr

ate

phys

ical

ly o

r vi

sual

ly w

ith a

new

resi

dent

ial t

owns

cape

to th

e ea

st o

f Ric

carto

n M

ains

Rd.

The

ope

n ex

pans

e of

the

Park

and

Rid

e fa

cilit

y to

the

north

wes

t of t

he s

ite w

ould

als

o fo

rm a

siz

eabl

e ga

p in

any

ne

w u

rban

layo

ut.

To th

e so

uth

of th

e ra

ilway

, Bab

erto

n G

olf C

ours

e an

d ar

able

land

sur

roun

ding

the

elec

trici

ty s

ub-s

tatio

n at

Cor

slet

pro

vide

sep

arat

ion

betw

een

the

site

and

exi

stin

g bu

ilt

up a

reas

of B

aber

ton,

Jun

iper

Gre

en a

nd C

urrie

. In

add

ition

to re

side

ntia

l dev

elop

men

t, th

is a

rea

of th

e G

arde

n D

istri

ct p

ropo

sal,

incl

udes

the

optio

n of

a s

tadi

um, i

ndoo

r and

out

door

spo

rts fa

cilit

ies.

The

siti

ng o

f the

se fa

cilit

ies

to th

e ea

st

of th

e si

te w

ould

furth

er d

imin

ish

the

inte

grat

ion

of n

ew re

side

ntia

l dev

elop

men

t with

the

exis

ting

built

up

area

of t

he C

ity to

the

east

and

rein

forc

e se

para

tion

of th

e si

te to

the

north

and

sou

th

of th

e A

71.

Thes

e ch

ange

s w

ould

impa

ct a

dver

sely

on

view

s ex

perie

nced

by

a w

ide

num

ber o

f hig

hly

sens

itive

recr

eatio

nal r

ecep

tors

from

the

Uni

on C

anal

, whi

ch ru

ns w

ithin

a ru

ral s

ettin

g to

the

wes

t of

the

City

, des

pite

the

pres

ence

of s

ome

war

ehou

se b

uild

ings

at E

ast H

erm

isto

n.

Sout

hwar

d vi

ews

to th

e P

entla

nd H

ills

from

the

Can

al a

nd G

ogar

Sta

tion

Roa

d w

ould

be

obsc

ured

by

deve

lopm

ent.

The

loss

of o

pen

view

s ac

ross

ope

n fa

rmla

nd to

the

east

of H

erm

isto

n vi

llage

and

the

north

of t

he A

71, w

ould

alte

r per

cept

ions

of t

he v

illage

’s s

epar

ate

iden

tity.

W

hils

t veh

icul

ar tr

avel

lers

gen

eral

ly h

ave

a re

duce

d se

nsiti

vity

to la

ndsc

ape

chan

ge, i

t is

cons

ider

ed th

at d

evel

opm

ent o

f the

site

wou

ld im

pact

adv

erse

ly o

n la

rge

num

bers

of v

ehic

ular

tra

velle

rs.

Dev

elop

men

t of t

he s

ite w

ould

obs

truct

vie

ws

acro

ss th

e si

te’s

sim

ple,

ope

n fo

regr

ound

tow

ards

the

City

sky

line

and

back

drop

of t

he P

entla

nd H

ills fr

om s

trate

gic

appr

oach

es to

an

d fro

m th

e C

ity, i

nclu

ding

the

A71

, City

Byp

ass

and

mai

n ro

ute

to C

urrie

via

Ric

carto

n M

ains

Roa

d. T

rave

lling

sou

thw

ards

from

the

A71

to C

urrie

on

Ric

carto

n M

ains

Rd,

dev

elop

men

t w

ould

be

perc

eive

d as

a c

ontin

uous

bui

lt up

are

a w

ith C

urrie

, Bab

erto

n an

d Ju

nipe

r Gre

en.

Dev

elop

men

t wou

ld a

lso

impa

ct a

dver

sely

on

north

war

d vi

ews

expe

rienc

ed b

y lo

cal r

esid

ents

, pat

h us

ers

and

rail

trave

llers

from

the

sout

h, w

here

dev

elop

men

t wou

ld o

bstru

ct n

orth

war

d vi

ews

to th

e ci

ty s

kylin

e an

d C

orst

orph

ine

Hill

to th

e no

rthea

st a

nd n

orth

war

ds to

the

coas

tal m

argi

n, F

orth

Est

uary

, For

th R

oad

and

Rai

l Brid

ges

and

dist

ant h

ills

beyo

nd.

Whi

lst t

he m

ajor

ity o

f dev

elop

men

t wou

ld b

e sc

reen

ed b

y pe

rimet

er tr

ee b

elts

sur

roun

ding

Ric

carto

n C

ampu

s, d

evel

opm

ent w

ould

impa

ct a

dver

sely

on

open

vie

ws

to th

e ea

st fr

om th

e m

ain

aven

ue a

ppro

ach.

D

ue to

the

scal

e of

vis

ual c

hang

e, d

evel

opm

ent w

ould

hav

e so

me

adve

rse

impa

ct o

n vi

ews

from

the

north

ern

slop

es a

nd s

umm

its o

f the

Pen

tland

Hill

s. D

evel

opm

ent w

ould

be

prom

inen

t in

the

mid

dle

grou

nd o

f vie

ws,

site

d to

the

north

of J

unip

er G

reen

and

Bab

erto

n, w

here

it w

ould

read

as

an e

xten

sion

of W

este

r Hai

les,

bou

nded

by

woo

dlan

d at

Ric

carto

n an

d G

ogar

. In

add

ition

to re

side

ntia

l dev

elop

men

t, th

e si

ting

and

desi

gn o

f a s

tadi

um fa

cilit

y w

ould

hav

e to

be

just

ified

in te

rms

of it

s us

e an

d po

sitiv

e co

ntrib

utio

n to

the

skyl

ine

of th

e C

ity.

Its p

ropo

sed

loca

tion

on th

e lo

cal r

idge

line

of th

e A

71 w

ould

mak

e it

prom

inen

t in

view

s fro

m th

e su

rroun

ding

road

s an

d P

entla

nd H

ills to

the

sout

h. T

he e

xist

ing

flatte

d bl

ocks

at W

este

r Hai

les

prov

ide

som

e in

dica

tion

with

rega

rd to

the

visi

bilit

y of

tall

build

ings

in th

is lo

catio

n.

Env

ironm

enta

l Rep

ort -

Sec

ond

Rev

isio

n, V

olum

e 2,

Jun

e 20

14

209

Wou

ld th

e si

te if

dev

elop

ed, a

ffect

the

wid

er la

ndsc

ape

setti

ng o

f the

city

? Th

roug

h its

adv

erse

effe

ct o

n th

e ru

ral l

ands

cape

of r

ollin

g fa

rmla

nd to

the

wes

t of t

he c

ity, w

hich

pro

vide

s an

ope

n fo

regr

ound

to v

iew

s to

Edi

nbur

gh’s

bui

lt sk

ylin

e an

d ba

ckdr

op P

entla

nd

Hills

from

stra

tegi

c ap

proa

ches

to a

nd fr

om th

e C

ity a

nd re

crea

tiona

l res

ourc

e of

the

Uni

on C

anal

, dev

elop

men

t of t

he s

ite w

ould

und

erm

ine

gree

n be

lt ob

ject

ives

. D

evel

opm

ent w

ould

als

o re

sult

in a

con

tinuo

us b

uilt

up a

rea

to th

e w

est o

f the

city

, whi

ch w

ould

impa

ct o

n th

e se

para

te id

entit

ies

of E

dinb

urgh

, Her

mis

ton

villa

ge, B

arbe

rton,

Cur

rie a

nd J

unip

er G

reen

. Th

e ov

eral

l sp

atia

l stra

tegy

for t

he C

ity w

ould

be

alte

red

by d

evel

opm

ent i

n th

is lo

catio

n, g

iven

the

exis

ting

settl

ed c

orrid

or a

long

Lan

ark

Roa

d W

est a

nd th

e W

ater

of L

eith

to th

e so

uthw

est a

nd fo

cus

of

deve

lopm

ent w

ithin

the

Wes

t Edi

nbur

gh S

trate

gic

Dev

elop

men

t Are

a to

the

north

. W

ould

the

site

ena

ble

clea

r and

def

ensi

ble

Gre

en B

elt b

ound

arie

s to

be

form

ed?

The

exis

ting

gree

n be

lt bo

unda

ry is

cle

arly

form

ed b

y th

e C

ity B

ypas

s an

d its

woo

ded

cutti

ng to

the

east

. W

hils

t the

railw

ay to

the

sout

h pr

ovid

es a

stro

ng p

hysi

cal b

ound

ary

feat

ure,

dev

elop

men

t of t

he s

ite w

ould

hav

e im

plic

atio

ns fo

r the

role

of l

and

with

in th

e gr

eenb

elt t

o th

e no

rth o

f Cur

rie,

Juni

per G

reen

and

Bab

erto

n. T

o th

e w

est,

the

gree

nbel

t bou

ndar

y w

ould

lie

to th

e so

uth

and

wes

t of t

he R

icca

rton

Cam

pus,

with

the

Uni

vers

ity a

nd R

esea

rch

Par

k be

ing

rem

oved

from

the

gree

nbel

t thr

ough

the

LDP

, in

line

with

nat

iona

l pol

icy.

To

the

north

, the

M8

prov

ides

a c

lear

phy

sica

l bou

ndar

y bu

t the

site

lack

s a

stro

ng e

dge

to G

ogar

Sta

tion

Roa

d to

the

sout

h of

the

Can

al, w

here

it a

djoi

ns p

art o

f the

wid

er 6

50 a

cre

Edi

nbur

gh G

arde

n D

istri

ct P

ropo

sal.

Env

ironm

enta

l Rep

ort -

Sec

ond

Rev

isio

n, V

olum

e 2,

Jun

e 20

14

210

EDIN

BU

RG

H G

AR

DEN

DIS

TRIC

T W

EST

Hou

sing

Site

Ass

essm

ent

Who

mad

e re

pres

enta

tion(

s) re

latin

g to

the

asse

ssm

ent a

rea?

Mur

ray

Est

ates

(Hol

der P

lann

ing)

Site

ass

essm

ent c

riter

ia

YES

/ NO

Com

men

ts /

miti

gatio

n po

tent

ial

App

ropr

iate

Loc

atio

ns

Is th

e si

te lo

cate

d on

bro

wnf

ield

land

? Y

/N

Maj

ority

of t

he s

ite is

ara

ble

farm

land

but

doe

s in

clud

e cl

uste

rs o

f exi

stin

g ho

usin

g to

the

north

and

so

uth

and

indu

stria

l use

s in

the

north

eas

t cor

ner o

f the

site

. C

an th

e si

te b

e m

ade

avai

labl

e fo

r dev

elop

men

t?

Y

Rep

rese

ntat

ion

rece

ived

dur

ing

MIR

con

sulta

tion,

and

Pro

pose

d P

lan

repr

esen

tatio

n pr

omot

ing

the

site

for r

esid

entia

l dev

elop

men

t. P

art o

f the

site

und

evel

opab

le d

ue to

fluv

ial f

lood

risk

. 1.

Doe

s th

e si

te h

ave

good

acce

ssib

ility

to e

xist

ing

publ

ic

trans

port?

2. W

ould

suf

ficie

nt

enha

ncem

ents

be

feas

ible

?

N

N

Maj

ority

of s

ite h

as a

sco

re o

f A. A

cces

sibi

lity

impr

oves

tow

ards

the

sout

h ea

st c

orne

r of t

he s

ite

with

sco

res

of B

up

to E

in th

e co

rner

of t

he s

ite n

ext t

o th

e pa

rk a

nd ri

de s

ite.

No

mea

sure

s av

aila

ble

to in

crea

se a

cces

sibi

lity

for m

ajor

ity o

f thi

s si

te w

ithou

t lar

ge s

cale

rero

utin

g of

pub

lic tr

ansp

ort s

ervi

ces.

1.

Doe

s th

e si

te h

ave

good

infra

stru

ctur

e ca

paci

ty?

2. W

ould

suf

ficie

nt

enha

ncem

ents

be

feas

ible

?

Y/N

Y

Dra

inag

e: S

eafie

ld W

wTW

ope

rate

d by

PFI

(Stir

ling

Wat

er);

no c

onst

rain

ts id

entif

ied

and

any

requ

irem

ent f

or a

dditi

onal

cap

acity

wou

ld b

e re

spon

sibi

lity

of P

FI o

pera

tor b

ut c

ould

be

dela

y in

de

liver

ing

capa

city

. W

ater

sup

ply/

stor

age:

Ade

quat

e ca

paci

ty (n

ew G

lenc

orse

WTW

, alo

ng w

ith e

xist

ing

Mar

chba

nk

WTW

). P

rimar

y an

d S

econ

dary

sch

ools

: Rev

ised

Edu

catio

n Ap

prai

sal i

dent

ifies

the

educ

atio

nal

infra

stru

ctur

e re

quire

d to

sup

port

hous

ing

grow

th. T

he a

ctio

n pr

ogra

mm

e in

clud

es a

list

of t

he

actio

ns, c

ostin

gs a

nd c

ontri

butio

n zo

nes

whe

re a

ny d

evel

opm

ent w

ithin

will

be re

quire

d to

co

ntrib

ute

to th

e ac

tions

on

an e

quita

ble

basi

s.

Tran

spor

t: Tr

ansp

ort A

ppra

isal

add

endu

m id

entif

ies

the

trans

port

infra

stru

ctur

e re

quire

d to

sup

port

hous

ing

grow

th. T

he a

ctio

n pr

ogra

mm

e in

clud

es a

list

of t

he a

ctio

ns, c

ostin

gs a

nd c

ontri

butio

n zo

nes

whe

re a

ny d

evel

opm

ent w

ithin

will

be

requ

ired

to c

ontri

bute

to th

e ac

tions

on

an e

quita

ble

basi

s.

Land

scap

e se

tting

and

iden

tity

Wou

ld th

e si

te, i

f dev

elop

ed, a

ffect

the

wid

er la

ndsc

ape

setti

ng o

f

the

city

?

Y

Thro

ugh

its e

ffect

on

the

rura

l set

ting

to a

nd v

isua

l am

enity

from

the

Uni

on C

anal

, City

Byp

ass,

M8

and

A71

, dev

elop

men

t wou

ld im

pact

adv

erse

ly o

n pe

rcep

tions

of E

dinb

urgh

and

its

wid

er

land

scap

e fro

m a

n im

porta

nt re

crea

tiona

l res

ourc

e an

d st

rate

gic

appr

oach

road

s to

the

wes

t of t

he

city

. The

con

cent

ratio

n of

rela

tivel

y in

tact

des

igne

d la

ndsc

apes

and

rolli

ng a

rabl

e la

nd o

n th

e w

este

rn e

dge

of th

e ci

ty h

as a

lso

been

reco

gnis

ed a

s of

city

-wid

e la

ndsc

ape

valu

e th

roug

h th

e C

ounc

il’s

Rev

iew

of L

ocal

Lan

dsca

pe D

esig

natio

ns.

The

land

with

in th

e si

te to

the

east

of t

he

Gog

ar B

urn

has

been

foun

d to

be

cons

iste

nt w

ith th

e vi

sual

qua

litie

s an

d ch

arac

teris

tics

prop

osed

fo

r des

igna

tion.

W

ould

the

site

ena

ble

clea

r and

def

ensi

ble

gree

n be

lt bo

unda

ries

to b

e fo

rmed

?

N

The

exis

ting

gree

n be

lt bo

unda

ry is

cle

arly

form

ed b

y th

e C

ity B

ypas

s an

d its

woo

ded

cutti

ng to

the

east

. Th

e A7

1 an

d ad

jace

nt p

olic

y w

oodl

and

at R

icca

rton

and

Dal

mah

oy to

the

sout

h, th

e w

oode

d rid

ge

of G

ogar

bank

to th

e no

rth a

nd p

olic

ies

of A

ddis

toun

to th

e w

est f

orm

phy

sica

l and

vis

ual f

eatu

res

capa

ble

of fo

rmin

g an

alte

rnat

ive

gree

n be

lt bo

unda

ry.

The

site

lack

s a

defe

nsib

le b

ound

ary

to th

e no

rthw

est,

whe

re it

is b

ound

ed b

y he

dger

ows.

Env

ironm

enta

l Rep

ort -

Sec

ond

Rev

isio

n, V

olum

e 2,

Jun

e 20

14

211

Can

the

site

be

inte

grat

ed in

to a

nd in

kee

ping

with

the

char

acte

r

of th

e se

ttlem

ent a

nd lo

cal a

rea?

N

Dev

elop

men

t of t

he s

ite w

ould

intro

duce

urb

an re

side

ntia

l dev

elop

men

t acr

oss

rolli

ng, a

rabl

e fa

rmla

nd to

the

sout

h of

Gog

arba

nk a

nd n

orth

of t

he A

71.

Dev

elop

men

t wou

ld im

pact

adv

erse

ly

on th

e op

en c

hara

cter

of t

he la

ndsc

ape,

whi

ch p

rese

ntly

pro

vide

s a

rura

l set

ting

to o

ver 2

km

of t

he

Uni

on C

anal

to th

e w

est o

f the

city

and

set

ting

to s

ever

al n

on-In

vent

ory

desi

gned

land

scap

es.

Dev

elop

men

t wou

ld e

nclo

se th

e hi

stor

ic v

illag

e of

Her

mis

ton

Con

serv

atio

n A

rea,

whi

ch b

enef

its

from

an

open

, rur

al s

ettin

g an

d re

latio

nshi

p to

the

Uni

on C

anal

to th

e no

rth.

The

M8,

City

Byp

ass

and

A71

, pro

vide

a p

hysi

cal b

arrie

r to

the

clos

e in

tegr

atio

n be

twee

n th

e si

te a

nd e

xist

ing

city

to

wns

cape

to th

e ea

st a

nd in

the

case

of t

he M

8, th

e la

nd to

the

north

and

sou

th o

f the

site

. W

hils

t a

num

ber o

f cro

ssin

gs to

the

Can

al e

xist

, the

se w

ould

requ

ire to

be

supp

lem

ente

d to

ach

ieve

a

fully

inte

grat

ed s

ite la

yout

.

Thes

e ch

ange

s w

ould

impa

ct a

dver

sely

on

view

s fro

m re

crea

tiona

l rou

te o

f the

Uni

on C

anal

, al

terin

g th

e op

en v

iew

s to

Her

mis

ton

villa

ge a

nd th

e P

entla

nd H

ills

to th

e so

uth

and

the

woo

ded

back

drop

of G

ogar

bank

to th

e no

rth. T

he a

dditi

onal

hei

ght o

f dev

elop

men

t wou

ld b

e pr

omin

ent i

n vi

ews

from

the

A71

to th

e so

uth

and

sect

ions

of t

he M

8 to

the

north

, the

reby

impa

ctin

g ad

vers

ely

on v

iew

s fro

m s

trate

gic

appr

oach

road

s, fr

om w

hich

an

impr

essi

on o

f the

City

and

its

cont

ext c

an

be u

nder

stoo

d by

larg

e nu

mbe

rs o

f veh

icul

ar tr

avel

lers

. D

evel

opm

ent w

ould

impa

ct a

dver

sely

on

view

s fro

m a

num

ber o

f min

or ro

ads

with

in th

e gr

eenb

elt,

man

y of

whi

ch p

rovi

de o

pen

view

s ac

ross

the

surr

ound

ing

coun

trysi

de a

nd a

re u

sed

for a

var

iety

of l

ocal

trav

el a

nd in

form

al

recr

eatio

n to

the

wes

t of t

he c

ity.

C

ount

rysi

de re

crea

tion

Wou

ld d

evel

opm

ent o

f the

site

avo

id im

pact

ing

upon

exi

stin

g

acce

ss to

cou

ntry

side

recr

eatio

n?

N

A la

rge

stre

tch

of th

e U

nion

Can

al is

loca

ted

with

in th

e ce

ntre

of t

he s

ite. D

evel

opm

ent w

ould

si

gnifi

cant

ly e

ffect

the

rura

l set

ting

of th

e ca

nal a

nd it

s ro

le in

pro

vidi

ng c

ount

rysi

de re

crea

tion

betw

een

Edin

burg

h an

d R

atho

. O

vera

ll as

sess

men

tN

ot c

urre

ntly

a re

ason

able

site

. Site

has

poo

r pub

lic tr

ansp

ort a

cces

sibi

lity

with

no

scop

e fo

r enh

ance

men

ts w

ithou

t maj

or re

rout

ing

of p

ublic

tran

spor

t ser

vice

s. D

evel

opm

ent w

ould

im

pact

on

the

land

scap

e se

tting

of t

he c

ity, w

ould

not

pro

vide

sui

tabl

e gr

een

belt

boun

darie

s an

d w

ould

not

be

in k

eepi

ng w

ith th

e ch

arac

ter o

f the

set

tlem

ent a

nd lo

cal a

rea.

The

pr

opos

al w

ould

als

o im

pact

on

exis

ting

acce

ss to

cou

ntry

side

recr

eatio

n.

Land

scap

e an

d Vi

sual

Ass

essm

ent

Si

te L

ocat

ion

The

site

lies

to th

e no

rth a

nd s

outh

of t

he U

nion

Can

al to

the

wes

t of t

he C

ity.

It is

bou

nded

by

the

Cal

der R

d (A

71) t

o th

e so

uth,

Add

isto

un F

arm

Roa

d to

the

wes

t, G

ogar

bank

Rd

and

the

Edi

nbur

gh –

Gla

sgow

Que

en S

t rai

lway

to th

e no

rth a

nd M

8/H

erm

isto

n Ju

nctio

n an

d G

ogar

Sta

tion

Rd

to th

e ea

st.

The

site

form

s pa

rt of

the

wid

er 6

50 a

cre

Edi

nbur

gh G

arde

n D

istri

ct P

ropo

sal,

prom

oted

by

Mur

ray

Est

ates

, whi

ch in

clud

es la

nd to

the

east

of H

erm

isto

n an

d R

icca

rton

and

to th

e w

est o

f the

C

ity B

ypas

s, in

add

ition

to la

nd to

the

east

of M

illbur

n To

wer

with

in th

e W

est E

dinb

urgh

SD

A.

Land

scap

e/To

wns

cape

Cha

ract

er

The

ridge

line

runn

ing

alon

g th

e C

alde

r Roa

d (A

71) f

orm

s th

e so

uthe

rn e

dge

of th

e si

te a

t app

rox

80 m

abo

ve s

ea le

vel,

from

whi

ch p

oint

land

form

gra

dual

ly s