Agenda Document Pack - Planning Committee - 28/04/2026
Midlothian Council · 28 April 2026
Back to Planning Committee — 28 April 2026 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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Notice of Meeting and Agenda Planning Committee Venue: Virtual Meeting, Date: Tuesday, 28 April 2026 Time: 14:00 Executive Director : Place Contact: Clerk Name: Democratic Services Clerk Telephone: Clerk Email: democratic.services@midlothian.gov.uk Further Information: This is a meeting which is open to members of the public. Privacy notice: Please note that this meeting may be recorded. The recording may be publicly available following the meeting. If you would like to know how Midlothian Council collects, uses and shares your personal information, please visit our website: www.midlothian.gov.uk Page 1 of 118
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1 Welcome, Introductions and Apologies 2 Order of Business Including notice of new business submitted as urgent for consideration at the end of the meeting. 3 Declaration of Interest Members should declare any financial and non-financial interests they have in the items of business for consideration, identifying the relevant agenda item and the nature of their interest. 4 Minute of Previous Meeting 4.1 Minute of the Meeting of Planning Committee of 9 March 2026 submitted for approval 3 - 12 4.2 Action Log 13 - 16 5 Public Reports 5.1 26/00189/PAC - Whitehills, Millerhill Pre-Application - Consultation for Tennis and Padel Centre, report by Chief Officer Place 17 - 24 5.2 25/00306/DPP - Land at Mavisbank Estate, Loanhead - Formation of Access and Associated Works, report by Chief Officer Place 25 - 66 5.3 25/00155/MSC - Hopefield Farm 2, Bonnyrigg - Matters Specified in Conditions Relating to Infrastructure, report by Chief Officer Place 67 - 118 6 Private Reports No items for discussion 7 Date of Next Meeting The next meeting will be held on Monday 8th June 2026. Page 2 of 118
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INTERNAL USE ONLY DRAFT BY/DATE: REVIEW BY/DATE: 1-993 Minute of Meeting Planning Committee Tuesday 28 April 2026 Item No 4.1 Planning Committee Date Time Venue Monday 9 March 2026 13.00 Normandy Court / MS Teams Present: Councillor Imrie (Chair) Councillor Alexander (Virtual) Councillor Bowen (Virtual) Councillor Cassidy Councillor Curran (Virtual) Councillor Drummond Councillor McCall (Virtual) Councillor McEwan Councillor McKenzie Councillor McManus Councillor Milligan Councillor Parry Councillor Pottinger (Virtual) Councillor Russell Councillor Scott (Virtual) Councillor Smaill Councillor Winchester In attendance: Kevin Anderson (Virtual) Executive Director Place Peter Arnsdorf Head of Placemaking and Chief Planning Officer Grace Cowan (Virtual) Head of Primary Care and Older People's Services William Venters Principal Solicitor Lindsay Thomson Commercial Solicitor Maria Perez Democratic Services Officer Nicola Thorburn Democratic Services Team Leader 1. Welcome and Apologies Councillor Imrie (Chair) welcomed everyone to the meeting of the Planning Committee. Page 3 of 118
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No apologies were presented. 2. Order of Business The order of business is as per the agenda. 3. Declaration of Interest The Chair invited the Planning Committee Members to declare their interest on any items of the agenda and advised that declarations of interest and transparency statements can also be presented when any relevant items are discussed. No declarations of interest were intimated at this stage of the proceedings 4. Minutes of Previous Meeting The Minute of the Planning Committee meeting of 20 January 2026 was submitted for approval and unanimously approved as the correct record. The Action Log was noted and the Planning Committee agreed for items marked for closure to be removed. Councillor Scott discussed an arising matter on the play strategy, which is marked as an action recommended for closure on the log. Councillor Scott asked whether there is a presumption that, whenever possible, developers will invest on improving an existing play park. The Head of Placemaking and Chief Planning Officer advised that the preferred course of action depends on the actual site, as large sites can opt for creating play facilities onsite, whereas other sites can opt for creating offsite provision by improving existing areas. Councillor Scott advised it would be desirable to obtain reassurance that the play equipment is future proof and that play areas are not removed, referring to a recent incident in Gorebridge. The Head of Placemaking and Chief Planning Officer advised that, on this instance, the issue may have been connected to a breach of planning control and advised that the matter would be discussed directly with Councillor Scott. Councillor Smaill asked for an update on when Mavisbank House would be brought back to the Planning Committee and cited community interest on the matter. The Head of Placemaking and Chief Planning Officer advised that the applicants have submitted the information necessary to draft an addendum report, and that said addendum report can be included on the agenda of the Planning Committee meeting scheduled for 28 April 2026. The site visit to Mavisbank House will be held on 27 April 2026. Page 4 of 118
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5. Reports and Items for Discussion Report No. Report Title Presented by: 5.1 Planning Committee Site Visit Procedures Head of Placemaking and Chief Planning Officer The Head of Placemaking and Chief Planning Officer presented the report. The purpose of this report is to provide the Committee with clarification regarding the Planning Committee site visit procedures, in particular the need to attend a requested site visit to participate in the debate and determination of the associated planning application. The recommendations on the report are based on latest best practice that Elected Members should have all information available to determine an application, including a site visit. As such, those Planning Committee Members who have not undertaken the visit are disadvantaged and may not take part in the determination of the report. Planning Committee Members acknowledged the site visits can be highly valuable but argued that some Committee Members would already be familiar with the sites through their role as Ward Councillors. Furthermore, Planning Committee Members voiced concerns that the wording in the report could raise speculation on the current practice, and that some sites could pose accessibility issues that would preclude an Elected Member with mobility issues from attending a site with limited accessibility. Planning Committee Members also noted that if all Elected Members are required to attend the site visit it would be necessary to procure a larger bus. The Head of Placemaking and Chief Planning Officer agreed to review arrangements to ensure site visits are fully accessible. By and large, most sites can be made accessible, and if Planning Committee Members raise concerns about accessibility of a certain site, these concerns can be addressed as they arise. Planning Committee Members unanimously agreed that the arrangement that dispensed with the need to attend site visits during the Covid period continues to work well and there is no indication it should be reversed. However, they asked that if a call-in form is submitted by an Elected Member, it should be expected that Planning Committee Members make every effort to visit that site out of respect for the colleague that submitted the call-in. The Head of Placemaking and Chief Planning Officer advised that the purpose of the report was to clarify if there is a legal requirement to attend site visits as there appeared to be some confusion on the matter at the last Planning Committee meeting. As there is agreement among Planning Committee Members that it is not a requirement to attend a visit this will be noted for future reference. Planning Committee Members pointed out that other Local Authorities have different practices in terms of extending Planning Committee membership to all Page 5 of 118
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Elected Members and queried whether there are also different practices in terms of the requirement of Planning Committee Members to attend the site visit. The Head of Placemaking and Chief Planning Officer advised that they are not aware of any Local Authorities which make attendance to site visits mandatory for Planning Committee Members and added that there is no legal requirement requiring this either. It was also noted Midlothian Council’s decision that site visit attendance should be mandatory to determine a Local Review Body application was in response to Government good practice guidance. Further discussion ensued on the matter of using drones to allow Planning Committee Members to view a site remotely. As well as improving accessibility, drone use will allow Planning Committee Members to attend site visits which they would otherwise not be able to attend due to prior commitments. The Chair noted drone use was considered by the Planning Committee in the past, but there were obstacles linked to licensing and technology and issues connected to Covid restrictions. When the Covid restrictions were lifted the introduction of drones was not given further consideration, but it may be worthwhile to reconsider their use. Planning Committee Members agreed with this and suggested the cost of drone hire or purchase is built into the fees and structures aspect of the Midlothian Local Development Plan 2 (MLDP2) to ensure bigger developers pay a larger contribution towards this expense. The Chair advised that in the past it was customary practice for Developers to submit a 3D model of a housing development to Councils. As this practice has been abandoned, it may be possible to substitute this by an Artificial Intelligence (AI) rendering of the development or any other resource that is more tangible than 2D images. Councillor McManus moved to incorporate the recommendations made by Planning Committee Members to ensure site visits remain accessible and that drone use is considered to facilitate site visits. The Chair seconded the motion. Decision Planning Committee noted the contents of the report but did not endorse the recommendation that Elected Members must attend a scheduled site visit to participate in the determination of the associated planning applications. Planning Committee Members moved to incorporate the recommendations made by Planning Committee Members to ensure site visits remain accessible and that drone use is considered to facilitate site visits. Action Head of Placemaking and Chief Planning Officer to incorporate the recommendations made by Planning Committee Members to ensure site visits remain accessible and that drone use is considered to facilitate site visits Report No. Report Title Presented by: 5.2 Planning Enforcement Update Head of Placemaking and Chief Planning Officer The Head of Placemaking and Chief Planning Officer presented the report, the purpose of this report is to provide the Planning Committee with an update on Page 6 of 118
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those enforcement cases that have been reported to the Planning Committee as requested at its meeting of 20 January 2026. The report provides an overview of the legislation, government guidance, and the Council’s process regarding planning enforcement. Table 1 in the report sets out detail of enforcement cases reported to the Planning Committee since May 2022 including the up-to-date position for each case. Section 4 in the report sets out the number of enforcement cases closed, and number of enforcement notices issued. It is recommended that the Committee note the Planning Enforcement update. The Chair thanked the Head of Placemaking and Chief Planning Officer for the report and invited discussion from the Planning Committee Members, adding that it would be desirable to reduce the time between taking enforcement action and a trial taking place. The Head of Placemaking and Chief Planning Officer advised that they consider what is within the Council’s powers to reduce the waiting but acknowledged that options may be limited. The backlog in the Court system may explain some of the delays experienced, and an additional complication is that for some breaches of planning control it is necessary to prosecute within six months of an offence. Planning Committee Members also noted other breaches that do not qualify for inclusion in the report, such as companies advertising in covert ways near roundabouts, which is in breach of legislation and affecting those advertisers that pay applicable fees. The Head of Placemaking and Chief Planning Officer agreed with the need to tackle this between the Council and the road authority. Further discussion ensued on the matter of fines levied by the Court, and whether the Council can draw revenue or obtain reimbursement of legal costs. The Head of Placemaking and Chief Planning Officer advised the Local Authority can ask to recover any legal costs incurred, and as concerns the fines, these do not get paid to the Local Authority. In any event, the goal of fines should be to deter breaches of planning control rather than profit from them. Planning Committee Members also queried whether the Council has any means to verify whether a fine has been paid, and to chase this in case it has not. The Head of Placemaking and Chief Planning Officer advised in the event the Courts impose a fine, then the Courts themselves can seek to recover this money through debt arrears services. Alternatively, if it is the Council that levies a fixed penalty, there is the means to chase this payment through the in-house debt recovery team. For breaches of planning control, it would also be possible to log this in the land holdings so it comes up in the event the owner attempts to sell in future, and the Council can recover the money through the sale. The Head of Primary Care and Older People's Services joined the meeting at 13.25pm Councillor Pottinger joined the meeting at 13.25 pm. Planning Committee Members noted page 21 in the report states there are no time limits for enforcement action in terms of a listed building and queried Page 7 of 118
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whether any time limit apply for planning breaches on a non-listed building. The Head of Placemaking and Chief Planning Officer clarified non-listed buildings have a time bar, which can span from 4 to 10 years depending on whether it is for operational works or for condition or change of use. The Head of Placemaking and Chief Planning Officer also clarified that after issuing an enforcement the time bar is frozen, even if there is a delay in the legal system. Once an enforcement notice is issued, it becomes a criminal offence not to comply. The Head of Placemaking and Chief Planning Officer advised planning regulations are complex and there are some exceptions of note, such as works to trees subject to a Tree Preservation Order (TPO). Decision The Planning Committee noted the contents of the report. Report No. Report Title Presented by: 5.3 Tree Preservation Order Confirmation Report – Pomathorn Mill, Penicuik Head of Placemaking and Chief Planning Officer The Head of Placemaking and Chief Planning Officer presented the report for decision. This report seeks the Committee’s approval to confirm a Tree Preservation Order (TPO) issued on 27 October 2025 regarding an area of woodland at land at Pomathorn Mill, Penicuik. The TPO was issued to protect a group of trees on grounds of amenity, biodiversity, and development screening. The TPO will continue for a period of 6 months or until confirmed, which will make the TPO permanent. The TPO is initially temporary to allow for consultation, and during this temporary period the trees are protected. Two representations were received during the consultation, which are included in the report. Planning Committee Members also attended a site visit for this location. It is recommended that the Planning Committee: a) Confirm the Tree Preservation Order (1 of 2025) for an area of woodland at Pomathorn Mill, Penicuik; and b) Instruct the Head of Placemaking to carry out the necessary procedures, following confirmation and endorsement of a tree preservation order, which are required by the Town and Country Planning (Scotland) Act 1997, as amended by the Planning etc. (Scotland) Act 2006 and the Town and Country Planning (Tree Preservation Order and Trees in Conservation Areas) (Scotland) Regulations 2010. The Chair thanked the Head of Placemaking and Chief Planning Officer for the report and invited discussion from the Planning Committee Members. Planning Committee Members asked for clarification of what constitutes an ancient woodland. The Head of Placemaking and Chief Planning Officer clarified National Planning Framework 4 (NFP4) describes ancient woodland as land that Page 8 of 118
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has been continuously wooded since at least 1750. NFP4 sees ancient woodlands and veteran trees as irreplaceable, requiring high-level protection from adverse development impacts. Planning Committee Members advised trees, even if not qualifying as ancient woodland, are still valuable from the point of view of biodiversity. Councillor Smaill noted that this situation was the result of the landowner cutting trees, some of which would not qualify as ancient woodland. Councillor Smaill wondered if it may be possible to identify the ancient woodland, and those trees that protect the view and should be preserved, without constraining other areas that may prevent the Council freedom of action for the site in the future. The Head of Placemaking and Chief Planning Officer advised it is possible to modify the terms of the TPO and clarified the areas that had been affected by the site owner cutting trees. It was also confirmed that the TPO was sought after the owner was reported to be cutting trees without the appropriate felling license. Councillor Cassidy acknowledged the point made by Councillor Smaill but pointed out that this could result in ambiguity that may be used by other site owners to cut trees indiscriminately. Councillor Cassidy stressed that every tree performs a function and the Planning Committee should send the message that this behaviour will not be tolerated. Councillor Cassidy moved to approve the recommendation in the report. Councillor Parry seconded Councillor Cassidy’s motion, adding that the Council should retain and exercise control on this area. Councillor Smaill queried whether putting a TPO over such a large area is a proportionate response to the number of trees removed and moved to make an opposing motion. However as there was no seconder the motion fell, and the decision of the Planning Committee was to uphold the recommendation in the report. Councillor Smaill asked that his dissent with the decision is noted. Decision Planning Committee agreed with the recommendations of the report Report No. Report Title Presented by: 5.4 25/00362/PPP – Former Arniston Gas Works, Gorebridge Appeal Decision, report by Chief Officer Place Head of Placemaking and Chief Planning Officer The Head of Placemaking and Chief Planning Officer presented the report for noting. The purpose of this report is to advise the Planning Committee of a planning application appeal decision with regard an application (25/00362/PPP) for Planning Permission in Principle for the erection of 14 dwellinghouses at the Former Arniston Gas Works, Gorebridge. The Scottish Ministers upheld the recommendation of the Planning Committee to refuse Planning Permission. It is recommended that the Committee notes the planning application appeal decision regarding an application for planning permission in principle for the erection of 14 dwellinghouses at the Former Arniston Gas Works, Page 9 of 118
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Decision The Planning Committee noted the outcome of the planning appeal. Report No. Report Title Presented by: 5.5 25/00683/PAC – Land at Dalkeith Country Park, Dalkeith Pre Application Consultation, report by Chief Officer Place Head of Placemaking and Chief Planning Officer The Head of Placemaking and Chief Planning Officer presented the report. The purpose of this report is to advise the Committee of the submission of a Proposal of Application Notice (PAN) and corresponding pre-application consultation for a holiday accommodation development including communal facilities, formation of access, landscaping, and associated works on land at Dalkeith Country Park, Dalkeith. The purpose of the report is to allow Elected Members to express a provisional view on the proposed major development at an early stage of the planning process. The applicants will engage in public consultation, including two public drop-in sessions. The site is within protected landscape and green belt however Dalkeith Country Park is host to visitor facilities and as such there is scope for tourist accommodation if it relates to the existing use of the site. Further consideration will be given to design matters in paragraph 3.8 of the report. The report outlines a provisional planning consideration regarding the development plan and material consideration, but it is worth noting this is based on indicative information available at present. A detailed assessment will be made if a plan and application is forthcoming. The applicant could submit a planning application once the public consultation has been concluded. It is recommended that the Committee notes: a) the provisional planning position set out in this report; b) that any comments made by Members will form part of the minute of the Committee meeting; and c) that the expression of a provisional view does not fetter the Committee in its consideration of any subsequent formal planning application. The Chair thanked the Head of Placemaking and Chief Planning Officer for the report and invited discussion from the Planning Committee Members. Councillor Cassidy expressed reservations about the Pre-Application Notice, noting the developers are the same company that lodged a section 36 consent for the building of a Battery Energy Storage System (BESS) at Salters’ Park, and which is 300 metres from the site identified in the PAN. Planning Committee Members discussed how the proposed development would affect traffic. The Head of Placemaking and Chief Planning Officer noted this PAN is a revised application, as a bigger scheme that was the subject of a separate PAN did not come to fruition. However, this development is for 100 units Page 10 of 118
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which is still a significant development so Planning Committee Members queried whether this would result in a disruption to the road network. Another point raised by Planning Committee Members was the fact the direct route used by park users and dog walkers in Dalkeith Country Park would run through the area identified in the PAN and wondered if there was any way in which the impact would be mitigated. The Head of Placemaking and Chief Planning Officer advised disruption to road and pedestrian traffic would be considered as part of the detailed scheme. The Chair advised all points raised by Planning Committee Members would be considered by the Head of Placemaking and Chief Planning Officer if a planning application is submitted. Decision The Planning Committee noted the Pre-Application Notice. 6. Private Reports No items for discussion. 7. Date of next meeting The meeting concluded at 13.47 pm. The next meeting will be held on Tuesday 28 April 2026 at 14.00pm (MS Teams only). The Planning Site Visit will be held on Monday 27 April 2026 at 10.00am. Page 11 of 118
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Planning Action Log Planning Committee Tuesday 28 April 2026 Item No 4.2 No Date of Meeting Item No and Title Action Action Owner Plann ing Paper Expe cted Date Council Paper Expected Date Comments 1 20 January 2026 Non-Compliance with the Requirement of an Enforcement Notice and Associated Prosecution Regarding Change of Use of Land to a Builder's Yard, Sitting of Shipping Containers and Associated Engineering Operations to Form Hardstanding at Land North of 6 Ashbank, Gorebridge Planning Department to write to owner to explain the Planning Committee’s decision to refer the case to the COPFS for consideration of prosecutorial action pursuant to section 136 of the Town and Country Planning (Scotland) Act 1997. Head of Placemaking and Chief Planning Officer to inquire if fine has been paid or any other recovery actions Head of Placemakin g/ Chief Planning Officer N/A N/A Recommended for Closure Completed- Report presented to Planning Meeting on 9 March 2026 Page 13 of 118
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No Date of Meeting Item No and Title Action Action Owner Plann ing Paper Expe cted Date Council Paper Expected Date Comments are being considered and notify the Planning Committee. 2 20 January 2026 25/00306/DPP Application for planning permission for formation of access road, erection of retaining wall and fence and associated works at Mavisbank Estate, Loanhead Head of Placemaking and Chief Planning Officer to provide a supplementary addendum to the report Planning Committee Members to undertake a site visit to Mavisbank House and the site of the proposed access route. Head of Placemakin g and Chief Planning Officer Planning Committee Members 28 April 2026 N/A Addendum to explore other alternatives available to the proposal and whether enough has been done to find an appropriate solution to the issues The additional information requested will be presented to the April Committee and a site visit will be arranged in advance of that meeting. 3 9 March 2026 Planning Committee Site Visit Procedures Head of Placemaking and Chief Planning Officer to incorporate recommendations made by Planning Committee Head of Placemakin g and Chief Planning Officer TBC Drone images of ‘major’ development sites allocated in the MLDP2 should be requested from Page 14 of 118
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No Date of Meeting Item No and Title Action Action Owner Plann ing Paper Expe cted Date Council Paper Expected Date Comments Members to ensure visits remain accessible. Head of Placemaking to investigate the possibility of using drones to facilitate site visits applicants when submitting planning applications. 4 23 March 2026 LRB Matters Arising Provide a paper to a future Planning Committee to update Elected Members on the Council’s position in terms of operational matters regarding Electric Vehicle Charging. Head of Placemakin g and Chief Planning Officer 8 June 2026 A report will be presented to Planning Committee Page 15 of 118
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PLANNING COMMITTEE TUESDAY 28 APRIL 2026 ITEM NO 5.1 PRE-APPLICATION REPORT REGARDING THE ERECTION OF TENNIS AND PADEL CENTRE WITH ANCILLARY FACILITIES (INCLUDING CAFE/BAR, GYM AND RETAIL) AT WHITEHILLS, WHITEHILL ROAD, MILLERHILL, DALKEITH (26/00189/PAC) Report by Chief Officer Place 1 PURPOSE OF REPORT 1.1 The purpose of this report is to advise the Committee of the submission of a Proposal of Application Notice (PAN) and corresponding preapplication consultation for the erection of tennis and padel centre with ancillary facilities (including cafe/bar, gym and retail) at Whitehills, Whitehills Road, Millerhill, Dalkeith. 1.2 The pre-application consultation is reported to Committee to enable Councillors to express a provisional view on the proposed major development. The report outlines the proposal, identifies the key development plan policies and material considerations and states a provisional, without prejudice, planning view regarding the principle of development. 2 BACKGROUND 2.1 Guidance on the role of Councillors in the pre-application process published by the Commissioner for Ethical Standards in Public Life in Scotland, was reported to the Committee at its meeting of 30 August 2022. The guidance clarifies the position regarding Councillors stating a provisional view on proposals at pre-application stage. 2.2 A Proposal of Application Notice (PAN) detailing the pre-application consultation for the development of a tennis and padel centre with ancillary facilities, including a café/ bar, gym and retail, was submitted on 24 March 2026. The applicant is Amy Lansdown and Artemis Sport Limited. 2.3 As part of the pre-application consultation process two public events are to be held. The first event is to be held at the Danderhall Community Hub on Wednesday 22 April 2026 between 16.00-19.30. The second event it to be held at Queen Margret University on Thursday 21 May 2026 between 16.00-19.30. The applicant has confirmed that the events will be advertised at least seven days prior to them taking place within the Midlothian Advertiser. Page 17 of 118
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2.4 An applicant must wait 12 weeks from the date of submission of a PAN before submitting a planning application. The earliest date that the application could be submitted is the 17 June 2026 subject to the consultation having been completed by that date. The subsequent planning application must be accompanied by a Pre-application Consultation Report detailing the consultation undertaken, a summary of written responses and views expressed at the public events, and explanation of how members of the public were given feedback on the applicant’s consideration of their views. 2.5 A copy of the pre application notice has been sent by the applicant to Danderhall and District Community Council and Musselburgh and Inveresk Community Council. A copy has not been able to be sent to Craigmillar Community Council as there is not an active community council in place. 2.6 A copy has also been sent to Colin Beattie MSP, Kirsty McNeil MP, and local ward councillors in Midlothian, East Lothian and the City of Edinburgh. The applicant’s agent has also confirmed that a copy has been sent to the planning departments of the City of Edinburgh Council and East Lothian Council due to the proximity of the site to the local authority boundaries. 2.7 It is reasonable for an Elected Member to attend one of the events without a Council planning officer present, but the Member should (in accordance with the Commissioner’s guidance reported to the Committee at its meeting in August 2022) not offer views, as the forum for doing so will be at meetings of the Planning Committee. 3 PLANNING CONSIDERATIONS 3.1 In assessing any subsequent planning application, the main planning issue to be considered in determining the application is whether the proposed development complies with development plan policies unless material planning considerations indicate otherwise. The views of consultees and representors will be material considerations in the assessment of an application for the proposed development. 3.2 The development plan is comprised of National Planning Framework 4 (2023) and the Midlothian Local Development Plan 2017 (MLDP). Section 24(3) of the Town and Country Planning (Scotland) Act 1997 states that where there is an incompatibility between the provisions of the National Planning Framework and the provisions of a local development plan whichever of them is the later in date is to prevail. At present this means that where there is an incompatibility, NPF4 takes precedence. This will change when a new local development plan is adopted. Page 18 of 118
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3.3 The application site measures approximately 2.9 hectares and is situated to northeast of the Midlothian Council administrative area, in close proximity to its boundaries with East Lothian and the City of Edinburgh. The site is located to the south of Fort Kinnaird/ Newcraighall and southwest of the A1 arterial road. 3.4 The site comprises the southeastern part of the site known as Whitehills, which is identified in the MLDP as allocation e26 (established economic land supply) and has planning permission in principle for Use Class 4- Business Use; Use Class 5- General Industry; Use Class 6- Storage and Distribution; Sui Generis- Home Improvement Showrooms/ Warehousing; Sui Generis- Builders Merchant; and Sui Generis- Car Showroom (application ref. 19/00748/PPP). 3.5 The site is broadly rectangular in shape and is bound by a rail line (The Waverly/Borders Line) to the east and A1 beyond. To the north and west the site is bound by land within the wider Whitehills development site. Beyond this to the north is the Fort Kinnaird retail park. To the south, the site is bound by Whitehill Road and residential properties at Whitehill Mains. Beyond this is the Recycling and Energy Recovery Centre (energy from waste facility) and the Millerhill Marshalling Yards. 3.6 The site is currently undergoing remediation, infrastructure and platforming works approved by various matters specified in conditions (MSC) applications pursuant to 19/00748/PPP. These works comprise levelling works, the delivery of a central spine road through the site and providing access from Whitehill Road and sustainable urban drainage system (SUDS) basins at the northern boundary. Once completed, the spine road would bound the site to the west and is where access would be taken from. 3.7 The relevant policies of the National Planning Framework 4 (NPF4) are: • Policy 1 Tackling the climate and nature crises • Policy 2 Climate mitigation and adaptation • Policy 3 Biodiversity • Policy 4 Natural Places • Policy 5 Soils • Policy 6 Forestry, woodland and trees • Policy 7 Historic assets and places • Policy 9 Brownfield, vacant and derelict land and empty buildings • Policy 11 Energy • Policy 12 Zero Waste • Policy 13 Sustainable Transport • Policy 14 Design, quality and place • Policy 15 Local Living and 20-minute neighbourhoods • Policy 18 Infrastructure first Page 19 of 118
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• Policy 19 Heat and cooling • Policy 20 Blue and green infrastructure • Policy 22 Flood risk and water management • Policy 21 Play, recreation and sport • Policy 23 Health and Safety • Policy 24 Digital Infrastructure • Policy 25 Community Wealth Building • Policy 26 Business and Industry • Policy 27 City, town and commercial centres • Policy 28 Retail 3.8 The relevant policies of the Midlothian Local Development Plan (2017) are: • Policy STRAT1: Committed Development • Policy STRAT5: Strategic Employment Allocations • Policy DEV2: Protecting Amenity within the Built-Up Area • Policy DEV5: Sustainability in New Development • Policy DEV6: Layout and Design of New Development • Policy DEV7: Landscaping in New Development • Policy DEV10: Outdoor Sports Facilities • Policy ECON1: Existing Employment Locations • Policy TRAN1: Sustainable Travel • Policy STRAT2: Transport Network Interventions • Policy TRAN5: Electric Vehicle Charging • Policy IT1: Digital Infrastructure • Policy ENV7: Landscape Character • Policy ENV9: Flooding • Policy ENV10: Water Environment • Policy ENV11: Woodland, Trees and Hedges • Policy ENV15: Species and Habitat Protection and Enhancement • Policy ENV16: Vacant, Derelict and Contaminated Land • Policy ENV17: Air Quality • Policy ENV18: Noise • Policy ENV25: Site Assessment, Evaluation and Recording • Policy IMP1: New Development • Policy IMP2: Essential Infrastructure Required to Enable New Development to Take Place • Policy IMP3: Water and Drainage 3.9 The site is identified in the MLDP as comprising part of the Council’s established economic land supply (site e26). While the MLDP identifies the site for business and general industry uses, planning permission in principle has previously been granted for a wider range of uses including Class 6 Storage and Distribution; Sui Generis- Home Improvement Showrooms/ Warehousing; Sui Generis- Builders Merchant; and Sui Generis- Car Showroom. The proposed development of a tennis and padel center does not fall into the established uses for the site and therefore a detailed planning application will be required. Page 20 of 118
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established uses for the site and therefore a detailed planning application will be required. 3.10 MLDP Policy STRAT1 confirms there is a presumption in favour of committed development sites which includes Whitehills as a site within the economic land supply. Policy ECON1 establishes that economic development will be supported where it contributes to a suitable employment density, is compatible with neighbouring uses and would not have a detrimental impact on amenity. Non-business uses will not be supported on allocated economic sites. The loss of an economic site in productive use to a non-employment generating use will only be permitted if there is no net detriment to the overall supply of economic land. NPF4 Policy 26 states that other employment uses will be supported in primary business areas where they do not prejudice the primary function and are compatible with the business/ industrial character. 3.11 The proposed development would comprise a Class 11 Assembly and Leisure use which is not a traditional employment use supported by Policy ECON1. As such, a future application would need demonstrate that the site would generate employment, would be compatible with the wider Whitehill site and permitted uses, and would not result in a net detriment to the supply of economic land. 3.12 NPF4 does provide support for this type of use through Policy 21 Play, recreation and sport, and Policy 25 Community wealth building. 3.13 While there could be support for the principle of development on the site subject to demonstrating the above, detailed consideration will also have to be given to design matters, in particular the site layout, the siting, design and appearance of buildings and other structures, the materials used, landscaping, open space, parking, biodiversity and sustainability, in order to ensure compliance with sustainable place- making policies within the MLDP and NPF4. It will also be necessary to give careful consideration to transport and active travel arrangements. 4 PROCEDURES 4.1 The Scottish Government’s Guidance on the Role of Councillors in Pre- Application Procedures provides for Councillors to express a ‘without prejudice’ view and to identify material considerations regarding a major application. 4.2 The Committee is invited to express a ‘without prejudice’ view and to raise any material considerations which they wish the applicant and/or officers to consider. Views and comments expressed by the Committee will be entered into the minutes of the meeting and relayed to the applicant for consideration. 4.3 The Scottish Government’s Guidance on the Role of Councillors in Pre- Application Procedures advises that Councillors be expected to Page 21 of 118
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approach their decision-making with an open mind in that they must have regard to all material considerations and be prepared to change their views that they are minded towards if persuaded that they should. 5 RECOMMENDATION 5.1 It is recommended that the Committee notes: a) the provisional planning position set out in this report; b) that any comments made by Members will form part of the minute of the Committee meeting; and c) that the of expression of a provisional view does not fetter the Committee in its consideration of any subsequent formal planning application. Peter Arnsdorf Planning, Sustainable Growth and Investment Manager Date: 17 April 2026 Application No: 26/00189/PAC Applicant: Amy Lansdown and Artemis Sport Limited Agent: Lichfields Validation Date: 24 March 2026 Contact Person: Eilidh Paul, Planning Officer Email: eilidh.paul@midlothian.gov.uk Attached Plans: Location Plan Page 22 of 118
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N Midlothian Council Fairfield House 8 Lothian Road Dalkeith, EH22 3AA Reproduced from the Ordnance Survey map with the permission of the controller of Her Majesty's Stationary Office. Crown copyright reserved. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Planning Service Place Directorate Midlothian Council Licence No. AC0000811376 (2026) Proposal of application notice for erection of tennis and padel centre with ancillary facilities, access, car and cycle parking, landscape, associated infrastructure and works. Whitehills, Whitehill Road, Millerhill, Dalkeith. File No. 26/00189/PAC Scale 1:5000Page 23 of 118
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PLANNING COMMITTEE TUESDAY 28 APRIL 2026 ITEM NO 5.2 APPLICATION FOR PLANNING PERMISSION 25/00306/DPP FOR FORMATION OF ACCESS ROAD; ERECTION OF RETAINING WALL AND FENCE AND ASSOCIATED WORKS AT MAVISBANK ESTATE, LASSWADE ROAD, LOANHEAD Report by Chief Officer Place 1. SUMMARY OF APPLICATION AND RECOMMENDED DECISION 1.1. The application is for the formation of access road; erection of retaining wall and fence and associated works at Mavisbank Estate, Lasswade Road, Loanhead. 1.2. This application was presented to the Committee at its meeting of 20 January 2026 at which the Committee deferred the application for a site visit and to secure the following information: • Details of the alternative access options including details of negotiations between the applicant, the Council and landowners; • Details of the community engagement undertaken; and, • Details of traffic management to manage the mix of construction traffic and walkers/other users. The applicant has submitted the additional information requested and it is attached to this report. 1.3. There have been an additional 10 representations received since the application was originally presented to the Committee; nine objections (from seven separate households) and one in support. A further objection consultation response was received from Loanhead and District Community Council (LDCC). In total there have been 17 representations (15 objections and two support) and consultation responses from Historic Environment Scotland, Scottish Water, The Council’s Ecological Advisor (TWIC), the Council’s Archaeological Advisor (ELAS), the Loanhead and District Community Council, the Council’s Senior Manager Neighbourhood Services (Roads) and the Council’s Land Resource Manager. 1.4. Arrangements are in place for Committee to undertake a site visit on 27 April 2026. Page 25 of 118
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1.5. The relevant development plan policies are policies 1, 2, 3, 5, 6, 7, 8, 13, 18, 20, 22 and 23 of National Planning Framework 4 (NPF4) and policies ENV1, ENV6, ENV7, ENV9, ENV10, ENV11, ENV14, ENV15, ENV19, ENV20, ENV23, ENV24, ENV25, TRAN1, IMP2 and IMP3 of the Midlothian Local Development Plan (MLDP). 1.6. The recommendation is to grant planning permission subject to conditions. 2. LOCATION AND SITE DESCRIPTION 2.1. The application site comprises a largely narrow strip of land measuring 1.78 hectares in area and is dog-legged in shape, running in a south easterly direction from the boundary at Wadingburn Road before then turning southwest and winding down to the category A listed Mavisbank House. The application site crosses over agricultural land and open parkland that is covered by shrubs, trees and rough grass. Mavisbank House does not form part of the application site itself but a roughly square area of land to the front of the house terminates the westernmost extent of the application site. 2.2. The application site is located within the greenbelt, Mavisbank Conservation Area, a special landscape area and a nationally important designed landscape as defined by the Midlothian Local Development Plan. 3. PROPOSAL 3.1. Planning permission is sought for the formation of a vehicle access road and the erection of a retaining wall and fence and other associated works to enable access to Mavisbank House to facilitate rehabilitation works. The Mavisbank House phase one works relate to the recently approved stabilisation and repair work of the ruined house; including rebuilding of internal walls and chimneys; formation of a door opening, installation of steel frame and security mesh windows; installation of fencing, temporary steps and ramp and other associated works. The submitted Planning Statement notes that the Landmark Trust are seeking to come forward with phase two works which will comprise of the re-roofing and restoration of the house for the use as a holiday let and community use with educational initiatives. The phase two works do not form a part of the current application nor are there any current applications pending consideration for this second phase of the works. 3.2. The proposed access drive will extend approximately 850metres, running southeast from the boundary of the agricultural field at Wadingburn Road along the line of an existing field boundary before continuing southwest and terminating at Mavisbank House. The access drive will be 3.5 metres wide with a total of six passing bays included along the route. The access drive is to be surfaced in Ulticolour in ‘Buff Page 26 of 118
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Quartzite’, which is a buff/natural coloured porous tarmac. A field gate is to be installed with a 50m set back from Wadingburn Road to restrict vehicle access. 3.3. The proposals include a retaining wall which comprises of an approximately 8.27m length of ‘Flex MSE vegetated retaining wall’ to the western side of the proposed access drive approximately 135m from Wadingburn Road. This walling material is mechanically stabilised earth and is an alternative to concrete or gabion baskets. 3.4. The proposals include filter drains running alongside the access drive and swales to manage any surface water runoff towards the existing Scottish Water outflow. 3.5. In terms of tree removal and landscaping, the proposals require the removal of approximately 86 trees of varying size and health and proposes for compensatory planting of 90 trees of equivalent tree species to those being removed. Additional planting and landscaping is proposed along the access drive route. 3.6. The applicant has confirmed that there will be no significant road closures proposed during construction. There may be some local traffic management to enable the initial works to formalise the access taken from Wadingburn Road. 3.7. The application is accompanied by: • Planning Supporting Statement • Bat Survey • Coal Mining Risk Assessment • Ecology Survey • Ecological Survey Report Appendices • Heritage Statement • Tree Removal Statement • Tree Survey Part 1 and 2 • Supporting Statement - Applicant’s Response to Planning Committee (attached as an Appendix A) • Supporting Statement – Additional Details of Community Engagement (attached as an Appendix B) 4. BACKGROUND 4.1. Associated listed building consent (25/00307/LBC) and planning permission (25/00311/DPP) were granted in December 2025 for the stabilisation and repair work of Mavisbank House; including rebuilding of internal walls and chimneys; formation of door opening, installation of steel frame and security mesh windows; installation of fencing, interpretation boards, temporary steps and ramp and associated works. 4.2. The planning application is subject to an objection from Loanhead and District Community Council which provided the opportunity for local Page 27 of 118
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elected members to ‘call in’ the application for consideration by the Planning Committee. Councillor Winchester ‘called in’ the application to be given further scrutiny by the Planning Committee. 4.3. This planning application was previously reported to Committee on 20 January 2026. The Committee decided to defer the decision until a site visit had been carried out and further information was received from the applicant. 5. CONSULTATIONS 5.1. Historic Environment Scotland does not object to the application but advised that the proposed access drive would have significant physical and visual impacts on the Mavisbank Inventory site (the designed landscape), and it would be more impactful than the previously discussed routes. Historic Environment Scotland noted that the previously proposed access route reused almost the full length of the historic East Drive. They state that the current proposal would cut down the valley side halfway along the drive, which would introduce a significant new element into a sensitive part of the designed landscape. Furthermore, Historic Environment Scotland advised that the access drive will result in a breach in the edge of the valley escarpment, creating the only break in the currently unbroken valley edge, which is a distinctive feature of the designed landscape. This would be visible in views, especially across the valley from the south. Taking the new access drive down into the valley at one of the steepest parts of the valley side would result in significant amounts of cut and fill, as well as the removal of 86 trees. 5.2. Historic Environment Scotland noted that the proposed access drive is to be located to the east of The Knowe, an important landform and planted element of the designated designed landscape. Historic Environment Scotland also noted that whilst the access drive would be visible in longer views across the valley from the south, it will not have a significant adverse impact on key views from and towards Mavisbank House, as well as views from the ‘Roman Station’ landform behind the house. Whilst the arboricultural report shows that 86 trees would be removed, the removals have been kept to a minimum. All veteran trees would be retained, and root protection areas identified along the route where necessary. 5.3. It is noted that, as well as negative impacts, the proposed development would provide elements which would enhance both the inventory site and the setting of Mavisbank House, including the proposed removal of vegetation from the forecourt of the house to reopen up important views, as well as the removal of a block of mature sitka spruce which currently block views. Furthermore, the proposed access drive would facilitate phase one works to the house which is crucial to allow the conservation, repair and reuse of the important category A listed Mavisbank House, which forms the focal point of this designed landscape. Page 28 of 118
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5.4. Overall, Historic Environment Scotland weighed up the negative impacts on the inventory site against the positive conservation benefits to both the house and its designed landscape. They concluded that the proposed development is only acceptable because it is a crucial first step to allow the conservation and restoration of these internationally important heritage assets. Without that conservation benefit, the impacts would be unacceptable. 5.5. Scottish Water does not object to the application, but that this does not mean that the proposed development can automatically be serviced. 5.6. The Council’s Ecological Advisor – The Wildlife Information Centre (TWIC) does not object to the application. TWIC initially provided feedback on the Ecological Survey Report and confidential Badger annexe dated 21 March 2025 and were generally satisfied that the report was sufficiently thorough to support the conclusions and recommendations provided. TWIC did request that the report was updated to reflect the access route that was subject of the current planning application to fully consider the impact. The applicant arranged for a revised Ecological Survey Report and confidential annex to be submitted. TWIC provided an updated response on the Ecological Survey Report and confidential annex. TWIC noted that recommendations have been added regarding woodland/hedgerow planting to compensate for loss of woodland/scrub/hedgerow as part of proposed works, however, planned works include the removal of a section of the long-established woodland (of plantation origin), which is listed on the ancient woodland inventory. TWIC are of the view that the loss of ancient woodland habitat should be avoided as new planting cannot compensate for its loss. TWIC confirmed that the previous comments relating to other matters and findings were still relevant. Should planning permission be granted then the recommendations within the Ecological Survey Report and confidential annex can be secured via use of condition. 5.7. The Council’s Archaeology Advisor – East Lothian Archaeology Service (ELAS) does not object to the application but noted that whilst there is going to be an impact in forming the new access it is not one that would outweigh the benefits in relation to enabling the conservation of Mavisbank House. However, it is noted that the resultant development is likely to result in the potential disturbance and change to the character of the historic designed landscape, along with the potential disturbance/loss of buried archaeological remains. As a result, a planning condition should be attached to any grant of planning permission to secure a programme of archaeological works, including survey and recording and archaeological monitoring. Page 29 of 118
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5.8. The Loanhead and District Community Council (LDCC) welcomed the proposals to save Mavisbank House and improve public access and noted that the site is located within LDCC’s only conservation area. They request that all/any development complies with the Mavisbank Conservation Area Character Appraisal and Management Plan. LDCC noted that whilst the proposals will improve public access they will also result in the exposure of the conservation area to the potential increase in littering, BBQ’s, campfires, late night noise and wild comping which will all have a detrimental effect on the surrounding area. LDCC noted that it is unclear how the applicant will mitigate against these issues or where public toilets are to be located. As such, LDCC objected to the planning application. It is noted that the applicant submitted a response on the 12 September 2025 to address the concerns raised by LDCC. LDCC were re-consulted on 19 September 2025, but offered no updated response, therefore the objection remains extant. LDCC submitted an additional consultation response which re-iterates the support for the vision to save and retore Mavisbank House. LDCC note the issues regarding the access rights to Mavisbank House, however, LDCC do not consider the proposed private access drive to be the only option. LDCC consider the access rights at Linden Place and South Drive to be public and useable. LDCC re-iterated the importance of protecting Mavisbank Policies, conservation area and historic assets. 5.9. The Council’s Senior Manager Neighbourhood Services (Roads) does not object to the application and confirmed that the proposed access drive will be private and will not be adopted. It was also confirmed that the proposed access drive seeks to utilise an existing field access at the Wadingburn Road (A768) that is already in use. 5.10. The Council’s Land Resources Manager does not object to the application but advised of the existing core paths in and around Mavisbank House that may be impacted during construction. It is noted that if any paths are required to be closed before, during or after the construction of the development then details of any route diversion will need to be agreed prior to the commencement of works. 6. REPRESENTATIONS 6.1. 17 representations have been received in connection with the application, of these 15 are objections (from 11 separate households) and two representations of support. Full details of the representations can be viewed on the online planning file. 6.2. Material considerations in the objection representations include: • Concerns regarding the proposed works resulting in the future development of the field. • There are already existing access routes to Mavisbank House which should be utilised - the environment should be cared for and not destroyed when alternatives are available. • The private development will reduce public access to the site. Page 30 of 118
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• The land is located within the greenbelt and protected by policy ENV1. The access development and short term let development is detrimental to this greenbelt. • The formation of an access drive adversely impacts a protect designed landscape that is of national significance. • Concerns regarding the loss of over 80 trees, in-particular the Sitka Spruce Group of trees which are in good health. • Concerns about ground stability and high costs for construction and future maintenance costs. • Mavisbank House should be made safe but not re-built at the cost of the natural environment. • Detrimental impact and distress on the land and wildlife. • Detrimental impact upon the land, wildlife and immediate community. • Loss of trees will increase flood risk. • Suggested alternative route with alternative surfacing. • Noted that the funding should be used fully for stabilisation rather than the formation of the access. • Concerns regarding light pollution from artificial lighting and the impact of lighting on wildlife. 6.3. The supporting representation noted that the proposed works appear to be necessary and that 50 years is long enough to wait for the works to Mavisbank House to go ahead. 6.4. An additional supporting representation was received form Mavisbank Trust. The following points were noted: • That large sections of Mavisbank’s East Drive have been destroyed by landslips and are impassable. • The formation of the new access is critical to enable the stabilise Mavisbank House. • The Mavisbank Trust and its partners are currently discussing a proposal that the Trust will evolve to become a community-led ‘Friends of Mavisbank’ body which will eventually lease the property to create a major asset for local community use. • Without basic maintenance Mavisbank House will be lost forever. 7. PLANNING POLICY 7.1. The development plan is comprised of National Planning Framework 4 and the Midlothian Local Development Plan 2017. The following policies are relevant to the proposal National Planning Framework 4 (NPF4) 7.2. Policy 1 Tackling the climate and nature crises; sets out to encourage, promote and facilitate development that addresses the global climate emergency and nature crisis. Page 31 of 118
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7.3. Policy 2 Climate mitigation and adaptation; sets out to encourage, promote and facilitate development that minimises emissions and adapts to the current and future impacts of climate change. 7.4. Policy 3 Biodiversity; sets out to protect biodiversity, reverse biodiversity loss, deliver positive effects from development and strengthen nature networks. 7.5. Policy 5 Soils; sets out to protect carbon-rich soils, restore peatlands and minimise disturbance to soils from development. The policy also sets out acceptable scenarios for development on prime agricultural land. 7.6. Policy 6 Forestry, woodland and trees; sets out to protect and expand forests, woodland and trees. 7.7. Policy 7 Historic assets and places; sets out to protect and enhance historic environment assets and places, and to enable positive change as a catalyst for the regeneration of places. 7.8. Policy 8 Green belts; sets out to encourage, promote and facilitate compact urban growth and use the land around our towns and cities sustainably. 7.9. Policy 13 Sustainable Transport; sets out to encourage, promote and facilitate developments that prioritise walking, wheeling, cycling and public transport for everyday travel and reduce the need to travel unsustainably. 7.10. Policy 18 Infrastructure first; sets out to encourage, promote and facilitate an infrastructure first approach to land use planning, which puts infrastructure considerations at the heart of placemaking. 7.11. Policy 20 Blue and green infrastructure; sets out to protect and enhance blue and green infrastructure and their networks. 7.12. Policy 22 Flood risk and water management; sets out to strengthen resilience to flood risk by promoting avoidance as a first principle and reducing the vulnerability of existing and future development to flooding. 7.13. Policy 23 Health and Safety; sets out to protect people and places from environmental harm, mitigate risks arising from safety hazards and encourage, promote and facilitate development that improves health and wellbeing. Midlothian Local Development Plan 2017 (MLDP) 7.14. Policy TRAN1: Sustainable Travel aims to encourage sustainable modes of travel. Page 32 of 118
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7.15. Policy ENV1: Protection of the Green Belt advises that development will not be permitted in the Green Belt except for proposals that; A. are necessary to agriculture, horticulture or forestry; or B. provide opportunities for access to the open countryside, outdoor sport or outdoor recreation which reduce the need to travel further afield; or C. are related to other uses appropriate to the rural character of the area; or D. provide for essential infrastructure; or E. form development that meets a national requirement or established need of no other site is available. Any development proposal will be required to show that it does not conflict with the overall objectives of the Green Belt which is to maintain the identity and landscape setting of Edinburgh and Midlothian towns by clearly identifying their physical boundaries and preventing coalescence. 7.16. Policy ENV6: Special Landscape Areas states that development proposals will only be permitted where they incorporate high standards of siting and design and where they will not have significant adverse effect on the special landscape qualities of the area. 7.17. Policy ENV7: Landscape Character states that development will not be permitted where it significantly and adversely affects local landscape character. Where development is acceptable, it should respect such character and be compatible in terms of scale, siting and design. New development will normally be required to incorporate proposals to maintain the diversity and distinctiveness of the local landscapes and to enhance landscape characteristics where they have been weakened. 7.18. Policy ENV9: Flooding presumes against development which would be at unacceptable risk of flooding or would increase the risk of flooding elsewhere. It states that Flood Risk Assessments will be required for most forms of development in areas of medium to high risk, but may also be required at other locations depending on the circumstances of the proposed development. Furthermore it states that sustainable urban drainage systems will be required for most forms of development, so that surface water run-off rates are not greater than in the site’s pre-developed condition, and to avoid any deterioration of water quality. 7.19. Policy ENV10: Water Environment requires that new development pass surface water through a sustainable urban drainage system (SUDS) to mitigate against local flooding and to enhance biodiversity and the environment. Page 33 of 118
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7.20. Policy ENV11: Woodland, Trees and Hedges states that development will not be permitted where it could lead directly or indirectly to the loss of, or damage to, woodland, groups of trees (including trees covered by a Tree Preservation Order, areas defined as ancient or semi-natural woodland, veteran trees or areas forming part of any designated landscape) and hedges which have a particular amenity, nature conservation, biodiversity, recreation, landscape, shelter, cultural, or historical value or are of other importance. 7.21. Policy ENV14: Regionally and Locally Important Nature Conservation Sites states that development will not be permitted where it could adversely affect the nature conservation interest of such sites, unless it can be demonstrated that appropriate mitigation measures are in place. 7.22. Policy ENV15: Species and Habitat Protection and Enhancement presume against development that would affect a species protected by European or UK law. 7.23. Policy ENV19: Conservation Areas states that development will not be permitted within or adjacent to conservation areas where it would have any adverse effect on its character or appearance. 7.24. Policy ENV20: Nationally Important Gardens and Designed Landscapes states development should protect, and where appropriate enhance, gardens and designed landscapes. Development will not be permitted which would harm the character, appearance and/or setting of a garden or designed landscape as identified in the Inventory of historic Gardens and Designed Landscapes. 7.25. Policy ENV23: Scheduled Monuments states that development which could have an adverse effect on a scheduled monument, or the integrity of its setting, will not be permitted. 7.26. Policy ENV24: Other Important Archaeological or Historic Sites seeks to prevent development that would adversely affect regionally or locally important archaeological or historic sites, or their setting. 7.27. Policy ENV25: Site Assessment, Evaluation and Recording requires that where development could affect an identified site of archaeological importance, the applicant will be required to provide an assessment of the archaeological value of the site and of the likely impact of the proposal on the archaeological resource. 7.28. Policy IMP2: Essential Infrastructure Required to Enable New Development to Take Place states that new development will not take place until provision has been made for essential infrastructure and environmental and community facility related to the scale and impact of the proposal. Planning conditions will be applied and where Page 34 of 118
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appropriate, developer contributions and other legal agreements will be used to secure the appropriate developer funding and ensure the proper phasing of development. 7.29. Policy IMP3: Water and Drainage require sustainable urban drainage systems (SUDS) to be incorporated into new development. 7.30. Section 59 of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 places a duty on planning authorities to pay special attention to the desirability of preserving or enhancing the listed building or its setting or any features of special architectural or historic interest which it possesses. 7.31. Section 64 of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 places a duty on planning authorities to pay special attention to the desirability of preserving or enhancing the character or appearance of conservation areas. 7.32. Historic Environment Policy for Scotland (HEPS) 2019 offers guidance on the protection and management of the historic environment and Conservation Areas and areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance. Their designation provides the basis for the positive management of an area. The Policy Statement also indicated that the planning authority should consider the design, materials, scale and sitting of any development, and its impact on the character of the historic environment. 7.33. Historic Environment Scotland’s document Mavisbank Policies, Designed Landscape, Conservation Management Plan V3 provides guidance and policies for the future management of the designed landscape balanced with the architectural, archaeological, historical and ecological significance of the place. The Conservation Management Plan sets out the following statements of what it is intended to achieve in the planning and design any project, as the basis for management policies and any actions derived from them. • To conserve historic features of all periods by protection, stabilisation and restoration as appropriate. • To achieve integrated development of the house uses and proposals with those for the landscape. • To maximise accessibility of the landscape for all users and provide links with and between local communities. • To plan for the use of Mavisbank by both local people and visitors and involve them in planning and management. • To preserve and enhance the separation of the local settlements provided by the wooded valley. • To encourage mental and physical health and well-being in the local and wider community by enjoyment of the outdoors and exercise. Page 35 of 118
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• To promote understanding of the history and development of Mavisbank and its natural values and make good use of its educational potential. • To enhance the existing natural habitats and increase their species diversity, including care of protected species. • To incorporate new uses and features where compatible with the significance of the place that will benefit future viability. • To increase knowledge and understanding of the development of the landscape by research and site investigations. • To manage using environmentally sustainable methods, minimising environmental impacts. • To develop proposals that make full use of funding opportunities and income from the resources of the site. 7.34. The Midlothian Council document Conservation Area Character Appraisal & Management Plan for Mavisbank highlights the significance of the conservation area in terms of townscape, landscape, architecture and history and provides a framework for conservation area management and for managing change within the conservation area and reaffirms the importance of the designation of the area. Midlothian Council’s Conservation Area Character Appraisal & Management Plan identifies the key characteristics of the historic environment to establish a context within which change can continue in a way which enhances historic character of the area. 8. PLANNING ISSUES 8.1. The main planning issues to be considered in determining this application is whether the proposal complies with development plan policies unless material planning considerations indicate otherwise. The representations and consultation responses received are material considerations. Principle of Development 8.2. The application site is located within the greenbelt, a special landscape area, the Mavisbank Conservation Area and the Mavisbank Designed Landscape and, as such, these designations all contain restrictions, set out in various planning policies, to protect the character and appearance of the landscape and historic environment. 8.3. The planning application seeks permission to form a vehicle access route, along with other associated works, to enable operations which form phase one of the approved stabilisation and repair work to the ruined Mavisbank House. 8.4. The submitted Planning Statement records that the applicant, the Landmark Trust, plan to bring forward a second phase of work at Mavisbank House which will comprise of the re-roofing and restoration of the house for use as a holiday let and community use with Page 36 of 118
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educational initiatives. The proposed phase two works do not form any part of the current application nor are there any planning applications pending consideration for this work. Should an application for phase two works be forthcoming it will be assessed on its own merits and against the planning policies of the time. The current planning application is only for the formation of an access drive and the associated works to enable the phase one works to be carried out. 8.5. While adopted MLDP policy ENV1 and NPF4 policy 8 restrict development within the greenbelt in some cases the current proposal seeks to provide essential infrastructure to enable the stabilisation, repair and rebuilding of an internationally recognised important category A listed building which makes a substantial contribution towards the national historic landscape. The short-term plans and long-term aspirations for the site sit comfortably with current greenbelt policies which specifically provide support for development which is associated with the reuse, rehabilitation and conversion of historic environment assets. Therefore, the development proposal is not contrary to the aims of the development plan polices, provided the physical development does not have an adverse impact on the local landscape, special landscape area, conservation area, garden and designed landscape. Landscape, Landscaping and Trees 8.6. Midlothian Council’s Conservation Area Character Appraisal & Management Plan for Mavisbank identifies one of the opportunities for enhancement as being the full exterior restoration of Mavisbank House, combined with the creation of an interior which respects and reflects the original internal layout and design of this nationally significant 18th century Palladian villa as much as possible. The plan also supports the opportunity for the house to combine a viable economic end use for the building with uses that provide direct community benefit. The current planning application seeks to enable phase one of the rehabilitation works which would comply with this aspiration of the management plan. 8.7. The proposed access drive, retaining wall, fence and associated works will have a localised impact on the landscape and views in the North Esk Special Landscape Area, Mavisbank Conservation Area and Mavisbank Designed Landscape, mainly because of tree removals, ground works and the introduction of the new access drive. However, the existing landform, extent of vegetation cover and secluded nature of the existing landscape setting limit the extent to which these impacts will be experienced from the immediate or wider area surrounding the site. 8.8. The development proposals will have a significant impact on existing tree cover, including on trees within an area listed in the Ancient Woodland Inventory. Approximately 86 trees will be lost due to the Page 37 of 118
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development. None of these trees are ancient or veteran trees. The trees are being removed to accommodate the new access route alignment and associated visibility splay; as well as to open up and reinstate historic views and vistas in accordance with the Conservation Management Plan for Mavisbank and its policies. 8.9. During construction the tree removals and exposed soil will be more evident in views from specific locations, in particular parts of the core path network, from local neighbouring properties and parts of Wadingburn Road. Upon completion the new access drive and associated planting/verge seeding will initially still be visually noticeable as new features from very localised views. However, in the longer term, given the nature of the development and sensitive design (in terms of layout, materials and species selection) the development will not give rise to significant adverse visual impacts overall. Furthermore, as the mitigation and enhancement planting matures it will result in an overall beneficial visual effect. 8.10. The supporting statements include proposals for tree root protection areas (RPA) and fencing, which are appropriate and should be accompanied by an arboricultural method statement (AMS) that details relevant arboricultural mitigation. Should planning permission be granted, this can be secured by condition which should incorporate a timeline for works affecting trees, details on how site access and materials storage will be managed to prevent soil compaction, and specific procedures for (ground) works/ construction operations so that potential impacts on existing trees and RPAs are minimised. 8.11. The development proposals include mitigation and enhancement planting that will further allow the development to be integrated within the landscape, especially as the planting matures. The proposed compensatory planting includes a mix of species, sizes and numbers/ densities that are locally appropriate and complement the existing landscape setting and species mix. The location of the 90 extra heavy standard trees has been carefully chosen to allow for successional tree growth whilst maintaining key views and vistas. The addition of mixed native woodland and hedgerow planting will also further promote biodiversity and support habitat for wildlife. 8.12. Furthermore, the development proposals and associated landscaping works will see the reinstatement of historic views and vistas and the removal of Sitka Spruce, in accordance with the Conservation Area Management Plan, is considered to have a potential beneficial impact on the character of the conservation area and the designed landscape. 8.13. Whilst the proposed development will have an initial adverse impact on tree cover and localised areas of scrubland and woodland habitat it is evident that the development is as sensitively sited as possible to avoid and minimise impacts on the RPA of significant heritage trees. The proposals also seek to promote and reinstate the original character, Page 38 of 118
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views and vistas that are a key part of the designed landscape at Mavisbank. 8.14. Overall, whilst there will be some localised negative impacts on the special landscape area, conservation area and designed landscape the positive conservation benefits to both the house and its designed landscape outweigh this. It is important to note that the proposed development is only acceptable because it is a crucial first step to enable the conservation and restoration of this internationally important heritage asset. Flood Risk and Drainage 8.15. The development proposals include filter drains running alongside the access drive and swales to manage any surface water runoff towards the existing Scottish Water outflow. Scottish Water has not objected to the planning application. Road Safety 8.16. The access route is proposed only as a construction access/private access road to Mavisbank House to enable stabilisation and other repair works to the listed building. The proposed access from Wadingburn Road has been designed to comply with visibility standards, with visibility splays of 2.4m by 90m to the west and 2.4m by 120m to the east. The Council’s Senior Manager Neighbourhood Services (Roads) raised no concerns in terms of road safety. Amenity 8.17. Whilst the proposed access drive will enable direct vehicle movements between Wadingburn Road and Mavisbank House, it will not result in a harmful loss of amenity for the closest residential properties due to the siting and distance from those properties. Soil Management 8.18. The development proposal includes groundworks to achieve the proposed finished levels - this includes the excavation of woodland and prime agricultural soils which are a valuable resource and need appropriate handling. It is also noted that the proposals will require cut and fill works which will also see a substantial net volume of soil to be brought in. should planning permission be granted, details of the specification of any imported soils along with a soil management plan should be conditioned so as to ensure that valued soils are protected and restored in order to comply with NPF4 policy 5. Page 39 of 118
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Other matters 8.19. It is noted that LDCC raised concerns in relation to the potential exposure of the site and conservation area to increased visitors and therefore a likely increase in littering, BBQ’s, campfires, late night noise, wild comping which will all have a detrimental effect on the surrounding area. These matters are generally material planning considerations, however the development is for a private access route to facilitate the rehabilitation of Mavisbank House. The proposals, at this stage, do not provide for any more public access than is currently the case. LDCC also sought clarification in relation to the location of public toilets. Again, it is noted that the current planning application relates to the formation of access road only and does not include the provision of public toilets. 8.20. There were concerns raised by representors in relation to the development proposals. All material planning considerations raised within the representations have been addressed above within this section of the report. 8.21. With regards to the concerns regarding the proposed works resulting in the future development of the field, or that conditions should be attached restricting development within the fields, it is noted that each planning application is assessed on its own merit. Should any applications for the fields be forthcoming they would be assessed against the adopted national and local planning policies at the time, also taking in to account any material planning considerations. The potential for future planning applications or development is not a material planning consideration in the assessment of the current planning application. 8.22. With regards to the comments suggesting that the existing access routes to Mavisbank House be utilised, various access options were investigated, and the Council has been asked to consider the route submitted as part of this planning application. 8.23. With regards to the concerns relating to the impact of the proposed development on the environment, landscaping, trees and wildlife as well as concerns regarding walks that public will not be able to access. The impact of the proposal on the existing trees, landscape, soils and protected species has been taken into consideration. With regards to the concerns relating to access routes, the proposals do not look to alter or restrict any public paths or routes. 8.24. With regards to concerns relating to the ground stability and high costs for construction and future maintenance costs, concerns regarding construction and maintenance costs are not material planning considerations. Page 40 of 118
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8.25. Overall, all relevant matters have been taken into consideration in assessing the application. The proposal accords with the principles and policies of National Planning Framework 4 the Midlothian Local Development Plan 2017 and Historic Environments Scottland’s Policies and Guidance and is acceptable in terms of all other applicable material considerations. Matters raised at previous Planning Committee 8.26. This application was previously presented to the Committee on 20 January 2026. Committee deferred making a decision on the planning application for a site visit and to secure the following information: • Details of the alternative access options including details of negotiations between applicant, the Council and landowners; • Details of the community engagement undertaken; and, • Details of traffic management to manage the mix of construction traffic and walkers/other users. 8.27. The applicant was asked to respond to the abovementioned requests for information. Appendix A attached to this report details the applicant’s responses to the three requests for information. Appendix B of this report provides additional information with regards to the second matter, relating to community engagement. 9. RECOMMENDATION 9.1 That planning permission be granted for the following reason: The proposals are required to enable the stabilisation, repair and restoration of Mavisbank House which is a category A listed building of outstanding architectural and historic importance. Whilst the proposals will have a short-term impact upon the appearance of the landscape, it will not be a detrimental impact upon the character or appearance of the special landscape area, conservation area, garden and designed landscape or setting of listed buildings. Therefore, the proposal complies with the aims of Historic Environment Scotland’s Policy and Guidance and Policies 7 and 8 of National Planning Framework 4 (NPF4) and ENV1, ENV6, ENV19, and ENV20 of Midlothian Local Development Plan (MLDP). Subject to the following conditions: 1. The development to which this permission relates shall commence no later than the expiration of three years beginning with the date of this permission. Reason: To accord with the provisions of Section 58 of the Town and Country Planning (Scotland) Act 1997 (as amended by the Planning (Scotland) Act 2019). Page 41 of 118
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2. Development shall not begin until details and, if requested, samples of materials to be used on external surfaces of the hard ground cover surfaces; means of enclosure and ancillary structures have been submitted to and approved in writing by the planning authority. Development shall thereafter be carried out using the approved materials or such alternatives as may be agreed in writing with the planning authority. Reason: To ensure the quality of the development is enhanced by the use of quality appropriate materials to reflect its setting in accordance with policies DEV2 and DEV6 of the Midlothian Local Development Plan and national planning policy, guidance and advice. 3. Notwithstanding the plans hereby approved, prior to the siting of the gate hereby approved, full detailed elevational plans of the proposed gate and timescales for the installation of the gate shall be submitted to the planning authority for prior written approval. Development shall thereafter be carried out using the approved materials and within the agreed timescales or such alternatives as may be agreed in writing with the planning authority. Reason: These details were not included in the application submission. So as to ensure the elevational details of the detailed design of the proposed gate does not result in an adverse impact on the character or appearance of the landscape, special landscape area, conservation area and garden and designed landscape and to ensure the timeous installation of the gate. 4. No development shall take place at the application site until the applicant, or their successor has undertaken and reported upon a programme of archaeological (Survey and recording, Archaeological Monitoring) work in accordance with a written scheme of investigation which along with the report have been submitted to and approved in writing by the planning authority. Reason: To ensure this development does not result in the unnecessary loss of archaeological material in accordance with policies ENV24 and ENV25 of the Midlothian Local Development Plan. 5. If any paths are required to be closed before, during or after the construction of the development hereby approved, details of any route diversions must be agreed in writing by the planning authority prior to the closure of said route. Reason: To ensure that the public routes and access are retained. 6. Notwithstanding the Tree Root Protection Areas and Fencing Plan hereby approved, development shall not begin until the following Page 42 of 118
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additional details have been submitted to and approved in writing by the planning authority. Details of the scheme shall include: a) Arboricultural Method Statement (AMS); b) Detailed timeline for works affecting trees; c) Details on how site access and materials storage will be managed; and d) Details of (ground) works/ construction operations. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. All site operations and works affecting trees shall be carried out in accordance with any approved AMS and BS3998:2010 Tree Work. Reason: To ensure the development does not result in the loss or damage of a tree which merits retention. 7. Notwithstanding the plans hereby approved, prior to the commencement of development, a Soil Management Plan, that sets out details and appropriate methods for soil handling, storage and re-use, shall be submitted to the planning authority for prior written approval. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. 8. Notwithstanding the plans hereby approved, prior to the commencement of development, prior to the importation of any soils to the site, full details and specification for any imported soils, including source and make-up to suit the intended purpose in accordance with BS3882 :2015 Specification for Topsoil and Requirements for Use, shall be submitted to the planning authority for prior written approval. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Reason for conditions 7 and 8: To ensure that valued soils are protected and restored in accordance with policy 5 of National Planning Framework 4. 9. Notwithstanding the plans and supporting statements hereby approved, development shall not begin until the following additional landscaping details have been submitted to and approved in writing by the planning authority. Details of the scheme shall include: a) Detailed planting proposals (including species annotations for all Extra Heavy Standard trees); b) Specification for tree, hedgerow and woodland planting, and meadow seeding (including preparation of soil, stakes, ties and guards to protect from grazing/ browsing wildlife); and Page 43 of 118
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c) programme for completion and subsequent maintenance of all soft and hard landscaping including existing trees to be retained. The landscaping shall be completed prior to the development being occupied. Any tree felling or vegetation removal proposed as part of the landscaping scheme shall take place out with the bird breeding season (March-August); unless a suitably qualified ecologist has, carried out a walkover survey of the felling/removal area in the 48 hours prior to the commencement of felling/removal, and confirmed in writing that no breeding birds will be affected. All hard and soft landscaping shall be carried out in accordance with the scheme approved in writing by the planning authority as per the programme for completion and subsequent maintenance (c). Thereafter any trees or shrubs removed, dying, becoming seriously diseased or damaged within five years of the completion of the development shall be replaced in the following planting, season by trees/shrubs of a similar species to those originally required. Reason: To ensure the quality of the development is enhanced by landscaping to reflect its setting in accordance with policy DEV7 of the Midlothian Local Development Plan and national planning policy, guidance and advice. 10. The recommendations set out for Badgers, Bats and other protected species detailed in section 3.5 Ecological survey report 2024 hereby approved shall be adhered to during development works. Reason: The submitted and approved Ecological Survey Report made recommendations that relate to protected species that should be adhered to. 11. Development shall not begin until an application for approval of matters specified in conditions for a Construction Environment Management Plan (CEMP) has been submitted to and approved in writing by the planning authority. The CEMP shall include: i. details of construction access routes; ii. signage for construction traffic, pedestrians and other users of the site; iii. controls on the arrival and departure times for construction vehicles, delivery vehicles and for site workers (to avoid school arrival/departure times); iv. details of piling methods (if employed); v. details of any earthworks; vi. control of emissions strategy; vii. a dust management plan strategy; viii. waste management and disposal of material strategy; Page 44 of 118
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ix. a community liaison representative will be identified to deal with the provision of information on the development to the local community and to deal with any complaints regarding construction on the site; x. prevention of mud/debris being deposited on the public highway; xi. material and hazardous material storage and removal; and xii. controls on construction, engineering or any other operations or the delivery of plant, machinery and materials (to take place between 0700 to 1900hrs Monday to Friday and 0800 to 1300hrs on Saturdays). Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be approved in writing with the planning authority. Reason: To control the construction activity on the site, ensure environmental impact during the construction period is acceptable and to ensure appropriate mitigation is in place. Peter Arnsdorf Head of Placemaking Date: 17 April 2026 Application No: 25/00306/DPP Applicant: The Landmark Trust Agent: Nikki McAuley, Ironside Farrar Validation Date: 19 June 2025 Contact Person: Whitney Lindsay Email: Whitney.Lindsay@midlothian.gov.uk Attached Plans: Location Plan, Landscape Planting and Maintenance Schedule and Site Photographs Additional Information Requested by Committee Appendix 1: Appendix 2: Details of Community Engagement Page 45 of 118
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N Midlothian Council Fairfield House 8 Lothian Road Dalkeith, EH22 3AA Reproduced from the Ordnance Survey map with the permission of the controller of Her Majesty's Stationary Office. Crown copyright reserved. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Planning Service Place Directorate Midlothian Council Licence No. AC0000811376 (2025) Formation of access road; erection of retaining wall and fence and associated works. Mavisbank Estate, Lasswade Road, Loanhead. File No. 25/00306/DPP Scale 1:4000Page 46 of 118
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Earthwork LP RS RS RS RS RS TP EP EP EP EP EP P P P P P P P P P Stay Stay GV Marsh Marsh Marsh Marsh Marsh Marsh Marsh Marsh Marsh Marsh Marsh Marsh Marsh Marsh TL E/L E/L E/L E/L E/L E/L E/L R/L R/L R/L R/L R/L R/L R/L R/L R/L Soffit LM6 LM6A LM6B LM7 LM8 LM9 PSM7 LM9A LM10 LM11 L1 LM10A LM10B LM12 LM11A LM12A LM13 LM14 LM20 LM15 LM16 LM17 LM12B PSM4 LM12C LM12D LM18 LM19 LM21 LM22 LM23 LM24 LM25 LM26 LM27 LM35 LM36 LM37 LM38 LM39 A3 A4 127.80 119.44 123.16 118.53 94.09 94.27 94.93 95.57 108.07 102.28 102.55 100.82 100.47 106.76 105.39 105.95 107.48 106.47 105.56 101.23 112.09 111.04 116.81 113.29 91.09 114.76 112.12 112.45 121.99 103.99 102.79 85.19 85.36 84.92 84.81 84.85 85.15 85.16 85.16 120.36 123.76 122.77 115.93 98.03115.14 115.28 106.51 122.41 105.33 102.34 109.61 87.85 85.90 86.35 87.94 89.81 90.52 90.64 90.36 117.85 107.60 114.33 99.43 112.05 120.61 99.21 108.33 121.10 116.57 120.19 114.12 106.67 99.66 99.9799.77 100.41 100.22 100.15 100.08 100.02 101.32 100.96 100.74 93.74 93.16 92.89 92.81 92.53 92.26 92.51 92.71 93.27 93.60 93.85 97.54 97.53 97.50 97.43 97.22 94.26 94.67 95.44 96.29 94.08 96.07 96.76 100.14 115.81 116.31 132.60 132.72 126.24 121.42 111.42 106.44 106.24 106.15 91.74 92.49 111.83 110.02 112.78 116.19 116.77 91.81 113.54 120.30 110.50 106.46 106.52 101.83 101.85 108.98 104.20 101.84 106.53 105.98 94.55 94.37 94.46 94.40 94.39 94.26 93.85 96.07 96.34 96.24 95.91 95.53 95.85 95.84 95.95 95.97 96.19 96.13 96.05 96.01 96.06 96.42 96.37 96.18 96.02 95.62 95.66 95.04 95.56 95.65 95.85 117.16 118.30 116.26 117.15 123.65 124.95 124.99 125.93 124.16 131.16 116.74 119.16 94.60 94.43 94.20 95.07 94.46 94.41 95.54 95.68 95.45 95.20 95.25 113.55 112.15 114.80 96.01 95.98 96.39 97.85 97.63 96.97 96.24 97.07 97.19 97.92 98.91 100.29 100.41 100.46 99.03 99.14 98.91 98.23 97.93 96.86 96.09 96.09 95.86 95.83 95.89 95.73 95.55 95.31 117.27 110.19 121.37 126.02 118.38 133.99 123.39 130.92 131.24 133.27 110.96 109.70 91.98 92.90 109.25 108.31 91.02 111.22 112.55 110.09 108.45 101.16 93.97 93.73 93.81 93.18 93.05 92.83 92.88 92.77 92.50 92.16 92.02 91.63 91.78 91.85 91.75 91.68 94.28 94.41 94.52 94.49 94.62 107.60 128.61 118.38 117.60 114.80 112.20 114.85 109.49 113.99 113.95 93.92 86.79 86.07 85.42 85.03 103.11 102.91 104.19 96.97 105.04 114.87 117.16 111.96 112.18 112.29 112.39 112.47 112.72 112.79 112.83 112.90 113.10 112.96 112.75 112.68 112.89 112.95 113.00 112.88 112.78 112.75 112.45 112.44 112.40 112.46 112.50 112.64 112.88 112.87 113.31 113.66 114.01 114.42 115.05 115.86 115.57 114.72 113.74 113.83 113.81 113.85 114.06 114.03 113.98 114.04 114.07 114.09 114.15 114.22 114.32 114.27 114.55 114.65 114.93 114.95 115.18 115.34 115.69 110.5 110.5 110.5 110.5 110.5 111.0 111.0 111.0 111.0 111.0 110.0 110.0 110.0 110.0 110.0 107.5 107.5 107.5 107.5 107.5 107.5 107.5 105.5 105.5 105.5 105.5 105.5 105.5 105.5 105.5 103.0 103.0 103.0 103.0 103.0 103.0 103.0 103.0 103.0 103.0 103.5 103.5 103.5 103.5 103.5 103.5 103.5 103.5 103.5 103.5 103.5 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92.5 92.5 92.5 92.5 92.5 92.5 92.5 92.5 92.5 92.5 92.5 92.5 92.0 92.0 92.0 92.0 92.0 92.0 92.0 92.0 92.092.0 92.0 92.0 92.0 92.0 92.0 92.0 92.0 92.0 92.0 92.0 92.0 92.0 92.0 92.0 92.0 92.0 92.0 92.0 92.0 91.5 91.5 91.5 91.5 91.5 91.5 91.5 91.5 91.5 91.5 91.5 91.5 91.5 91.5 91.5 91.5 91.5 91.5 91.5 91.5 91.5 91.5 91.5 91.5 91.5 91.5 91.5 91.5 91.5 91.5 91.0 91.0 91.0 91.0 91.0 91.0 91.0 91.0 91.0 91.0 91.0 91.0 91.0 91.0 91.0 91.0 91.0 91.0 91.0 91.0 91.0 91.0 91.0 91.0 91.0 91.0 91.0 91.0 90.5 90.5 90.5 90.5 90.5 90.5 90.5 90.5 90.5 90.590.5 90.5 90.5 90.5 90.5 90.5 90.5 90.5 90.5 90.5 90.5 90.5 90.5 90.5 90.5 90.5 90.5 90.5 88.5 88.5 88.5 88.5 88.5 88.5 88.5 88.5 88.5 88.5 88.5 88.5 88.5 88.5 88.5 88.5 88.5 88.5 88.5 88.5 88.5 90.0 90.0 90.0 90.0 90.0 90.0 90.0 90.0 90.0 90.0 90.0 90.0 90.0 90.0 90.0 90.0 90.0 90.0 90.0 90.0 90.0 90.0 90.0 90.0 90.0 90.0 90.0 89.5 89.5 89.5 89.5 89.5 89.5 89.5 89.5 89.5 89.5 89.5 89.5 89.5 89.5 89.5 89.5 89.5 89.5 89.5 89.5 89.5 89.5 89.0 89.0 89.0 89.0 89.0 89.0 89.0 89.0 89.0 89.0 89.0 89.0 89.0 89.0 89.0 89.0 89.0 89.0 89.0 89.0 89.0 89.0 87.5 87.5 87.5 87.5 87.5 87.5 87.5 87.5 87.5 87.5 87.5 87.5 87.5 87.5 87.5 87.5 87.5 87.5 87.5 87.5 87.5 88.0 88.0 88.0 88.0 88.0 88.0 88.0 88.0 88.0 88.0 88.0 88.0 88.0 88.0 88.0 88.0 88.0 88.0 88.0 88.0 87.0 87.0 87.0 87.0 87.0 87.0 87.0 87.0 87.0 87.0 87.0 87.0 87.0 87.0 87.0 87.0 87.0 87.0 87.0 87.0 86.5 84.5 84.5 84.5 84.5 84.0 84.0 84.0 84.0 83.5 83.5 83.5 83.0 83.0 86.0 86.0 86.0 86.0 86.0 86.0 86.0 86.086.0 86.0 86.0 86.0 86.0 86.0 86.0 86.0 85.5 85.5 85.5 85.5 85.5 85.5 85.5 85.5 85.5 85.5 85.5 85.5 85.5 85.5 86.5 86.5 86.5 86.5 86.5 86.5 86.5 86.5 86.5 86.5 86.5 86.5 86.5 86.5 86.5 86.5 86.5 85.0 85.0 85.0 85.0 85.0 85.0 85.0 85.0 85.0 85.0 85.0 85.0 85.0 85.0 82.5 83.0 84.5 84.5 126.0 125.5 125.0 125.0 124.0 124.0 123.5 123.5 123.0 123.0 123.0 124.5 124.5 122.5 122.5 122.5 122.0 122.0 122.0 120.5 120.5 120.5 121.0 121.0 121.0 121.5 121.5 121.5 120.0 120.0 120.0 119.5 119.5 119.5 119.0 119.0 118.5 118.5 117.5 117.5 117.5 118.0 118.0 118.0 117.0 117.0 117.0 116.5 116.5 116.5 116.0 116.0 116.0 116.0 115.5 115.5 115.5 115.5 94.0 94.0 94.0 94.0 108.5 95.0 123.5 94.5 114.5 112.5 112.5 116.5 1625 Steps No Access Levels Assumed (Heavy Vegetation) Top ofChimney Fallen Trees Ruined Building Shelter Gorse Bushes Contours Indicative Only Overgrown Area Collapsed Building No Access Concrete Panels 0.5m Tarmac Metal1.0m Wood 1.2m Wood 1.0m Post & Wire 1.0m Post & Wire 1.0m Gravel Track Fa;;em Tree Fallen Tree Fallen Tree Trunk Only Fallen Trunk Dense Trees Fallen Tree Dead Tree Wood 1.0m Post & Wire 1.0m Stump Path Collapsed Chimney Steps No Access Rough Grass Rough Grass Area of Dense Small Trees Area of Dense Small Trees Area of Dense Small Trees Area of Dense Small Trees Area of Dense Small Trees Pond Pond Overgrown Steps Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Area of Dense Small Trees Tree Ht Fallen Tree Tree Ht. Tree Ht. Conifer Trees Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. 1541 Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Post & Wire 1.0m Tree Ht. Tree Ht. Tree Ht. Stone Retaining Wall Tree Ht. Tree Ht. Tree Ht. Tree Ht. Dense Vegetation No Access Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Small Trees Seating Tree Ht. Tree Ht Tree Ht. Tree Ht. Tree Ht Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Post & Wire 1.2m 1612 Metal 1.0m Tree Ht. Tree Ht. Bushes and Small Trees Bushes and Small Trees Tree Ht. Tree Ht. Tree Ht. Tree Ht. Brick R/W Tree Ht Tree Ht 441 Tree Ht Tree Ht Tree Ht Tree Ht Tree Ht Tree Ht Tree Ht Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Rough Grass Dense Small Trees Tree Ht. Tree Ht. Approximate Position Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht Tree Ht Tree Ht Tree Ht Tree Ht Tree Ht Tree Ht Tree Ht. 1628 Tree Ht. Tree Ht. Tree Ht. 1627 Tree Ht Tree Ht Tree Ht Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht. Tree Ht Area of Dense Small Trees Area of Dense Small Trees Contours Inidicative Only Post & Wire 1.0m Post & Wire 1.0m Stone Wall 0.6m Stone Wall 0.6m Tree Ht. Tree Ht. Tree Ht. Bottom of Slope Buried Footpath Assumed Back of Footpath Tarmac Footpath Wooden 1.2m Wooden 1.2m Stone 1.8m Tarmac Footpath Post & Wire 1.2m Post & Wire 1.2m Post & Wire 1.2m Grass Arable Post & Wire 1.2m Post & Wire 1.2m Post & Wire 1.2m Post & Wire 1.2m Dead Tree Wood 1.0m G FH CTV G G G G BT G BT MH CL G Post & Wire 1.2m Area of Trees Post & Wire 1.2m Post & Wire 1.2m Arable Wadingburn Road A768 Grass CTV Bushes 1.5m MH CL G G G G G Tarmac Footpath Post & Wire 1.2m 302.2 B x140B 4813C 4812C 4811C4810C x141B 4809C 4808Cx142C 4806C x143C 4805C x144C x145C 4807C 4804N EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHS EHSEHS EHS 0.000 10.000 20.000 30.000 40.000 50.000 60.000 70.000 80.000 90.000 100.000 110.000 120.000 130.000 140.000 150.000 160.000 170.000 180.000 190.000 200.000 210.000 220.000 230.000 240.000 250.000 260.000 270.000 280.000 290.000 300.000 310.000 320.000 330.000 340.000 350.000 360.000 370.000 380.000 390.000 400.000410.000 420.000 430.000 440.000 450.000 460.000 470.000 480.000 490.000 500.000510.000 520.000 530.000 540.000 550.000 560.000 570.000 580.000 590.000 600.000 610.000 620.000 630.000 640.000 650.000660.000 670.000 680.000 690.000 700.000 710.000 720.000 730.000 740.000 750.000 760.000 770.000 780.000 790.000 800.000 810.000 820.000 830.000 840.000 850.000 Former allées Central parkland Terrace walk Forecourt South drive woodland Roman hill terraces Lochan North lochan parkland Valleyside woods south Axis wood north Axis wood south 111 McDonald Road, EDINBURGH, EH7 4NW 0131 550 6500 | mail@ironsidefarrar.com S4 - FOR STAGE APROVAL Suitability Description: Scale: Paper Size: EnvironmentalConsultants IronsideFarrar Title: Client: Project: Copyright Acknowledgement: Ordnance Survey © Crown Copyright 2022 | All rights reserved. Licence No. AL100017966 Quality Assurance: ISO 9001:2015 SGS UKAS Certificate GB02/54539 0 10 20 30 40 50 100mm on original60 70 80 90 Drawing Number: Revision Mavisbank House Access Drive The Landmark Trust Landscape Planting and Maintenance Schedules 1:1250 A1 P0265190-IFL-00-00-DR-C-116 Rev Date Description DR CH P01 09.06.25 Issued for planning approval. GB GS P02 11.08.25 Updated to mixed hedge planting schedule AI GS 0 50 100 m Management & Maintenance Schedules ESTABLISHMENT MAINTENANCE: First two years undertaken by selected contractor; Months Operations per year Operations J F M A M J J A S O N D No of operations GENERAL REQUIREMENTS Leafing out inspection, plant material not leafed out shall be replaced by the contractor at his own cost during plant replacement operations √ 1 100% of plant material to be present at handover 90% vegetation free 1m circle centred on each plant to be maintained around planting including mulch cover during establishment period & for extent of contract duration √ √ √ √ √ √ √ √ 8 Hand weed inside shelters √ √ 2 Check stakes, ties and guards, adjust as required √ √ 2 Water at frequency to ensure establishment and survival √ √ √ √ √ √ As required Firm plants & keep vertical as required √ √ 2 Clear plant stations and planting areas of litter √ √ √ √ √ √ √ √ As required Check all plants for signs of pest, disease or nutrient deficiency & seek expert advice as required √ √ 2 or as required Plant replacements: planting that has failed or is damaged by herbicide application should be replaced during the next growing season √ 1 or as required Pruning: all planting material to be checked for damage to branches, shoots & bark. All dead, damaged branches/shoots or epicormic growth to be cleanly cut back to sound, undamaged wood. All tree works to be undertaken in accordance with BS 3998: 1989. Prunnings & trimmings to be removed from site √ 1 or as required Remove plant shelters, to be confirmed by Landscape Architect √ TBC INDIVIDUAL TREE PLANTING Check stakes & ties; replace loose, broken or decayed items to original specification. Adjust, refix or replace loose or defective ties, allowing for growth and to prevent chafing. - Where chafing has occurred, reposition, or replace ties to prevent further chafing √ 1 or as required Check irrigation tubes/caps √ 1 NATIVE MIXED HEDGING Trim to 60cm height after planting, maintain at 1m with slight batter to top, trim any rangy branches to 60cm width √ √ 2 WILDFLOWER/SEEDING VERGES Cut at 150mm height to 50mm height, remove arisings after each cut (year 2: 2 cuts per year - spring & autumn) √ √ √ √ 4 for first year/ 2 thereafter LITTER PICKING √ √ √ √ √ √ √ √ √ √ 10 GENERAL MAINTENANCE: From years 2 to 10; After 10 years we suggest the maintenance regime is revised to ensure best practice and relevance to the stage of development of the landscape. Months Operations per year Operations J F M A M J J A S O N D No of operations GENERAL REQUIREMENTS 90% vegetation free 1m circle centred on each plant to be maintained around planting including mulch cover. √ √ √ √ 4 Check stakes, ties and guards, adjust as required √ √ 2 Firm plants & keep vertical as required √ √ 2 Check all plants for signs of pest, disease or nutrient deficiency & seek expert advice as required 2 or as required Plant replacements: planting that has failed or is damaged by herbicide application should be replaced during the next growing season √ 1 or as required Pruning: all planting material to be checked for damage to branches, shoots & bark. All dead, damaged branches/shoots or epicormic growth to be cleanly cut back to sound, undamaged wood. All tree works to be undertaken in accordance with BS 3998: 1989. Prunnings & trimmings to be removed from site √ 1 or as required Woodland block planting to be reviewed on site with landscape architect at year 3 and selective thinning to be undertaken as required 1no (timing to be agreed) INDIVIDUAL TREE PLANTING Check stakes & ties; replace loose, broken, or decayed items to original specification. Adjust, refix or replace loose or defective ties, allowing for growth and to prevent chafing. - Where chafing has occurred, reposition, or replace ties to prevent further chafing √ 1 or as required Check irrigation tubes/caps √ 1 NATIVE MIXED HEDGING Maintain at 1m with slight batter to top, trim any rangy branches to 60cm width √ √ 2 WILDFLOWER/SEEDING VERGES Cut at 150mm height to 50mm height, remove arisings after each cut. LITTER PICKING √ √ √ √ √ √ √ √ √ √ 10 Tree Planting Schedule Ref Species Type/ Size Girth (cm) Clear Stem (Min cm) Height (Min cm) Root Type Total Ac Acer campestre EHS 14 - 16 200 400 - 450 Root Ball 6 Bp Betula pubescens EHS 14 - 16 -- 200 - 250 Root Ball 15 Cm Crataegus monogyna EHS 14 - 16 200 400 - 450 Root Ball 23 Ps Pinus sylvestris Feather (5x) -- -- 250 - 350 Root ball 8 Pa Prunus avium EHS 14 - 16 200 400 - 450 Root Ball 7 Qp Quercus robur EHS 14 - 16 200 450 Root ball 23 Sa Sorbus aucuparia EHS 14 - 16 200 400 - 450 Root Ball 8 Native Core Mix - Higher proportion of feathers and transplants 10% Feathers (2m centres) Form Age Height cm Root Condition Habit/ min breaks Total No 2% Alnus glutinosa Feather 2x 175 - 250 RB 5 4 2% Betula pubescens Feather 2x 125 - 150 RB 2 4 3% Pinus sylvestris Feather 2x 125 - 150 RB 2 6 3% Quercus robur Feather 2x 125 - 150 RB 2 6 80% Transplants (2m centres) 20% Alnus glutinosa Transplant 1+1 60 - 80 RB 43 20% Betula pubescens Transplant 1+1 60 - 80 RB 43 10% Ilex aquifolium Transplant 1+1 40 - 60 3Lt pot 21 20% Quercus robur Transplant 1+1 60 - 80 RB 43 5% Sorbus aucuparia Transplant 1+1 60 - 80 RB 11 5% Crataegus monogyna Transplant 1+1 60 - 80 RB 11 10% Understorey (1.5m centres) 5% Corylus avellana Transplant 1+2 60 - 80 RB 3 19 2% Salix caprea Cell grown 0/1 40 - 60 100cc 8 3% Salix cinerea Cell grown 0/1 40 - 60 100cc 11 Mixed Hedge Planting Schedule % MNH Species Form Age/ Size Height cm Root Condition Density No. per lm Planting notes Total 30% Corylus avellana Transplant 1+1 80 - 100 BR 5 Double staggered row 467 40% Crataegus monogyna Transplant 1+2 80 - 100 BR 5 Double staggered row 622 15% Prunus spinosa Branched 1+2 90 - 120 BR 5 Double staggered row 233 15% Rosa canina Transplant 1+2 60 - 80 BR 5 Double staggered row 233 Hedgerow trees Ca Corylus avellana Feather (5x) -- 200 - 250 Root ball Root ball - 11 Cm Crataegus monogyna Feather (5x) -- 200 - 250 Root ball Root ball - 8 Page 47 of 118
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N Midlothian Council Fairfield House 8 Lothian Road Dalkeith, EH22 3AA Reproduced from the Ordnance Survey map with the permission of the controller of Her Majesty's Stationary Office. Crown copyright reserved. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Planning Service Place Directorate Midlothian Council Licence No. AC0000811376 (2026) Formation of access road; erection of retaining wall and fence and associated works. Mavisbank Estate, Lasswade Road, Loanhead. File No. 25/00306/DPP Location 1 Scale 1:3000 Location 2 Location 3 Location 4 Page 48 of 118
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N Midlothian Council Fairfield House 8 Lothian Road Dalkeith, EH22 3AA Reproduced from the Ordnance Survey map with the permission of the controller of Her Majesty's Stationary Office. Crown copyright reserved. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. File No. 25/00306/DPP Planning Service Place Directorate Midlothian Council Licence No. AC0000811376 (2026) Formation of access road; erection of retaining wall and fence and associated works. Mavisbank Estate, Lasswade Road, Loanhead. Scale 1:3000 Location 8 Location 7 Location 6 Location 5 Page 49 of 118
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N Midlothian Council Fairfield House 8 Lothian Road Dalkeith, EH22 3AA Reproduced from the Ordnance Survey map with the permission of the controller of Her Majesty's Stationary Office. Crown copyright reserved. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. File No. 25/00306/DPP Planning Service Place Directorate Midlothian Council Licence No. AC0000811376 (2026) Formation of access road; erection of retaining wall and fence and associated works. Mavisbank Estate, Lasswade Road, Loanhead. Scale 1:2500 Location 12 Location 11 Location 10 Location 9 Page 50 of 118
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Around £7m of funding including a grant of over £5m from the National Heritage Memorial Fund has been secured to cover the cost of resolving the legal issues around ownership, to create a permanent access drive to the house and then deliver a first phase of works to stabilise the building and prevent further loss. Midlothian Council has agreed to use its CPO powers to acquire the building before transferring it to The Landmark Trust; this work is well underway and is expected to complete over the next few months. The principle of acquiring the land necessary to create the new access drive is agreed with the two land-owners. At the start of 2026 Midlothian Council granted planning permission for the works to the house, paving the way for the project to finally progress after 50 years. Our planning application for the new access drive will deliver the essential access required to save Mavisbank house and thereafter provide a permanent means of access to the house. The proposed route is informed by extensive research and community consultation and is recommended for approval by the Council’s own case oƯicer. If we cannot secure planning permission for the access drive as proposed there are no other viable alternatives and the rescue of Mavisbank will fail. The aspiration is for the first phase of the project to be followed up by a second phase that completes the restoration of the house and brings it back to life. The access drive created during phase one will be permanent and used as the access drive for the completed scheme. The route of the proposed access drive has been considered in depth many times over several decades. Currently there is no right of vehicular access to the house and this is one of the main reasons why its restoration has never previously been achieved. The historic north and south drives and parts of the east drive were sold to private owners many years ago which makes any sort of meaningful vehicle access to the site impossible at present. All the other potential options Appendix 1 - Additional Information Requested by Committee Saving Mavisbank Planning Application to form a permanent new access drive ref: 25/00306/DPP Supplemental note to accompany a site visit and Midlothian Council Planning Committee meeting February 2026 This note has been prepared following a request from the planning case oƯicer at Midlothian Council for further information on three specific issues relating to the proposed access drive: 1) details of alternative access routes that have been considered and discounted; 2) details of community engagement; and, 3) details of managing risk to users of the Policies during construction. Each of these issues is addressed in turn below following a brief introduction. Introduction Mavisbank is internationally recognised as one of the most important and diƯicult heritage at risk buildings in the UK. Its restoration will generate significant positive impacts for Midlothian in terms of inward investment, job creation, skills training and place marketing which will create a positive legacy for years to come. Having been derelict since the 1970s and the subject of several failed attempts, The Landmark Trust (the applicant) has now developed a funded and deliverable project to rescue Category A Listed Mavisbank: Page 51 of 118
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have been carefully considered but ultimately discounted on the basis of land ownership constraints, technical feasibility or visual impact. 1) Details of alternative access options including details of negotiations between the applicant, the Council and landowners As part of the feasibility work behind The Landmark Trust’s proposal it has revisited all the previous analysis of diƯerent access options, undertaken its own technical analysis and consulted directly with owners. This includes reviewing analysis undertaken by Midlothian Council itself in 2015 on a previous scheme that reached similar conclusions to ours. The table below presents the results of the analysis of all the potential access options but a summary of the short-list of most apparent options is provided below for ease of reference: North drive (1) (by Linden Lodge): The north drive is privately owned, runs right through a private landholding and the owner is not willing to sell. There is no appetite to ask Midlothian Council to seek to acquire the north drive via CPO anticipating that would be contested and likely to jeopardise the CPO of the house South drive (2): The south drive is in several private ownerships and these owners are not willing to sell. There is no appetite to ask Midlothian Council to acquire the south drive via CPO anticipating would be contested and likely to jeopardise the CPO of the house East drive (5): The part of the east drive that links onto Kevock Road is in private ownership and Kevock Road is not suitable for construction vehicles. The section of the east drive immediately behind Kevock Road has also been subject to landslip and to remedy this would have a significant landscape and visual impact and cost implications. Preferred option oƯ Wadingburn Road (4): Following negotiations over the last few years both of the owners of land required to eƯect the preferred option have agreed in principle to the scheme and land will be transferred by agreement without the need to use statutory powers. Funding from the National Heritage Memorial Fund is in place to facilitate this. The proposed route was put forward by the local community as their preferred option during a public consultation event in 2024. The proposed route also makes use of much of the remaining section of the east drive, minimising landscape and visual impact and this has been recognised in the planning oƯicer’s report which recommends the application for approval. Page 52 of 118
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Access drive option Ownership / legal considerations Heritage impact considerations Physical feasibility Conclusion RAG rating 1 North Drive (by Linden Lodge) Private ownership Discussions with the owner have taken place and the owner is not willing to sell. CPO likely to generate objection and therefore discounted. Limited, it is an historic access route. Category B Listed buildings either side of the entrance Narrow entrance oƯ Wadingburn Road with historic gate piers and residential lodge buildings in close proximity may require alteration. Discounted due to private ownership and poor physical access particularly for construction. 2 South Drive Multiple private owners. Discussions with the owners have taken place and owners are opposed to use of south drive for access Mavisbank access rights relate only to HES maintaining the Policies and not use of the house. CPO likely to generate objection and therefore discounted. Limited, it is an historic access route. South Lodge is Category C Listed Narrow entrance oƯ Polton Road may require alteration Routes down to point of access via Polton Bank or Polton Bank are not suited to construction vehicles. Route in to site crosses several bridges and culverts that could be problematic for construction traƯic. Discounted due to private ownerships and poor physical access, particularly for construction vehicles. 3 East Drive (via the eastern side of the arable field, oƯ Wadingburn Road) Private ownership (field oƯ Wadingburn Road) & Scottish Government ownership (the Policies). Owners agreed in principle to facilitating access and negotiations are advanced. The route through the Policies utilises part of the historic access route which is still in place. This concept is supported by the Conservation Management Plan for Mavisbank Policies. Technical design indicates that this route may be physically feasible but would require significant intrusive engineering to an span area of land-slip to the east of the Policies below the Doocot. Discounted due to community feedback at public consultation and the technical and legal challenges of spanning a section of Scottish Government land that is subject to historic and ongoing land-slip unlikely to be able to be overcome to the satisfaction of HES. 4 Private ownership (field oƯ Wadingburn Road) & Planning application recommended for approval. Technical design indicates that this route is physically Preferred option due to several factors: Page 53 of 118
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East Drive (via the western side of the arable field, oƯ Wadingburn Road) Scottish Government ownership (the Policies) Owners agreed in principle to facilitating access and negotiations are advanced. Utilises part of the historic access route, supported by the adopted Conservation Management Plan. Local consultation indicated support for this option as the preferred route. feasible, significantly lower risk and lower landscape / visual impact than seeking to reinstate the full length of the east drive or accessing through the ‘Pony Field’. Funding in place. Historical integrity using large part of remaining East Drive Agreements in place with relevant landowners. Planning application recommended for approval. Community support. 5 East Drive (via Kevock Road and existing pedestrian access to Policies) Partly in private ownership. One owner known to be unwilling to facilitate this access option. Original historic access point on Kevock Road has been built on with modern residential Remainder of the route would follow the historic access route supported by the adopted Conservation Management Plan. Kevock Road is a residential street, very narrow in places unsuitable for construction vehicles and is considered not feasible Technical design indicates that once inside the Policies this route may be physically feasible but would require significant intrusive engineering to span area of land-slip. Discounted due to access for construction vehicles via Kevock Road not being feasible and private ownership. Previous community feedback to a similar alternative was opposed and the technical and legal challenges of spanning a section of Scottish Ministers land that is subject to historic and ongoing land-slip are unlikely to be able to be overcome to the satisfaction of HES. 6 Via the ‘Pony Field’, oƯ Wadingburn Road (Mavisbank Trust 2014 proposal) Private ownership Owner was willing at that time of the Mavisbank Trust proposal in 2014 to facilitate access. Significant negative impact – HES expressed concern about the negative impact on the designed landscape and indicated that they would object to the previous Mavisbank Trust proposal. Work undertaken by the Mavisbank Trust indicated that this route may be physically feasible. Discounted due to high visual and landscape impact and risk of objection from HES based on previous scheme. 7 Via Braeside Road Unadopted private residential cul-de-sac. Significant negative impact where the route would descend down through the Policies leading to risk of Potentially unfeasible due to level change/topography. Discounted due to private ownership and risk of statutory objection. Page 54 of 118
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objection from statutory agencies. 8 Via Polton Road/Hoggan Way Private ownerships between the public highway and Mavisbank house. Negative impact where the route would enter the Policies leading to risk of objection from statutory agencies. Unclear how the route would reach Mavisbank House without forming a link to the North Drive due to topography. North Drive is also in private ownership Discounted due to private ownership and risk of statutory objection. 9 Via Arbuthnot Road Private ownerships between the public highway and Mavisbank house. Negative impact where the route would enter the Policies leading to risk of objection from statutory agencies. Arbuthnot Road is a quiet residential cul-de-sac, narrow in places unsuitable for construction vehicles. Discounted due to private ownership and risk of statutory objection. Page 55 of 118
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2) Details of community engagement undertaken A well-attended public consultation event was held in 2025 in Loanhead to discuss the access drive proposals with the surrounding community and inform the planning application. Option 3, shown in the plan above, was initially proposed and would have created a link from the Wadingburn Road along the eastern edge of the adjoining arable field before linking up to the old East Drive just behind Kevock Road. The route sought to reinstate the historic East Drive which is partially intact in order to minimise landscape and visual impact and maximise heritage integrity. During the consultation, the local community raised concerns about the proximity of the proposed route to Kevock Road and the fact that it would need to span an area of the Policies for around 75 metres that has been subject to land slip. The community put forward an alternative as their preferred option along the western edge of the same arable field and this community-led proposal formed the basis of the access drive route set out in the planning application (option 4 in the plan above). The community were subsequently updated on progress with the project and the decision to revise the proposed access route as they suggested and this was met with positive support. We consider that this exercise shows the value of public consultation and how community feedback has heavily informed the current proposal. The proposed access route was also informally tested with several of the statutory agencies including Historic Environment Scotland, and local stakeholder organisations such as the Mavisbank Trust as part of a pre-application consultation process during 2025. All parties consulted confirmed their in-principle support for the proposed route this is reflected in their formal responses to the planning application. More broadly The Landmark Trust has issued several press releases and newsletters over the last few years to subscribers who have expressed an interest in the project. At this more general level the purpose of the exercise is to keep people up to date with major project milestones such as securing funding and the award of planning permission for works to Mavisbank House at the start of 2026. 3) Details of traƯic management to manage the mix of construction traƯic and walkers etc. Please see the plan below showing the proposed traƯic management relating to construction traƯic and pedestrian use of the wider area and indicating: Contractor temporary Heras fencing to separate the works area from public access. Use of existing field boundary fences where existing/appropriate. Provision of signage at key locations to indicate alternative routes for pedestrians/walkers. Managed crossing arrangement for a works area crossing point with options for this to be controlled by on-demand lighting and/or banksmen Option for crossing point to be left open outside of contract working hours and with the works area secured. Noted that HES manage the eastern extent of the East Drive in areas of known land slip and within areas outwith the proposed works area. In addition, the appointed contractor will prepare his operation specific RAMS (Risk Assessment Method Statements) for managing pedestrian movements in the vicinity of Page 57 of 118
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the works and in accordance with relevant Health and Safety legislation, including the CDM Regulations (Construction, Design and Management Regulations). Page 58 of 118
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Best wishes Ross Ross Ingham MPhil, MIED Director INGHAM PINNOCK ASSOCIATES T: E: W: www.inghampinnock.com Ingham Pinnock Associates Limited. Registered in England under number 8052305. Registered Address: Yew Tree House, Westwell Leacon, Charing, Ashford, Kent. TN27 0EE The information contained in this e mail is confidential and for the use of the addressee only; it may also be legally privileged. Any disclosure, use or copying of the information by anyone other than the intended recipient is prohibited and may be illegal. If you have received this message in error, please notify us immediately by return e mail or call + 44(0) 797 436 3991 and ask for the sender. Ingham Pinnock Associates Limited has taken every reasonable precaution to ensure that any attachment to this e mail has been checked for viruses. However, it cannot accept liability for any damage sustained as a result of software viruses and would advise that you carry out your own virus checks before opening it and any attachment. From: Whitney Lindsay <whitney.lindsay@midlothian.gov.uk> Sent: 31 March 2026 17:10 To: Ross Ingham Cc: Subject: RE: Mavisbank Evening Ross, I trust all is well with you. I just wanted to follow up on the community engagement that was undertaken. Could you clarify/advise of the following, please: Date/time/location of community event in Loanhead; and Details of how the event was advertised/publicised. Should you have any further questions, please do not hesitate to get in contact. Kind regards, Whitney Whitney Lindsay Page 61 of 118
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Ross Ingham MPhil, MIED Director INGHAM PINNOCK ASSOCIATES T: E: W: www.inghampinnock.com Ingham Pinnock Associates Limited. Registered in England under number 8052305. Registered Address: Yew Tree House, Westwell Leacon, Charing, Ashford, Kent. TN27 0EE The information contained in this e mail is confidential and for the use of the addressee only; it may also be legally privileged. Any disclosure, use or copying of the information by anyone other than the intended recipient is prohibited and may be illegal. If you have received this message in error, please notify us immediately by return e mail or call + 44(0) 797 436 3991 and ask for the sender. Ingham Pinnock Associates Limited has taken every reasonable precaution to ensure that any attachment to this e mail has been checked for viruses. However, it cannot accept liability for any damage sustained as a result of software viruses and would advise that you carry out your own virus checks before opening it and any attachment. From: Whitney Lindsay <whitney.lindsay@midlothian.gov.uk> Sent: 21 January 2026 11:20 To: Cc: Ross Ingham Subject: RE: Mavisbank Good morning Nikki, The above planning application was presented to the Planning Committee yesterday and I can advise that the Committee deferred the application for a site visit and to secure the following information: Details of the alternative access options including details of negotiations between applicant, the Council and landowners. Details of the community engagement undertaken. Details of traffic management to manage the mix of construction traffic and walkers etc. Ross provided the attached table outlining the problems with the other access routes prior to the Planning Committee – it would be of assistance to expand on this and perhaps include an annotated plan showing each alternative route to correspond with the table. If you could provide the above additional information within the next 2 weeks it would be appreciated. The next date for planning committee is the 9 March 2026. Should you have any further questions, please do not hesitate to get in contact. Kind regards, Whitney Page 63 of 118
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Whitney Lindsay Planning Officer Planning, Sustainable Growth and Investment Service Place Directorate Midlothian Council Fairfield House 8 Lothian Road Dalkeith EH22 3AA whitney.lindsay@midlothian.gov.uk We are reviewing the Midlothian Local Development Plan Midlothian Local Development Plan 2 | Development plans and policies | Midlothian Council If you have any questions about the review, or would like to be added to our MLDP2 mailing list, please email LDP@midlothian.gov.uk The information contained in this message may be confidential or legally privileged and is intended for the addressee only. If you have received this message in error or there are any problems please notify the originator immediately. If you are not the intended recipient you should not use, disclose, distribute, copy, print, or reply on this e-mail. All communication sent to or from Midlothian Council may be subject to recording and/or monitoring in accordance with relevant legislation. The information contained in this message may be confidential or legally privileged and is intended for the addressee only. If you have received this message in error or there are any problems please notify the originator immediately. If you are not the intended recipient you should not use, disclose, distribute, copy, print, or reply on this e-mail. All communication sent to or from Midlothian Council may be subject to recording and/or monitoring in accordance with relevant legislation. Page 64 of 118
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PLANNING COMMITTEE TUESDAY 28 APRIL 2026 ITEM NO 5.3 APROVAL OF MATTERS SPECIFIED IN CONDITIONS 4, 5, 6, 8, 9, 10 AND 20 ATTACHED TO PLANNING PERMISSION 20/00151/PPP (RELATING TO SITE INFRASTRUCTURE) AT HOPEFIELD FARM 2, ROSEWELL ROAD, BONNYRIGG. Report by Chief Officer Place 1 SUMMARY OF APPLICATION AND RECOMMENDED DECISION 1.1 The application is for the approval of matters specified in conditions 4, 5, 6, 8, 9, 10 and 20 attached to planning permission 20/00151/PPP (relating to site infrastructure – roads, landscaping matters, ecology matters, drainage details and noise mitigation measures) at Hopefield Farm 2, Bonnyrigg. There have been no letters of representation. There have been consultation responses received from the Scottish Environment Protection Agency (SEPA), the Council’s Senior Manager Neighbourhood Services (Roads and Flooding) and the Council’s Senior Manager Protective Services. 1.2 The relevant development plan policies are 1, 2, 3, 5, 6, 13, 14, 15, 18, 22, 23 and 24 of the National Planning Framework 4 (NPF4) and STRAT3, DEV2, DEV5, DEV6, DEV7, DEV9, TRAN1, TRAN2, TRAN5, ENV2, ENV4, ENV7, ENV9 ENV10, ENV11, ENV14, ENV15, ENV17, ENV18, IMP1, IMP2 and IMP3 of the Midlothian Local Development Plan 2017 (MLDP). 1.3 The recommendation is to approve the condition submissions except conditions 4. xiii, 5. iii, 5. v, 5. vi, 5. vii, 5. x and 6. 2 LOCATION AND SITE DESCRIPTION 2.1 The application site is located at the southwestern corner of Bonnyrigg, approximately 1.2 km from the Bonnyrigg town centre. 2.2 The application site comprises a series of agricultural fields measuring 57.3 hectares located to the east and west of Little Wood, an established plantation woodland that bisects the application site. A series of hedgerows align the field boundaries with more mature hedgerow edges along most of the site boundaries and juvenile landscape bunds along the northeast corner associated with the Hopefield Estate. The Pittendreich Burn also runs through the site, Page 67 of 118
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flowing north through Little Wood. The site falls gently to the east with the western areas representing the highest and most prominent parts of the site. 2.3 A series of pedestrian and cycle path networks also bisect the site. This includes Core Path 6-42 (which also forms part of the National Cycle Network NCN 196 connecting Penicuik to Musselburgh) which runs north south through the site. Core Path 6-35 also crosses the central part of the site, which currently comprises an existing bridleway that forms part of the Tyne Esk Trail. 2.4 An existing vehicular access to the site is provided via Rosewell Road – which facilitates access to the agricultural fields, existing residential properties (i.e. Dalhousie Chesters Court) and a rear access lane for properties facing Rosewell Road. 2.5 The site also includes a small, separate linear parcel of land running directly adjacent to the B6392, which connects the existing bridleway bridge to an existing footpath at the site’s southeastern corner. 2.6 The site excludes the Dalhousie Chesters Farm Buildings and all residential properties within Dalhousie Chesters and Dalhousie Chesters Court. 2.7 The site is bounded by residential properties within Cockpen Crescent to the north and properties associated with the existing Hopefield residential estate, namely Castell Maynes Crescent, Castell Maynes Avenue, Bannockrigg Terrace and Bannockrigg Road. Rosewell Road abuts the site’s western boundary of the site with a series of residential properties, a ‘coachworks’ vehicle repair facility and landscaped area. To the north, across Rosewell Road, lies the Lasswade RFC and playing fields associated with Polton Recreation Ground. Sports playing fields are also located to the east of the site (off Bannockrigg Road) in addition to land allocated for employment use (Site e16) within the MLDP. Land under the control of the Crown Estate (and allocated for housing) directly abuts the site’s eastern corner until it meets the B6392. Further south and east lie agricultural fields. 2.8 The wider area is characterised by a range of agricultural fields, the river corridor and woodland associated with the Dalhousie Burn and a series of post-war housing and more recent housing developments of varied architectural style and character. Bonnyrigg Town Centre also provides a range of retail, commercial, leisure and educational facilities. 3 PROPOSAL 3.1 Matters Specified in Conditions (MSC) applications are submitted by applicants to discharge specific conditions imposed on a grant of Planning Permission in Principle (PPP). In this case application 25/00155/MSC seeks to discharge conditions attached to planning Page 68 of 118
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permission in principle 20/00151/PPP for residential development, community facilities, primary school and associated works on land at Hopefield Farm 2 (it being an extension to the original residential development at Hopefield Farm). The full technical details of the condition submissions are attached to this report as Appendix A (the plans listed are available on the online case file). 3.2 The application submission seeks to discharge the conditions relating to the initial infrastructure works across the whole site, to enable the housing development to be delivered. This includes the proposed spine roads, paths, cycle routes, sustainable urban drainage system (SUDS), acoustic bunding, play areas, ecological measures, and associated landscaping. Further MSC applications, for each phase/pod or development area, will provide details of the internal roads which will connect to the junctions along with all other associated details required for that phase of development. 3.3 Condition 3 of application 20/00151/PPP requires that the applicant submits details, through a MSC application, of the phasing of the development. The phasing of the development has been approved and a brief breakdown of the phasing for the development is as follows (note - there may be some slippage with the timescales): • Phase 1a works commenced in 2025 by means of grouting works and construction of the roundabout at Rosewell Road. • Phase 1b, 1c and 1d were due to commence early 2026 and comprise of ground stabilisation and remediation of the site and the formation of the acoustic bunding and associated landscaping to the western half of the site. • Phase 2 was due to commence early 2026 and comprises of site infrastructure including the formation of the access at Castell Maynes Avenue and the main roads, SUDS, drainage and services to the western half of the site. • Phase 3 is due to commence mid-2026 and comprises of the infrastructure planting to the western half of the site. • Phase 4 is due to commence late 2026/early 2027 comprising of the off-site transport improvements. • Phases 5a, 5b and 5c are due to commence mid 2026 comprising of the construction of the residential pods and associated landscaping and open space to the western half of the site and will move from the north of the site to the south. • Phase 6 is due to commence mid-2026 comprising of the acoustic bunding to the eastern half of the site; • Phase 7 is due to commence early 2027 comprising of the landscaping to the acoustic bunding. • Phase 8 is due to commence mid-2026 comprises of site infrastructure to the eastern half of the site including access at Bannockrigg Road and the southern roundabout, the roads, SUDS, drainage, services and off-site footpath connections on B6392. Page 69 of 118
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• Phase 9 is due to commence late 2027/early 2028 and comprises of the landscaping for the infrastructure and SUDS to the eastern half of the site; • Phase 10 is due to commence early 2028 and relates to the works at Dalhousie Chesters Park. • Phase 11 is due to commence mid/late 2028 and relates to the community growing facilities. • Phases 12a and 12b are to commence early 2028 and relate to the construction of residential housing pods including the affordable housing and associated landscaping and open space to the western half of the site; and, • Phases 13a, 13b, 13c, 13d, 13e and 13f are to commence mid- 2029 and relate to the construction of residential housing pods including the affordable housing and associated landscaping and open space to the eastern half of the site. 3.4 The current MSC application seeks to discharge the following conditions attached to the planning permission 20/00151/PPP (to assist those conditions/part of conditions in italics are recommended not to be approved): Condition 4 - Roads 3.5 4. Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for that phase including the site access, roads, footpaths, cycle ways and transportation movements has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme, including a programme for completion, shall include: i. existing and finished ground levels for all roads, footways and multi-user paths/cycle ways in relation to a fixed datum; ii. the proposed vehicular, cycle and pedestrian accesses into the site; iii. the proposed roads, footways and turning facilities designed to an adoptable standard) and multi-user paths/ cycle ways including suitable walking and cycling routes; iv. details, including cross sections, of any roads/footpaths/cyclepaths crossing Little Wood to show the carriageway, footpath/multiuser path, services, verges, tree planting, tree protection, landscape planting embankments/gradients and working areas; v. proposed visibility splays, traffic calming measures, lighting and signage; vi. proposed residents and visitor car parking arrangements to meet the Council’s Parking Standards; vii. proposed cycle parking/storage facilities; viii. proposed connections to Core Paths; Page 70 of 118
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ix. proposed alignment, surface materials, widths and verge details for Core Path realignments and any upgrades; x. The new bus loop road linking the stub end at Bannockrigg Road with Castell Maynes Avenue formed to a minimum width of at least 6.5m wide with details and locations of bus stops and shelters along the route; xi. Details of the proposed roundabout on the B6392; xii. Details of the proposed roundabout on Rosewell Road; xiii. Details of proposed off-site improvements to the local road network identified in Chapter 4 of the Transport Assessment and the EIA Schedule of Mitigation (Traffic & Transport Section); xiv. The section of core path (National Cycle Route 196) within the site increased in width to a minimum of 4.0m width where practical; xv. Details of a traffic signal controlled crossing to upgrade the existing informal pedestrian/equestrian crossing of the B6392; xvi. Resident and visitor parking to meet current council standards; xvii. Details of the provision and use of electric vehicle charging stations throughout the development; xviii. Details of a Travel Plan document (travel pack) for residents; and, xix. a programme for completion for the construction of road improvements, accesses, roads, footpaths, cycle paths and associated works. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Reason: To ensure the future users of the buildings, existing local residents and those visiting the development site during the construction process have safe and convenient access to and from the site. Also to ensure that a network of electric vehicle chargers is provided in line with Policy TRAN 5 of the Midlothian Local Development Plan 2017and Policy 13 of NPF4. Condition 5 – Hard and Soft Landscaping 3.4 5. Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of hard and soft landscaping works has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme shall include: i. existing and finished ground levels and floor levels for all buildings and roads in relation to a fixed datum; ii. existing trees, landscaping features and vegetation to be retained; removed, protected during development and in the case of damage, restored; Page 71 of 118
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iii. proposed new planting in communal areas and open space, including trees, shrubs, hedging and grassed areas ; iv. substantial new planting, structure planting and screening planting required in accordance with the EIA Schedule of Mitigation; v. location and design of any proposed walls, fences and gates, including those surrounding bin stores or any other ancillary structures; vi. schedule of plants to comprise species, plant sizes and proposed numbers/density; vii. programme for completion and subsequent maintenance of all soft and hard landscaping. The landscaping in the open spaces shall be completed prior to the houses on adjoining plots are occupied; viii. proposed car park configuration and surfacing; ix. proposed footpaths and cycle paths (designed to be unsuitable for motor bike use); x. proposed areas of open space, linear parks/green corridors, play areas (including equipped play areas, informal kick about areas, informal open space and natural play areas). Additional areas of open space shall also be provided within the south-eastern corner of the site and pockets of open space areas adjacent to core paths, cyclepaths and multi-user paths; xi. proposed cycle parking facilities; xii. proposed area of improved quality (minimum of 20% of the proposed dwellings); xiii. construction details for landscape elements and planting, fencing with mammal passage points, woodland planting mix, habitat features, xiv. cross sections of bunds, woodland buffer planting and acoustic fencing xv. specifications for roadside planting and drainage features including cross sections of roads, footpaths, drainage swales and utilities with adequate rooting volume for street trees; xvi. ecological enhancements identified within the EIA Report or any repeat surveys shown on the corresponding detailed landscape plans; xvii. green network arrangements showing alignment, widths, footpaths, verges and planting; xviii. Tree root protection areas, construction exclusion zones and dwelling standoffs overlaid corresponding detailed landscape plans; and xix. visual mitigation, including retained landscape and bunding elements within the EIA schedule of mitigation All hard and soft landscaping shall be carried out in accordance with the scheme approved in writing by the planning authority as the programme for completion and subsequent maintenance (vii). Page 72 of 118
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Thereafter any trees or shrubs removed, dying, becoming seriously diseased or damaged within five years of planting shall be replaced in the following planting season by trees/shrubs of a similar species to those originally required. Reason: To ensure the quality of the development is enhanced by landscaping to reflect its setting in accordance with policies DEV2, DEV5, DEV6, DEV7 and DEV9 of the Midlothian Local Development Plan 2017 and national planning guidance and advice and Policies 6 and 14 of NPF4. Condition 6 – Design Matters 3.5 6. Development shall not begin on an individual phase of development (identified in compliance with condition 3) until an application for approval of matters specified in conditions for the siting, design and external appearance of all residential units and other structures has been submitted to and approved in writing by the planning authority for each phase. The application shall include samples of materials to be used on external surfaces of the buildings; hard ground cover surfaces; means of enclosure and ancillary structures. These materials will also include those proposed in the area of improved quality (20% of the total number of proposed dwellings and not any community/education areas). Development shall thereafter be carried out using the approved materials or such alternatives as may be agreed in writing with the planning authority. Reason: To ensure the quality of the development is enhanced by the use of quality materials to reflect its setting in accordance with policies DEV2, DEV5 and DEV6 of the Midlothian Local Development Plan 2017 and Policy 16 of NPF4 and national planning guidance and advice. Condition 8 – Ecology Matters 3.6 8. Development shall not begin on an individual phase of development (identified in compliance with condition 3) until an application for approval of matters specified in conditions for a Landscape and Habitat Management Plan responding to the ecological recommendations, findings and mitigation measure within the EIA Report (Technical Appendix 6 - Ecology) and in response to any repeat protected species surveys (prepared no more than 12 months in advance of any application submission) has been submitted to and approved by the planning authority. The details shall include: i. Pre-construction, construction phase and operational phase measures to translate mitigation measures into the design; ii. retention, protection and restoration proposals for of Pittendreich Burn; iii. Proposed measures to minimise human interference to the southern part of Little Wood; Page 73 of 118
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iv. The quantum, locations and areas for habitat features and details where these features are constructed or proprietary features; v. Species Protection Plans for protected species identified in the surveys of protected species or repeat surveys for protected species; vi. Measures to mitigate non-native species; vii. Ecological mitigation measures identified within the EIA Schedule of Mitigation (Ecology Section) for corresponding species. This document should feed directly into working method statements, protection plans, detailed design and layout for all elements of the design and site layout including lighting proposals and SUDS as well as landscape proposals and man-made habitat features. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Reason: To ensure the development accords with the requirements of policy DEV5 of the Midlothian Local Development Plan 2017 and Policy 3 of NPF4. Condition 9 – Tree and Hedge Protection 3.7 9. Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of Tree, Woodland and Hedgerow Retention and Protection Plan for the corresponding phase has been submitted to and approved in writing by the planning authority. Details of the scheme shall include: i. root protection areas and construction exclusion zones; ii. dwelling standoff distances of 20m from the corresponding boundary fence to Little Wood and between 10–15m from individual retained trees on the foot/cycleway. Protection and stand-off measures shall also be shown on corresponding landscape plans. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Reason: To ensure the development accords with the requirements of policy DEV5 of the Midlothian Local Development Plan 2017 and Policy 6 of NPF4. Condition 10 – Drainage Matters 3.8 10. Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme Page 74 of 118
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of effective drainage and flood management for each phase has been submitted to and approved in writing by the planning authority in consultation with SEPA. Details of the scheme shall include: i. Drainage and surface water management arrangements to manage surface water runoff including a ‘wet’ sustainable urban drainage system pond(s); ii. Measures identified within the EIA Schedule of Mitigation (Hydrology & Hydrogeology Section); iii. Details of the proposed culvert crossing point and mammal passage; iv. Finished floor levels of residential properties incorporating a freeboard of 0.3m where necessary; v. Finished floor levels of the primary school to be raised above the 1 in 1000-year (including 20% blockage) flood level; vi. All built development, including SUDS and any land raising to be outwith the 1 in 200 year plus blockage scenario flood level; and vii. No built development over the existing culverted watercourse along the southern boundary and a buffer maintained. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Reason: The planning application is in principle and the details required are to ensure the surface water from the site can be appropriately treated and to ensure that levels on the site are appropriate in relation to flood risk and to ensure biodiversity enhancement associated with such infrastructure. Condition 20 – Noise Mitigation 3.9 20. Development shall not begin on any individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions, for separate scheme(s) to deal with noise mitigation / attenuation from commercial and traffic noise. This shall include the submission and approval of updated noise impact assessments for corresponding phases to provide details of stand-off distances, acoustic bunds, acoustic fencing and any other attenuation measures (including but not limited to glazing, insulation, building fabric, mechanical ventilation & heat recovery in accordance with Table 4 of BS 8233:2014) to address the noise mitigation principles within the EIA Technical Appendix 7 - Environmental Noise Impact Assessment and EIA Schedule of Mitigation (Noise Section), updated to accord with the following: i. Daytime noise levels from commercial industrial uses (7:00am to 7:00pm), from an assessment position 3.5 meters from the facade of any residential property (1m from the façade in the case of the upper floors), shall not exceed the background noise level by more than 5dB when rated in accordance with Page 75 of 118
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BS4142:+A1:2019: Methods for rating and assessing industrial and commercial sound; ii. Noise arising from the night time delivery of crash vehicles to the existing commercial use (Coachworks) on Rosewell Road (11:00pm to 7:00am) at any new residential property with windows open shall not exceed the background noise level by more than 9dB when rated in accordance with BS4142:+A1:2019: Methods for rating and assessing industrial and commercial sound; iii. Road Traffic Noise shall comply with the criteria for daytime external garden amenity at 55dB Laeq (16hour) with updated mitigation measures, as necessary. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be approved in writing with the planning authority. Any recommended noise mitigation measures shall be implemented prior to the occupation of the dwellinghouses. Reason: To protect residential amenity and minimise unacceptable noise impacts to future residents. 3.10 The application submission was accompanied by a condition matrix, a range of engineering drawings, site layout drawings, landscaping drawings, noise mitigation technical details and supporting documentation regarding roads, drainage, landscaping, ecological enhancements and noise mitigation. 4 BACKGROUND 4.1 17/00706/SCO - Environmental Impact Assessment (EIA) Scoping Opinion Request for residential development, community facilities including primary school, open space and infrastructure. Confirmation on the level of information required to be included within the EIA Report was confirmed on 1 November 2017. 4.2 20/00151/PPP - Application for planning permission in principle for residential development; community facilities, primary school and associated works (this application is accompanied by an environmental impact assessment report submitted under the terms of the Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2017 was granted by the Committee at its meeting of April 2021 subject to the conclusion of a planning obligation to secure developer contributions (the permission was issued on the 10 February 2025). 4.3 25/00249/MSC – Approval of matters specified in condition 7 attached to planning permission 20/00151/PPP (relating to woodland management and landscaping). Approved January 2026. Page 76 of 118
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4.4 25/00383/MSC - Approval of matters specified in condition 3 attached to planning permission 20/00151/PPP (relating to phasing). Approved January 2026. 4.5 25/00108/MSC - Approval of matters specified in conditions 11,13 and 18 (relating to archaeology, ground contamination and the provision of a construction environment management plan) attached to planning permission 20/00151/PPP. Currently pending consideration. 4.6 25/00199/MSC - Approval of matters specified in conditions 4, 5, 6, 10, 15 and 20 attached to planning permission 20/00151/PPP (relating to the detailed layout of phase/pod one – 363 residential units). Currently pending consideration. 4.7 Councillor Milligan ‘called in’ the application to be determined by Committee to give consideration to transportation matters (bus routes) and structural landscaping along Rosewell Road. 5 CONSULTATIONS 5.1 The Scottish Environment Protection Agency (SEPA) does not object to the application and confirms the drainage proposals are acceptable. 5.2 The Council’s Senior Manager Neighbourhood Services (Roads and Flooding) does not object to the application. There are however some outstanding roads issues which means condition 4 can’t be discharged in its entirety. The site-wide drainage strategy and SUDS proposals were assessed for flood risk using bespoke modelling (including climate change and blockage considerations) and is considered acceptable. It is noted that whilst finished floor levels are not explicitly mapped, the Flood Risk Assessment (FRA) sets out appropriate principles for locating development outwith flood risk areas. 5.3 The Council’s Senior Manager Protective Services Manager does not object to the application and confirmed that they are satisfied that the submitted review of noise mitigation measures demonstrates compliance with Condition 20. 6 REPRESENTATIONS 6.1 No representations have been received. 7 PLANNING POLICY 7.1 The development plan is comprised of National Planning Framework 4 (2023) and the Midlothian Local Development Plan 2017. The following policies are relevant to the proposal: Page 77 of 118
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National Planning Framework 4 (NPF4) 7.2 Policy 1 Tackling the climate and nature crises; sets out to encourage, promote and facilitate development that addresses the global climate emergency and nature crisis. 7.3 Policy 2 Climate mitigation and adaptation; sets out to encourage, promote and facilitate development that minimises emissions and adapts to the current and future impacts of climate change. 7.4 Policy 3 Biodiversity; sets out to protect biodiversity, reverse biodiversity loss, deliver positive effects from development and strengthen nature networks. 7.5 Policy 5 Soils; sets out to protect carbon-rich soils, restore peatlands and minimise disturbance to soils from development. The policy also sets out acceptable scenarios for development on prime agricultural land. 7.6 Policy 6 Forestry, woodland and trees; sets out to protect and expand forests, woodland and trees. 7.7 Policy 13 Sustainable Transport; sets out to encourage, promote and facilitate developments that prioritise walking, wheeling, cycling and public transport for everyday travel and reduce the need to travel unsustainably. 7.8 Policy 14 Design, quality and place; sets out to encourage, promote and facilitate well designed development that makes successful places by taking a design-led approach and applying the Place Principle. 7.9 Policy 15 Local Living and 20-minute neighbourhoods; sets out to encourage, promote and facilitate the application of the Place Principle and create connected and compact neighbourhoods where people can meet the majority of their daily needs within a reasonable distance of their home, preferably by walking, wheeling or cycling or using sustainable transport options. 7.10 Policy 18 Infrastructure first; sets out to encourage, promote and facilitate an infrastructure first approach to land use planning, which puts infrastructure considerations at the heart of placemaking. 7.11 Policy 22 Flood risk and water management; sets out to strengthen resilience to flood risk by promoting avoidance as a first principle and reducing the vulnerability of existing and future development to flooding. 7.12 Policy 23 Health and Safety; sets out to protect people and places from environmental harm, mitigate risks arising from safety hazards and encourage, promote and facilitate development that improves health and wellbeing. Page 78 of 118
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7.13 Policy 24 Digital Infrastructure; sets out to encourage, promote and facilitate the rollout of digital infrastructure across Scotland to unlock the potential of all our places and the economy. Midlothian Local Development Plan (MLDP) 7.14 Policy STRAT3: Strategic Housing Land Allocations states that strategic land allocations identified in the plan will be supported provided they accord with all other policies. 7.15 Policy DEV2: Protecting Amenity within the Built-Up Area states that development will not be permitted where it would have an adverse impact on the character or amenity of a built-up area. 7.16 Policy DEV5: Sustainability in New Development sets out the requirements for development with regards to sustainability principles. 7.17 Policy DEV6: Layout and Design of New Development states that good design and a high quality of architecture will be required in the overall layout of development proposals. This also provides guidance on design principles for development, materials, access, and passive energy gain, positioning of buildings, open and private amenity space provision and parking. 7.18 Policy DEV7: Landscaping in New Development requires development proposals to be accompanied by a comprehensive scheme of landscaping. The design of the scheme is to be informed by the results of an appropriately detailed landscape assessment. 7.19 Policy DEV9: Open Space Standards requires that the Council assess applications for new development against set open space standards and seeks an appropriate solution where there is an identified deficiency in quality, quantity and/or accessibility. 7.20 Policy TRAN1: Sustainable Travel aims to encourage sustainable modes of travel. 7.21 Policy TRAN2: Transport Network Interventions highlights the various transport interventions required across the Council area, including the A701 realignment. 7.22 Policy TRAN5: Electric Vehicle Charging seeks to promote a network of electric vehicle charging stations by requiring provision to be an integral part of any new development. 7.23 Policy ENV2: Midlothian Green Networks supports development proposals brought forward in line with the provisions of the Plan that Page 79 of 118
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help to deliver the green network opportunities identified in the Supplementary Guidance on the Midlothian Green Network. 7.24 Policy ENV4: Prime Agricultural Land does not permit development that would lead to the permanent loss of prime agricultural land unless there is appropriate justification to do so. 7.25 Policy ENV7: Landscape Character states that development will not be permitted where it significantly and adversely affects local landscape character. Where development is acceptable, it should respect such character and be compatible in terms of scale, siting and design. New development will normally be required to incorporate proposals to maintain the diversity and distinctiveness of the local landscapes and to enhance landscape characteristics where they have been weakened. 7.26 Policy ENV9: Flooding presumes against development which would be at unacceptable risk of flooding or would increase the risk of flooding elsewhere. It states that Flood Risk Assessments will be required for most forms of development in areas of medium to high risk but may also be required at other locations depending on the circumstances of the proposed development. Furthermore, it states that Sustainable urban drainage systems will be required for most forms of development, so that surface water run-off rates are not greater than in the site’s pre-developed condition, and to avoid any deterioration of water quality. 7.27 Policy ENV10: Water Environment requires that new development pass surface water through a sustainable urban drainage system (SUDS) to mitigate against local flooding and to enhance biodiversity and the environmental. 7.28 Policy ENV11: Woodland, Trees and Hedges states that development will not be permitted where it could lead directly or indirectly to the loss of, or damage to, woodland, groups of trees (including trees covered by a Tree Preservation Order, areas defined as ancient or semi-natural woodland, veteran trees or areas forming part of any designated landscape) and hedges which have a particular amenity, nature conservation, biodiversity, recreation, landscape, shelter, cultural, or historical value or are of other importance. 7.29 Policy ENV14: Regionally and Locally Important Nature Conservation Sites states that development will not be permitted where it could adversely affect the nature conservation interest of such sites, unless it can be demonstrated that appropriate mitigation measures are in place. 7.30 Policy ENV15: Species and Habitat Protection and Enhancement presume against development that would affect a species protected by European or UK law. Page 80 of 118
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7.31 Policy ENV17: Air Quality states that the Council may require further assessments to identify air quality impacts where considered requisite. It will refuse planning permission, or seek effective mitigation, where development proposals cause unacceptable air quality or dust impacts. 7.32 Policy ENV18: Noise requires that where new noise sensitive uses are proposed in the locality of existing noisy uses, the Council will seek to ensure that the function of established operations is not adversely affected. 7.33 Policy IMP1: New Development ensures that appropriate provision is made for a need which arises from new development. Of relevance in this case are education provision, transport infrastructure; contributions towards making good facility deficiencies; affordable housing; landscaping; public transport connections, including bus stops and shelters; parking in accordance with approved standards; cycling access and facilities; pedestrian access; acceptable alternative access routes, access for people with mobility issues; traffic and environmental management issues; protection/management/compensation for natural and conservation interests affected; archaeological provision and ‘percent for art’ provision. 7.34 Policy IMP2: Essential Infrastructure Required to Enable New Development to Take Place states that new development will not take place until provision has been made for essential infrastructure and environmental and community facility related to the scale and impact of the proposal. Planning conditions will be applied and; where appropriate, developer contributions and other legal agreements will be used to secure the appropriate developer funding and ensure the proper phasing of development. 7.35 Policy IMP3: Water and Drainage require sustainable urban drainage systems (SUDS) to be incorporated into new development. 8 PLANNING ISSUES 8.1 The grant of planning permission in principle, 20/00151/PPP, established the principle for residential development, community facilities, primary school and associated works at this site. The current MSC application being assessed relates to the details required to discharge conditions 4, 5, 6, 8, 9, 10 and 20 in relation to the key infrastructure for the whole application site. These details include key spine roads and paths, bus route, noise mitigation, SUDS, play areas and open space and associated landscaping and biodiversity. 8.2 The planning permission in principle, 20/00151/PPP, approved a Development Framework. The approved Development Framework responds to the outcomes of an Environmental Impact Assessment and sets out an indicative framework for the development of the site, Page 81 of 118
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outlining spatial parameters that influence the form of the development. The overarching vision for the future development of the site seeks to create development that has a strong identity and maximises opportunities relating to the site’s existing features - to create a responsive urban form with a ‘sense of place’ that is accessible. General Layout 8.3 Details of the main spine roads and footpaths have been submitted and broadly comply with the approved Development Framework. Four primary access routes connect the site to the local road network. This includes vehicular access points to Rosewell Road (A6094) to the west, the Bonnyrigg Distributor Road (B6392) to the south and two accesses to the existing Hopefield estate at Bannockrigg Road and Castell Maynes Crescent. 8.4 The site is bisected by the National Cycle Network (NCN 196) and Core Path 6-35 which runs north south within the western part of the site are to be retained. An existing bridleway and part of the Core-Path 6-35 running through the centre of the site are proposed to be realigned along the southern site boundary before connecting to Rosewell Road. Pedestrian routes and cycle routes are also proposed through the full site connecting to the NCN 196, Castell Maynes Crescent, Bannockrigg Road, Rosewell Road and the Bonnyrigg Distributor Road (B6392). An additional informal path is proposed to the western side of little wood which connects to the realigned bridleway/core path to the south of the site to the norther side of the site. 8.5 The proposed access and movement hierarchy is acceptable as it would allow for a safe, legible, ordered approach to accessibility that reflects the role and function of adjacent areas and creates a harmony between the creation of place and requirements to facilitate movement. The road hierarchy prioritises movements within the primary spine road with secondary and tertiary streets facilitating movement complemented by extensive pedestrian and multi-uses/Core Path enhancement for the benefit of future residents. This matter is recommended to be approved and relates to most matters in condition 4 except for 4.x, 4.xiii, 4.xviii. Off-site Road Improvements 8.6 Details of proposed off-site improvements to the local road network identified in Chapter 4 of the Transport Assessment and the EIA Schedule of Mitigation (Traffic & Transport Section) were submitted. Chapter 4 of the Transport Assessment and the EIA Schedule of Mitigation (Traffic & Transport Section) identified the following areas for off-site improvements: • A7 / Lasswade Road / Melville Dykes Road (roundabout). Page 82 of 118
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• A7 / Bonnyrigg Road / Retail access / Eskbank Road (roundabout) • A7 / B6392 (roundabout). • B704 Cockpen Road / B6392 (roundabout). • Burnbrae Road / B6392 (roundabout). • Burnbrae Terrace / B6392 (roundabout). • A6094 Rosewell Road / B6392 (roundabout) High Street / Lothian Street / Dundas Street / A6094 Rosewell Road (traffic signals) 8.7 While the submitted details align with the requirements of the EIA they are not sufficiently detailed to allow the discharge of condition 4xiii as advised by the Senior Manager Neighbourhood Services (Roads and Flooding). This matter is not recommended for approved. Bus Route and Travel Plan 8.8 At PPP stage the transport assessment and EIA outlined that the application site was well located to deliver sustainability objectives encouraging non-car-based travel. The off-site works required, and detailed above, would be complemented by improvements to the existing pedestrian and cycle networks and the formation of new interconnecting multi-user access links in addition to extended bus routes through the site. 8.9 The area is afforded the following bus routes: • Lothian Buses service 31 which is a split service that runs from East Craigs to either Hopefield or Rosewell (via Polton Road West). Monday to Friday, the route operates approximately a 15-minute service between East Craigs and Bonnyrigg Toll; the buses then split and either run to Rosewell or Hopefield. The split service operates at a 30-minute service. The service operates Saturday and Sunday at slightly longer intervals between buses. • Lothian Buses service X31 is an express bus service, with limited stops that runs from Rosewell (stops at Hopefield) to the West End of Edinburgh. The service operates Monday to Friday, providing three buses in the morning and three buses in the evening at peak times. The morning service is approximately every 12-24 minutes, and the evening service runs every 30- minutes. • Lothian Buses service 39 runs between Polton (Cameron Crescent) and Dalkeith Campus and typically operates as a 60- minute service Monday to Saturday. 8.10 During the assessment of the PPP application it was determined that a bus route should be provided through the Hopefield Farm 2 site. This would be to facilitate an extension of the Lothian Bus service which already services the neighbouring Hopefield Farm 1 site. A route wide enough to accommodate public transport was conditioned (condition 4.x) to be provided between Bannockrigg Road and Castell Maynes Page 83 of 118
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Avenue. Details of the proposed bus loop road have been submitted and fully comply with the requirements of the condition whilst also complying with the approved Development Framework. In addition, the applicant has extended this public transport corridor in order that it can also link to the new roundabout on Rosewell Road. 8.11 Unfortunately, during the processing of this current application it has come to light that the operator of the existing bus service that runs within the surrounding area, Lothian Buses, advised that the proposed route will not be utilised by them at this time. Lothian Buses noted that in some instances buses would be required to use the full width of the opposing carriageway to make left turns which fails to make the road suitable for a bus service. However, the Council’s Senior Manager Neighbourhood Services (Roads) confirmed that the auto-tracking details submitted along with the application do not indicate any issues and that the buses currently serve many roads that are the same width as those proposed in this development. The details submitted comply with the condition requirements, there are no material planning considerations to warrant the refusal of the condition. The matters submitted therefore complies with policy IMP1 of the MLDP and Policy 18 of the National Planning Framework 4. This matter is recommended to be approved and relates to condition 4.x. 8.11 The application submission includes details of a travel plan which is to be provided to all new residents so as to inform them of proposed roads and path networks, existing and proposed active travel routes including walking/wheeling and cycling, cycle routes, public transport services, details of EV changing and promotion of car sharing, local amenities/facilities. All the required details have been submitted, and the travel plan is acceptable and therefore complies with policy IMP1 of the MLDP and Policy 18 of the National Planning Framework 4. This matter is recommended to be approved and relates to condition 4.xviii. Material Finishes and Ancillary Structures 8.12 Details of the location, design and material finishes of any hard ground surfacing, proposed walls, fences and gates, including those surrounding bin stores or any other ancillary structures have been submitted and broadly comply with the approved Development Framework. However, some details have not been submitted, such as details of the design and material finishes of the sub stations and surrounding fencing. Therefore, conditions 5.v and 6 cannot be discharged/approved at this time. Sustainable Urban Drainage 8.13 The application submission includes details of five SUDS basins and one SUDS pond. Details of the proposed SUDS have been submitted and fully comply with the requirements of the condition whilst also complying with the approved Development Framework. The Council’s Page 84 of 118
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Senior Manager Neighbourhood Services (Flooding) and SEPA offered no objection to the details submitted in terms of flood risk and any future adoption by Scottish Water will be subject to a separate regulatory process – Scottish Water did not object to the principle of the infrastructure at the PPP stage. The details submitted therefore comply with policy IMP3 of the MLDP and Policy 20 of the NPF4. This matter is recommended to be approved and relates to condition 10. Noise 8.14 Details of the noise mitigation have been submitted and include areas of bunding and the erection of acoustic fencing around parts of the perimeter of the site. It is essential that these areas set aside for noise mitigation are secured to protect the amenity of future residents of the site. The noise mitigation measures comply with the approved Development Framework. The Council’s Senior Manager Protective Services confirmed that they are satisfied that the submitted review of noise mitigation measures demonstrates compliance with Condition 20. It is necessary to note that the noise mitigation measures will impact on the layout of residential units in forthcoming applications. This matter is recommended to be approved and relates to condition 20. Landscaping 8.15 Details of the landscaping associated with the infrastructure phase of the development has been submitted for assessment. The landscaping details include the planting for the acoustic bunding that wraps around the south-west corner of the site alongside Rosewell Road and B6392 and continues along the southern perimeter of the application site, B6392. The bunding is approximately 2 metres in height with a 1- metre-high acoustic fence adjacent to Rosewell Road then the acoustic bund increases to 3 metres in height for the rest of the perimeter with no fencing. The bunding is required by condition 20 and the approved Development Framework; any deviation from this would not comply with the original planning permission in principle. The acoustic bunding is to be planted up with a mixed native woodland. Generally, the arrangement of the proposed structure landscaping around the perimeter of the site complies with the Development Framework and are acceptable. However, there are some of the planting details, planting specification details and maintenance schedule that are not wholly acceptable in terms of the planting density for the woodland planting, landscape specification for soil requirements, landscape maintenance schedule and the planting specification details. Overall, while the submitted details align with the Development Frameworks and satisfy the majority of condition 5, some details are not sufficiently detailed to allow the discharge of conditions 5.iii, 5.vi and 5.vii at this time. The remaining landscape details submitted comply with policy DEV7 of the MLDP and Policy 6 of the NPF4, these matters are recommended to be approved and relate to the remaining matters Page 85 of 118
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within condition 5 except for 5.xvi which is addressed in the biodiversity section below. Play Areas/Open Space 8.16 Minimal details have been submitted in relation to the play areas and the play equipment. More detailed information is required in terms of the proposed play equipment and areas of open space, including benches, surfacing and accessibility of the play areas. The details submitted therefore do not comply with policy DEV7 of the MLDP and Policy 6 of the NPF4. The details are not sufficiently detailed to allow the discharge of condition 5.x currently. This matter is not recommended for approval. Biodiversity 8.17 All the required details have been submitted and details of the ecological enhancements identified within the EIA Report or any repeat surveys shown on the corresponding detailed landscape plans are acceptable. The ecological enhancements include the installation of bee posts, installation of an invertebrate/amphibian gabion, installation of invertebrate/amphibian refuge/hibernacula, installation of hedgehog houses, installation of garden bird nest boxes, installation of owl nest boxes and the installation of bat boxes along with landscaping. NatureScots Advice also advise that wildlife kerbs and toad ladders complement each other and should be installed together. All drains pose a risk to wildlife, but priority should be given to those within 500 meters of a SUDS feature, water feature or suitable amphibian foraging or hibernation habitat (especially woodland areas). Due to the nature of the site and inclusion of SUDS basins and pond, wildlife kerbs and toad ladders should be included as an ecological enhancement. This minor addition can be secured via condition. Therefore, this condition has been satisfactorily addressed. The details submitted therefore complies with policy DEV7 of the MLDP and Policy 6 of the NPF4. This matter is recommended to be approved and relates to condition 5.xvi subject to condition. 8.18 Details were submitted in an updated Landscape and Habitat Management Plan in response to the ecological recommendations, findings and mitigation measure within the EIA Report (Technical Appendix 6 - Ecology) and include the following required details: i. Pre-construction, construction phase and operational phase measures to translate mitigation measures into the design. ii. Specific retention, protection and restoration proposals for of Pittendreich Burn. iii. Proposed measures to minimise human interference to the southern part of Little Wood. Page 86 of 118
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iv. The quantum, locations and areas for habitat features and details where these features are constructed or proprietary features. v. Species Protection Plans for protected species identified in the surveys of protected species or repeat surveys for protected species. vi. Measures to mitigate non-native species. vii. Ecological mitigation measures identified within the EIA Schedule of Mitigation (Ecology Section) for corresponding species. 8.19 All the required details have been submitted and broadly comply with the EIA Report (Technical Appendix 6 - Ecology), expect for a minor concern regarding the fencing for the construction buffer. However, a condition can be attached to address this minor concern. Therefore, this condition has been satisfactorily addressed. The details submitted therefore comply with policy DEV7 of the MLDP and Policy 6 of the NPF4. This matter is recommended to be approved subject to a condition and relates to condition 8. 9 RECOMMENDATION 9.1 The Committee is recommended to: a. approve and discharge conditions 4.i, 4.ii, 4.iii, 4.iv, 4.v, 4.vi,4.vii, 4.viii, 4.ix, 4.x, 4.xi, 4.xii, 4.xiv, 4.xv, 4.xvi, 4.xvii, 4.xviii, 4.xix, 5.i, 5.ii, 5.iv, 5.viii, 5.ix, 5.xi, 5.xii, 5.xiii 5.xiv, 5.xv, 5.xvi, 5.xvii, 5.xviii, 5.xix, 8, 9, 10 and 20 of planning permission 20/00151/PPP; and b. not discharge conditions 4.xiii, 5.iii, 5.v, 5.vi, 5.vii, 5.x and 6 of planning permission 20/00151/PPP. Peter Arnsdorf Head of Placemaking Date: 17 April 2026 Application No: 25/00155/MSC Applicant: Taylor Wimpey UK Limited Agent: Lesley McGrath, LarnerMcGrath Ltd Validation Date: 24 March 2025 Contact Person: Whitney Lindsay Email: Whitney.Lindsay@midlothian.gov.uk Background Papers: 17/00706/SCO, 20/00151/PPP, 25/00108/MSC, 25/00155/MSC, 25/00199/MSC, 25/00249/MSC, 25/00383/MSC, 25/00345/DPP, 26/00006/ADV. Attached Plans: Site Layout Drawing Appendix A: Condition Details, Submission and Proposed Decision Page 87 of 118
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56 2 1 Def 13 Drain BURNBRAE ROAD NORTH 5 3 1 118a 12 63 2 Posts 164 2 33 12 Def 56 to 72 Tank L Twr 2 7 LITTLE WOOD GROVE 1 233 13 11 A 6094 8 34 8 1 Dalhousie Chesters BANNOCKRIGG TERRACE 2 Balancing Pond 44 20 Nursing Home 21 139 to 151 B 6392 46 6 El Sub Sta 12 27 36 18 BANNOCKRIGG LOAN 43 Posts 9 17 MAYNES 43 22 CRESCENT 537Lighting Tower Drain ESS 4 El Sub Sta 2 B 6392 Playing Field L Twr 17 33 32 Issues 18 191 3 65 Balancing 7 10 8 209 1 AULD COAL BANK 16 CASTELL 46 23 17 8 38 4 11 Little BANNOCKRIGG GARDENS 179 Wood 14 5 52 Drain ROSEWELL ROAD Burnbrae Primary School 1 3 9 155 142 58 3 Dalhousie Chesters Court MALLENS BURN DRIVE 105 to 115 243 7 181 19 Def 116 Shelter 11 122.8m Lighting Tower 1 Shelter 7 Dalhousie Chesters 132 120a 197 FB 10 11 1 Ward Bdy B 6392 49 45 Posts 122 174 8 El Sub Sta Issues 8 7 3 L Twr 7 2 32 12 34 33 6 COCKPEN DRIVE Drain 60 15 2 to 14 1 L Twr Car Park 22 Pond 12 8 Def 2 37 29 17 1 Depot Drain Def WHINNYROW CLOSE 73 13 57 Pond 12 118 25 13 Shelter CASTELL MAYNES AVENUE Track Play Area 1 Poltonhall 3 43 231 117 to 137 50 4 167 116a COCKPEN AVENUE 9 7 4 to 54 27 100.0m 2 1 7 59 29 Path 14 15 127.4m Shelter 51 16 to 26 Play Area 103 2 Shelter 16 1 54 219 24 COCKPEN CRESCENT 1 111.9m 12 13 39 115.2m OTTERBURN GARDENS 1 1 to 23 BURNBRAE TERRACE 2 1 Track Springfield Bank BANNOCKRIGG ROAD 1 to 12 2 1 120 199 9 2 6 Mast 1 2 21 New 127.1m DALHOUSIE CHESTERS STOP BUS STOP BUS STOP BUS STOPBUS STOPBUS STOP BUS STOP BUS STOP BUS RMUTOC TRANSFORMER R M U T O C T R A N S F O R M E R R M U T O C T R A N S F O R M E R 3m Acoustic Bund 3m Acoustic Bund 3m Acoustic Bund 3m Acoustic Bund 3m Acoustic Bund 2m Bund and 1m Acoustic Fence 2m Bund and 1m Acoustic Fence 2m Bund and 1m Acoustic Fence BANNOCK WOOD WEST ZONE 2A - PRIVATE DEVELOPMENT BANNOCK WOOD WEST ZONE 1 - AFFORDABLE DEVELOPMENT BANNOCK WOOD WEST ZONE 1 - PRIVATE DEVELOPMENT BANNOCK WOOD WEST ZONE 2 - PRIVATE DEVELOPMENT BANNOCK WOOD WEST SCHOOL ZONE BANNOCK WOOD EAST PRIVATE & AFFORDABLE DEVELOPMENT ZONE 3 BANNOCK WOOD EAST PRIVATE & AFFORDABLE DEVELOPMENT ZONE 4 BANNOCK WOOD EAST PRIVATE & AFFORDABLE DEVELOPMENT ZONE 5 SUDS BASIN SUDS BASIN SUDS BASIN SUDS BASIN ROSWELL ROAD ROUNDABOUT 23/00345/DPP PLANNING CONSENT REF : BANNOCK WOOD WEST ZONE 2 - AFFORDABLE DEVELOPMENT LITTLE WOOD LITTLE WOOD SUDS POND SUDS BASIN NOTES Drg No: / Checked By: Scale: Drawn By: Date: Project: / Title: Taylor Wimpey East Scotland 1 Masterton Park South Castle Drive Dunfermline KY11 8NX Tel 01383 845 700 Fax 01383 845 725 www.taylorwimpey.com Bannock Wood Masterplan Bonnyrigg, Midlothian AMSC Application AMSC Infrastructure Works 21925 INFRA 01 C 1:1250 @ A0 Sept'23 PLM N/A LEGEND: PHASE 1 AMSC APPLICATION : INFRASTRUCTURE & STRUCTURAL LANDSCAPING MD TD L&PD CD FD SD PD PLANNING APPLICATION AUTHORITY GIVEN TO LODGE FOR PLANNING ACKNOWLEDGEMENT OF VERSION GAINING APPROVAL DATE CD DD UK DD AMSC PLANNING APPLICATION BOUNDARY UPDATED AS AGREED.A AUG'24 CH TAYLOR WIMPEY TITLE BOUNDARY MIDLOTHIAN COUNCIL LAND OWNERSHIP DALHOUSIE CHESTERS LAND OWNERSHIP ROSEWELL ROAD ROUNDABOUT APPROVAL BOUNDARY PLANNING CONSENT REF: 23/00345/DPP PROPOSED ADOPTABLE ROADS PROPOSED ADOPTABLE FOOTPATHS PROPOSED 'CLOSE MOWN' INFORMAL PATH PROPOSED STRUCTURAL LANDSCAPING / ACOUSTIC BUNDS PROPOSED LANDSCAPING / PUBLIC OPEN SPACE PROPOSED ADOPTABLE SUDS BASIN / POND OPEN SPACE TO THE SOUTH EAST BOUNDARY (ZONE 5) REVISED.B SEP'24 JID INFRASTRUCTURE DESIGN ALTERED TO REFLECT COMMENTS RECIEVEDC OCT'25 CH FROM MIDLOTHIAN COUNCIL PLANNING, LANDSCAPE & ROADS OFFICERS. EXISTING WOODLAND / STRUCTURAL OPEN SPACE Page 88 of 118
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Appendix A: Condition Details, Submission and Decision Matter 4.i: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for that phase including the site access, roads, footpaths, cycle ways and transportation movements has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme, including a programme for completion, shall include: i. existing and finished ground levels for all roads, footways and multi-user paths/cycle ways in relation to a fixed datum. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: 50710-PL-41-051-P05 Rosewell Roundabout Planning General Arrangement 50710-PL-27-051-P04 Rosewell Roundabout Planning Proposed Existing Levels RCC05 Path Extension and Equestrian Crossing Spot levels and Contour Plan 65215-IFL-15-00-DR-C-520 P01 RCC04 Southern Roundabout Contour Plan 65215-IFL-00-00-DR-C-430 P02 RCC02 Contour Plan Sheet 1 65215-IFL-15-00-DR-C-305 P05 RCC02 Contour Plan Sheet 2 65215-IFL-15-00-DR-C-306 P05 RCC02 Contour Plan Sheet 3 65215-IFL-15-00-DR-C-307 P05 RCC02 Contour Plan Sheet 4 65215-IFL-15-00-DR-C-308 P05 RCC03 Contour Plan Sheet 1 65215-IFL-15-00-DR-C-330 P04 RCC03 Contour Plan Sheet 2 65215-IFL-15-00-DR-C-331 P04 RCC03 Contour Plan Sheet 3 65215-IFL-15-00-DR-C-332 P04 RCC03 Contour Plan Sheet 4 65215-IFL-15-00-DR-C-333 P04 RCC03 Contour Plan Sheet 5 65215-IFL-15-00-DR-C-334 P04 Decision: Approve Matter 4.ii: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for that phase including the site access, roads, footpaths, cycle ways and transportation movements has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme, including a programme for completion, shall include: ii. the proposed vehicular, cycle and pedestrian accesses into the site. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: 50710-PL-41-051-P05 Rosewell Roundabout Planning General Arrangement RCC04 Southern Roundabout General Arrangement 65215-IFL-00-00-DR-C- 412 P02 RCC05 Path Extension and Equestian Crossing General Arrangement 65215- IFL-00-00-DR-C-510 P02 RCC02 General Arrangement Sheet 1 65215-IFL-00-00-DR-C-101 P05 RCC02 General Arrangement Sheet 2 65215-IFL-00-00-DR-C-102 P05 RCC02 General Arrangement Sheet 3 65215-IFL-00-00-DR-C-103 P05 Page 89 of 118
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RCC02 General Arrangement Sheet 4 65215-IFL-00-00-DR-C-104 P05 RCC02 Adoption Plan & Take-Off Sheet 1 65215-IFL-00-00-DR-C-301 P04 RCC02 Adoption Plan & Take-Off Sheet 2 65215-IFL-00-00-DR-C-302 P04 RCC02 Adoption Plan & Take-Off Sheet 3 65215-IFL-00-00-DR-C-303 P04 RCC02 Adoption Plan & Take-Off Sheet 4 65215-IFL-00-00-DR-C-304 P04 RCC02 Kerbing Layout Sheet 1 65215-IFL-30-00-DR-C-201 P04 RCC02 Kerbing Layout Sheet 2 65215-IFL-30-00-DR-C-202 P04 RCC02 Kerbing Layout Sheet 3 65215-IFL-30-00-DR-C-203 P04 RCC02 Kerbing Layout Sheet 4 65215-IFL-30-00-DR-C-204 P04 RCC03 General Arrangement Sheet 1 65215-IFL-00-00-DR-C-312 P05 RCC03 General Arrangement Sheet 2 65215-IFL-00-00-DR-C-313 P05 RCC03 General Arrangement Sheet 3 65215-IFL-00-00-DR-C-314 P05 RCC03 General Arrangement Sheet 4 65215-IFL-00-00-DR-C-315 P05 RCC03 General Arrangement Sheet 5 65215-IFL-00-00-DR-C-316 P05 RCC03 Kerbing Layout Sheet 162515-IFL-00-00-DR-C-340 P03 RCC03 Kerbing Layout Sheet 2 62515-IFL-00-00-DR-C-341 P03 RCC03 Kerbing Layout Sheet 3 62515-IFL-00-00-DR-C-342 P03 RCC03 Kerbing Layout Sheet 4 62515-IFL-00-00-DR-C-343 P03 RCC03 Kerbing Layout Sheet 5 62515-IFL-00-00-DR-C-344 P03 Decision: Approve Matter 4.iii: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for that phase including the site access, roads, footpaths, cycle ways and transportation movements has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme, including a programme for completion, shall include: iii. the proposed roads, footways and turning facilities designed to an adoptable standard) and multi-user paths/ cycle ways including suitable walking and cycling routes. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: 50710-PL-41-051-P05 Rosewell Roundabout Planning General Arrangement RCC04 Southern Roundabout General Arrangement 65215-IFL-00-00-DR-C- 412 P02 RCC05 Path Extension and Equestian Crossing General Arrangement 65215- IFL-00-00-DR-C-510 P02 RCC02 General Arrangement Sheet 1 65215-IFL-00-00-DR-C-101 P05 RCC02 General Arrangement Sheet 2 65215-IFL-00-00-DR-C-102 P05 RCC02 General Arrangement Sheet 3 65215-IFL-00-00-DR-C-103 P05 RCC02 General Arrangement Sheet 4 65215-IFL-00-00-DR-C-104 P05 RCC02 Adoption Plan & Take-Off Sheet 1 65215-IFL-00-00-DR-C-301 P04 RCC02 Adoption Plan & Take-Off Sheet 2 65215-IFL-00-00-DR-C-302 P04 RCC02 Adoption Plan & Take-Off Sheet 3 65215-IFL-00-00-DR-C-303 P04 RCC02 Adoption Plan & Take-Off Sheet 4 65215-IFL-00-00-DR-C-304 P04 RCC02 Kerbing Layout Sheet 1 65215-IFL-30-00-DR-C-201 P04 RCC02 Kerbing Layout Sheet 2 65215-IFL-30-00-DR-C-202 P04 RCC02 Kerbing Layout Sheet 3 65215-IFL-30-00-DR-C-203 P04 RCC02 Kerbing Layout Sheet 4 65215-IFL-30-00-DR-C-204 P04 Page 90 of 118
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RCC03 General Arrangement Sheet 1 65215-IFL-00-00-DR-C-312 P05 RCC03 General Arrangement Sheet 2 65215-IFL-00-00-DR-C-313 P05 RCC03 General Arrangement Sheet 3 65215-IFL-00-00-DR-C-314 P05 RCC03 General Arrangement Sheet 4 65215-IFL-00-00-DR-C-315 P05 RCC03 General Arrangement Sheet 5 65215-IFL-00-00-DR-C-316 P05 RCC03 Kerbing Layout Sheet 162515-IFL-00-00-DR-C-340 P03 RCC03 Kerbing Layout Sheet 2 62515-IFL-00-00-DR-C-341 P03 RCC03 Kerbing Layout Sheet 3 62515-IFL-00-00-DR-C-342 P03 RCC03 Kerbing Layout Sheet 4 62515-IFL-00-00-DR-C-343 P03 RCC03 Kerbing Layout Sheet 5 62515-IFL-00-00-DR-C-344 P03 Decision: Approve Matter 4.iv: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for that phase including the site access, roads, footpaths, cycle ways and transportation movements has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme, including a programme for completion, shall include: iv. details, including cross sections, of any roads/footpaths/cyclepaths crossing Little Wood to show the carriageway, footpath/multiuser path, services, verges, tree planting, tree protection, landscape planting embankments/gradients and working areas. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: 110238_OP_SE07_DR_S_200 Soft Landscaping Infrastructure Zone 7 Rev 02 110238_OP_SE08_DR_H_200 Hard Landscape Infrastructure Zone 8 Rev 02 110238_OP_SE08_DR_S_200 Soft Landscape Infrastructure Zone 8 Rev 02 RCC03 Pittendriech Burn Culvert Road Crossing GA 65215-IFL-20-00-DR-C- 100 P04 RCC03 Pittendriech Burn Culvert Bridleway Crossing GA 65215-IFL-20-00- DR-C-101 P03 RCC02 Castell Maynes Road Crossing 65215-IFL-80-00-DR-C-504 P03 Soft Landscape Infrastructure Zone 6 110238_OP_SE06_DR_S_200 Rev 03 Hard landscape infrastructure zone 6 110238_OP_SE06_DR_H_200 Rev 04 Hard Landscape infrastructure zone 7 110238_OP_SE07_DR_H_200 Rev 04 Decision: Approve Matter 4.v: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for that phase including the site access, roads, footpaths, cycle ways and transportation movements has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme, including a programme for completion, shall include: v. proposed visibility splays, traffic calming measures, lighting and signage. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: Page 91 of 118
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RCC04 Southern Roundabout Road Markings & Traffic Signs 65215-IFL-40- 00-DR-C-450 P02 Proposed Lighting Layout 213-LDF-DR-SL-02-P03 Proposed Lighting Layout 213-LDF-DR-SL-03-P03 Proposed Lighting Layout 213-LDF-DR-SL-04-P03 Proposed Lighting Layout 213-LDF-DR-SL-05-P03 Proposed Lighting Layout 213-LDF-DR-SL-06-P03 Proposed Lighting Layout 213-LDF-DR-SL-07-P02 Proposed Lighting Layout 213-LDF-DR-SL-08-P02 Proposed Lighting Layout 213-LDF-DR-SL-09-P02 Proposed Lighting Layout 213-LDF-DR-SL-10-P02 Proposed Lighting Layout 213-LDF-DR-SL-11-P02 RCC02 Road Markings and Traffic Signs Sheet 1 65215-IFL-40-00-DR-C-101 P05 RCC02 Road Markings and Traffic Signs Sheet 2 65215-IFL-40-00-DR-C-102 P05 RCC02 Road Markings and Traffic Signs Sheet 3 65215-IFL-40-00-DR-C-103 P05 RCC02 Road Markings and Traffic Signs Sheet 4 65215-IFL-40-00-DR-C-104 P05 RCC02 Road Markings and Traffic Signs Sheet 5 65215-IFL-40-00-DR-C-105 P05 RCC03 Road Markings and Traffic Signs Sheet 1 65215-IFL-40-00-DR-C-350 P04 RCC03 Road Markings and Traffic Signs Sheet 2 65215-IFL-40-00-DR-C-351 P04 RCC03 Road Markings and Traffic Signs Sheet 3 65215-IFL-40-00-DR-C-352 P04 RCC03 Road Markings and Traffic Signs Sheet 4 65215-IFL-40-00-DR-C-353 P04 RCC03 Road Markings and Traffic Signs Sheet 5 65215-IFL-40-00-DR-C-354 P04 RCC03 Road Markings and Traffic Signs Sheet 6 65215-IFL-40-00-DR-C-355 P02 Outdoor Lighting Report 15 December 2025 Decision: Approve Matter 4.vi: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for that phase including the site access, roads, footpaths, cycle ways and transportation movements has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme, including a programme for completion, shall include: vi. proposed residents and visitor car parking arrangements to meet the Council’s Parking Standards. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: No parking proposed within this phase. Decision: Approve Page 92 of 118
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Matter 4.vii: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for that phase including the site access, roads, footpaths, cycle ways and transportation movements has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme, including a programme for completion, shall include: vii. proposed cycle parking/storage facilities. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: No cycle parking proposed within this phase Decision: Approve Matter 4.viii : Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for that phase including the site access, roads, footpaths, cycle ways and transportation movements has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme, including a programme for completion, shall include: viii. proposed connections to Core Paths. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: RCC05 Path Extension and Equestrian Crossing General Arrangement 65215-IFL-00-00-DR-C-510 P02 RCC05 Path Extension and Equestrian Crossing Longitudinal Sections 65215-IFL-00-00-DR-C-512 P01 RCC05 Path Extension and Equestrian Crossing Spot Levels and Contour Plan 65215-IFL-00-00-DR-C-520 P01 RCC02 General Arrangement Sheet 1 65215-IFL-00-00-DR-C-101 P05 RCC02 General Arrangement Sheet 2 65215-IFL-00-00-DR-C-102 P05 RCC03 General Arrangement Sheet 4 65215-IFL-00-00-DR-C-315 P05 Decision: Approve Matter 4.ix: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for that phase including the site access, roads, footpaths, cycle ways and transportation movements has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme, including a programme for completion, shall include: ix. proposed alignment, surface materials, widths and verge details for Core Path realignments and any upgrades. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: Soft Landscape Infrastructure Zone 04 110238_OP_SE04_DR_S_200 02 Soft Landscape Infrastructure Zone 05 110238_OP_SE05_DR_S_200 02 Soft Landscape Infrastructure Zone 08 110238_OP_SE08_DR_S_200 02 Soft Landscape Infrastructure Zone 11 110238_OP_SE11_DR_S_200 02 Soft Landscape Infrastructure Zone 13 110238_OP_SE13_DR_S_200 02 Hard Landscape Infrastructure Zone 05 110238_OP_SE05_DR_H_200 02 Page 93 of 118
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Hard Landscape Infrastructure Zone 08 110238_OP_SE08_DR_H_200 02 Hard Landscape Infrastructure Zone 11 110238_OP_SE11_DR_H_200 02 Hard Landscape Infrastructure Zone 13 110238_OP_SE13_DR_H_200 02 RCC05 Path Extension and Equestrian Crossing General Arrangement 65215-IFL-00-00-DR-C-510 P02 RCC05 Path Extension and Equestrian Crossing Longitudinal Sections 65215-IFL-00-00-DR-C-512 P01 RCC05 Path Extension and Equestrian Crossing Spot Levels and Contour Plan 65215-IFL-00-00-DR-C-520 P01 RCC02 General Arrangement Sheet 1 65215-IFL-00-00-DR-C-101 P05 RCC02 General Arrangement Sheet 2 65215-IFL-00-00-DR-C-102 P05 RCC03 General Arrangement Sheet 4 65215-IFL-00-00-DR-C-315 P05 RCC03 General Arrangement Sheet 5 65215-IFL-00-00-DR-C-316 P04 Hard Landscape Infrastructure Zone 04 110238_OP_SE04_DR_H_200 02 Decision: Approve Matter 4.x: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for that phase including the site access, roads, footpaths, cycle ways and transportation movements has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme, including a programme for completion, shall include: x. The new bus loop road linking the stub end at Bannockrigg Road with Castell Maynes Avenue formed to a minimum width of at least 6.5m wide with details and locations of bus stops and shelters along the route. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: 50710-PL-41-051-P05 Rosewell Roundabout Planning General Arrangement RCC02 General Arrangement Sheet 1 65215-IFL-00-00-DR-C-101 P05 RCC02 General Arrangement Sheet 2 65215-IFL-00-00-DR-C-102 P05 RCC02 General Arrangement Sheet 3 65215-IFL-00-00-DR-C-103 P05 RCC02 General Arrangement Sheet 4 65215-IFL-00-00-DR-C-104 P05 RCC03 General Arrangement Sheet 1 65215-IFL-00-00-DR-C-312 P05 RCC03 General Arrangement Sheet 2 65215-IFL-00-00-DR-C-313 P05 RCC03 General Arrangement Sheet 3 65215-IFL-00-00-DR-C-314 P05 RCC03 General Arrangement Sheet 4 65215-IFL-00-00-DR-C-315 P05 RCC03 General Arrangement Sheet 5 65215-IFL-00-00-DR-C-316 P05 Decision: Approve Matter 4.xi: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for that phase including the site access, roads, footpaths, cycle ways and transportation movements has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme, including a programme for completion, shall include: xi. Details of the proposed roundabout on the B6392. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: Page 94 of 118
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110238_OP_SE10_DR_H_200 Hard Landscape Infrastructure Zone 10 Rev 02 110238_OP_SE10_DR_S_200 Soft Landscape Infrastructure Zone 10 Rev 02 110238_OP_SE11_DR_H_200 Hard Landscape Infrastructure Zone 11 Rev 02 110238_OP_SE11_DR_S_200 Soft Landscape Infrastructure Zone 11 Rev 02 RCC04 Southern Roundabout General Arrangement 65215-IFL-00-00DR-C- 412 P02 RCC04 Southern Roundabout Contour Plan 65215-IFL-00-00DR-C-430 P02 RCC04 Southern Roundabout Road Markings & Traffic Signs 65215-IFL-00- 00DR-C-450 P02 RCC04 Southern Roundabout Drainage Layout 65215-IFL-00-00DR-C-470 P03 Hard and Soft Landscape Infrastructure 110238_OP_SE0_DR_G_200 Rev 01 Hard and Soft Landscape Infrastructure Overall Plan Zone 2 110238_OP_SE02_DR_G_200 Rev 03 Decision: Approve Matter 4.xii: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for that phase including the site access, roads, footpaths, cycle ways and transportation movements has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme, including a programme for completion, shall include: xii. Details of the proposed roundabout on Rosewell Road. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: 50710-PL-41-051-P05 Rosewell Roundabout Planning General Arrangement 50710-PL-27-051-P04 Rosewell Roundabout Planning Proposed Existing Levels 50710-PL-60-001 - P04 - Rosewell Roundabout Landscape GA Decision: Approve Matter 4.xiii: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for that phase including the site access, roads, footpaths, cycle ways and transportation movements has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme, including a programme for completion, shall include: xiii. Details of proposed off-site improvements to the local road network identified in Chapter 4 of the Transport Assessment and the EIA Schedule of Mitigation (Traffic & Transport Section). Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: Transport Assessment Part 1 Transport Assessment Part 2 Transport Assessment Part 3 Transport Assessment Part 4 Page 95 of 118
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Sketch plans and relevant text split out from TA and issued to MLC 240325 Decision: Not approved. Matter 4.xiv: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for that phase including the site access, roads, footpaths, cycle ways and transportation movements has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme, including a programme for completion, shall include: xiv. The section of core path (National Cycle Route 196) within the site increased in width to a minimum of 4.0m width where practical. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: No increase proposed due to it not practical to widen the width of the core path due the presence of woodland, trees and hedgerow. Decision: Approve Matter 4.xv: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for that phase including the site access, roads, footpaths, cycle ways and transportation movements has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme, including a programme for completion, shall include: xv. Details of a traffic signal controlled crossing to upgrade the existing informal pedestrian/equestrian crossing of the B6392. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: RCC05 Path Extension and Equestrian Crossing General Arrangement 65215-IFL-00-00-DR-C-510 P02 RCC05 Path Extension and Equestrian Crossing Longitudinal Sections 65215-IFL-00-00-DR-C-512 P01 RCC05 Path Extension and Equestrian Crossing Spot Levels and Contour Plan 65215-IFL-00-00-DR-C-520 P01 Decision: Approve Matter 4.xvi: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for that phase including the site access, roads, footpaths, cycle ways and transportation movements has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme, including a programme for completion, shall include: xvi. Resident and visitor parking to meet current council standards. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: No car parking is proposed within infrastructure Decision: Approve Page 96 of 118
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Matter 4.xvii: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for that phase including the site access, roads, footpaths, cycle ways and transportation movements has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme, including a programme for completion, shall include: xvii. Details of the provision and use of electric vehicle charging stations throughout the development. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: No car parking is proposed within infrastructure Decision: Approve Matter 4.xviii: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for that phase including the site access, roads, footpaths, cycle ways and transportation movements has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme, including a programme for completion, shall include: xviii. Details of a Travel Plan document (travel pack) for residents. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: Travel Plan submitted 22/12/25 Decision: Approve. Matter 4.xix : Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for that phase including the site access, roads, footpaths, cycle ways and transportation movements has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme, including a programme for completion, shall include: xix. a programme for completion for the construction of road improvements, accesses, roads, footpaths, cycle paths and associated works. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: Set out within approved phasing plan, 25/00383/MSC. Decision: Approve. Matter 5.i: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of hard and soft landscaping works has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme shall include: i. existing and finished ground levels and floor levels for all buildings and roads in relation to a fixed datum. All hard and soft landscaping shall be carried out in accordance with the scheme approved in writing by the planning authority as the programme for completion and subsequent maintenance (vii).Thereafter any trees or shrubs removed, dying, becoming seriously diseased or damaged within five years of planting shall be replaced in the Page 97 of 118
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following planting season by trees/shrubs of a similar species to those originally required. Submission: 50710-PL-27-051-P04 Rosewell Roundabout Planning Proposed Existing Levels RCC05 Path Extension and Equestrian Crossing Spot levels and Contour Plan 65215-IFL-15-00-DR-C-520 P01 RCC04 Southern Roundabout Contour Plan 65215-IFL-00-00-DR-C-430 P02 RCC02 Contour Plan Sheet 1 65215-IFL-15-00-DR-C-305 P05 RCC02 Contour Plan Sheet 2 65215-IFL-15-00-DR-C-306 P05 RCC02 Contour Plan Sheet 3 65215-IFL-15-00-DR-C-307 P05 RCC02 Contour Plan Sheet 4 65215-IFL-15-00-DR-C-308 P05 RCC03 Contour Plan Sheet 1 65215-IFL-15-00-DR-C-330 P04 RCC03 Contour Plan Sheet 2 65215-IFL-15-00-DR-C-331 P04 RCC03 Contour Plan Sheet 3 65215-IFL-15-00-DR-C-332 P04 RCC03 Contour Plan Sheet 4 65215-IFL-15-00-DR-C-333 P04 RCC03 Contour Plan Sheet 5 65215-IFL-15-00-DR-C-334 P04 Decision: Approve Matter 5.ii: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of hard and soft landscaping works has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme shall include: ii. existing trees, landscaping features and vegetation to be retained; removed, protected during development and in the case of damage, restored. All hard and soft landscaping shall be carried out in accordance with the scheme approved in writing by the planning authority as the programme for completion and subsequent maintenance (vii). Thereafter any trees or shrubs removed, dying, becoming seriously diseased or damaged within five years of planting shall be replaced in the following planting season by trees/shrubs of a similar species to those originally required. Submission: ARBORICULTURAL REPORT 50710-PL-60-001 - P04 - Rosewell Roundabout Landscape GA Copy of Woodland Management Plan and Associated Appendices. Appendices 2 and 3 of Tree Survey and Arboriculture Report. 110238_OP_SE03_DR_H_200 Hard Landscape Infrastructure Zone 3 Rev 02 110238_OP_SE03_DR_S_200 Soft Landscape Infrastructure Zone 3 Rev 02 110238_OP_SE04_DR_S_200 Soft Landscape Infrastructure Zone 4 Rev 02 110238_OP_SE05_DR_H_200 Hard Landscape Infrastructure Zone 5 Rev 02 110238_OP_SE05_DR_S_200 Soft Landscape Infrastructure Zone 5 Rev 02 110238_OP_SE07_DR_S_200 Soft Landscape Infrastructure Zone 7 Rev 02 110238_OP_SE08_DR_H_200 Hard Landscape Infrastructure Zone 8 Rev 02 110238_OP_SE08_DR_S_200 Soft Landscape Infrastructure Zone 8 Rev 02 110238_OP_SE10_DR_H_200 Hard Landscape Infrastructure Zone 10 Rev 02 110238_OP_SE10_DR_S_200 Soft Landscape Infrastructure Zone 10 Rev 02 110238_OP_SE11_DR_H_200 Hard Landscape Infrastructure Zone 11 Rev 02 Page 98 of 118
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110238_OP_SE11_DR_S_200 Soft Landscape Infrastructure Zone 11 Rev 02 110238_OP_SE12_DR_H_200 Hard Landscape Infrastructure Zone 12 Rev 02 110238_OP_SE12_DR_S_200 Soft Landscape Infrastructure Zone 12 Rev 02 110238_OP_SE13_DR_H_200 Hard Landscape Infrastructure Zone 13 Rev 02 110238_OP_SE13_DR_S_200 Soft Landscape Infrastructure Zone 13 Rev 02 Tree Removals & retention Plan Phasing 12.06.2025;0117(290)-01 Tree Removals & retention Plan Base 12.06.2025 Hard and Soft Landscape Infrastructure 110238_OP_SE0_DR_G_200 Rev 01 Hard and Soft Landscape Infrastructure Overall Plan Zone 1 110238_OP_SE01_DR_G_200 Rev 03 Hard and Soft Landscape Infrastructure Overall Plan Zone 2 110238_OP_SE02_DR_G_200 Rev 03 Soft Landscape Infrastructure Zone 6 110238_OP_SE06_DR_S_200 Rev 03 Soft Landscape Infrastructure Zone 9 110238_OP_SE09_DR_S_200 Rev 03 Hard Landscape Infrastructure Zone 4 110238_OP_SE04_DR_H_200 Rev 04 Hard Landscape Infrastructure Zone 6 110238_OP_SE06_DR_H_200 Rev 04 Hard Landscape Infrastructure Zone 7 110238_OP_SE07_DR_H_200 Rev 04 Hard Landscape Infrastructure Zone 9 110238_OP_SE09_DR_H_200 Rev 04 Decision: Approve Matter 5.iii: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of hard and soft landscaping works has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme shall include: iii. proposed new planting in communal areas and open space, including trees, shrubs, hedging and grassed areas. All hard and soft landscaping shall be carried out in accordance with the scheme approved in writing by the planning authority as the programme for completion and subsequent maintenance (vii). Thereafter any trees or shrubs removed, dying, becoming seriously diseased or damaged within five years of planting shall be replaced in the following planting season by trees/shrubs of a similar species to those originally required. Submission: 50710-PL-60-001 - P04 - Rosewell Roundabout Landscape GA 110238_OP_SE03_DR_S_200 Soft Landscape Infrastructure Zone 3 Rev 02 110238_OP_SE04_DR_S_200 Soft Landscape Infrastructure Zone 4 Rev 02 110238_OP_SE05_DR_S_200 Soft Landscape Infrastructure Zone 5 Rev 02 110238_OP_SE07_DR_S_200 Soft Landscape Infrastructure Zone 7 Rev 02 110238_OP_SE08_DR_S_200 Soft Landscape Infrastructure Zone 8 Rev 02 110238_OP_SE10_DR_S_200 Soft Landscape Infrastructure Zone 10 Rev 02 110238_OP_SE11_DR_S_200 Soft Landscape Infrastructure Zone 11 Rev 02 110238_OP_SE12_DR_S_200 Soft Landscape Infrastructure Zone 12 Rev 02 110238_OP_SE13_DR_S_200 Soft Landscape Infrastructure Zone 13 Rev 02 Hard and Soft Landscape Infrastructure 110238_OP_SE0_DR_G_200 Rev 01 Hard and Soft Landscape Infrastructure Overall Plan Zone 1 110238_OP_SE01_DR_G_200 Rev 03 Page 99 of 118
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Hard and Soft Landscape Infrastructure Overall Plan Zone 2 110238_OP_SE02_DR_G_200 Rev 03 Soft Landscape Infrastructure Zone 6 110238_OP_SE06_DR_S_200 Rev 03 Soft Landscape Infrastructure Zone 9 110238_OP_SE09_DR_S_200 Rev 03 Decision: Not Approved. Matter 5.iv: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of hard and soft landscaping works has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme shall include: iv. substantial new planting, structure planting and screening planting required in accordance with the EIA Schedule of Mitigation. All hard and soft landscaping shall be carried out in accordance with the scheme approved in writing by the planning authority as the programme for completion and subsequent maintenance (vii). Thereafter any trees or shrubs removed, dying, becoming seriously diseased or damaged within five years of planting shall be replaced in the following planting season by trees/shrubs of a similar species to those originally required. Submission: 50710-PL-60-001 - P04 - Rosewell Roundabout Landscape GA 110238_OP_SE03_DR_S_200 Soft Landscape Infrastructure Zone 3 Rev 02 110238_OP_SE04_DR_S_200 Soft Landscape Infrastructure Zone 4 Rev 02 110238_OP_SE05_DR_S_200 Soft Landscape Infrastructure Zone 5 Rev 02 110238_OP_SE07_DR_S_200 Soft Landscape Infrastructure Zone 7 Rev 02 110238_OP_SE08_DR_S_200 Soft Landscape Infrastructure Zone 8 Rev 02 110238_OP_SE10_DR_S_200 Soft Landscape Infrastructure Zone 10 Rev 02 110238_OP_SE11_DR_S_200 Soft Landscape Infrastructure Zone 11 Rev 02 110238_OP_SE12_DR_S_200 Soft Landscape Infrastructure Zone 12 Rev 02 110238_OP_SE13_DR_S_200 Soft Landscape Infrastructure Zone 13 Rev 02 Hard and Soft Landscape Infrastructure 110238_OP_SE0_DR_G_200 Rev 01 Hard and Soft Landscape Infrastructure Overall Plan Zone 1 110238_OP_SE01_DR_G_200 Rev 03 Hard and Soft Landscape Infrastructure Overall Plan Zone 2 110238_OP_SE02_DR_G_200 Rev 03 Soft Landscape Infrastructure Zone 6 110238_OP_SE06_DR_S_200 Rev 03 Soft Landscape Infrastructure Zone 9 110238_OP_SE09_DR_S_200 Rev 03 Decision: Approve Matter 5.v: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of hard and soft landscaping works has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme shall include: v. location and design of any proposed walls, fences and gates, including those surrounding bin stores or any other ancillary structures. All hard and soft landscaping shall be carried out in accordance with the scheme approved in writing by the planning authority as the programme for completion and subsequent maintenance (vii). Thereafter any trees or shrubs removed, dying, becoming seriously diseased or damaged within five years of planting shall be Page 100 of 118
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replaced in the following planting season by trees/shrubs of a similar species to those originally required. Submission: 50710-PL-60-001 - P04 - Rosewell Roundabout Landscape GA 110238_OP_SE03_DR_H_200 Hard Landscape Infrastructure Zone 3 Rev 02 110238_OP_SE03_DR_S_200 Soft Landscape Infrastructure Zone 3 Rev 02 110238_OP_SE04_DR_S_200 Soft Landscape Infrastructure Zone 4 Rev 02 110238_OP_SE05_DR_H_200 Hard Landscape Infrastructure Zone 5 Rev 02 110238_OP_SE05_DR_S_200 Soft Landscape Infrastructure Zone 5 Rev 02 110238_OP_SE07_DR_S_200 Soft Landscape Infrastructure Zone 7 Rev 02 110238_OP_SE08_DR_H_200 Hard Landscape Infrastructure Zone 8 Rev 02 110238_OP_SE08_DR_S_200 Soft Landscape Infrastructure Zone 8 Rev 02 110238_OP_SE10_DR_H_200 Hard Landscape Infrastructure Zone 10 Rev 02 110238_OP_SE10_DR_S_200 Soft Landscape Infrastructure Zone 10 Rev 02 110238_OP_SE11_DR_H_200 Hard Landscape Infrastructure Zone 11 Rev 02 110238_OP_SE11_DR_S_200 Soft Landscape Infrastructure Zone 11 Rev 02 110238_OP_SE12_DR_H_200 Hard Landscape Infrastructure Zone 12 Rev 02 110238_OP_SE12_DR_S_200 Soft Landscape Infrastructure Zone 12 Rev 02 110238_OP_SE13_DR_H_200 Hard Landscape Infrastructure Zone 13 Rev 02 110238_OP_SE13_DR_S_200 Soft Landscape Infrastructure Zone 13 Rev 02 Hard and Soft Landscape Infrastructure 110238_OP_SE0_DR_G_200 Rev 01 Hard and Soft Landscape Infrastructure Overall Plan Zone 1 110238_OP_SE01_DR_G_200 Rev 03 Hard and Soft Landscape Infrastructure Overall Plan Zone 2 110238_OP_SE02_DR_G_200 Rev 03 Soft Landscape Infrastructure Zone 6 110238_OP_SE06_DR_S_200 Rev 03 Soft Landscape Infrastructure Zone 9 110238_OP_SE09_DR_S_200 Rev 03 110238_OP_SE04_DR_H_200 Hard Landscape Infrastructure Zone 4 Rev 04 Hard Landscape Infrastructure Zone 6 110238_OP_SE06_DR_H_200 Rev 04 110238_OP_SE07_DR_H_200 Hard Landscape Infrastructure Zone 7 Rev 04 Hard Landscape Infrastructure Zone 9 110238_OP_SE09_DR_H_200 Rev 04 Decision: Not Approved. Matter 5.vi: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of hard and soft landscaping works has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme shall include: vi. schedule of plants to comprise species, plant sizes and proposed numbers/density. All hard and soft landscaping shall be carried out in accordance with the scheme approved in writing by the planning authority as the programme for completion and subsequent maintenance (vii). Thereafter any trees or shrubs removed, dying, becoming seriously diseased or damaged within five years of planting shall be replaced in the following planting season by trees/shrubs of a similar species to those originally required. Page 101 of 118
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Submission: Planting Details 01 110238_OP_DT_650 Planting Details 02 110238_OP_DT_651 Bannock Wood Softworks Schedule 110238_OP_SP_INFRA_700 Decision: Not approved. Matter 5.vii: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of hard and soft landscaping works has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme shall include: vii. programme for completion and subsequent maintenance of all soft and hard landscaping. The landscaping in the open spaces shall be completed prior to the houses on adjoining plots are occupied. All hard and soft landscaping shall be carried out in accordance with the scheme approved in writing by the planning authority as the programme for completion and subsequent maintenance (vii). Thereafter any trees or shrubs removed, dying, becoming seriously diseased or damaged within five years of planting shall be replaced in the following planting season by trees/shrubs of a similar species to those originally required. Submission: Landscape and Habitat Management Plan Soft Landscape Specification 110238_OP_SP_701 P00 Decision: Not approved Matter 5.viii: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of hard and soft landscaping works has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme shall include: viii. proposed car park configuration and surfacing. All hard and soft landscaping shall be carried out in accordance with the scheme approved in writing by the planning authority as the programme for completion and subsequent maintenance (vii). Thereafter any trees or shrubs removed, dying, becoming seriously diseased or damaged within five years of planting shall be replaced in the following planting season by trees/shrubs of a similar species to those originally required. Submission: No car parking is proposed within infrastructure Decision: Approve Matter 5.ix: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of hard and soft landscaping works has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme shall include: ix. proposed footpaths and cycle paths (designed to be unsuitable for motor bike use). All hard and soft landscaping shall be carried out in accordance with the scheme approved in writing by the planning authority as the programme for completion and subsequent maintenance (vii). Thereafter any trees or shrubs removed, dying, becoming seriously diseased or damaged within five years of Page 102 of 118
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planting shall be replaced in the following planting season by trees/shrubs of a similar species to those originally required. Submission: 110238_OP_SE01_DR_G_200 Hard and Soft Landscape Infrastructure Overall Plan Zone 1 Rev 02 110238_OP_SE02_DR_G_200 Hard and Soft Landscape Infrastructure Overall Plan Zone 2 Rev 02 110238_OP_SE03_DR_H_200 Hard Landscape Infrastructure Zone 3 Rev 02 110238_OP_SE03_DR_S_200 Soft Landscape Infrastructure Zone 3 Rev 02 110238_OP_SE04_DR_S_200 Soft Landscape Infrastructure Zone 4 Rev 02 110238_OP_SE05_DR_H_200 Hard Landscape Infrastructure Zone 5 Rev 02 110238_OP_SE05_DR_S_200 Soft Landscape Infrastructure Zone 5 Rev 02 110238_OP_SE07_DR_S_200 Soft Landscape Infrastructure Zone 7 Rev 02 110238_OP_SE08_DR_H_200 Hard Landscape Infrastructure Zone 8 Rev 02 110238_OP_SE08_DR_S_200 Soft Landscape Infrastructure Zone 8 Rev 02 110238_OP_SE10_DR_H_200 Hard Landscape Infrastructure Zone 10 Rev 02 110238_OP_SE10_DR_S_200 Soft Landscape Infrastructure Zone 10 Rev 02 110238_OP_SE11_DR_H_200 Hard Landscape Infrastructure Zone 11 Rev 02 110238_OP_SE11_DR_S_200 Soft Landscape Infrastructure Zone 11 Rev 02 110238_OP_SE12_DR_H_200 Hard Landscape Infrastructure Zone 12 Rev 02 110238_OP_SE12_DR_S_200 Soft Landscape Infrastructure Zone 12 Rev 02 110238_OP_SE13_DR_H_200 Hard Landscape Infrastructure Zone 13 Rev 02 110238_OP_SE13_DR_S_200 Soft Landscape Infrastructure Zone 13 Rev 02 Hard and Soft Landscape Infrastructure 110238_OP_SE0_DR_G_200 Rev 01 Hard and Soft Landscape Infrastructure Overall Plan Zone 1 110238_OP_SE01_DR_G_200 Rev 03 Hard and Soft Landscape Infrastructure Overall Plan Zone 2 110238_OP_SE02_DR_G_200 Rev 03 Soft Landscape Infrastructure Zone 6 110238_OP_SE06_DR_S_200 Rev 03 Soft Landscape Infrastructure Zone 9 110238_OP_SE09_DR_S_200 Rev 03 Hard Landscape Infrastructure Zone 4 110238_OP_SE04_DR_H_200 Rev 04 Hard Landscape Infrastructure Zone 6 110238_OP_SE06_DR_H_200 Rev 04 Hard Landscape Infrastructure Zone 7 110238_OP_SE07_DR_H_200 Rev 04 Hard Landscape Infrastructure Zone 9 110238_OP_SE09_DR_H_200 Rev 04 Decision: Approve Matter 5.x: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of hard and soft landscaping works has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme shall include: x. proposed areas of open space, linear parks/green corridors, play areas (including equipped play areas, informal kick about areas, informal open space and natural play areas). Additional areas of open space shall also be provided within the south-eastern corner of the site and pockets of open space areas adjacent to core paths, cyclepaths and multi-user paths. All hard Page 103 of 118
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and soft landscaping shall be carried out in accordance with the scheme approved in writing by the planning authority as the programme for completion and subsequent maintenance (vii). Thereafter any trees or shrubs removed, dying, becoming seriously diseased or damaged within five years of planting shall be replaced in the following planting season by trees/shrubs of a similar species to those originally required. Submission: 110238_OP_SE03_DR_H_200 Hard Landscape Infrastructure Zone 3 Rev 02 110238_OP_SE03_DR_S_200 Soft Landscape Infrastructure Zone 3 Rev 02 110238_OP_SE04_DR_S_200 Soft Landscape Infrastructure Zone 4 Rev 02 110238_OP_SE05_DR_H_200 Hard Landscape Infrastructure Zone 5 Rev 02 110238_OP_SE05_DR_S_200 Soft Landscape Infrastructure Zone 5 Rev 02 110238_OP_SE07_DR_S_200 Soft Landscape Infrastructure Zone 7 Rev 02 110238_OP_SE08_DR_H_200 Hard Landscape Infrastructure Zone 8 Rev 02 110238_OP_SE08_DR_S_200 Soft Landscape Infrastructure Zone 8 Rev 02 110238_OP_SE10_DR_H_200 Hard Landscape Infrastructure Zone 10 Rev 02 110238_OP_SE10_DR_S_200 Soft Landscape Infrastructure Zone 10 Rev 02 110238_OP_SE11_DR_H_200 Hard Landscape Infrastructure Zone 11 Rev 02 110238_OP_SE11_DR_S_200 Soft Landscape Infrastructure Zone 11 Rev 02 110238_OP_SE12_DR_H_200 Hard Landscape Infrastructure Zone 12 Rev 02 110238_OP_SE12_DR_S_200 Soft Landscape Infrastructure Zone 12 Rev 02 110238_OP_SE13_DR_H_200 Hard Landscape Infrastructure Zone 13 Rev 02 110238_OP_SE13_DR_S_200 Soft Landscape Infrastructure Zone 13 Rev 02 Hard and Soft Landscape Infrastructure 110238_OP_SE0_DR_G_200 Rev 01 Hard and Soft Landscape Infrastructure Overall Plan Zone 1 110238_OP_SE01_DR_G_200 Rev 03 Hard and Soft Landscape Infrastructure Overall Plan Zone 2 110238_OP_SE02_DR_G_200 Rev 03 Soft Landscape Infrastructure Zone 6 110238_OP_SE06_DR_S_200 Rev 03 Soft Landscape Infrastructure Zone 9 110238_OP_SE09_DR_S_200 Rev 03 Hard Landscape Infrastructure Zone 4 110238_OP_SE04_DR_H_200 Rev 04 Hard Landscape Infrastructure Zone 6 110238_OP_SE06_DR_H_200 Rev 04 Hard Landscape Infrastructure Zone 7 110238_OP_SE07_DR_H_200 Rev 04 Hard Landscape Infrastructure Zone 9 110238_OP_SE09_DR_H_200 Rev 04 Decision: Not approved. Matter 5.xi: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of hard and soft landscaping works has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme shall include: xi. proposed cycle parking facilities. All hard and soft landscaping shall be carried out in accordance with the scheme approved in writing by the planning authority as the programme for completion and subsequent maintenance (vii). Thereafter any trees or shrubs removed, dying, becoming seriously diseased or damaged within five years of planting shall be replaced in the following Page 104 of 118
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planting season by trees/shrubs of a similar species to those originally required. Submission: No cycle parking is proposed within this phase. Decision: Approve Matter 5.xii: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of hard and soft landscaping works has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme shall include: xii. proposed area of improved quality (minimum of 20% of the proposed dwellings). All hard and soft landscaping shall be carried out in accordance with the scheme approved in writing by the planning authority as the programme for completion and subsequent maintenance (vii). Thereafter any trees or shrubs removed, dying, becoming seriously diseased or damaged within five years of planting shall be replaced in the following planting season by trees/shrubs of a similar species to those originally required. Submission: No housing proposed within this phase. Decision: Approve Matter 5.xiii: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of hard and soft landscaping works has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme shall include: xiii. construction details for landscape elements and planting, fencing with mammal passage points, woodland planting mix, habitat features. All hard and soft landscaping shall be carried out in accordance with the scheme approved in writing by the planning authority as the programme for completion and subsequent maintenance (vii). Thereafter any trees or shrubs removed, dying, becoming seriously diseased or damaged within five years of planting shall be replaced in the following planting season by trees/shrubs of a similar species to those originally required. Submission: 110238_OP_SE03_DR_H_200 Hard Landscape Infrastructure Zone 3 Rev 02 110238_OP_SE03_DR_S_200 Soft Landscape Infrastructure Zone 3 Rev 02 110238_OP_SE04_DR_S_200 Soft Landscape Infrastructure Zone 4 Rev 02 110238_OP_SE05_DR_H_200 Hard Landscape Infrastructure Zone 5 Rev 02 110238_OP_SE05_DR_S_200 Soft Landscape Infrastructure Zone 5 Rev 02 110238_OP_SE07_DR_S_200 Soft Landscape Infrastructure Zone 7 Rev 02 110238_OP_SE08_DR_H_200 Hard Landscape Infrastructure Zone 8 Rev 02 110238_OP_SE08_DR_S_200 Soft Landscape Infrastructure Zone 8 Rev 02 110238_OP_SE10_DR_H_200 Hard Landscape Infrastructure Zone 10 Rev 02 110238_OP_SE10_DR_S_200 Soft Landscape Infrastructure Zone 10 Rev 02 110238_OP_SE11_DR_H_200 Hard Landscape Infrastructure Zone 11 Rev 02 110238_OP_SE11_DR_S_200 Soft Landscape Infrastructure Zone 11 Rev 02 110238_OP_SE12_DR_H_200 Hard Landscape Infrastructure Zone 12 Rev 02 Page 105 of 118
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110238_OP_SE12_DR_S_200 Soft Landscape Infrastructure Zone 12 Rev 02 110238_OP_SE13_DR_H_200 Hard Landscape Infrastructure Zone 13 Rev 02 110238_OP_SE13_DR_S_200 Soft Landscape Infrastructure Zone 13 Rev 02 RCC03 Pittendriech Burn Culvert Road Crossing GA 65215-IFL-20-00-DR-C- 100 P04 RCC03 Pittendriech Burn Culvert Bridleway Crossing GA 65215-IFL-20-00- DR-C-101 P03 Hard and Soft Landscape Infrastructure 110238_OP_SE0_DR_G_200 Rev 01 Hard and Soft Landscape Infrastructure Overall Plan Zone 1 110238_OP_SE01_DR_G_200 Rev 03 Hard and Soft Landscape Infrastructure Overall Plan Zone 2 110238_OP_SE02_DR_G_200 Rev 03 Soft Landscape Infrastructure Zone 6 110238_OP_SE06_DR_S_200 Rev 03 Soft Landscape Infrastructure Zone 9 110238_OP_SE09_DR_S_200 Rev 03 Hard Landscape Infrastructure Zone 4 110238_OP_SE04_DR_H_200 Rev 04 Hard Landscape Infrastructure Zone 6 110238_OP_SE06_DR_H_200 Rev 04 Hard Landscape Infrastructure Zone 7 110238_OP_SE07_DR_H_200 Rev 04 Hard Landscape Infrastructure Zone 9 110238_OP_SE09_DR_H_200 Rev 04 Decision: Approve Matter 5.xiv: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of hard and soft landscaping works has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme shall include: xiv. cross sections of bunds, woodland buffer planting and acoustic fencing. All hard and soft landscaping shall be carried out in accordance with the scheme approved in writing by the planning authority as the programme for completion and subsequent maintenance (vii). Thereafter any trees or shrubs removed, dying, becoming seriously diseased or damaged within five years of planting shall be replaced in the following planting season by trees/shrubs of a similar species to those originally required. Submission: 65215-IFL-15-00-DR-C-554 Noise Bund Cross Sections Sheet 1 Rev P01 65215-IFL-15-00-DR-C-555 Noise Bund Cross Sections Sheet 2 Rev P01 65215-IFL-15-00-DR-C-550 Noise Bund Levels and Contours Sheet 1 Rev P02 65215-IFL-15-00-DR-C-551 Noise Bund Levels and Contours Sheet 2 Rev P02 65215-IFL-15-00-DR-c-552 Noise Bund Levels and Contours Sheet 3 Rev P02 65215-IFL-15-00-DR-C-553 Noise Bund Levels and Contours Sheet 4 Rev P02 Decision: Approve Matter 5.xv: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of hard and soft landscaping works has been submitted to and approved in writing by the Page 106 of 118
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planning authority for each phase. Details of the scheme shall include: xv. specifications for roadside planting and drainage features including cross sections of roads, footpaths, drainage swales and utilities with adequate rooting volume for street trees. All hard and soft landscaping shall be carried out in accordance with the scheme approved in writing by the planning authority as the programme for completion and subsequent maintenance (vii). Thereafter any trees or shrubs removed, dying, becoming seriously diseased or damaged within five years of planting shall be replaced in the following planting season by trees/shrubs of a similar species to those originally required. Submission: 110238_OP_SE04_DR_S_200 Soft Landscape Infrastructure Zone 4 Rev 02 110238_OP_SE05_DR_S_200 Soft Landscape Infrastructure Zone 5 Rev 02 110238_OP_SE07_DR_S_200 Soft Landscape Infrastructure Zone 7 Rev 02 110238_OP_SE08_DR_S_200 Soft Landscape Infrastructure Zone 8 Rev 02 110238_OP_SE10_DR_S_200 Soft Landscape Infrastructure Zone 10 Rev 02 110238_OP_SE11_DR_S_200 Soft Landscape Infrastructure Zone 11 Rev 02 110238_OP_SE12_DR_S_200 Soft Landscape Infrastructure Zone 12 Rev 03 110238_OP_SE13_DR_S_200 Soft Landscape Infrastructure Zone 13 Rev 02 0117(290)-01-Prot Tree Protection Plan (Plan 2) 65215-IFL-50-00-DR-C-101 Drainage Layout Sheet 1 Rev P04 65215-IFL-50-00-DR-C-102 Drainage Layout Sheet 2 Rev P04 65215-IFL-50-00-DR-C-103 Drainage Layout Sheet 3 Rev P04 65215-IFL-50-00-DR-C-104 Drainage Layout Sheet 4 Rev P04 65215-IFL-50-00-DR-C-105 Drainage Layout Sheet 5 Rev P04 Hard and Soft Landscape Infrastructure 110238_OP_SE0_DR_G_200 Rev 01 Hard and Soft Landscape Infrastructure Overall Plan Zone 1 110238_OP_SE01_DR_G_200 Rev 03 Hard and Soft Landscape Infrastructure Overall Plan Zone 2 110238_OP_SE02_DR_G_200 Rev 03 Soft Landscape Infrastructure Zone 6 110238_OP_SE06_DR_S_200 Rev 03 Soft Landscape Infrastructure Zone 9 110238_OP_SE09_DR_S_200 Rev 03 65215-IFL-80-00-DR-C-504 RCC02 Castell Maynes Road Crossing Rev P07 65215-IFL-50-00-DR-C-370 RCC03 Drainage Layout Sheet 1 Rev P06 65215-IFL-50-00-DR-C-371 RCC03 Drainage Layout Sheet 2 Rev P06 65215-IFL-50-00-DR-C-372 RCC03 Drainage Layout Sheet 3 Rev P06 65215-IFL-50-00-DR-C-373 RCC03 Drainage Layout Sheet 4 Rev P06 65215-IFL-50-00-DR-C-374 RCC03 Drainage Layout Sheet 5 Rev P06 65215-IFL-50-00-DR-C-375 RCC03 Drainage Layout Sheet 6 P06 65215-IFL-50-00-DR-C-376 RCC03 Drainage Layout Sheet 7 P06 65215-IFL-50-00-DR-C-377 RCC03 Drainage Layout Sheet 8 P06 Decision: Approve Matter 5.xvi: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of hard and soft landscaping works has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme shall include: xvi. ecological enhancements identified within the EIA Report or any repeat surveys shown on the corresponding detailed landscape plans. All hard and Page 107 of 118
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soft landscaping shall be carried out in accordance with the scheme approved in writing by the planning authority as the programme for completion and subsequent maintenance (vii). Thereafter any trees or shrubs removed, dying, becoming seriously diseased or damaged within five years of planting shall be replaced in the following planting season by trees/shrubs of a similar species to those originally required. Submission: 110238_OP_SE04_DR_S_200 Soft Landscape Infrastructure Zone 4 Rev 02 110238_OP_SE05_DR_S_200 Soft Landscape Infrastructure Zone 5 Rev 02 110238_OP_SE07_DR_S_200 Soft Landscape Infrastructure Zone 7 Rev 02 110238_OP_SE08_DR_S_200 Soft Landscape Infrastructure Zone 8 Rev 02 110238_OP_SE10_DR_S_200 Soft Landscape Infrastructure Zone 10 Rev 02 110238_OP_SE11_DR_S_200 Soft Landscape Infrastructure Zone 11 Rev 02 110238_OP_SE12_DR_S_200 Soft Landscape Infrastructure Zone 12 Rev 03 110238_OP_SE13_DR_S_200 Soft Landscape Infrastructure Zone 13 Rev 02 Hard and Soft Landscape Infrastructure 110238_OP_SE0_DR_G_200 Rev 01 Hard and Soft Landscape Infrastructure Overall Plan Zone 1 110238_OP_SE01_DR_G_200 Rev 03 Hard and Soft Landscape Infrastructure Overall Plan Zone 2 110238_OP_SE02_DR_G_200 Rev 03 Soft Landscape Infrastructure Zone 6 110238_OP_SE06_DR_S_200 Rev 03 Soft Landscape Infrastructure Zone 9 110238_OP_SE09_DR_S_200 Rev 03 Decision: Approve subject to condition. Matter 5.xvii: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of hard and soft landscaping works has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme shall include: xvii. green network arrangements showing alignment, widths, footpaths, verges and planting. All hard and soft landscaping shall be carried out in accordance with the scheme approved in writing by the planning authority as the programme for completion and subsequent maintenance (vii). Thereafter any trees or shrubs removed, dying, becoming seriously diseased or damaged within five years of planting shall be replaced in the following planting season by trees/shrubs of a similar species to those originally required. Submission: 110238_OP_SE03_DR_H_200 Hard Landscape Infrastructure Zone 3 Rev 02 110238_OP_SE03_DR_S_200 Soft Landscape Infrastructure Zone 3 Rev 02 110238_OP_SE04_DR_S_200 Soft Landscape Infrastructure Zone 4 Rev 02 110238_OP_SE05_DR_H_200 Hard Landscape Infrastructure Zone 5 Rev 02 110238_OP_SE05_DR_S_200 Soft Landscape Infrastructure Zone 5 Rev 02 110238_OP_SE07_DR_S_200 Soft Landscape Infrastructure Zone 7 Rev 02 110238_OP_SE08_DR_H_200 Hard Landscape Infrastructure Zone 8 Rev 02 110238_OP_SE08_DR_S_200 Soft Landscape Infrastructure Zone 8 Rev 02 110238_OP_SE10_DR_H_200 Hard Landscape Infrastructure Zone 10 Rev 02 110238_OP_SE10_DR_S_200 Soft Landscape Infrastructure Zone 10 Rev 02 110238_OP_SE11_DR_H_200 Hard Landscape Infrastructure Zone 11 Rev 02 Page 108 of 118
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110238_OP_SE11_DR_S_200 Soft Landscape Infrastructure Zone 11 Rev 02 110238_OP_SE12_DR_H_200 Hard Landscape Infrastructure Zone 12 Rev 02 110238_OP_SE12_DR_S_200 Soft Landscape Infrastructure Zone 12 Rev 02 110238_OP_SE13_DR_H_200 Hard Landscape Infrastructure Zone 13 Rev 02 110238_OP_SE13_DR_S_200 Soft Landscape Infrastructure Zone 13 Rev 02 Hard and Soft Landscape Infrastructure 110238_OP_SE0_DR_G_200 Rev 01 Hard and Soft Landscape Infrastructure Overall Plan Zone 1 110238_OP_SE01_DR_G_200 Rev 03 Hard and Soft Landscape Infrastructure Overall Plan Zone 2 110238_OP_SE02_DR_G_200 Rev 03 Hard Landscape Infrastructure Zone 6 110238_OP_SE06_DR_H_200 Rev 03 Soft Landscape Infrastructure Zone 6 110238_OP_SE06_DR_S_200 Rev 03 Hard Landscape Infrastructure Zone 9 110238_OP_SE09_DR_H_200 Rev 03 Soft Landscape Infrastructure Zone 9 110238_OP_SE09_DR_S_200 Rev 03 110238_OP_SE04_DR_H_200 Hard Landscape Infrastructure Zone 4 Rev 04 Hard Landscape Infrastructure Zone 6 110238_OP_SE06_DR_H_200 Rev 04 110238_OP_SE07_DR_H_200 Hard Landscape Infrastructure Zone 7 Rev 04 Hard Landscape Infrastructure Zone 9 110238_OP_SE09_DR_H_200 Rev 04 Decision: Approve Matter 5.xviii: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of hard and soft landscaping works has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme shall include: xviii. Tree root protection areas, construction exclusion zones and dwelling standoffs overlaid corresponding detailed landscape plans. All hard and soft landscaping shall be carried out in accordance with the scheme approved in writing by the planning authority as the programme for completion and subsequent maintenance (vii). Thereafter any trees or shrubs removed, dying, becoming seriously diseased or damaged within five years of planting shall be replaced in the following planting season by trees/shrubs of a similar species to those originally required. Submission: ARBORICULTURAL REPORT App 2 Woodland Boundaries & Compartments 110238_OP_SE03_DR_H_200 Hard Landscape Infrastructure Zone 3 Rev 02 110238_OP_SE03_DR_S_200 Soft Landscape Infrastructure Zone 3 Rev 02 110238_OP_SE04_DR_H_200 Hard Landscape Infrastructure Zone 4 Rev 02 110238_OP_SE04_DR_S_200 Soft Landscape Infrastructure Zone 4 Rev 02 110238_OP_SE05_DR_H_200 Hard Landscape Infrastructure Zone 5 Rev 02 110238_OP_SE05_DR_S_200 Soft Landscape Infrastructure Zone 5 Rev 02 110238_OP_SE07_DR_H_200 Hard Landscape Infrastructure Zone 7 Rev 02 110238_OP_SE07_DR_S_200 Soft Landscape Infrastructure Zone 7 Rev 02 110238_OP_SE08_DR_H_200 Hard Landscape Infrastructure Zone 8 Rev 02 110238_OP_SE10_DR_H_200 Hard Landscape Infrastructure Zone 10 Rev 02 110238_OP_SE10_DR_S_200 Soft Landscape Infrastructure Zone 10 Rev 02 Page 109 of 118
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110238_OP_SE11_DR_H_200 Hard Landscape Infrastructure Zone 11 Rev 02 110238_OP_SE11_DR_S_200 Soft Landscape Infrastructure Zone 11 Rev 02 110238_OP_SE12_DR_H_200 Hard Landscape Infrastructure Zone 12 Rev 02 110238_OP_SE12_DR_S_200 Soft Landscape Infrastructure Zone 12 Rev 02 110238_OP_SE13_DR_H_200 Hard Landscape Infrastructure Zone 13 Rev 02 110238_OP_SE13_DR_S_200 Soft Landscape Infrastructure Zone 13 Rev 02 Tree Removals & retention Plan Phasing 12.06.2025; 0117(290)-01 Tree Removals & retention Plan Base 12.06.2025 Soft Landscape Infrastructure Zone 6 110238_OP_SE06_DR_S_200 Rev 03 Soft Landscape Infrastructure Zone 9 110238_OP_SE09_DR_S_200 Rev 03 110238_OP_SE04_DR_H_200 Hard Landscape Infrastructure Zone 4 Rev 04 110238_OP_SE06_DR_H_200 Hard Landscape Infrastructure Zone 6 Rev 04 110238_OP_SE07_DR_H_200 Hard Landscape Infrastructure Zone 7 Rev 04 110238_OP_SE09_DR_H_200 Hard Landscape Infrastructure Zone 9 Rev 04 Decision: Approve Matter 5.xix: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of hard and soft landscaping works has been submitted to and approved in writing by the planning authority for each phase. Details of the scheme shall include: xix. visual mitigation, including retained landscape and bunding elements within the EIA schedule of mitigation. All hard and soft landscaping shall be carried out in accordance with the scheme approved in writing by the planning authority as the programme for completion and subsequent maintenance (vii). Thereafter any trees or shrubs removed, dying, becoming seriously diseased or damaged within five years of planting shall be replaced in the following planting season by trees/shrubs of a similar species to those originally required. Submission: 110238_OP_SE03_DR_H_200 Hard Landscape Infrastructure Zone 3 Rev 02 110238_OP_SE03_DR_S_200 Soft Landscape Infrastructure Zone 3 Rev 02 110238_OP_SE04_DR_H_200 Hard Landscape Infrastructure Zone 4 Rev 02 110238_OP_SE04_DR_S_200 Soft Landscape Infrastructure Zone 4 Rev 02 110238_OP_SE05_DR_H_200 Hard Landscape Infrastructure Zone 5 Rev 02 110238_OP_SE05_DR_S_200 Soft Landscape Infrastructure Zone 5 Rev 02 110238_OP_SE07_DR_H_200 Hard Landscape Infrastructure Zone 7 Rev 02 110238_OP_SE07_DR_S_200 Soft Landscape Infrastructure Zone 7 Rev 02 110238_OP_SE08_DR_H_200 Hard Landscape Infrastructure Zone 8 Rev 02 110238_OP_SE08_DR_S_200 Soft Landscape Infrastructure Zone 8 Rev 02 110238_OP_SE10_DR_H_200 Hard Landscape Infrastructure Zone 10 Rev 02 110238_OP_SE10_DR_S_200 Soft Landscape Infrastructure Zone 10 Rev 02 110238_OP_SE11_DR_H_200 Hard Landscape Infrastructure Zone 11 Rev 02 110238_OP_SE11_DR_S_200 Soft Landscape Infrastructure Zone 11 Rev 02 Page 110 of 118
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110238_OP_SE12_DR_H_200 Hard Landscape Infrastructure Zone 12 Rev 02 110238_OP_SE12_DR_S_200 Soft Landscape Infrastructure Zone 12 Rev 02 110238_OP_SE13_DR_H_200 Hard Landscape Infrastructure Zone 13 Rev 02 110238_OP_SE13_DR_S_200 Soft Landscape Infrastructure Zone 13 Rev 02 Hard and Soft Landscape Infrastructure 110238_OP_SE0_DR_G_200 Rev 01 Hard and Soft Landscape Infrastructure Overall Plan Zone 1 110238_OP_SE01_DR_G_200 Rev 03 Hard and Soft Landscape Infrastructure Overall Plan Zone 2 110238_OP_SE02_DR_G_200 Rev 03 Soft Landscape Infrastructure Zone 6 110238_OP_SE06_DR_S_200 Rev 03 Soft Landscape Infrastructure Zone 9 110238_OP_SE09_DR_S_200 Rev 03 Hard Landscape Infrastructure Zone 4 110238_OP_SE04_DR_H_200 Rev 04 Hard Landscape Infrastructure Zone 6 110238_OP_SE06_DR_H_200 Rev 04 Hard Landscape Infrastructure Zone 7 110238_OP_SE07_DR_H_200 Rev 02 Hard Landscape Infrastructure Zone 9 110238_OP_SE09_DR_H_200 Rev 04 Decision: Approve. Matter 6: Development shall not begin on an individual phase of development (identified in compliance with condition 3) until an application for approval of matters specified in conditions for the siting, design and external appearance of all residential units and other structures has been submitted to and approved in writing by the planning authority for each phase. The application shall include samples of materials to be used on external surfaces of the buildings; hard ground cover surfaces; means of enclosure and ancillary structures. These materials will also include those proposed in the area of improved quality (20% of the total number of proposed dwellings and not any community/education areas). Development shall thereafter be carried out using the approved materials or such alternatives as may be agreed in writing with the planning authority. Submission: 110238_OP_SE03_DR_H_200 Hard Landscape Infrastructure Zone 3 Rev 02 110238_OP_SE04_DR_H_200 Hard Landscape Infrastructure Zone 4 Rev 02 110238_OP_SE05_DR_H_200 Hard Landscape Infrastructure Zone 5 Rev 02 110238_OP_SE07_DR_H_200 Hard Landscape Infrastructure Zone 7 Rev 02 110238_OP_SE08_DR_H_200 Hard Landscape Infrastructure Zone 8 Rev 02 110238_OP_SE10_DR_H_200 Hard Landscape Infrastructure Zone 10 Rev 02 110238_OP_SE11_DR_H_200 Hard Landscape Infrastructure Zone 11 Rev 02 110238_OP_SE12_DR_H_200 Hard Landscape Infrastructure Zone 12 Rev 02 110238_OP_SE13_DR_H_200 Hard Landscape Infrastructure Zone 13 Rev 02 Hard and Soft Landscape Infrastructure 110238_OP_SE0_DR_G_200 Rev 01 Hard and Soft Landscape Infrastructure Overall Plan Zone 1 110238_OP_SE01_DR_G_200 Rev 03 Hard and Soft Landscape Infrastructure Overall Plan Zone 2 110238_OP_SE02_DR_G_200 Rev 03 Page 111 of 118
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Hard Landscape Infrastructure Zone 4 110238_OP_SE04_DR_H_200 Rev 04 Hard Landscape Infrastructure Zone 6 110238_OP_SE06_DR_H_200 Rev 04 Hard Landscape Infrastructure Zone 7 110238_OP_SE07_DR_H_200 Rev 02 Hard Landscape Infrastructure Zone 9 110238_OP_SE09_DR_H_200 Rev 04 Decision: Not approved. Matter 8: Development shall not begin on an individual phase of development (identified in compliance with condition 3) until an application for approval of matters specified in conditions for a Landscape and Habitat Management Plan responding to the ecological recommendations, findings and mitigation measure within the EIA Report (Technical Appendix 6 - Ecology) and in response to any repeat protected species surveys (prepared no more than 12 months in advance of any application submission) has been submitted to and approved by the planning authority. The details shall include: i. Pre-construction, construction phase and operational phase measures to translate mitigation measures into the design; ii. Specific retention, protection and restoration proposals for of Pittendreich Burn; iii. Proposed measures to minimise human interference to the southern part of Little Wood; iv. The quantum, locations and areas for habitat features and details where these features are constructed or proprietary features; v. Species Protection Plans for protected species identified in the surveys of protected species or repeat surveys for protected species; vi. Measures to mitigate non-native species; vii. Ecological mitigation measures identified within the EIA Schedule of Mitigation (Ecology Section) for corresponding species. This document should feed directly into working method statements, protection plans, detailed design and layout for all elements of the design and site layout including lighting proposals and SUDS as well as landscape proposals and man-made habitat features. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: Landscape and Habitat Management Plan Decision: Approve subject to condition. Matter 9: Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of Tree, Woodland and Hedgerow Retention and Protection Plan for the corresponding phase has been submitted to and approved in writing by the planning authority. Details of the scheme shall include: i. root protection areas and construction exclusion zones; ii. dwelling standoff distances of 20m from the corresponding boundary fence to Little Wood and between 10–15m from individual retained trees on the foot/cycleway. Page 112 of 118
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Protection and stand-off measures shall also be shown on corresponding landscape plans. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: Arboricultural Report App 2 Woodland Boundaries & Compartments Tree Removals & retention Plan Phasing 12.06.2025 0117(290)-01 Tree Removals & retention Plan Base 12.06.2025 110238_OP_SE01_DR_G_200 Hard and Soft Landscape Infrastructure Overall Plan Zone 1 Rev 02 110238_OP_SE02_DR_G_200 Hard and Soft Landscape Infrastructure Overall Plan Zone 2 Rev 02 110238_OP_SE03_DR_S_200 Soft Landscape Infrastructure Zone 3 Rev 02 110238_OP_SE04_DR_S_200 Soft Landscape Infrastructure Zone 4 Rev 02 110238_OP_SE05_DR_S_200 Soft Landscape Infrastructure Zone 5 Rev 02 110238_OP_SE07_DR_S_200 Soft Landscape Infrastructure Zone 7 Rev 02 110238_OP_SE08_DR_S_200 Soft Landscape Infrastructure Zone 8 Rev 02 110238_OP_SE09_DR_S_200 Soft Landscape Infrastructure Zone 9 Rev 02 110238_OP_SE10_DR_S_200 Soft Landscape Infrastructure Zone 10 Rev 02 110238_OP_SE11_DR_S_200 Soft Landscape Infrastructure Zone 11 Rev 02 110238_OP_SE12_DR_S_200 Soft Landscape Infrastructure Zone 12 Rev 02 110238_OP_SE13_DR_S_200 Soft Landscape Infrastructure Zone 13 Rev 02 Soft Landscape Infrastructure Zone 6 110238_OP_SE06_DR_S_200 Rev 03 Soft Landscape Infrastructure Zone 9 110238_OP_SE09_DR_S_200 Rev 03 Decision: Approve Matter 10.i : Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of effective drainage and flood management for each phase has been submitted to and approved in writing by the planning authority in consultation with SEPA. Details of the scheme shall include: i. Drainage and surface water management arrangements to manage surface water runoff including a ‘wet’ sustainable urban drainage system pond(s). Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: Flood Risk Assessment February 2025 Drainage Layout Sheet 1 65215-IFL-50-00-DR-C-101 P04 Drainage Layout Sheet 2 65215-IFL-50-00-DR-C-102 P04 Drainage Layout Sheet 3 65215-IFL-50-00-DR-C-103 P04 Drainage Layout Sheet 4 65215-IFL-50-00-DR-C-104 P04 Drainage Layout Sheet 5 65215-IFL-50-00-DR-C-105 P04 Drainage Catchment Layout 65215-IFL-50-00-DR-C-107 P02 RCC03 Basn 4 & 5 Drainage Catchment Drainage Layout 6215-IFL-50-00- DR-C-379 P04 RCC04 Southern Roundabout Drainage Layout 65215-IFL-50-00-DR-C-470 P03 Page 113 of 118
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Drainage Layout Servitude 65215-IFL-50-00-DR-C-106 P03 Drainage Longitudinal Sections Sheet 5 65215-IFL-50-00-DR-C-155 P03 Drainage Layout Sheet 1 65215-IFL-50-00-DR-C-370 P06 Drainage Layout Sheet 2 65215-IFL-50-00-DR-C-371 P06 Drainage Layout Sheet 3 65215-IFL-50-00-DR-C-372 P06 Drainage Layout Sheet 4 65215-IFL-50-00-DR-C-373 P06 Drainage Layout Sheet 5 65215-IFL-50-00-DR-C-374 P06 Drainage Layout Sheet 6 65215-IFL-50-00-DR-C-375 P06 Drainage Layout Sheet 7 65215-IFL-50-00-DR-C-376 P07 Drainage Layout Sheet 8 65215-IFL-50-00-DR-C-377 P04 Drainage Layout Servitude 65215-IFL-50-00-DR-C-378 P04 East Drainage Catchment Layout 65215-IFL-50-00-DR-C-379 P05 Drainage Longitudinal Sections Sheet 1 65215-IFL-50-00-DR-C-380 P04 Drainage Longitudinal Sections Sheet 2 65215-IFL-50-00-DR-C-381 P04 Drainage Longitudinal Sections Sheet 3 65215-IFL-50-00-DR-C-382 P04 Drainage Longitudinal Sections Sheet 4 65215-IFL-50-00-DR-C-383 P04 Drainage Longitudinal Sections Sheet 5 65215-IFL-50-00-DR-C-384 P04 Drainage Longitudinal Sections Sheet 6 65215-IFL-50-00-DR-C-385 P04 Drainage Longitudinal Sections Sheet 7 65215-IFL-50-00-DR-C-386 P04 Pond 5 Drainage Construction Details 65215-IFL-50-00-DR-C-394 P02 Basin 1 Cross Sections 65215-IFL-50-00-DR-C-395 P01 Basin 2 Cross Sections 65215-IFL-50-00-DR-C-396 P01 Basin 2A Cross Sections 65215-IFL-50-00-DR-C-397 P01 Decision: Approve Matter 10.ii : Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of effective drainage and flood management for each phase has been submitted to and approved in writing by the planning authority in consultation with SEPA. Details of the scheme shall include: ii. Measures identified within the EIA Schedule of Mitigation (Hydrology & Hydrogeology Section). Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: Flood Risk Assessment February 2025 Drainage Layout Sheet 1 65215-IFL-50-00-DR-C-101 P04 Drainage Layout Sheet 2 65215-IFL-50-00-DR-C-102 P04 Drainage Layout Sheet 3 65215-IFL-50-00-DR-C-103 P04 Drainage Layout Sheet 4 65215-IFL-50-00-DR-C-104 P04 Drainage Layout Sheet 5 65215-IFL-50-00-DR-C-105 P04 Drainage Catchment Layout 65215-IFL-50-00-DR-C-107 P02 RCC04 Southern Roundabout Drainage Layout 65215-IFL-50-00-DR-C-470 P03 Drainage Layout Sheet 1 65215-IFL-50-00-DR-C-370 P06 Drainage Layout Sheet 2 65215-IFL-50-00-DR-C-371 P06 Drainage Layout Sheet 3 65215-IFL-50-00-DR-C-372 P06 Drainage Layout Sheet 4 65215-IFL-50-00-DR-C-373 P06 Drainage Layout Sheet 5 65215-IFL-50-00-DR-C-374 P06 Drainage Layout Sheet 6 65215-IFL-50-00-DR-C-375 P06 Page 114 of 118
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Drainage Layout Sheet 7 65215-IFL-50-00-DR-C-376 P07 Drainage Layout Sheet 8 65215-IFL-50-00-DR-C-377 P04 Drainage Layout Servitude 65215-IFL-50-00-DR-C-378 P04 RCC03 East Catchment Drainage Layout 65215-IFL-50-00-DR-C-379 P05 Decision: Approve Matter 10.iii : Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of effective drainage and flood management for each phase has been submitted to and approved in writing by the planning authority in consultation with SEPA. Details of the scheme shall include: iii. Details of the proposed culvert crossing point and mammal passage. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: RCC03 Pittendriech Burn Culvert Road Crossing GA 65215-IFL-20-00-DR-C- 100 P04 RCC03 Pittendriech Burn Culvert Bridleway Crossing GA 65215-IFL-20-00- DR-C-101 P03 Castell Maynes Road Crossing 65215-IFL-80-00-DR-C-504 P07 Decision: Approve Matter 10.iv : Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of effective drainage and flood management for each phase has been submitted to and approved in writing by the planning authority in consultation with SEPA. Details of the scheme shall include: iv. Finished floor levels of residential properties incorporating a freeboard of 0.3m where necessary. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: No housing proposed within this phase. Decision: Approve Matter 10.v : Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of effective drainage and flood management for each phase has been submitted to and approved in writing by the planning authority in consultation with SEPA. Details of the scheme shall include: v. Finished floor levels of the primary school to be raised above the 1 in 1000-year (including 20% blockage) flood level. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: No school proposed within this phase. Decision: Approved Matter 10.vi : Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for Page 115 of 118
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approval of matters specified in conditions for a scheme of effective drainage and flood management for each phase has been submitted to and approved in writing by the planning authority in consultation with SEPA. Details of the scheme shall include: vi. All built development, including SUDS and any land raising to be outwith the 1 in 200 year plus blockage scenario flood level. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: Flood Risk Assessment February 2025 Drainage Layout Sheet 1 65215-IFL-50-00-DR-C-101 P04 Drainage Layout Sheet 2 65215-IFL-50-00-DR-C-102 P04 Drainage Layout Sheet 3 65215-IFL-50-00-DR-C-103 P04 Drainage Layout Sheet 4 65215-IFL-50-00-DR-C-104 P04 Drainage Layout Sheet 5 65215-IFL-50-00-DR-C-105 P04 Drainage Catchment Layout 65215-IFL-50-00-DR-C-107 P02 RCC04 Southern Roundabout Drainage Layout 65215-IFL-50-00-DR-C-470 P03 Drainage Layout Sheet 1 65215-IFL-50-00-DR-C-370 P06 Drainage Layout Sheet 2 65215-IFL-50-00-DR-C-371 P06 Drainage Layout Sheet 3 65215-IFL-50-00-DR-C-372 P06 Drainage Layout Sheet 4 65215-IFL-50-00-DR-C-373 P06 Drainage Layout Sheet 5 65215-IFL-50-00-DR-C-374 P06 Drainage Layout Sheet 6 65215-IFL-50-00-DR-C-375 P06 Drainage Layout Sheet 7 65215-IFL-50-00-DR-C-376 P07 Drainage Layout Sheet 8 65215-IFL-50-00-DR-C-377 P04 Drainage Layout Servitude 65215-IFL-50-00-DR-C-378 P04 RCC03 East Catchment Drainage Layout 6215-IFL-50-00-DR-C-379 P05 Decision: Approve Matter 10.vii : Development shall not begin on an individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions for a scheme of effective drainage and flood management for each phase has been submitted to and approved in writing by the planning authority in consultation with SEPA. Details of the scheme shall include: vii. No built development over the existing culverted watercourse along the southern boundary and a buffer maintained. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be agreed in writing with the planning authority. Submission: Site layout 2195/infra/01 c 1:1250 Decision: Approve Matter 20: Development shall not begin on any individual phase of development (identified in compliance with Condition 3) until an application for approval of matters specified in conditions, for separate scheme(s) to deal with noise mitigation / attenuation from commercial and traffic noise. This shall include the submission and approval of updated noise impact assessments for corresponding phases to provide details of stand-off distances, acoustic bunds, acoustic fencing and any other attenuation measures (including but Page 116 of 118
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not limited to glazing, insulation, building fabric, mechanical ventilation & heat recovery in accordance with Table 4 of BS 8233:2014) to address the noise mitigation principles within the EIA Technical Appendix 7 - Environmental Noise Impact Assessment and EIA Schedule of Mitigation (Noise Section), updated to accord with the following: i. Daytime noise levels from commercial industrial uses (7:00am to 7:00pm), from an assessment position 3.5 meters from the facade of any residential property (1m from the façade in the case of the upper floors), shall not exceed the background noise level by more than 5dB when rated in accordance with BS4142:+A1:2019: Methods for rating and assessing industrial and commercial sound; ii. Noise arising from the night time delivery of crash vehicles to the existing commercial use (Coachworks) on Rosewell Road (11:00pm to 7:00am) at any new residential property with windows open shall not exceed the background noise level by more than 9dB when rated in accordance with BS4142:+A1:2019: Methods for rating and assessing industrial and commercial sound; iii. Road Traffic Noise shall comply with the criteria for daytime external garden amenity at 55dB Laeq (16hour) with updated mitigation measures, as necessary. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be approved in writing with the planning authority. Any recommended noise mitigation measures shall be implemented prior to the occupation of the dwellinghouses. Submission: Noise Mitigation Measures Report 19 February 2025 Decision: Approve Page 117 of 118
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