Agenda Document Pack - Planning Committee - 29/10/2024
Midlothian Council · 29 October 2024
Back to Planning Committee — 29 October 2024 and its agenda
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Notice of Meeting and Agenda Planning Committee Venue: Council Chambers/Hybrid, Midlothian House, Dalkeith, EH22 1DN Date: Tuesday, 29 October 2024 Time: 13:00 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 202
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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 meeting of 10 September 2024 3 - 10 5 Public Reports 5.1 Midlothian Local Development Plan 2017 Delivery Programme, Report by Chief Officer Place 11 - 94 5.2 Midlothian Local Development Plan 2 Gate Check Outcome, Report by Chief Officer Place 95 - 112 5.3 Housing Land Audit 2024, Report by Chief Officer Place 113 - 166 5.4 2200878DPP Unit 9 Ramsay Colliery, Loanhead Appeal Decision, Report by Chief Officer Place 167 - 180 5.5 24/00411/DPP Land north of Crichton Village, Pathead, Report by Chief Officer Place 181 - 202 6 Private Reports No items for discussion 7 Date of Next Meeting The next meeting will be held on Tuesday 3 December 2024 at 1pm. Page 2 of 202
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Minute of Meeting Planning Committee Date Time Venue Tuesday 10 September 2024 13:00 Council Chambers, Midlothian House/Hybrid Present: Councillor Imrie (Chair) Councillor Alexander Councillor Bowen Councillor Cassidy Councillor Curran Councillor Drummond (Virtual) Councillor McEwan Councillor McKenzie Councillor McManus Councillor Pottinger (Virtual) Councillor Smaill Councillor Virgo Councillor Winchester (Virtual) In Attendance: Derek Oliver Chief Officer Place Peter Arnsdorf Planning, Sustainable Growth and Investment Manager Kevin Anderson Executive Director Place Alan Turpie Principal Solicitor Hannah Forbes Assistant Democratic Services Officer Planning Committee Tuesday 29 October 2024 Item 4.1 Page 3 of 202
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1. Welcome, Introduction and Apologies The Chair welcomed everyone to the meeting of the Planning Committee. Apologies received from Councillor Parry, Councillor McCall, Councillor Milligan, Councillor Russell and Councillor Scott 2. Order of Business As per the agenda 3. Declarations of interest None submitted 4. Minutes of Previous Meetings 4.1 The Minute of the Planning Committee Meeting of 4 June 2024 was submitted and approved as a correct record. 5. Reports Agenda No Report Title Submitted by: 5.1 TPO Confirmation Report regarding land adjacent to Meyerling, Howgate Chief Officer Place Outline of Report and Summary of Discussion The Planning, Sustainable Growth and Investment Manager presented the report. The purpose of the report was to seek the Committee’s approval to confirm Tree Preservation Order (TPO) 1 of 2024 issued on 30 May 2024 for a group of trees (G1) at land adjacent to Meyerling and land at Little Moss and Nether Moss, Howgate, Penicuik. Following the service of the TPO the landowners were given the opportunity to make representation. Furthermore, in accordance with the Regulations, a notice was published in the Midlothian Advertiser and on the Council’s website and the Howgate Community Council were also notified of the decision to issue the Tree Preservation Order and invited to make a representation. In addition, site notices were attached to gates/fences on site advising of the TPO and the consultation process. Interested parties were given until 5 July 2024 to make representations. Legislation requires that a period of at least 28 days is made available for representation to be submitted to the Council following a decision to make a Tree Preservation Order. No representations were received in response to the TPO notification process. It is recommended that Committee: Page 4 of 202
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a) Confirm the Tree Preservation Order (1 of 2024) for a group of trees (G1) at land adjacent to Meyerling and land at Little Moss and Nether Moss, Howgate, Penicuik; and b) Instruct the Planning, Sustainable Growth and Investment Service Manager to carry out the necessary procedures, following confirmation and endorsement of a tree preservation order, that 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 Planning, Sustainable Growth and Investment Manager for the report and opened it up for questions. There being no questions the recommendations were unanimously approved. Decision The Planning Committee approved the recommendations as set out in the report. Action Agenda No Report Title Submitted by: 5.2 Penicuik High School - pre-application consultation Report (24.00363.PAC) Chief Officer Place Outline of Report and Summary of Discussion The Planning, Sustainable Growth and Investment Manager presented the report. The purpose of this report was to advise the Committee of the submission of a Proposal of Application Notice (PAN) and corresponding pre-application consultation for the re-development of an existing high school including erection of extensions, partial demolition of buildings, landscaping, formation of roads and sports pitches; and associated works at Penicuik High School, 39A Carlops Road, Penicuik. 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. 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 Page 5 of 202
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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 Planning, Sustainable Growth and Investment Manager for the report and opened it up for questions. In responding to a question raised with regards to Montgomery Park the Planning, Sustainable Growth and Investment Manager confirmed that more information will be available in the detailed planning application and noted that this park must be retained for recreational use. It was also highlighted that the application notices had been sent to Owen Thomson MP but as this situation has now changed the Planning and Sustainable Growth apologised for the error and that the records would be updated, and the consultation information sent out to the new MP. Councillors otherwise commented positively on this paper and the recommendations were unanimously approved. Decision The Planning Committee noted the recommendations as set out in the report. Action Planning, Sustainable Growth and Investment Manager Agenda No Report Title Submitted by: 5.3 East Lodge, Melville Castle Report (24.00131.DPP and 24.00132.LBC) Chief Officer Place Outline of Report and Summary of Discussion The Planning, Sustainable Growth and Investment Manager presented this report. The applications are for the conversion works including alterations to internal layout, removal of existing garage and erection of extension of staff accommodation to provide tourist accommodation in connection with Melville Castle Hotel at East Lodge, Melville Castle, Lasswade. There have been three representations received in response to the listed building consent application and no representations in response to the planning application. There have been consultation responses from The Coal Authority, Historic Environment Scotland and the Council’s Ecological Advisor. The recommendation is to grant planning permission and listed building consent subject to conditions. The Chair thanked the Planning, Sustainable Growth and Investment Manager for the report and opened it up for questions Page 6 of 202
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Comments were raised by a member of the committee with regards to the extension and that this was not in keeping with the design of the main building and that the main building being a listed building. The Planning, Sustainable Growth and Investment Manager advised on the different approaches by Historic Scotland for each building category and with this being a category B building Historic Scotland have referred the Council to their guidance which includes extensions and that this has been followed by Planning with regards to this extension. It was further explained on the range of approaches for extending listed buildings and the reason for this being a simple design was that this was set back from the main building and that the main building was the dominate structure. Further comments were made in support of this application and in response to a question raised with regards to the design approach the Planning, Sustainable Growth and Investment Manager provided and explanation on the design approaches and that this was a complementary addition. Councillor Cassidy, seconded by Councillor McKenzie moved the recommendations. Decision The Planning Committee agreed to grant planning permission and listed building consent subject to conditions. Action The Planning, Sustainable Growth and Investment Manager Agenda No Report Title Submitted by: 5.4 Glenarch Lodge, Dalkeith Report (23.00600.DPP and 23.00821.LBC) Chief Officer Place Outline of Report and Summary of Discussion The Planning, Sustainable Growth and Investment Manager presented the report. The applications are for an extension to the dwellinghouse; installation of replacement windows, doors and rainwater goods; re-slating of roof; re-rendering existing dwellinghouse; installation of air source heat pump; and formation of areas of hard standing at Glenarch Lodge, Melville Road, Dalkeith. There have been no representations received. Consultation responses have been received from the Council’s Ecological Advisor and the Council’s Archaeology Advisor. The recommendation was to grant planning permission and listed building consent subject to conditions. The Chair thanked the Planning, Sustainable Growth and Investment Manager for the report and opened it up for questions. Page 7 of 202
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Councillor Smaill in calling in this application advised that this building was the entrance to Dalkeith and Eskbank area and was visually very important and had no objection to this re-development but raised a question with regards to the change in the Georgian windows and proposed that to maintain the character of the building that with regards to the main house that this should be insisted upon. The Planning, Sustainable Growth and Investment Manager advised that the window style needed to change as the windows were in disrepair and that the proposed alterations were a very traditional style. Comments were also raised with regards to the location and that this being a fast road, and it was noted that in terms of traffic calming which has changed recently the focus especially during the commencement of this development needs to be on road safety. In responding to a question with regards to the definition of locally sourced materials the Planning, Sustainable Growth and Investment Manager advised that this is not defined but perhaps this could be added into the next Local Plan. The Planning, Sustainable Growth and Investment Manager confirmed that if the committee decided that the windows had to be a twelve pane, sash and case window then this would be a condition in granting planning permission. The Planning Application was granted with the amendment that a condition is added that the windows are replaced with 12 pane, sash and case windows, moved by Councillor Smaill, seconded by Councillor Cassidy. The Chief Officer Place confirmed that they would undertake an audit of this road and would ensure that any foliage is cut back and that the road markings are reinstated. Decision The Planning Committee agreed to grant planning permission and listed building consent subject to conditions with an amendment to include a condition that the windows are 12 pane, sash and case. Action The Planning, Sustainable Growth and Investment Manager Agenda No Report Title Submitted by: 5.5 Land at Rosslynlee Report (24.00313.S42) Chief Officer Place Outline of Report and Summary of Discussion The Planning, Sustainable Growth and Investment Manager presented the report. In December 2019 planning permission was granted for residential development of up to 280 dwellings; commercial use of Class 1 or 2 or 3 or 4 with a floorspace of up to 250sqm; and associated works at the former Rosslynlee Hospital, Roslin. The current application is to amend condition 18 in order to enable the installation of an Page 8 of 202
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adoptable (by Scottish Water) sustainable urban drainage system (SUDS), rather than the SUDS approved as part of the original planning application. The application replicates the approach approved by the Committee at its meeting of 12 March 2024 for the former Rosslynlee Hospital site (the current application is for the associated enabling land adjacent to the hospital site). There have been no representations received or consultations required. The recommendation is to grant planning permission subject to conditions and the variation to the existing Planning Obligation either by a Minute of Variation or a Section 75A application, as the original planning application, 17/00980/PPP, is subject to a Planning Obligation securing developer contributions and this agreement needs to continue with the ‘new’ planning application. The Chair thanked the Planning, Sustainable Growth and Investment Manager for the report and opened it up for questions. There being no questions the recommendations were approved unanimously. Decision The Planning committee approved the recommendations subject to the variation to the existing Planning Obligation either by a Minute of Variation or a Section 75A application and subject to the conditions as set out in the report. Action The Planning, Sustainable Growth and Investment Manager 6. Private Reports No items for discussion 7. Date of Next Meeting The next meeting will be held on Tuesday 29 October 2024 at 1:00 pm. The meeting terminated at 13.38 pm Page 9 of 202
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PLANNING COMMITTEE TUESDAY 29 OCTOBER 2024 ITEM NO 5.1 MIDLOTHIAN LOCAL DEVELOPMENT PLAN 2017 – DELIVERY PROGRAMME Report By Chief Officer Place 1 PURPOSE OF REPORT 1.1 The purpose of this report is to present the Committee with a copy of the draft Delivery Programme for the current adopted Midlothian Local Development Plan 2017 (MLDP) prior to it being reported to Council at its meeting of 12 November 2024 with a recommendation to secure authority to engage in a consultation exercise. The draft Delivery Programme is attached to this report as Appendix A. 2 BACKGROUND 2.1 The Town and Country Planning (Scotland) Act 1997, as amended by the Planning etc. (Scotland) Act 2006 and the Planning (Scotland) Act 2019 (hereafter referred to as the Act) and associated Scottish Government’s Local Development Planning Guidance May 2023 (hereafter referred to as the Regulations) requires a Delivery Programme to be prepared in relation to it existing adopted local development plan, the MLDP (not the replacement MLDP2 currently being progressed). The Act and associated Regulations requires the Delivery Programme to be: • Subject to a minimum six-week public consultation; • To be prepared on a biennial basis; • For its production to be led by the Council’s Chief Executive Officer (effectively delegated to the Planning Service); and • For it to be approved by the Council (rather than Planning Committee). 2.2 The Scottish Government Chief Planner wrote to all local authority Chief Planning Officers in Scotland in June 2024 setting out the Scottish Government’s expectation that planning authorities should have an adopted Delivery Programme for their local development plan by 31 March 2025. 2.3 Delivery Programmes replace Action Plans which were previously required for local development plans. The most current Action Plan for MLDP was approved by the Council in 2021. Page 11 of 202
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3 MLDP DRAFT DELIVERY PROGRAMME 3.1 The purpose of a Delivery Programme is to set out how the local development plan’s spatial strategy and development allocations will be delivered. Delivery Programmes must include: • a list of actions required to deliver each of the policies and proposals contained in the local development plan and an explanation as to how those actions are to be taken; • the timescale for the conclusion of each such action; and • the sequencing of, and timescale for, the delivery of housing sites allocated in the local development plan. 3.2 While the MLDP is programmed to be replaced at the end of 2026 by MLDP2, it will still be the adopted local development plan for Midlothian until it is superseded. MLDP contains significant development allocations and the policy framework against which planning applications submitted in Midlothian are assessed. Therefore, the Delivery Programme is important in setting how the spatial strategy and development allocations in the MLDP will be delivered. 3.3 The next step is to present the draft Delivery Programme to Council to seek authority to instigate a public consultation with the intention of reporting back to Council in early 2025. 4 RECOMMENDATION 4.1 It is recommended that Committee notes the contents of the report. Peter Arnsdorf Planning, Sustainable Growth and Investment Manager Date: 18 October 2024 Contact Person: Grant Ballantine, Lead Officer Conservation and Environment grant.ballantine@midlothian.gov.uk Background Papers: None Appendix A: Working Draft Delivery Programme for Midlothian Local Development Plan (2017) Page 12 of 202
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Planning Committee 29 October 2024 Appendix A: Draft for Public Engagement Delivery Programme for Midlothian Local Development Plan (2017) MIDLOTHIAN LOCAL DEVELOPENT PLAN 2017 DRAFT FOR PUBLIC ENGAGEMENT Delivery Programme 2025-2027 Appendix A Page 13 of 202
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Contents Page 1 Contents Introduction ........................................................................................................................................ 2 Background .................................................................................................................................... 2 What is a Delivery Programme? ....................................................................................................... 2 Preparation and Engagement on the Delivery Programme ................................................................ 2 Updating the Delivery Programme? .................................................................................................. 3 Housing Land Pipeline......................................................................................................................... 3 Economic Land ................................................................................................................................. 10 Infrastructure Delivery ....................................................................................................................... 13 Site Specific Actions ......................................................................................................................... 21 Policy Actions ................................................................................................................................... 35 The styling of this document is based on the Scottish Government’s National Planning Framework 4. It is available here and was published under this licence. Page 14 of 202
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Page 2 Part 1 – Introduction Introduction Background 1. This is the draft Delivery Programme 2025-27 for the Midlothian Local Development Plan 2017. It replaces the Action Programme adopted by Midlothian Council on 15 June 2021. The requirement to prepare delivery programmes were introduced by the Planning (Scotland) Act 2019. The Scottish Government Chief Planner has written to planning authorities to require that action programmes associated with local development plans be reviewed, updated and re-published as delivery programmes, and for this to be done by 31 March 2025. 2. The Midlothian Local Development Plan (MLDP 2017) was adopted in November 2017 and the first Action Programme approved in February 2018. This first Delivery Programme highlights the progress made with implementing its development strategy in the years since adoption, the key changes in that period and emerging issues from the ongoing review of the Plan. Another Delivery Programme will be prepared for the replacement LDP (Midlothian Local Development Plan 2 - MLDP2). The draft Delivery Programme for MLDP2 will be released at the same time as the Proposed Plan is published and finalised within three months of MLDP2 being adopted (expected in late 2026). Once MLDP2 is adopted, the current adopted MLDP 2017 and its Delivery Programme will lapse. What is a Delivery Programme? 3. A Delivery Programme sets out how an authority proposes to implement its LDP. It should support delivery of the LDP and achievement of its intended outcomes. Delivery Programmes must set out: • a list of actions required to deliver policies and proposals contained in the LDP; • an explanation as to how those actions are to be undertaken; • the timescale for the conclusion of each action; and • the expected sequencing of, and timescales for, delivery of housing on sites allocated by the LDP. Preparation and Engagement on the Delivery Programme 4. Collaboration will be important to allow partners to input to the development of the Delivery Programme. This includes engagement with internal service providers such as Education, with Key Agencies including Scottish Water, the Scottish Environment Protection Agency, NatureScot, Historic Environment Scotland and Transport Scotland; and with developers and any other organisation named in the document. The Council has used information gathered in preparing the Evidence Report to help inform the preparation of this Delivery Programme. There is a formal engagement stage lasting 6 weeks from xxyy to xxyy for any interested party to submit comments on this draft Delivery Programme. Page 15 of 202
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Part 1 – Introduction Page 3 Updating the Delivery Programme? 5. The Delivery Programme must be kept under review and updated at least every two years. In practice, the Council expects to publish a proposed Delivery Programme for the MLDP2 Proposed Plan in July 2025 to adopt a Delivery Programme for MLDP2 in early 2027, so this is likely to be the only further Delivery Programme relating to MLDP 2017. Housing Land Pipeline 6. National Planning Framework 4 (NPF4) expects Delivery Programmes to establish a deliverable housing land pipeline for the Local Housing Land Requirement. In Midlothian’s case a Local Housing Land Requirement (LHLR) is yet to be agreed through the replacement of the adopted LDP. Midlothian Council has indicatively set an LHLR of 8,851 units, and this is a matter being considered by the DPEA at Gate Check. The recent Court of Session case (Miller Homes v Scottish Ministers) has confirmed that NPF4 is operative, including prior to the adoption of new NPF4 compliant development plans. MLDP 2017 was prepared in the context of the 2013 Strategic Development Plan for South East Scotland. Paragraph 2.3.9 of MLDP 2017 contains actions for maintaining a 5- year housing land supply at all times, which included the Action Programme identifying the trigger for introducing actions to address a shortfall. With the status of NPF4 confirmed, the removal of the requirement to maintain a 5-year effective housing land supply, and the requirement of Scottish Ministers to prepare Delivery Programmes for ‘old style’ adopted plans, these actions will no longer be considered. 7. The purpose of the pipeline is to provide a transparent view of the phasing of housing allocations so that interventions, including for infrastructure that enable delivery, can be planned. Phasing is set out in the short (1-3 years), medium (4-6 years) and long term (7-10 years). NPF4 requires that where sites in the early phases of the housing land pipeline are not delivering as programmed, and alternative delivery mechanisms identified in the Delivery Programme are not practical, measures should be considered to enable earlier delivery of long-term deliverable sites or areas that were identified for new homes beyond the 10-year horizon of the delivery programme. De-allocations should be considered where sites are no longer deliverable. The annual Housing Land Audit will monitor the delivery of housing land to inform the pipeline and the actions to be taken in the Delivery Programme. Table 1 below sets out the housing land pipeline over the short, medium and long term. Table 2 provides this information in greater detail, broken down into individual allocated sites. 8. For this Delivery Programme, Midlothian Council has chosen to use the Housing Land Audit as the basis for its housing land pipeline. At the time of preparation, the phasing and status of sites in HLA 2024 had been agreed with representatives of the housebuilding industry, although the final document had not been approved by Midlothian Council. As the most forward looking assessment of housebuilding, this 2024 Audit has been used to inform the delivery programme. The HLA is based on discussions with house builders on when they expect to deliver their sites. A large determinant of build rates however are the prevailing market conditions and in the case of affordable housing the availability of finance. Once sites are allocated, Midlothian Council has traditionally been keen for the sites to come forward as soon as possible, subject to the delivery of any necessary infrastructure. For MLDP2, Midlothian Council will consider the extent to which allocations may be linked more closely to build rate commitments and concomitant infrastructure delivery so that housing land can be delivered in a more planned way, as indicated by NPF4. 9. Housing delivery over the next 10 years comes from sites allocated in MLDP2, MLDP 2017, sites allocated in the previous development plans, and windfall developments. MLDP 2017 also indicates Page 16 of 202
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Part 2 – Housing Land Pipeline Page 4 long term safeguards at 5 of the large allocations; at some of these sites planning permission has been granted, and so they have entered the effective housing land supply. In addition to the allocated sites, MLDP 2017 indicated Additional Housing Opportunities. These are sites subject to development uncertainties, and so were not relied on in meeting SESplan housing requirements. Two of these 5 sites have subsequently been granted consent, the other 3 remain constrained. Table 1 indicates the expected build rates from Housing Land Audit 2024. These build rates form the basis of the Delivery Programme, as it is the Council’s view that the HLA, based on direct engagement with housebuilders, offers the most accurate forward view of completion dates. Table 1: Delivery Pipeline Expected Build Rates (from 2024 HLA) Annualised Indicative LHLR Difference Short Term 2024/25 755 885 -130 2025/26 1020 885 +135 2026/27 737 885 -148 Medium Term 2027/28 741 885 -144 2028/29 713 885 -172 2029/30 739 885 -146 Long Term 2030/31 686 885 -199 2031/32 548 885 -337 2032/33 462 885 -423 2033/34 467 885 -418 TOTAL 6,868 8851 1,983 10.Higher Bank of England interest rates from 2022 onwards appear to have led to a cut in completions in the immediate short term. Cuts to the affordable housing programme in the 2024 Scottish budget are another non-planning related factor which will weigh on future delivery rates. 11.The annualised shortfall between the indicative LHLR and delivery pipeline increases in the longer- term perspective – this is because allocated sites are built out and also reflects the role of windfall housing sites, whose contribution is unprogrammed until they are consented, and so the contribution from this is concentrated in the short and medium terms. In the face of the annualised completions being less than the annualised MATHLR, NPF4 states that in the first instance, measures should be identified in the Delivery Programme to bring sites forward, and then measures should be considered to enable earlier delivery of long-term deliverable sites or areas identified for new homes beyond 10 years. Table 3 considers the local or site-specific factors inhibiting delivery and considers possible solutions. Detailed site-specific requirements from the LDP (or as modified following later information) are set out in Table 4. Page 17 of 202
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Part 2 – Housing Land Pipeline Page 5 Table 2: Completions by Site (based on approved 2024 Housing Land Audit) Site Code Site Source Site Name Short Term 2024/25 - 2026/27 Medium Term 2027/28 - 2029/30 Long Term 2030/31 - 2033/34 Loanhead h54(iii) Previous LP Ashgrove Phase 3 6 0 0 2022LH1 Windfall Former Thornlea Nursing Home 1 0 0 Small sites Windfall 3 1 3 Total 10 1 3 Roslin and Bilston Hs18 MLDP 2017 Roslin Institute 101 0 0 Hs19(Area A) MLDP 2017 Roslin Expansion Area A 66 0 0 Hs19(Area B) MLDP 2017 Roslin Expansion Area B 1 0 0 Hs19(Area C) MLDP 2017 Roslin Expansion Area C 3 0 0 Hs19(Area D) MLDP 2017 Roslin Expansion Area D 4 0 0 Hs16(Area C) MLDP 2017 Seafield Road Area C 20 120 74 Small sites Windfall 0 0 0 Total 195 120 74 Penicuik h58(Areas B1and B2) Previous LP Nursery West and North (at NW Penicuik) 48 0 0 h58(Areas C and D) Previous LP Mauricewood and Mauricewood North (at NW Penicuik) 56 0 0 h58(Area F) Previous LP Rullion Road (at NW Penicuik) 48 20 0 h25(Area D) Previous LP Greenlaw and Adjacent Land Area D 135 63 0 2020PK1 Windfall Windsor Square 12 0 0 2022PK1 Windfall Kentigern Mall 7 0 0 Small sites Windfall 7 6 2 Total 313 89 2 Villages and rural remainder (Midlothian West HMA) Hs20 MLDP 2017 Auchendinny 168 170 57 AHs1 MLDP 2017 Rosslynlee, near Penicuik 32 70 54 Page 18 of 202
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Part 2 – Housing Land Pipeline Page 6 AHs1(NP) MLDP 2017 North Park (at Rosslynlee) 63 58 0 AHs5 MLDP 2017 Wellington School, by Howgate 27 19 0 2023VR1 Windfall Barley Dean 3 2 0 Small sites Windfall 11 12 11 Total 304 331 122 Bonnyrigg Hs10(Area C) MLDP 2017 Dalhousie Mains Area C 74 0 0 Hs11(Area A) MLDP 2017 Dalhousie South Area A 40 0 0 Hs11(Area B) MLDP 2017 Dalhousie South Area B 21 75 50 Hs11(Area C) MLDP 2017 Dalhousie South Area C 80 0 0 Hs12 and Hs12 SC MLDP 2017 Hopefield Farm 2 and Safeguarded Capacity 25 150 200 243 Windfall Former garage, Elm Row 3 2 0 2021BL3 Windfall Moorfoot Place 46 0 0 2022BL1 Windfall High Street 20 0 0 Small sites Windfall 3 5 2 Total 312 232 252 Dalkeith Hs2 MLDP 2017 Larkfield West 1 0 0 Hs3 MLDP 2017 Larkfield South West 53 0 0 2021DK1 Windfall Buccleuch Street 4 0 0 2023DK1 Windfall Glenarch Lodge 0 6 0 Small sites Windfall 6 5 3 Total 64 11 3 Gorebridge h50(1A) Previous LP Redheugh / Prestonholm new community 0 140 240 h24 Previous LP Newbyres 64 32 0 h51 Previous LP Robertson's Bank 5 9 0 2022GB1 Windfall Newbyres Crescent 75 0 0 Small sites Windfall 1 2 3 Total 145 183 243 Mayfield and Newtongrange Page 19 of 202
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Part 2 – Housing Land Pipeline Page 7 h48 Previous LP Bryans 48 0 0 h41 Previous LP North Mayfield 99 55 0 h38 Previous LP South Mayfield Sites 46 108 144 2022MN1 Windfall Former Newbattle High School (Phase 1) 90 0 0 2022MN2 Windfall Newtongrange Parish Church 5 0 0 Small sites Windfall 1 2 0 Total 289 165 144 Shawfair Hs0 MLDP 2017 Cauldcoats 13 120 231 Hs1 MLDP 2017 Newton Farm 150 180 240 Hs1 SC MLDP 2017 Newton Farm, Safeguarded Capacity 0 48 112 h43(AandE) Previous LP Shawfair (Blocks A and E) 20 84 80 h43(B) Previous LP Shawfair (Block B) 0 76 112 h43(C) Previous LP Shawfair (Block C) 0 0 48 h43(F) Previous LP Shawfair (Block F) 0 0 20 h43(G) Previous LP Shawfair (Block G) 0 0 0 h43(H) Previous LP Shawfair (Block H) 0 0 0 h43(I) Previous LP Shawfair (Block I) 0 0 0 h43(K) Previous LP Shawfair (Block K) 0 38 112 h43(L) Previous LP Shawfair (Block L) 0 76 112 h43(P) Previous LP Shawfair (Block P) 20 84 112 h43(R1andR2) Previous LP Shawfair (Blocks R1 and R2) 48 84 30 h43(S4) Previous LP Shawfair (Block S4) 23 0 0 h43(S5) Previous LP Shawfair (Block S5) 0 20 40 h43(T2) Previous LP Shawfair (Block T2) 108 90 50 h43(W1) Previous LP Shawfair (Block Woolmet 1) 48 84 8 h43(W2) Previous LP Shawfair (Block Woolmet 2) 48 22 0 h44 (Area A) Previous LP North Danderhall 58 0 0 h44 (Area B) Previous LP North Danderhall (Area B) 28 0 0 h44(AA2andAA3) Previous LP North Danderhall (Blocks AA2 and AA3) 135 34 0 2017 SA1 Windfall Land South of Hilltown House 3 0 1 Page 20 of 202
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Part 2 – Housing Land Pipeline Page 8 2023SA1 Windfall Newton Church Road 23 0 0 Small sites Windfall 2 2 1 Total 727 1042 1309 Rosewell Hs14 MLDP 2017 Rosewell North 86 0 0 h52andh22 Previous LP Gorton Loan and Rosewell Mains 10 0 0 Small sites Windfall 2 1 1 Total 98 1 1 Villages and rural remainder (Midlothian East HMA) h59 Previous LP Crichton Road, Pathhead 43 0 0 2019VR2 Windfall Airybank House 3 0 0 2024 VR1 Windfall Land 100M South West of Newlandburn House 0 10 0 Small sites Windfall 9 8 10 Total 55 18 10 MIDLOTHIAN TOTAL 2512 2193 2163 Table 3: Local and Site-Specific Factors Inhibiting Delivery and Possible Solutions Site Factor inhibiting delivery Possible solution Hs5 Reduced element of site remaining after supermarket development Consider future prospects with site owner/promoter and determine whether support for site is withdrawn. This will be addressed as part of MLDP2 preparation. Hs17 No application – unsure of developer interest Consider future prospects with site owner/promoter and determine whether support for site continues. This will be addressed as part of MLDP2 preparation. Hs7 Need for new bridge across Borders Railway Consider allowing commencement of limited part of development in two sections either side of railway line with independent road access, with active travel links on existing crossing of rail line. Full development of site would still be dependent on the new spine road with railway crossing. If this was not considered achievable the site Page 21 of 202
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Part 2 – Housing Land Pipeline Page 9 allocation could be reduced, (or de-allocated completely). Both of these potential courses of action would be a matter for MLDP2. Ec3 (mixed use) Scope of site and hence masterplan cannot be defined until A701 relief road is consented. Allocation stated that housing could be part of the development, but number not defined and no education solution in place. Consent A701 relief road, or reconsider transport and development strategy for this corridor in MLDP2. AHs2 Site constraints due to access and landscape Consider future prospects with site owner/promoter and consider solutions, or whether support is withdrawn. This will be addressed as part of MLDP2 preparation. AHs3 No application – unsure if developer interest Consider future prospects with site owner/promoter and consider whether site continues or whether support is withdrawn. This will be addressed as part of MLDP2 preparation. AHs4 Site constraints due to access and landscape Consider future prospects with site owner/promoter and consider solutions, or whether support for site is withdrawn. This will be addressed as part of MLDP2 preparation. Page 22 of 202
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Page 10 Part 3 – Economic Land Economic Land 12. Economic sites were allocated and identified in MLDP 2017 as part of the development strategy to be delivered over the plan period. Sites are not usually developed by a single developer or a single use development on a one-off basis, but more commonly by a range of different sized developments over time. Take up of land is influenced by a range of external market and financial factors. This makes programming the release and development of economic sites in the same way as housing land unrealistic. Although the economic land supply seems large relative to historic take-up, from engagement for MLDP2, the Council has evidence of need for available economic units. Economic sites are considered in detail in Table 5, including the infrastructure necessary to deliver them. 13. The announcement of the Edinburgh and South East Scotland City Region Deal (ESESCRD) in August 2018 seeks to deliver a programme of accelerated and inclusive growth across South East Scotland. The Deal is an agreement between the UK Government, Scottish Government, the local authorities of Edinburgh, Fife, Midlothian, Scottish Borders and West Lothian as well as the region's universities and colleges. A commitment by the Deal partners to invest £1.3bn is anticipated to generate over £5bn worth of Gross Value Added (GVA) over the next 15 years. In Midlothian, City Deal will be a key driver in delivering new roads infrastructure to enable expansion and future development of the University of Edinburgh's Easter Bush Campus (part of the ESESCRD Data Driven Innovation Project) as well as a wider stimulus for additional development at the Midlothian Science Zone. In tandem with City Deal investment, it is anticipated that the Council's recently approved Economic Strategy (2019), and its currently in production, replacement, will support and promote the development of allocated economic sites as well as regeneration and redevelopment opportunities across the Council area. Progress will be monitored through the annual Economic Land Audit (ELA) process and future Delivery Programmes. 14. MLDP 2017 allocated approximately 122ha of economic land. This comprises 14.4ha of specialist biotechnology developments at the Midlothian Science Zone, 48ha for a mix of class 4, 5 and 6 uses and a specific allocation of 60ha of commercial/mixed use development at West Straiton - a 'Midlothian Gateway' development site. The annual ELA contains all the sites that constitute the established economic land supply in Midlothian and measures the level of take-up (and/or loss to alternative uses) of economic land each year. Changes to the economic land supply over the plan period will be monitored by this survey and are summarised in Table 4 below. Table 7 considers the infrastructure requirements of these sites. Page 23 of 202
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Part 3 – Economic Land Page 11 Table 4: MLDP 2017 Strategic Economic Land Allocations Site reference Site name Gross site area (ha) Gross remaining land (ha) Uses 2024 update, including consideration of obstacles to development Ec1 Shawfair Park Extension 20.57 18.85 Business and industry No planning application submitted on the extension area to date (occupied area is historic building, viz nursery, Lowes Farm). The timing and phasing of Ec1’s development will be subject to access arrangements being agreed. The proposed grade separation of the Sheriffhall Roundabout may allow new access from the A6106. Ec2 Salter's Park Extension 16.9 16.9 Business and industry Planning permission in principle refused for mixed use with large proportion of housing in June 2018. Discussions with site promoter have identified site constraints and high infrastructure costs. MLDP2 to consider future approach to site. Ec3 West Straiton 51.47 42.88 Mixed uses, principally Commercial/ employment (but housing could form part of mix) Pre-existing development on parts of the site including concrete batching plant, park and ride, restaurants. Proposal of Application Notice for a mixed use (although residential led) development on part of the site. MDLP requires masterplan for site. Midlothian Council is not progressing this in advance of the determination of the road line which defines the western boundary of the site. Road is to be Page 24 of 202
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Part 3 – Economic Land Page 12 phased. Need resolution of A701 relief road issue to determine future of site. Ec4 Ashgrove North 15.7 14.4 Business and industry Some pre-existing take up within the site boundary, need to have discussions with site promoter to understand reasons for no take up at this and adjoining site e34. Ec5 Oatslie, Roslin 4.7 4.7 Business and industry Site needs utility connections. Need to have discussions with site promoter to understand reasons for no take up at this and adjoining site e34. Bt1 Easter Bush North 5.8 5.6 Biotechnology uses Little take up at site. In common with other MSZ sites, connection with Bush Loan to A702 is major constraint, as well as drainage and electricity supply issues. Bt2 Easter Bush South 5.8 2.5 Biotechnology uses No take up at site. In common with other MSZ sites, connection with Bush Loan to A702 is major constraint, as well as drainage and electricity supply issues. Bt3 Technopole North West 2.2 2,2 Biotechnology uses No take up at site. In common with other MSZ sites, connection with Bush Loan to A702 is major constraint, as well as drainage and electricity supply issues. Page 25 of 202
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Page 13 Part 4 – Infrastructure Delivery Infrastructure Delivery 15. This section of the Delivery Programme reviews infrastructure completed since adoption of MLDP 2017 and sets out further actions in respect of, education, health, transport, waste, water and drainage and any other miscellaneous actions required to deliver the LDP. Page 26 of 202
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Part 4 – Infrastructure Delivery Page 14 Table 5: Completed Infrastructure Actions from MLDP 2017 (at April 2024) Infrastructure Description Year of opening Education Replacement Roslin Primary School New 2017 Replacement Paradykes Primary School New 2017 Replacement Newbattle High School New 2018 Additional classroom capacity at Lasswade Primary School Extension 2018 Refurbishment to increase early learning and childcare capacity at Lasswade Primary School Upgrade 2018 Additional early learning and childcare capacity and additional classrooms at Burnbrae Primary School Extension 2018 Additional early learning and childcare capacity at Danderhall Primary School Extension 2018 Additional early learning and childcare capacity at Mayfield Nursery School Extension 2018 Reprovisioning of rooms to increase Complex Needs Provision at St David's RC High School Upgrade 2018 Additional classroom capacity at St David's RC Primary School Extension 2019 Creation of Outdoor Early Learning and Outdoor Setting at Vogrie Country Park Upgrade 2019 Refurbishment of spaces to make an additional classroom available at Woodburn Primary School Upgrade 2019 Reprovisioning of rooms to increase Complex Needs Provision at St David's RC High School Upgrade 2018 Additional capacity at Cuiken Primary School Extension 2020 Additional classrooms and early learning and childcare capacity at Sacred Heart RC Primary School Extension 2020 Replacement St Mary's RC Primary School with increased capacity and early learning/childcare capacity at Burnbrae Primary School New 2020 Replacement Danderhall Primary School New 2021 Additional Capacity at King’s Park PS, Dalkeith via temporary accommodation Extension 2023 Additional Capacity at Rosewell PS, Rosewell via temporary accommodation Extension 2023/24 Additional Capacity at Roslin PS, Roslin via temporary accommodation Extension 2023/24 Transport Mauricewood roundabout on A702 trunk road New 2018 A7/The Wisp junction Upgrade 2023 North West Penicuik Link New 2024 (TBC) Waste Anaerobic digestion plant at Millerhill to recover energy content of food waste New 2017 Page 27 of 202
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Part 4 – Infrastructure Delivery Page 15 Recycling and Energy Recovery Centre at Millerhill to handle residual waste streams sustainably New 2019 Water and Drainage infrastructure delivery Scottish Water have undertaken three strategic network impact assessments and incorporated the developments contained within the 2017 MLDP. These assessments cover the vast majority of the water and wastewater networks within the Midlothian area. SW will plan, prepare and deliver the necessary solutions to reinforce our network just ahead of need. Strategic network wastewater and water impact modelling. Modelling assessments completed. Strategic network reinforcement will be delivered just ahead of need Investment at wastewater treatment works at Roslin, Rosewell, Gorebridge, Penicuik and Wellington to increase strategic capacity to support the plans for further expansion of these catchments. Growth projects Delivery just ahead of need. Table 6: Future Infrastructure Provision Infrastructure provision Description Estimated Completion Education Formation of new Mayfield Schools Campus to replace to replace Mayfield Nursery School, Mayfield Primary School and St Luke's RC Primary School (note – this project is not related to new development) New 2025 Newbattle High School Extension TBD Replacement Beeslack Secondary School on new site near Bilston New Estimated completion 2027 Additional secondary school capacity to serve Shawfair SDA. New 2027/28 Additional new primary school capacity to serve Shawfair New 2027/28 Secondary ASN Unit at Former Mount Esk Nursery as part of Lasswade HS Extension 2024/25 Easthouses Primary School New Completion August 2024 Additional Primary School capacity to serve Hs12 TBD TBD – linked to phasing for site Hs12 Gorebridge High School (commitment is only to undertake a land identification study to provide an analysis of possible sites for a school) Land identification study Page 28 of 202
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Part 4 – Infrastructure Delivery Page 16 Redheugh PS Gorebridge – identified in Midlothian Local Plan (2008), MLDP (2017). LES 2022 indicates this is a project in planning, linked to progress at housing site. New TBD – linked to phasing of h50 and Hs7 Woodburn Primary School Extension 2024 Bilston Primary School expansion Extension 2025 Mauricewood Primary School expansion Extension 2026/2027 Transport A720 Sheriffhall Junction Grade Separation Grade separated junction on the A720 City of Edinburgh bypass. Awaiting Scottish Ministers decision Realignment of The Wisp - site access. TBD Link road between A720/A68 junction and B6415/Old Craighall Road. New link road. Part of consented development for Hs1 (ref.17/00408/DPP). Phasing of development and link road subject to planning condition 1. Millerhill Park and Ride (A68 north). New park and ride facility. TBD Linked to Edinburgh Orbital Bus project. A7 safety, active travel and public transport service improvements. Infrastructure and bus service improvements. After 2027. A701 relief road/link to A702 New roads, junctions and active travel infrastructure. Likely to be phased, with elements supporting the Midlothian Science Zone given priority Road/junction improvements at Pomathorn Road (B6372). Linked to implementation of site AHs4 Junction improvements at A701/access road to Wellington school. Linked to implementation of site AHs5 (ref. 20/00144/DPP and PPA- 290-2060). Potential junction improvements at Straiton/A720 and the A702. TBD Page 29 of 202
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Part 4 – Infrastructure Delivery Page 17 B6482 Bryans Road to Gowkshill Link Earlier requirement in development plan was for re-aligned road linked to development area. The approved scheme (ref. 22/00027/PPP) does not include a re-aligned road proposal, but upgrade to existing Crawlees Road included in proposed phase 1 development. Linked to site h38 implementation South Mayfield Distributor New road, linked to development area from 2003 plan. Included in the approved scheme (ref. 22/00027/PPP) as a ‘Link Road/ Primary Street connecting Bogwood Road and Crawlees Road. Road to be completed in entirety prior to occupation of phase 6 housing). Linked to site h38 implementation (ref. 22/00027/PPP) A702/ Bush Loan New junction, realignment of approach roads Included as part of wider A701 realignment, this element which supports Midlothian Science Zone given priority A702/ A703 Damhead Junction re-design. TBD, To be led by Transport Scotland A701/ Graham's Road/ Belwood Road Improved signals TBD Lothian Street/ High Street, Bonnyrigg Improved signals TBD The Wisp/ Millerhill Road Improved junction, likely to involve signal control TBD Page 30 of 202
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Part 4 – Infrastructure Delivery Page 18 Sheriffhall park and ride (extension) Park and ride extension. TBD Lothianburn park and ride New park and ride facility. TBD Orbital Bus Route (A720 City Bypass) New bus priority measures and bus routes. Longer Term, STPR 2 indicates this amongst the supported projects. Shawfair Infrastructure Ongoing in tandem with development Supported bus services in connection with new development Ongoing in tandem with development Potential rail station at Redheugh An additional rail halt may not be deliverable at this location, in which case developer contributions would be used for alternative transport solutions. Tramline 3 to Dalkeith New tram routes. Longer Term, STPR 2 includes mass transit for South East Scotland as one of the supported projects. Emerging tram route proposals highlighted in Edinburgh City Mobility Plan. Millerhill-Loanhead rail safeguard Majority of route re- purposed for active travel. Review of MLDP 2017 can consider whether to maintain safeguard or whether active travel is the ultimate use of the former rail corridor. Page 31 of 202
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Part 4 – Infrastructure Delivery Page 19 Infrastructure improvements to complement Borders Rail Active travel infrastructure improvements Ongoing in tandem with residential development Open Space and Green Infrastructure Outdoor Play Equipment – Rosewell New Play Equipment 2024 Roslin Wheeled Sports Facility New Wheeled Sports Facility 2024 Millerhill Park Asphalt/Circular Path New Path 2024 Birkenside Play Equipment New Play Equipment 2024 Welfare Park, Newtongrange Open Space Upgrades 2024 Waste By 2025, provision of a fully commissioned low carbon district heating network to Shawfair Town, capable of expansion into a regional network. New Expected 2025 Water and Drainage Gorebridge WwTW Growth project, expansion of existing facility to accommodate demand from committed development. Rosewell WwTW Growth project, expansion of existing facility to accommodate demand from committed development. Roslin WwTW Growth project, expansion of existing facility to accommodate demand from committed development. Penicuik WwTW Growth project, expansion of existing facility to accommodate demand Page 32 of 202
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Part 4 – Infrastructure Delivery Page 20 from committed development. Edinburgh and Lothians Strategic Drainage project Series of actions across Seafield WwTW catchment intended to lower load on Seafield by treating surface water in more sustainable manner Ongoing, not expressly linked to any particular development site, but to assist in providing capacity for committed and future development in city region. Page 33 of 202
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Page 21 Part 5 – Site Specific Actions Site Specific Actions 16. This section identifies, for each allocated site, the actions necessary to deliver the site, including infrastructure and other requirements. In the first instance these are drawn from MLDP 2017 and are set out in the settlement statements and the Implementation policies. Policies IMP1 (New Development), IMP2 (Essential Infrastructure Required to Enable New Development to Take Place), IMP3 (Water and Drainage), NRG6 (Community Heating), TRAN2 (Transport Network Interventions) provide the policy basis for the requirements. In some cases, the infrastructure requirements are different now from what was expected when MLDP 2017 was adopted. This is particularly the case in education, where an update to the Learning Estate Strategy was reported to Council in December 2022. Page 34 of 202
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Part 5 – Site Specific Actions Page 22 Table 7: Site Specific Actions Required to Deliver Sites (Housing and Economic) Site Ref and Name Education Community facilities Green Infrastructure Transport Water and Drainage Waste and Heating Hs0 Cauldcoats (consented, PPP) Additional secondary school capacity. Additional new primary school capacity Sport/ recreation and community facilities. Prior rehabilitation/ decontamination of Niddrie Bing - ground engineering/ stabilisation. Structural landscape/ framework to establish community identity. Green network links. Realignment of The Wisp - site access. Grade separation of Sheriffhall Roundabout. (Borders Rail and The Wisp/A7 junction improvements already carried out) Water and drainage infrastructure as required. FRA was carried out for application 14/00910/PPP Developer (approved in July 2019). Implement district heating/ combined heat and power proposal Developers in the Shawfair area may be required to contribute to this project, as set out in Policy IMP2. Hs1 Newton Farm (Under construction) Additional secondary school capacity. Additional new primary school capacity Sport/recreation and community facilities. Landscaping. Green network planting/footpath/c ycleway. Allotments/ community food production space. Link road between A720/A68 junction and B6415/Old Craighall Road. Connection between link road and phase 2 safeguarded site. Park and Ride site. Grade Water and drainage infrastructure as required. Special provisions required to protect or re-route combined sewer Newton Farm Hs1 (480) pipe crossing site from east to west - subject to layout. FRA and drainage strategy work has Implement district heating/ combined heat and power proposal Developers in the Shawfair area may be required to contribute to this project, as set out in Policy IMP2. Page 35 of 202
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Part 5 – Site Specific Actions Page 23 Site Ref and Name Education Community facilities Green Infrastructure Transport Water and Drainage Waste and Heating separation of Sheriffhall Roundabout. Access and junction improvements, including footpaths and cycleways. been carried out in association with application 17/00408/DPP. Hs2 Larkfield West (under construction) Additional primary school provision. Additional secondary school capacity Structural landscape. Strategic green space/green network links. Access and junction improvements, including footpaths and cycleways. A7 safety, active travel and public transport service improvements. Water and drainage infrastructure to be provided as required. Hs3 Larkfield South West (under construction) Additional primary school provision Additional secondary school capacity Structural landscape. Strategic green space/green network links. Access and junction improvements, including footpaths and cycleways. A7 safety, active travel and public transport service This development has commenced construction, water and drainage infrastructure to be provided as required. Page 36 of 202
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Part 5 – Site Specific Actions Page 24 Site Ref and Name Education Community facilities Green Infrastructure Transport Water and Drainage Waste and Heating improvements. Hs5 Thornybank North (constrained site) Additional primary school provision Additional secondary school capacity Structural landscape. Strategic green space/green network links. Access and junction improvements, including footpaths and cycleways. Water and drainage infrastructure as required. Hs7 Redheugh West (phase 2) Additional secondary school capacity required. Additional primary school capacity requirement, potentially in form of new primary school Land required to be safeguard land for community use (may include health facility) Structural landscape. (phase 2), Gorebridge Strategic green space/green network links. Allotments/commu nity food production space. Access and junction improvements, including footpaths and cycleways. MLDP 2017 refers to a potential Redheugh station. For technical reasons this is not likely to be deliverable. Water and drainage infrastructure as required. Scottish Water has identified a need for further growth investment in the 2021-27 regulatory period at the wastewater treatment works serving Gorebridge. Drainage Impact Assessment required to assess impact on network. Early discussions with SW recommended. Flood Risk Assessment required and masterplan should consider treatment of buffer Page 37 of 202
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Part 5 – Site Specific Actions Page 25 Site Ref and Name Education Community facilities Green Infrastructure Transport Water and Drainage Waste and Heating strips along water courses. Hs10 Dalhousie Mains (under construction) Site supported by completed expansion of Burnbrae PS, St Mary’s PS, and enhancement to Lasswade HS. Note in preparation of Evidence Report for MLDP2, urgent need for replacement Primary Care facilities at South Bonnyrigg/Rosewe ll was identified by Midlothian Health and Social Care Partnership and NHS Lothian. Structural landscape. Strategic green space/green network links. Access and junction improvements, including footpaths and cycleways. A7 safety, active travel and public transport service improvements. Water and drainage infrastructure as required. Hs11 Dalhousie South (under construction) Site supported by completed expansion of Burnbrae PS, St Mary’s PS, and enhancement to Lasswade HS. Note in preparation of Evidence Report for MLDP2, urgent need for replacement Primary Care facilities at South Bonnyrigg/Rosewe ll was identified by Midlothian Health and Social Care Partnership and NHS Lothian. Structural landscape. Strategic green space/green network links. Access and junction improvements, including footpaths and cycleways. A7 safety, active travel and public transport service improvements. (Borders Rail already carried out) Water and drainage infrastructure as required. There is a 300mm water main located to the south- west of the site. There is also a combined sewer overflow pipe located to the north-east of the site. Page 38 of 202
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Part 5 – Site Specific Actions Page 26 Site Ref and Name Education Community facilities Green Infrastructure Transport Water and Drainage Waste and Heating Hs12 Hopefield Farm 2 (minded to consent) Additional Primary School capacity required. Note in preparation of Evidence Report for MLDP2, urgent need for replacement Primary Care facilities at South Bonnyrigg/Rosewe ll was identified by Midlothian Health and Social Care Partnership and NHS Lothian. Structural landscape. Strategic green space/green network links. Allotments/commu nity food production space. Access and junction improvements, including footpaths and cycleways. A7 safety, active travel and public transport service improvements. (Borders Rail already carried out) Water and drainage infrastructure as required. There is a 10" water main located along the path traversing the site, contact with Scottish Water recommended. Hs14 Rosewell North (under construction) Additional primary school capacity required Additional secondary capacity required Note in preparation of Evidence Report for MLDP2, urgent need for replacement Primary Care facilities at South Bonnyrigg/Rosewe ll was identified by Midlothian Health and Social Care Partnership and NHS Lothian. Structural landscape. Strategic green space/green network links. Access and junction improvements, including footpaths and cycleways. (Borders Rail already carried out) Water and drainage infrastructure as required. Scottish Water has identified a need for additional capacity at the wastewater treatment works serving Rosewell, and this project is proceeding through the SW investment process. There is a 300mm water main located in the north Page 39 of 202
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Part 5 – Site Specific Actions Page 27 Site Ref and Name Education Community facilities Green Infrastructure Transport Water and Drainage Waste and Heating east corner of the site. Hs16 Seafield Road (at remaining area Council is minded to consent subject to legal agreement) Additional primary school capacity required - Bilston Primary School expansion Additional secondary school capacity required - Beeslack High School replacement Site to contribute to new community facility that may be part of the new Primary School. Structural landscape. Bilston Strategic green space/green network links. Allotments/commu nity food production space. A701 relief road/link to A702 Bilston. Access and junction improvements, including footpaths and cycleways. Water and drainage infrastructure as required. Water and Drainage Impact Assessments may be required to assess impact of development on network. Flood Risk Assessment will be required. The site should be developed with enhanced SUDS and a buffer strip to the watercourse. Hs17 Pentland Plants Additional primary school capacity required - Bilston Primary School expansion Additional secondary school capacity required - Site to contribute to new community facility that may be part of the new Primary School. Structural landscape. Strategic green space/green network links. A701 relief road/link to A702 Bilston Access and junction improvements, including footpaths and cycleways. Water and drainage infrastructure as required. Water and Drainage Impact Assessments may be required to assess impact of development on network. Page 40 of 202
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Part 5 – Site Specific Actions Page 28 Site Ref and Name Education Community facilities Green Infrastructure Transport Water and Drainage Waste and Heating Beeslack High School replacement Hs18 Roslin Institute Additional primary school capacity required Additional secondary school capacity required - Beeslack High School replacement Possible extension to Roslin Pavilion. Structural landscape. Strategic green space/green network links. A701 relief road/link to A702 Bilston Access and junction improvements, including footpaths and cycleways. Water and drainage infrastructure as required. Scottish Water has identified a need for further growth investment in the 2021-27 regulatory period at the wastewater treatment works serving Roslin. There is a wastewater pumping station located to the south- east of the site with an additional pumping station located toward the centre of the site with additional pipework. Hs19 Roslin expansion Additional primary school capacity required Additional secondary school capacity required - Possible extension to Roslin Pavilion. Structural landscape. Strategic green space/green network links. A701 relief road/link to A702 Bilston Access and junction improvements, including Water and drainage infrastructure as required. Scottish Water has identified a need for further growth investment in the 2021-27 Page 41 of 202
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Part 5 – Site Specific Actions Page 29 Site Ref and Name Education Community facilities Green Infrastructure Transport Water and Drainage Waste and Heating Beeslack High School replacement footpaths and cycleways. regulatory period at the wastewater treatment works serving Roslin. There are two 300mm foul and surface water pipes located onsite Hs20 Auchendinny Additional primary school capacity required - Mauricewood Primary School expansion Additional secondary school capacity required - Beeslack High School replacement Community/leisure facility, as part of new primary school. It is now intended to deliver the primary capacity at Mauricewood. Structural landscape. Strategic green space/green network links. A701 relief road/link to A702. Water and drainage infrastructure as required. Capacity issues at sewage pumping station. Drainage Impact Assessment required to assess impact on both pump stations and identify mitigation measures which may require increasing the capacity of the pumping station. There is a 90mm water main located along the Firth Road. Early contact with SW recommended. FRA will be required. Page 42 of 202
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Part 5 – Site Specific Actions Page 30 Site Ref and Name Education Community facilities Green Infrastructure Transport Water and Drainage Waste and Heating Ec1 Shawfair Park extension n/a Landscaping as set out in the Shawfair masterplan. Green network - planting/footpath/c ycleway. Access and junction improvements, including footpaths and cycleways. Shawfair Sheriffhall junction upgrade. (Borders Railway, including Shawfair Station, already delivered. Water and drainage infrastructure as required. Drainage Impact Assessment required. Ec2 Salter's Park extension n/a Structural landscape. Strategic green space/green network links. Water and drainage infrastructure as required. FRA will be required. Ec3 West Straiton Depends on the scale of any housing provided in this mixed use site Additional secondary school capacity required - Beeslack High Structural landscape. Strategic green space/green network links. A701 relief road/link to A702. Access and junction improvements, including footpaths and cycleways. Water and drainage infrastructure as required. Further investigations are required to assess impact on network. Page 43 of 202
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Part 5 – Site Specific Actions Page 31 Site Ref and Name Education Community facilities Green Infrastructure Transport Water and Drainage Waste and Heating School replacement. Potential additional primary school capacity required - No solution identified. Ec4 Ashgrove North n/a Structural landscape. Strategic green space/green network links. Reinforce landscape protection for Straiton Pond Local Nature Reserve. A701 relief road/link to A702. Loanhead. Access and junction improvements, including footpaths and cycleways. Water and drainage infrastructure as required. Further investigations are required to assess impact on network. Ec5 Oatslie Expansion n/a Structural landscape. Green network links. A701 relief road/link to A702. Expansion, Roslin Access and junction improvements, including footpaths and cycleways. Water and drainage infrastructure as required. Scottish Water has identified a need for further growth investment in the 2021-2027 regulatory period at Roslin wastewater treatment works. Page 44 of 202
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Part 5 – Site Specific Actions Page 32 Site Ref and Name Education Community facilities Green Infrastructure Transport Water and Drainage Waste and Heating Bt1 Easter Bush North n/a Structural landscape. Green network links. A701 relief road/link to A702. This project includes a new junction at Bush Loan/ A702 junction. North Access and junction improvements, including footpaths and cycleways. Water and drainage infrastructure as required. West Regional Main runs through the site. SW require a significant way leave surrounding the route of the pipe for maintenance and risk management in the event of failure. Early contact with SW recommended. Drainage Impact Assessment to assess impact on network and identify mitigation measures. Bt2 Easter Bush South n/a Structural landscape. Green network links. A701 relief road/link to A702. This project includes a new junction at Bush Loan/ A702 junction. North Water and drainage infrastructure as required. West Regional Main runs through the site. SW require a significant way leave surrounding the route of the pipe Page 45 of 202
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Part 5 – Site Specific Actions Page 33 Site Ref and Name Education Community facilities Green Infrastructure Transport Water and Drainage Waste and Heating Access and junction improvements, including footpaths and cycleways. for maintenance and risk management in the event of failure. Early contact with SW recommended. Drainage Impact Assessment to assess impact on network and identify mitigation measures. Bt3 Technopole North n/a Structural landscape. Green network links. A701 relief road/link to A702. This project includes a new junction at Bush Loan/ A702 junction. North Access and junction improvements, including footpaths and cycleways. Water and drainage infrastructure as required. There is critical infrastructure in this area, early contact with SW Technopole North Bt3 West is highly recommended. Drainage Impact Assessment to assess impact on network and identify mitigation measures. Page 46 of 202
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Part 5 – Site Specific Actions Page 34 Site Ref and Name Education Community facilities Green Infrastructure Transport Water and Drainage Waste and Heating Mx1 Pentland Studios n/a Structure landscaping to integrate with landscaping for site Ec3 A701 relief road and A702 link plus potential junction improvements at Straiton/A720 and the A702. Similar issues to site Ec3. Page 47 of 202
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Page 35 Part 6 – Policy Actions Policy Actions 17. This section (Table 8) reviews and updates the interpretation and application of the policy framework of the plan. Since MLDP 2017 was adopted, monitoring of the policies has been carried out, to assess how the policies in the plan have been used, and to identify gaps in the plan which require a policy response. NPF4 supersedes many of the policies in the adopted plan, and the Council is considering the scope of its policies for the replacement LDP in this context. The status of Supplementary Guidance (SG) is also addressed in Table 9. Page 48 of 202
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Part 6 – Policy Actions Page 36 Table 8: Policy Framework Policy Purpose Action Responsibility Observations in respect of use of Policy Progress STRAT 1 Committed Development To ensure proposals allocated in the adopted and previous plans are implemented as part of the agreed development strategy. Monitor and report progress of sites via HLA and ELA annual updates, planning application register and building warrant completion certificates. Maintain dialogue with developers to identify any obstacles to progress and agree implementation strategy. Midlothian Council Planning, Sustainable Growth and Investment Service Developers and landowners None HLA 2024 agreed with housebuilders. ELA 2024 completed. Planning Performance Framework 2023- 24. Development Plan Monitoring Group – ongoing. STRAT 2 Windfall Housing Sites To indicate general support for housing development on non-planned sites and the criteria to be used to assess applications. Monitor through HLA process including Homes for Scotland meetings, planning application register and building warrant completion certificates. Midlothian Council Planning, Sustainable Growth and Investment Service None, although note change to windfall policy introduced by NPF4. Ongoing monitoring and annual reporting through HLA. HLA 2024 provides latest position. STRAT 3 Strategic Housing Land Allocations To identify the housing sites which constitute the development plan strategy Monitor through HLA process including Homes for Scotland meetings, planning applications register Midlothian Council Planning, Sustainable Growth and Investment Service Need for more consideration on demand for and location of care homes and wider Ongoing monitoring and annual reporting through HLA. Page 49 of 202
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Part 6 – Policy Actions Page 37 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress and building warrant completion certificates. Maintain dialogue with Homes for Scotland/developers to identify any obstacles to progress and agree implementation strategy. Developers and landowners spectrum of facilities and housing for older people or those with disabilities (also in relation to DEV3). HLA 2024 provides latest position. Ongoing dialogue with site promoters/ developers and Homes for Scotland. STRAT 4 Additional Housing Development Opportunities To identify sites which may come forward over the plan period and which provide additional flexibility. Monitor through HLA process, Homes for Scotland liaison meetings, planning application register and building warrant completion certificates. Midlothian Council Planning, Sustainable Growth and Investment Service None Ongoing monitoring, annual reporting through HLA. HLA 2024 provides latest position. AHs1 has commenced construction. AHs5 is consented. STRAT 5 Strategic Employment Land Allocations To identify the economic sites which constitute the development plan strategy. Monitor and report on progress of sites via ELA annual updates, planning application register Midlothian Council Planning, Sustainable Growth and Investment Service None ELA 2024 prepared. 1.9ha take-up in last year. Ongoing monitoring for next ELA. Page 50 of 202
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Part 6 – Policy Actions Page 38 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress and building warrant completion certificates. Maintain dialogue with developers to identify any obstacles to progress and agree implementation strategy. Analyse economic development and estates enquiry data to identify market needs to inform future planning Developers and landowners DEV1 Community Identity and Coalescence To ensure due consideration is given to the impact of proposed development between existing settlements and communities with the intention to prevent coalescence. Monitor planning applications and advise/liaise with case officers. Midlothian Council Planning, Sustainable Growth and Investment Service The policy has been cited in decision making on a relatively low number of occasions. Discussion with officers has indicated that lack of spatial definition to policy on the proposals maps Ongoing monitoring Page 51 of 202
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Part 6 – Policy Actions Page 39 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress may have contributed to this. DEV2 Protecting Amenity within the Built-Up Area To protect and enhance the amenity of residential areas Monitor planning applications and advice/liaise with case officers Midlothian Council Planning, Sustainable Growth and Investment Service Need for further policy to develop DEV2 (and DEV6), also relationship with place making policies in NPF4. Amongst other things, garden ground and open space standards and sunlight and daylight at new and existing properties, need to be considered. Road safety a ‘gap’ in plan, potential need to anchor more fully in development plan itself, not rely on road standards. This should also consider convenience and safety on non- motorised users, Ongoing monitoring Page 52 of 202
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Part 6 – Policy Actions Page 40 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress including wheelchair and pushchair users. Need to incorporate or reflect parking standards in MLDP2. DEV3 Affordable and Specialist Housing To indicate how the Council expects to deliver more affordable housing as part of the development strategy. Former action was to prepare and adopt new SG on Planning Obligations and Affordable Housing. As reported in DPS16 and decided by Midlothian Council no further SG in connection with the adopted plan will be taken forward. Monitor through HLA process, Housing Service/ RSLs and Homes for Scotland liaison meetings, planning application register and building Midlothian Council Planning, Sustainable Growth and Investment Service Registered Social Landlords, Midlothian Council Housing Services Need for more consideration on demand for and location of care homes and wider spectrum of facilities and housing for older or disabled people. Consider if policy position on HMOs required. Monitoring and liaison meetings and annual reporting. Page 53 of 202
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Part 6 – Policy Actions Page 41 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress warrant completion certificates. Consider policy on accessible housing in light of new Scottish Building Standard. Consider provision for gypsy travellers. Progress review of these matters through MLDP2. DEV4 Residential Park Homes To identify residential park homes as part of the range and choice of housing tenures and protect sites from redevelopment pressures. Monitor planning applications in respect of the designated sites and liaise with/advise case officers appropriately. Midlothian Council Planning, Sustainable Growth and Investment Service No matters arising Ongoing monitoring DEV5 Sustainability in New Development Promotes the principles of sustainability in the design and construction of new development. Monitor planning applications, liaise with case officers as required. Midlothian Council Planning, Sustainable Growth and Investment Service No matters arising Ongoing monitoring DEV6 Layout and Design of New Development Indicates layout and open space design considerations for new developments. Monitor planning applications, liaise with case officers as required. Midlothian Council Planning, Sustainable Growth and Investment Service Need for further policy to develop DEV6 (and DEV2), also relationship Ongoing monitoring. Page 54 of 202
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Part 6 – Policy Actions Page 42 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress with place making policies in NPF4. Amongst other things, garden ground and open space standards and sunlight and daylight at new and existing properties, need to be considered. DEV7 Landscaping in New Development Indicates landscape design considerations for new developments. Monitor planning applications, liaise with case officers Former action was to prepare and adopt new SG on Quality of Place. As reported in DPS16 and decided by Midlothian Council no further SG in connection with the adopted plan will be taken forward. Midlothian Council Planning, Sustainable Growth and Investment Service No further action in respect of SG No matters arising. Ongoing monitoring. Page 55 of 202
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Part 6 – Policy Actions Page 43 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress DEV8 Open Spaces A criteria-based policy to protect and enhance identified open spaces. Monitor planning applications, liaise with case officers. Monitor progress of open space strategy action plan. Midlothian Council Planning, Sustainable Growth and Investment Service Midlothian Council Land and Countryside Service Small pockets of amenity space under pressure, possible need for stronger, more all- embracing policy for these areas, maybe linked to more place-based plan. Ongoing monitoring. DEV9 Open Space Standards To identify the open space standards applicable to open space provision in new developments. Monitor planning applications, liaise with case officers and apply standards Midlothian Council Planning, Sustainable Growth and Investment Service No matters arising Ongoing review. DEV10 Outdoor Sports Facilities To protect outdoor sports facilities from alternative use developments. Monitor planning applications, liaise with case officers. Midlothian Council Planning, Sustainable Growth and Investment Service Consider appropriateness of policy and linkages to wider open space and recreation policy, and more place- based new style LDP. Ongoing monitoring. ECON1 Existing Employment Locations To protect established economic sites from redevelopment for alternative non- employment generating uses. Monitor and report progress of sites via ELA annual updates, monitoring planning applications and Midlothian Council Planning, Sustainable Growth and Investment Service Important to ensure an adequate supply of cheap accessible sites for start-up companies and Ongoing monitoring and annual reporting (ELA). Page 56 of 202
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Part 6 – Policy Actions Page 44 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress building warrant completion certificates. Maintain dialogue with developers to identify any obstacles to progress and agree implementation strategy. Dialogue with Economic Development Team to contribute to Economic Development Strategy and reflect strategy in planning practice. Landowners/ developers other marginal traders. Consider breadth of uses that are acceptable in employment allocations, (but also consider NPF4 Policy 27, and widening of Town Centre first to embrace more uses) ECON2 Midlothian Science Zone To protect and promote the Midlothian Science Zone biotechnology cluster as a specialist economic sector. Monitor and report progress of sites via ELA annual updates. Monitor planning applications. Liaise with Case Officers and Midlothian Council Planning, Sustainable Growth and Investment Service Need to consider Midlothian Science Zone policy, alongside review of the Bush Masterplan. Ongoing, annual reporting through ELA. Recent discussion with Midlothian Science Zone occupiers and landowners as part Page 57 of 202
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Part 6 – Policy Actions Page 45 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress economic development colleagues and with the Midlothian Science Zone Steering Group. of MLDP2 Evidence Report preparation. ECON3 Ancillary Development on Business Parks To support the principle of development on Shawfair Park and Salter's Park to provide services to their current and future workforces. Policy provides guidance on type of use(s) and criteria influencing consideration. Monitor and report progress of sites via ELA annual updates, Planning applications and building warrant completion certificates. Midlothian Council Planning, Sustainable Growth and Investment Service Consider breadth of uses that are acceptable in employment allocations, (but also consider NPF4 Policy 27, and widening of Town Centre first to embrace more uses) – also applies to ECON1. Ongoing, annual reporting through ELA. ECON4 Economic Development outwith Established Business and Industrial Sites To provide policy framework for economic development within the defined urban area, where not on a recognised economic development site or location. Monitor and report progress of sites via ELA annual updates, planning applications and building warrant completion certificates. Midlothian Council Planning, Sustainable Growth and Investment Service No matters arising Ongoing, annual reporting through ELA. ECON5 Industries with Potentially To provide guidance about operations that may have damaging impacts on the Monitor and report progress of sites via Midlothian Council Planning, Sustainable Policy not spatially referenced, MLDP review could Ongoing, annual reporting through ELA Page 58 of 202
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Part 6 – Policy Actions Page 46 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress Damaging Impacts environment, human health and the physical fabric, health and wellbeing of communities. ELA annual updates, planning applications and building warrant completion certificates. Growth and Investment Service consider identifying sites where such industries be located. ECON6 Working from Home/Micro Businesses To promote economic growth and reduce the need to travel. Monitor planning applications and building warrant completion certificates. Midlothian Council Planning, Sustainable Growth and Investment Service No matters arising Ongoing ECON7 Further Education Facilities Supports the retention and expansion of further education and adult education facilities. Monitor planning applications. Encourage pre- application discussion on future development/ estate masterplans Midlothian Council Planning, Sustainable Growth and Investment Service Midlothian Council Education Service, Edinburgh College, University of Edinburgh and Newbattle Abbey College Policy unused. Ongoing. Meetings held with Edinburgh College and UoE in 2023 on future aspirations. TRAN1 Sustainable Travel To promote, raise awareness of and prioritise support for alternative travel modes other than the car. Support development close to public transport, liaise with case officers, planning and transport officers on Midlothian Council Planning, Sustainable Growth and Investment Service No matters arising Ongoing monitoring. Midlothian Council Active Travel Strategy published 2019, consultation Page 59 of 202
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Part 6 – Policy Actions Page 47 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress applications and potential transport requirements, ensure proposed developments comply with LDP and emerging replacement Local Transport Strategy. on new strategy carried out 2024. TRAN2 Transport Network Interventions To identify the transport interventions required to support the LDP strategy (as identified in the LDP DPMTAG appraisal). To safeguard transport schemes agreed as part of the NPF, SDP and/or committed development. Monitor planning application register, liaise with DM Officers and Transport Policy Officers to ensure that requirements are secured. Midlothian Council Planning, Sustainable Growth and Investment Service Midlothian Council Transport Service No matters arising Ongoing monitoring. A720 Sheriffhall junction grade separation project has been taken forward as part of City Region Deal and has progressed to Public Inquiry. Decision awaited from Scottish Government. A701 relief road and A702 link road proposals progressing as part of City Region Deal. Page 60 of 202
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Part 6 – Policy Actions Page 48 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress There is currently a funding shortfall for the whole project, so it is to be phased with priority given to the Bush Loan/A702 junction; A720/A68 junction link road included in application for site Hs1 (under construction); A7 Urbanisation scheme design work underway/ developer contributions being collected. Park and Ride – land set aside for proposed A68 North (Newton Farm) facility (part of consent 17/00408/DPP). Orbital bus route (A720 City Bypass) Page 61 of 202
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Part 6 – Policy Actions Page 49 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress included in indicative STPR2 maps along with rapid transit routes from Edinburgh to Midlothian; Shawfair infrastructure in progress as part of agreed implementation. Interim Regional Spatial Strategy prepared in tandem with NPF4 preparation. TRAN3 Strategic Transport Network To support implementation of the grade separation of Sheriffhall Roundabout. The Public Inquiry has concluded, and the report is with Scottish Ministers. Midlothian Council Planning and Transport Services have been involved through attendance at design consultation workshops and Midlothian Council Planning, Sustainable Growth and Investment Service Midlothian Council Transport Services No matters arising Ongoing, await Ministerial decision. Page 62 of 202
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Part 6 – Policy Actions Page 50 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress supporting development of Cross Boundary Transport Contributions Framework. TRAN4 Freight To support the principle of freight development and to guide development to locations close to the rail and/or strategic road networks. Monitor planning application register, investigate options at Millerhill Marshalling yards given access improvements created by zero waste facility and prospects generated by the development of Shawfair new community. Midlothian Council Planning, Sustainable Growth and Investment Service Midlothian Council Transport Service Policy Unused Ongoing with annual review through ELA. Anaerobic Digester (AD) and Recycling and Energy Recovery Centre (RERC) operational, Road widening improvements along Whitehill Road from junction with Fort Kinnaird Retail Park and waste facility site complete. Approximately 9ha of land to south of RERC available for economic/waste development. Page 63 of 202
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Part 6 – Policy Actions Page 51 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress TRAN5 Electric Vehicle Charging To support the provision of electric vehicle charging points in new developments and service stations to extend and develop an electric vehicle network to encourage their ownership and use as a contribution to lowering CO2 emissions. Extend charging facilities across council property, monitor planning application register, encourage private developers to consider the issue in pre-planning and planning application process, promote through Community Planning Partnership. Midlothian Council Planning, Sustainable Growth and Investment Service Midlothian Council Transport Services Midlothian Community Planning Partnership No matters arising Ongoing/annual monitoring including within the council's annual climate change reporting duties in respect of its estate. IT1 Digital Infrastructure To support the development of a robust digital communications network to promote economic growth and to identify criteria to stimulate careful siting, design and operation of such equipment. Monitor planning applications and liaise with case officers to ensure appropriate conditions/controls are applied. Midlothian Council Planning, Sustainable Growth and Investment Service No matters arising Ongoing, including as part of the Development Plan Monitoring Group. TCR1 Town Centres To support the role of town centres by promoting development which increases their viability and controlling changes of use in them. Prepare SG on, food and drink and other non-retail uses in town centres. Prepare shop-front design guide. Midlothian Council Planning, Sustainable Growth and Investment Service Stronger defence of shopfronts from being ‘deadened’ by conversion to uses such as housing, or conversely SG adopted in 2019. Gap in town centre health checks since 2019, although vacancy and Page 64 of 202
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Part 6 – Policy Actions Page 52 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress Prepare town centre strategies. Monitor planning applications and liaise with case officers to ensure implementation of policy. consideration of need for town centre shrinkage where too big to sustain current level of commercial activity. Consultation with Economic Development and Estates required to consider future needs. Incorporation of NPF4 requirements in relation to fast food or other potentially negative uses in town centres or other sensitive areas such as schools. composition monitoring has been carried out. Shopfront Guidance produced for Dalkeith but not for other centres. Work being carried out between Planning service, Midlothian property and community interests in several town centres. Ongoing monitoring TCR2 Location of New Retail and Commercial Leisure Facilities To set out criteria for locating new retail development, in accordance with town centre first principle and sequential test, and SDP (now superseded). Monitor planning applications and liaise with case officers to ensure implementation of policy. Midlothian Council Planning, Sustainable Growth and Investment Service A stronger town centre first approach for a wider range of uses needs to be considered. NPF4 Policy 27 now Ongoing monitoring Page 65 of 202
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Part 6 – Policy Actions Page 53 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress widens the range of activities covered by town centre first. More plan led approach to location of neighbourhood convenience shopping facilities. Need to address drive through restaurants (also required by NPF4). VIS1 Tourist Attractions To support the principle of tourist development and protect existing or consented tourist attractions against adverse impact from other development. Monitor planning applications and liaise with case officers to ensure implementation of policy. Midlothian Council Planning, Sustainable Growth and Investment Service No matters arising Ongoing monitoring VIS2 Tourist Accommodation To provide criteria to support tourist accommodation proposals and guidance on hotels and self catering accommodation. Monitor planning applications and liaise with case officers to ensure implementation of policy. Midlothian Council Planning, Sustainable Growth and Investment Service Need to consider visitor accommodation policy in rural areas, in regards to small scale facilities (also implications for RD1). Ongoing monitoring Page 66 of 202
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Part 6 – Policy Actions Page 54 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress Need to be aware of potential for visitor cottages to become standard houses through challenges to conditions, and implications thereof. Need to consider possible STL control policy. VIS3 Midlothian Snowsports Centre To provide support for the development and enhancement of the centre as a 'centre for excellence'. Monitor planning applications and liaise with case officers to ensure implementation of policy. Midlothian Council Planning, Sustainable Growth and Investment Service Midlothian Council Estate Service Sportscotland. No matters arising The upgrading and enhancement of the snowsports centre was carried out in 2024. Ongoing monitoring to ensure correct application of policy. MIN1 Areas of Search for Surface Mineral Extraction To define areas of search for sand and gravel and open cast coal extraction and set presumption against extraction outwith these areas. To protect valuable resources from Monitor planning applications and liaise with case officers to ensure appropriate conditions/controls applied. Liaise with Midlothian Council Planning, Sustainable Growth and Investment Service Industry Bodies Policy unused - no relevant applications (there has been pre- application discussion on aggregates Ongoing monitoring Page 67 of 202
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Part 6 – Policy Actions Page 55 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress sterilisation by other developments. enforcement officers as appropriate. extraction at two of the areas of search). MIN2 Surface Minerals Extraction To define criteria by which the acceptability of mineral extraction proposals are determined. Monitor planning applications and liaise with case officers to ensure appropriate conditions/controls applied. Liaise with enforcement officers as appropriate. Prepare SG on resource extraction. Midlothian Council Planning, Sustainable Growth and Investment Service Industry Bodies No matters arising Ongoing monitoring, including over lifetime of consents and restoration period. Action completed – SG adopted in 2019 MIN3 Onshore Oil and Gas To set policy framework for onshore oil and gas extraction Following Ministerial decision on unconventional oil and gas, monitor planning applications and liaise with case officers as appropriate. Prepare SG on resource extraction (in context of Ministerial decision Midlothian Council Planning, Sustainable Growth and Investment Service Scotland wide ban – policy now redundant. No further action given Scottish Government decision not to support unconventional gas extraction. SG adopted, but does not address this matter following Scottish Government decision on Page 68 of 202
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Part 6 – Policy Actions Page 56 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress on unconventional oil and gas). unconventional oil and gas. RD1 Development in the Countryside To define criteria for general development in the countryside and specific considerations for housing and business development. Revise SG on Housing Development in the Green Belt and Countryside Monitor planning applications and liaise with case officers to ensure appropriate conditions/controls applied. Midlothian Council Planning, Sustainable Growth and Investment Service Review of housing ‘cluster’ policy in countryside. Awareness required of rural brownfield opportunities. More ‘place-based’ approach. Consider future approach to occupancy condition linked development, in context of NPF4. Consider approach to rural shops, where small scale and offers something of a visitor experience and not in direct competition with town centres. Action completed - SG adopted in 2019 Page 69 of 202
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Part 6 – Policy Actions Page 57 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress Odour issues and proximity to pipelines have come up in relation to rural development (could affect other areas too), need consideration as potential ‘gaps’. Need to consider policy for former quarry sites, or rural VDL land where no restoration condition. RD2 Low Density Rural Housing To set out conditions for housing development at four specific locations in order to bring about environmental enhancement in these areas. Revise SG Monitor planning applications and liaise with case officers to ensure appropriate conditions/controls applied. Establish dialogue with developers to Midlothian Council Planning, Sustainable Growth and Investment Service Landowners and developers None Action completed – SG adopted 2020. Ongoing monitoring Ongoing – developer interest and progress at some of the sites. Page 70 of 202
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Part 6 – Policy Actions Page 58 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress identify any obstacles to progress and agree implementation strategy. RD3 Pentland Hills Regional Park To protect the Pentland Hills Regional Park from proposals that do not accord with its stated aims and/or the current or future management plans for it. Monitor planning applications and liaise with case officers to ensure appropriate conditions/controls applied. Midlothian Council Planning, Sustainable Growth and Investment Service Pentland Hills Regional Park Authority No matters arising Ongoing monitoring RD4 Country Parks To support development within country parks that is compatible with any management plan and to further the enjoyment of the park for outdoor recreation and activity. Monitor planning applications and liaise with case officers to ensure appropriate conditions/controls applied. Liaise with Land and Countryside Services as appropriate. Midlothian Council Planning, Sustainable Growth and Investment Service Midlothian Council Land and Countryside Service No matters arising Ongoing monitoring ENV1 Protection of the Green Belt To protect the green belt and set out criteria to assess development proposals Monitor planning applications and liaise with case officers to ensure appropriate conditions/controls Midlothian Council Planning, Sustainable Growth and Investment Service Most consented planning applications relate to smaller scale proposals such as householder Ongoing monitoring. Action completed – SG adopted in 2019. Page 71 of 202
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Part 6 – Policy Actions Page 59 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress applied. Revise countryside SG to include green belt matters applications, single dwelling houses, camping pods, renovation of existing and erection of new agricultural buildings. Developments consented in Green Belt since last review need to be considered, to ensure that its spatial extent remains rational. Consider Reporter findings in relation to Green Belts, in planning appeals in the area. ENV2 Midlothian Green Network To provide the policy framework for developing the Midlothian Green Network Prepare SG Monitor planning applications and liaise with case officers to ensure Midlothian Council Planning, Sustainable Growth and Investment Service Midlothian Council No matters arising Action completed – SG adopted in 2018 Page 72 of 202
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Part 6 – Policy Actions Page 60 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress appropriate conditions/controls applied. Land and Countryside Service SNH, CSGN and landowners/ developers ENV3 Newbattle Strategic Greenspace Safeguard To identify a new protected greenspace based around the River South Esk and to set criteria to consider new development in this area (cross reference with policy RD1). Longer term intention to seek a means of creating a new country park as part of the green network. Monitor planning applications and liaise with case officers to ensure appropriate conditions/controls applied. Midlothian Council Planning, Sustainable Growth and Investment Service Midlothian Council Land and Countryside Service CSGN and landowners/ developers Considered that Newbattle Strategic Greenspace Safeguard has been successful in its ambition to prevent coalescence. It has received positive feedback from members of the public and has been supported by the Council. Ongoing monitoring. It is unlikely that further progress on creation of a new country park will come forward in the remaining duration of LDP. This will be a matter for MLDP2 ENV4 Prime Agricultural Land To protect prime agricultural land from development and identify criteria to assess development proposals. Monitor planning applications and liaise with case officers to ensure appropriate conditions/controls applied. Midlothian Council Planning, Sustainable Growth and Investment Service No matters arising Ongoing monitoring. ENV5 Peat and Carbon Rich Soil To protect peat and carbon rich soils and minimise release of CO2 emissions from development. Monitor planning applications and liaise with case officers to ensure Midlothian Council Planning, Sustainable Growth and Investment Service No matters arising Ongoing monitoring. Page 73 of 202
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Part 6 – Policy Actions Page 61 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress appropriate conditions/controls applied. ENV6 Special Landscape Areas Prepare SG and monitor impact. To define conditions when development in SLAs may be permitted. Prepare SG and monitor impact. Monitor planning applications and liaise with case officers to ensure appropriate conditions/controls applied. Midlothian Council Planning, Sustainable Growth and Investment Service No matters arising SG adopted in 2018. Ongoing monitoring. ENV7 Landscape Character To protect landscape character and ensure it is not compromised by development, maintaining the distinctiveness of the landscape and enhancing character where it has been weakened. Monitor planning applications and liaise with case officers to ensure appropriate conditions/controls applied. Midlothian Council Planning, Sustainable Growth and Investment Service No matters arising Ongoing monitoring. ENV8 Protection of River Valleys To protect the landscape and character of river valleys. Monitor planning applications and liaise with case officers to ensure appropriate conditions/controls applied. Midlothian Council Planning, Sustainable Growth and Investment Service No matters arising Ongoing monitoring. ENV9 Flooding To prevent new development at risk of Monitor planning applications and Midlothian Council Planning, Sustainable No matters arising Ongoing monitoring. Page 74 of 202
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Part 6 – Policy Actions Page 62 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress flooding or which increases the risk of flooding elsewhere and support implementation of Local Flood Risk Management Plans. liaise with case officers, SEPA, Scottish Water and others as required to ensure appropriate conditions/controls applied. Contribute to preparation of Local Flood Risk Management Plans for the Forth Estuary Flood Risk Management Plan district. Participate in flood risk management groups. Update Strategic FRA. Former action was to prepare and adopt new SG on Flooding and the Water Environment Growth and Investment Service Midlothian Council Transport Service SEPA Scottish Water LFRMP partners Local Flood Risk Management Plan was updated in 2022 (6-year cycle so next LFRMP due in lifetime of MLDP2). Midlothian Council participated in these groups, which led to the production of the Local FRMP for the Forth Estuary Flood Risk Management Plan district. A revised SFRA has been prepared in 2024 as part of the MLDP2 Evidence Report Process. No further action on SG. Page 75 of 202
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Part 6 – Policy Actions Page 63 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress As reported in DPS16 and decided by Midlothian Council no further SG in connection with the adopted plan will be taken forward. ENV10 Water Environment To ensure that planning decisions contribute to good river basin and water body management. Monitor planning applications and liaise with case officers, SEPA, Scottish Water and others as required to ensure appropriate conditions/controls applied. Contribute to preparation of Surface Water Management Plans. Contribute to preparation and implementation of River Basin Management Plans for Scotland. Midlothian Council Planning, Sustainable Growth and Investment Service SEPA, Scottish Water, landowners and developers, 3rd sector and community involvement No matters arising Ongoing monitoring Surface Water Management Plans (SWMPs) are an action in the 2022 Local Flood Risk Management Plan (LFRMP). A 3rd River Basin Management Plan was adopted in 2021, covering the period 2021-2027. Midlothian Council is seeking partners to work on pilot projects in district. Page 76 of 202
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Part 6 – Policy Actions Page 64 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress Contribute to work of Edinburgh and Lothians Drainage Partnership ENV11 Woodland, Trees and Hedges To establish the principle of protecting established woodland, groups of trees and hedgerows from loss or damage from development. Monitor planning applications and liaise with case officers to ensure appropriate conditions/controls (refer to Scottish Government policy on woodland removal). Midlothian Council Planning, Sustainable Growth and Investment Service Midlothian Council Land Service Scottish Forestry, landowners/developers No matters arising Ongoing monitoring. ENV12 Internationally Important Nature Conservation Sites To reinforce the presumption in favour of protecting designated nature sites of national importance and identify a precautionary approach where development impacts are uncertain but may cause irreversible damage Monitor planning applications and liaise with case officers to ensure appropriate conditions/controls. Prepare Planning Guidance on nature conservation. Midlothian Council Planning, Sustainable Growth and Investment Service No matters arising Ongoing monitoring. Planning Guidance adopted 2020. ENV13 Nationally Important Nature To reinforce the presumption in favour of protecting designated nature sites of national importance and identify a Monitor planning applications and liaise with case officers to ensure Midlothian Council Planning, Sustainable Growth and Investment Service No matters arising Ongoing monitoring. Planning Guidance adopted 2020. Page 77 of 202
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Part 6 – Policy Actions Page 65 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress Conservation Sites precautionary approach where development impacts are uncertain but may cause irreversible damage. appropriate conditions/controls. Prepare Planning Guidance on nature conservation. ENV14 Regionally and Locally Important Nature Conservation Sites Identifies regional and locally important nature conservation sites and reinforces the presumption in favour of protecting them. Monitor planning applications and liaise with case officers to ensure appropriate conditions/controls. Prepare Planning Guidance on nature conservation. Midlothian Council Planning, Sustainable Growth and Investment Service No matters arising Ongoing monitoring. Planning Guidance adopted 2020. ENV15 Species and Habitat Protection and Enhancement Identifies the types of assessment required by development that would affect a species protected by European or UK law and the criteria against which applications will be assessed. Identifies that the nature conservation effects of development on habitats Monitor planning applications and liaise with case officers to ensure appropriate conditions/controls. Prepare Planning Guidance on nature conservation. Midlothian Council Planning, Sustainable Growth and Investment Service No matters arising Ongoing monitoring. Planning Guidance adopted 2020. Page 78 of 202
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Part 6 – Policy Actions Page 66 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress of conservation value will be taken into account. ENV16 Vacant, Derelict and Contaminated Land Provides policy framework for the redevelopment of vacant and derelict land Monitor planning applications and liaise with Officers to ensure appropriate conditions/controls. Reporting on vacant and derelict land in National Planning Improvement Framework. Midlothian Council Planning, Sustainable Growth and Investment Service Midlothian Council Environmental Health and Building Standards Service Need to consider to what extent policy might be strengthened, and widened to consider ground stability matters: at present a coal mining risk assessment (CMRA) is required for all applications located in the high risk areas as identified by the Coal Authority, but useful to provide policy support for this. Ongoing monitoring. Annual reporting. ENV17 Air Quality To provide a basis for protecting air quality in determining planning applications. Monitor planning applications and liaise with case officers and Environmental Health to ensure appropriate conditions/controls. Midlothian Council Planning, Sustainable Growth and Investment Service Midlothian Council Environmental Health Service No matters arising Ongoing monitoring. Page 79 of 202
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Part 6 – Policy Actions Page 67 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress Contribute to the Council’s Cleaner Air for Scotland Working Group Limited involvement to date, a Clean Air Policy for Scotland (CAFS) has been adopted and will inform future planning policy. ENV18 Noise Supports decision-making to avoid conflicts between noisy and sensitive uses. Monitor planning applications and liaise with Case Officers and Environmental Health to ensure appropriate conditions/controls applied. Midlothian Council Planning, Sustainable Growth and Investment Service Midlothian Council Environmental Health Service Necessary to consider whether policy ENV18 should be put on more quantitative basis, including reference to required NR curves or other standards (e.g., BS4142 or WHO Health Guidelines) Ongoing monitoring. ENV19 Conservation Areas Reinforces the presumption against development that would adversely impact on the character and appearance of the area. Sets out criteria for new buildings, extensions, alterations and demolitions. Monitor planning applications and liaise with case officers and Historic Environment Scotland as appropriate to ensure appropriate conditions/controls applied. Midlothian Council Planning, Sustainable Growth and Investment Service Historic Environment Scotland, East Lothian Archaeology Service (through SLA), Developers Consider new CACAMP documents, these may generate more place-based information or requirements to be reflected in new style LDP. Ongoing monitoring Page 80 of 202
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Part 6 – Policy Actions Page 68 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress ENV20 Nationally Important Gardens and Designed Landscapes Reinforces the presumption against development that would harm the appearance and setting of a garden or designed landscape included on Historic Environment Scotland's Inventory of sites. Monitor planning applications and liaise with case officers and Historic Environment Scotland when/as appropriate to ensure appropriate conditions/controls applied. Midlothian Council Planning, Sustainable Growth and Investment Service Historic Environment Scotland, East Lothian Archaeology Service, Developers No matters arising Ongoing monitoring ENV21 Nationally Important Historic Battlefields Provides policy basis to protect, conserve and where appropriate enhance the key landscape characteristics and special qualities of sites in Historic Environment Scotland's Inventory of Historic Battlefields. Monitor planning applications and liaise with case officers and Historic Environment Scotland when/as appropriate to ensure appropriate conditions/controls applied. Midlothian Council Planning, Sustainable Growth and Investment Service Historic Environment Scotland, East Lothian Archaeology Service, Developers No matters arising Ongoing monitoring ENV22 Listed Buildings Reinforces the presumption against development that would adversely affect the character, appearance or setting of a listed building. Sets out criteria for new development, enabling development, demolitions, extensions/ alterations. Monitor planning applications and liaise with case officers and Historic Environment Scotland when/as appropriate to ensure appropriate conditions/controls applied. Midlothian Council Planning, Sustainable Growth and Investment Service Historic Environment Scotland, East Lothian Archaeology Service, Developers Take on-board the Historic Environment Scotland Interim Guidance and the Final Guidance when available. Ongoing monitoring Page 81 of 202
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Part 6 – Policy Actions Page 69 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress and changes of use. ENV23 Scheduled Monuments Reinforces the presumption against development that would have an adverse effect on a scheduled site or the integrity of its setting. Monitor planning applications and liaise with case officers and Historic Environment Scotland when/as appropriate to ensure appropriate conditions/controls applied. Midlothian Council Planning, Sustainable Growth and Investment Service Historic Environment Scotland, East Lothian Archaeology Service, Developers No matters arising Ongoing monitoring ENV24 Other Important Archaeological or Historic Sites Reinforces the protection of these sites but outlines criteria against which development would be assessed. Monitor planning applications and liaise with case officers and Historic Environment Scotland when/as appropriate to ensure appropriate conditions/controls applied. Midlothian Council Planning, Sustainable Growth and Investment Service Historic Environment Scotland, East Lothian Archaeology Service, Developers No matters arising Ongoing monitoring ENV25 Site Assessment, Evaluation and Recording Outlines the nature and extent of works required where sites may be affected by proposed development. Monitor planning applications and liaise with case officers and Historic Environment Scotland when/as appropriate to ensure appropriate Midlothian Council Planning, Sustainable Growth and Investment Service Historic Environment Scotland, East Lothian Archaeology Service, Developers No matters arising Ongoing monitoring Page 82 of 202
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Part 6 – Policy Actions Page 70 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress conditions/controls applied. NRG1 Renewable and Local Carbon Energy Projects Identifies support for renewable energy and low carbon technologies in development proposals and identifies criteria to assess applications. Monitor planning applications and liaise with case officers to ensure appropriate conditions/controls applied. Midlothian Council Planning, Sustainable Growth and Investment Service No matters arising Ongoing monitoring NRG2 Wind Energy Identifies the criteria wind energy proposals must satisfy including reference to SG on wind energy development. Monitor planning applications and liaise with case officers to ensure appropriate conditions/controls applied. Midlothian Council Planning, Sustainable Growth and Investment Service. Policy unused for larger wind farms - no determined applications where policy was used (a wind farm application received in 2023 is currently being assessed) Ongoing monitoring NRG3 Energy Use and Low and Zero Carbon Generating Technology Encourages sustainable energy use and requires integration of low and zero carbon generating technologies into developments. Monitor planning applications and liaise with case officers and Building Standards Officers as required to ensure appropriate conditions/controls applied. Midlothian Council Planning, Sustainable Growth and Investment Service. Developers Consider Reporter findings in relation to need to connect with heat network, referenced in Wellington School appeal. Ongoing monitoring. NPF4 and revised Building Standards have tended to supersede this policy, particularly the more detailed quantitative elements in Page 83 of 202
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Part 6 – Policy Actions Page 71 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress associated policy NRG3. NRG4 Interpretation of Policy NRG3 Provides definitions in respect of policy NRG3 and lists exceptions to it. Monitor planning applications and liaise with case officers and Building Standards Officers as required to ensure appropriate conditions/controls applied. Midlothian Council Planning, Sustainable Growth and Investment Service Developers Consider ongoing relevance in face of higher building standards and NPF4. Ongoing monitoring. NPF4 and revised Building Standards have tended to supersede the detailed quantitative elements in this policy. NRG5 Heat Supply Sources and Development with High Heat Demand Promotes the use of waste heat from developments and provides general guidance on Council's approach. Monitor planning applications and liaise with case officers to ensure appropriate advice given. Midlothian Council Planning, Sustainable Growth and Investment Service Developers Policy Unused Ongoing monitoring. RERC at Shawfair identified as the principal heat generating source for the proposed community heating network there (NRG6). NRG6 Community Heating Promotes the use of community heating networks. Monitor planning applications and liaise with case officers to ensure appropriate advice given. Midlothian Council Planning, Sustainable Growth and Investment Service No matters arising Ongoing monitoring Midlothian Council has formed a partnership to promote green Page 84 of 202
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Part 6 – Policy Actions Page 72 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress Investigate and implement community heating vehicles - e.g. energy services company – where appropriate. Former action, to adopt Community Heating SG. Midlothian Council Resources Service energy, including waste heat from RERC. No further action, in line with decision taken in DPS16 not to adopt further SG associated with adopted MLDP. WAST1 New Waste Facilities Supports the development of new waste facilities, provides guidance on locations and reinforces the link to policy NRG5 in respect of reusing waste heat. Monitor planning applications and liaise with case officers to ensure appropriate advice given. Midlothian Council Planning, Sustainable Growth and Investment Service Policy unused Ongoing monitoring WAST2 Millerhill Safeguards site for waste management facility at Millerhill and supports further waste-related uses on the adjacent economic land. Monitor planning applications and liaise with case officers and representatives of the waste management sector regarding future opportunities. Midlothian Council Planning, Sustainable Growth and Investment Service No matters arising AD and RERC plants both now operational WAST3 Landfill Reinforces the presumption against new landfill Monitor planning applications and Midlothian Council Planning, Sustainable Policy Unused - No relevant Ongoing monitoring Page 85 of 202
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Part 6 – Policy Actions Page 73 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress development and identifies criteria to be met by any landfill proposal. liaise with case officers to ensure appropriate conditions/controls applied. Growth and Investment Service applications (increasingly unlikely there will be) WAST4 Operational Waste Site Safeguarding Safeguards operational waste sites from inappropriate nearby development. Monitor planning applications against waste sites identified in SEPA register, liaise with case officers and other services as required. Midlothian Council Planning, Sustainable Growth and Investment Service Policy Unused - Not spatially referenced. Need to consider if enhanced as part of a general waste/industrial site protection policy, with sites indicated in proposals map, or if overtaken by ‘agent of change principle’ Ongoing monitoring WAST5 Waste Minimisation and Recycling in New Developments Provides support and guidance for recycling facilities and waste separation facilities within developments. Monitor planning applications and liaise with case officers to ensure appropriate advice given. Midlothian Council Planning, Sustainable Growth and Investment Service Developers Policy Unused - need to consider if policy still required. Ongoing monitoring IMP1 New Development Identifies the use of planning conditions and the possibility of developer contributions to ensure that where new development gives rise to need, Monitor planning applications and legal agreements, liaise with case officers, and other services to assess Midlothian Council Planning, Sustainable Growth and Investment Service No matters arising Ongoing monitoring Page 86 of 202
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Part 6 – Policy Actions Page 74 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress appropriate provision is made in respect of matters specified in criteria. Also promotes the use of development briefs and developers. Masterplans to establish the planning and design principles relating to allocated sites. impact and progress of planned, committed and windfall development. Prepare masterplans and development briefs. Former action was to review and update Developer Contributions SG. Monitor progress through the Council's Capital Programming and Asset Management Board. Midlothian Council Education Service Midlothian Council Neighbourhood Services Midlothian Council Housing Service Midlothian Council Resources, Legal and Finance Services Developers IMP2 Essential Infrastructure Required to Enable New Development to Take Place Identifies the essential infrastructure required to support the delivery of the development strategy in tandem with IMP1. Monitor progress via developer contributions software, Capital Programming and Asset Management Board. Midlothian Council Planning, Sustainable Growth and Investment Service Midlothian Council Resources, Legal and Finance Services Concern that policy is insufficiently strong in terms of requiring commodious, educationally sound solutions where costs are borne Ongoing monitoring Annual update Page 87 of 202
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Part 6 – Policy Actions Page 75 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress Report progress through annual National Planning Improvement Framework. Monitor planning applications and liaise With case officers, the Planning Obligations Lead Officer and other services to assess the impact of planned, committed and windfall development. Negotiate planning obligations/other legal agreements where appropriate and liaise with legal services and developers. Developers Infrastructure providers wholly by developer who has initiated the change. IMP3 Water and Drainage Indicates the approach required by the Council to support development strategy. Report progress through annual National Planning Midlothian Council Planning, Sustainable Growth and Investment Service No matters arising Annual Page 88 of 202
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Part 6 – Policy Actions Page 76 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress Improvement Framework. Maintain dialogue with applicants and Scottish Water through pre- application and planning application process. Engage with SEPA and Scottish Water at regular liaison meetings. Former action was to prepare and adopt new SG on Flooding and the Water Environment. As reported in DPS16 and decided by Midlothian Council no further SG in connection with the adopted plan will be taken forward. Scottish Water SEPA Ongoing Ongoing No further action Page 89 of 202
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Part 6 – Policy Actions Page 77 Policy Purpose Action Responsibility Observations in respect of use of Policy Progress IMP4 Health Centres Supports the development of new or expanded facilities where there is an identified need. Monitor planning applications and liaise with case officers and Midlothian Health and Social Care Partnership and NHS Lothian to ensure appropriate conditions/controls applied. Midlothian Council Planning, Sustainable Growth and Investment Service NHS Lothian Midlothian Health and Social Care Partnership Policy unused Ongoing monitoring Liaison with Midlothian Health and Social Care Partnership and NHS Lothian IMP5 Emergency Services Support the provision and/or expansion of services to meet growing communities Monitor planning applications and liaise with case officers and emergency services to ensure appropriate conditions/controls applied. Midlothian Council Planning, Sustainable Growth and Investment Service Emergency Services Policy unused Ongoing monitoring Page 90 of 202
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Part 6 – Policy Actions Page 78 Table 9: Status of Supplementary Guidance Supplementary Guidance Status Midlothian Green Network (SG) Adopted Special Landscape Areas (SG) Adopted Resource Extraction (SG) Adopted Development in the Countryside and the Green Belt (SG) Adopted Food and Drink and Other non Retail Uses in Town Centres (SG) Adopted Low Density Rural Housing (SG) Adopted Nature Conservation (PG) Adopted Dalkeith Shop Front Design Guide (PG) Adopted Dalkeith Townscape Heritage Initiative (THI) Adopted Homeowners Guide: 'Repair and Maintenance of Historic Buildings in Dalkeith, Home Owners Guide' (PG) Adopted 18. DPS16 approved by Midlothian Council’s Planning Committee in April 2024, states that the Council does not intend bringing forward further Supplementary Guidance related to MLDP 2017. This allows work to be focussed on the new LDP and reflects the changed planning policy context brought about by NPF4. 19. National Developments. Scottish Government guidance requires the Delivery Programme to help facilitate national development, where relevant. National Developments 5 (Urban Sustainable, Blue and Green Surface Water Management Solutions for places including the Edinburgh City Region and its water catchment areas), 6 (Urban Mass/Rapid Transit Networks for amongst other places the Edinburgh City Region) and 7 (Central Scotland Green Network) have a particular geographic locus relevance in Midlothian. In addition, the following National Developments are described as Scotland wide: 2 (Pumped Hydro Storage), 3 (Strategic Renewable Electricity Generation and Transmission Infrastructure); and 4 (Circular Economy Materials Management Facilities), 8 (National Walking, Cycling and Wheeling Network) and 12 (Digital Fibre Network). National Development 18 (High Speed Rail) could conceivably affect Midlothian depending on route options chosen. 20. The replacement Midlothian LDP will offer an opportunity to consider how these National Developments can be delivered locally. The geographically specific developments 5 and 6 are already supported by the adopted plan, through policies TRAN2 and ENV10. No apparent incompatibility between the adopted MLDP and the NPF4 National Developments has emerged to date. Masterplan Consent Areas (MCAs) 21. MCAs were introduced by the Planning (Scotland) Act 2019. The Scottish Government recently consulted on proposed regulations on the procedures to introduce MCAs, and at September 2024 had published the results of that consultation. There is a duty (set out in Schedule 5A, Paragraph 5 of the Act) on Planning Authorities to consider making a MCA at least once every 5 years, from the date that the 2019 Act received Royal Assent. To provide transparency as to their consideration and the decision taken, planning authorities have to publish a statement as a formal record of how they have fulfilled their duty to consider preparing MCAs. 22. Midlothian Council has decided not to make a Masterplan Consent Area at this time. The reasons for this decision are the relative age of the adopted plan and its allocations, and the forthcoming work on the replacement MLDP. It does not seem a sensible use of resources to prepare MCAs for sites which may be reviewed and potentially deallocated within MLDP2, which is programmed to be Page 91 of 202
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Part 6 – Policy Actions Page 79 adopted by late 2026. This paragraph (if ratified by Midlothian Council in the approved Delivery Programme) will constitute Midlothian Council’s statement in respect of making an MCA, and will be reported to Scottish Ministers, and other stakeholders. Page 92 of 202
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Back cover page – there are pre-prepared versions in the folder. Page 93 of 202
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PLANNING COMMITTEE TUESDAY 29 OCTOBER 2024 ITEM NO: 5.2 MIDLOTHIAN LOCAL DEVELOPMENT PLAN 2: OUTCOME OF EVIDENCE REPORT GATE CHECK, UPDATE ON THE CALL FOR IDEAS EXERCISE AND NEXT STEPS Report By Chief Officer Place 1 PURPOSE OF REPORT 1.1 The purpose of this report is to update the Committee with regard: • The outcome of the Scottish Government Planning and Environmental Appeals Division (DPEA) ‘Gate Check’ of the Midlothian Local Development Plan 2 (MLDP2) Evidence Report (Section 2 of this report); • The ‘Call for Ideas’ exercise for MLDP2 undertaken between 1 July and 1 October 2024 (Section 3 of this report); and • The next steps in the production of MLDP2 (Section 4 of this report). 2 MLDP2 EVIDENCE REPORT GATE CHECK OUTCOME 2.1 At its meeting of 25 June 2024 Council approved the MLDP2 Evidence Report for Gate Check and as a consequence the Evidence Report was submitted to the Scottish Government’s Planning and Environmental Appeals Division (DPEA) on 28 June 2024. 2.2 On 19 September 2024 the Council received formal notification that the appointed DPEA Reporter is satisfied that the submitted Evidence Report contains sufficient information for the Council to prepare MLDP2 – a copy of the formal decision is attached to this report as Appendix A and has been uploaded onto the Council’s website via the following link DPEA assessment of the MLDP2 Evidence Report. 2.3 The Council did not receive any ‘Further Information Requests’ or correspondence relating to ‘Points of Clarification’ from the DPEA during the Gate Check assessment. 2.4 The Reporter undertaking the assessment provided a report (Appendix A) with recommendations and conclusions on a number of matters and by topic area as they relate to the structure of the Evidence Report. 2.5 Annex 1 of the Gate Check assessment report (pages 3 - 8 of Appendix A) sets out where the Reporter considered there to be uncertainties regarding some of the evidence, or a need for “minor Page 95 of 202
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clarification to secure alignment with the advice set out in Scottish Government Guidance”. These are highlighted with, what the assessment report terms as, “advisories” and that “These are matters for the council to consider in proceeding to prepare its local development plan (including the assessment of sites)”. 2.6 Annex 2 of the assessment report (pages 9 - 12 of Appendix A) provides conclusions on where there were alternative or disputed evidence recorded in the Evidence Report. 2.7 The Reporter has confirmed the Council can proceed with a Local Housing Land Requirement (LHLR) of 8,851 for MLDP2, as set by Council at its meeting of 25 June 2024. The implication of this is that at the point of adoption of MLDP2, the plan must identify land capable of delivering 8,851 homes. MLDP2 is programmed to cover the 10-year period 2026-2036. 2.8 National Planning Framework 4 (NPF4) identified a Minimum All Tenure Housing Land Requirement (MATHLR) of 8,850 homes for Midlothian. NPF4 sets out an expectation that a planning authority’s LHLR should be ambitious and exceed the MATHLR. The Reporter’s recommendations explain that the Council’s evidence justified an LHLR one number above the 8,850 MATHLR figure. 2.9 The matters raised by in the Reporter’s recommendations/assessment report will be taken forward and considered in the preparation of the MLDP2 Proposed Plan. 2.10 Overall, the Reporter found the Evidence Report a thorough piece of work with a structure that aligned with NPF4 and national planning guidance, which helped ease the Gate Check process. The Reporter considered a good level of consultation and engagement was undertaken with parties they would have expected to have been involved. The Reporter flagged up an apparent lack of engagement with Sportscotland. Over the summer the Council has liaised with Sportscotland and will be engaging with them during production of the MLDP2 Proposed Plan. 3 MLDP2 CALL FOR IDEAS EXERCISE 3.1 A Call for Ideas exercise for MLDP2 was undertaken between 1 July and 1 October 2024 (as set out in the MLDP2 report to Committee at its meeting of 4 June 2024 and Council at its meeting of 25 June 2024). The Council’s Planning, Sustainable Growth and Investment Service contacted known interested parties and used the Council’s website and social media to seek ideas for MLDP2. Scottish Government’s Local Development Planning Guidance (May 2023) sets out that a Call for Ideas exercise is something that planning authorities can consider if they wish to undertake an engagement exercise to capture ideas from local communities and other interested parties - it is not compulsory to undertake such an exercise. Page 96 of 202
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3.2 Midlothian’s Call for Ideas exercise was open to anyone to submit ideas relating to any aspect of MLDP2. This included individuals, communities, landowners, developers, businesses, organisations and any other interested parties. In particular, it is helpful to receive ideas and suggested locations regarding the safeguarding of land from development and for promoting development, policy matters and the overall spatial strategy. The collated information, once evaluated, can potentially inform the drafting of the MLDP2 Proposed Plan. 3.3 Below is a brief summary of the scale and nature of responses received during the ‘Call for Ideas’: Issue Submitting Body Scale of Response Promotion of sites/locations for protection from development in MLDP2 Primarily from community groups, but also commercial organisations and infrastructure bodies. Nine submissions Covering a range of locations and significant areas of land Promotion of sites for development in MLDP2 Primarily from developers, agents and landowners 170 submissions Including housing, business and mixed-use development at a variety of scales in a variety of locations across Midlothian. Housing sites promoted for approximately 16,500 homes, although not all promoted sites have indicative site capacities. Ideas and policy suggestions for MLDP2 Submitted by a mix of individuals, community groups and commercial organisations. 60 submissions Submissions cover multiple ideas including: renewable energy, community hubs, support for farmers markets, more active travel connections and safe cycling, use of old railway lines for active travel, public realm improvements, town centre improvements, outdoor recreation investments and opportunities, support for increased sport, promotion of physical activity, better play parks and outdoor learning, support for local theatre, film making and live music, lack of public transport to access facilities and services in Midlothian and promotion of small scale rural development. In addition, comments have been received expressing concern both over the volume of house Page 97 of 202
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building, and equally that there isn’t enough house building. 3.4 In the coming months/year officers will hold a series of workshop sessions with elected Members to go through the submissions and outcomes of the Call for Ideas exercise and to discuss the content of MLDP2 and its spatial strategy. 4 MLDP2 PRODUCTION – NEXT STEPS 4.1 Officers are currently reviewing and assessing the Reporter’s recommendations/ assessment report on the Gate Check and also the ideas and promotion of sites submitted during the Call for Ideas exercise. 4.2 Work on drafting the spatial strategy and policy framework of the MLDP2 Proposed Plan will occur in late 2024 and 2025. The timetable for the production of MLDP2 is set out in Development Plan Scheme no. 16 (DPS16) approved by the Committee at its meeting of 30 April 2024. 4.4 As required by planning legislation, the annual update replacement for the DPS will be consulted on and then presented to Committee for approval in the first part of 2025. That document will be DPS17 and it will contain the programme, with any updates on DPS16, for the production of MLDP2. Housing Land Supply 4.5 As already stated in this report, the Gate Check of the MLDP2 Evidence Report has confirmed support for the Council proceeding to produce MLDP2 with a LHLR (Local Housing Land Requirement) of 8,851 homes for the plan’s 10-year life span – programmed to be 2026-2036. That means MLDP2 when adopted, programmed for late 2026, must identify deliverable land for 8,851 homes. The emerging Housing Land Audit 2024 indicates at the programmed point of adoption of MLDP2 (HLA 2024 is also presented on the October 2024 Committee agenda). A significant quantity of that 8,851 will already be identified and available to meet this requirement. The sites coming forward will provide other options for consideration by the Council, should they be needed, to help ensure that the 8,851 LHLR requirement is identified in MLDP2. 4.6 As part of the sites assessment process needed for MLDP2 preparation, the constrained sites and long term safeguarded sites need to be assessed as part of MLDP2 production to determine what scale of housing might be delivered from these and contribute to meeting MLDP2’s LHLR of 8,851 homes. 4.7 The Quality Homes section of Scottish Government’s NPF4 sets out that areas that may be suitable for new homes beyond 10 years (i.e. after 2036) are also to be identified (in MLDP2). This identification Page 98 of 202
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does not need to be in detail and will be a matter for the Council to consider. The sites and locations promoted through the Call for Ideas exercise can help inform the Council with its considerations on longer term growth post MLDP2, for MLDP3 and the period 2036-2046. 5 RECOMMENDATION 5.1 It is recommended that Committee notes the content of this report in relation to the outcome of the Gate Check of the Midlothian Local Development Plan 2 (MLDP2) Evidence Report, the Call for Ideas exercise undertaken between 1 July and 1 October 2024 and the next stages in the production of MLDP2. Peter Arnsdorf Planning, Sustainable Growth and Investment Manager Date: 18 October 2024 Contact Person: Grant Ballantine, Lead Officer Conservation and Environment grant.ballantine@midlothian.gov.uk Background Papers: Reports on MLDP2 to Planning Committee at its meetings of 28 February 2023, 16 May 2023, 31 October 2023, 28 November 2023, 30 April 2024, 4 June 2024 and Council at its 25 June 2024 meeting Appendix A: Scottish Government Planning and Environmental Appeals Division Gate Check Assessment Report (Reporter’s Recommendations) of the Evidence Report for Midlothian Local Development Plan 2 (MLDP2) Page 99 of 202
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Planning and Environmental Appeals Division Hadrian House, Callendar Business Park, Falkirk, FK1 1XR E: dpea@gov.scot T: 0300 244 6668 Town and Country Planning (Scotland) Act 1997 Gate Check: Section 16B(9) Notification of Sufficiency Decision I find the evidence report, as referenced above, sufficient to enable the planning authority to proceed to prepare its Local Development Plan. Assessment I was appointed to carry out the required Gate-Check on 16 July 2024. I have carried out my assessment in the context of the relevant legislative provisions of the 1997 Act. In doing so I have taken account of National Planning Framework 4 (NPF4) and its associated guidance (Guidance on Local Development Planning in Scotland 2023). My assessment relies on the evidence report including its linked documentation. A copy of this notice has been sent to the council and to the Scottish Ministers. In carrying out my assessment I found some aspects of the evidence where there is some remaining uncertainty or need for minor clarification to secure alignment with the advice set out in the Scottish Government Guidance. Given the extent and nature of these matters, as set out in Annex 1, I do not consider they require to be addressed by further process or impact overall on the sufficiency of the evidence report. Rather they are included as advisories to this notice. These set out matters for the council to consider in proceeding to prepare its local development plan (including the assessment of sites). In Annex 2 I set out some brief conclusions on relevant matters where there was alternative or disputed evidence recorded as part of the council’s process of engagement and consultation. Confirmation of Midlothian Council’s approval of the evidence report, with a local housing land requirement (LHLR) of ‘8,850 plus 1’, was received by email of 20 August 2024 in the form of a draft minute of the council meeting of 25 June 2024. In making my assessment I have been conscious of the expectation expressed in NPF4 for the LHLR to promote an ambitious approach. The Midlothian figure is only one above the minimum all-tenure housing land requirement (MATHLR) set by NPF4 so may initially Decision by Stephen Hall, a Reporter appointed by the Scottish Ministers • Evidence Report Reference: GATE-290-1 • Midlothian Local Development Plan Evidence Report Gate Check • Date of submission to Gate Check : 28 June 2024 • Procedure: No further procedure Date of Notice: 19 September 2024 Page 100 of 202
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appear to fall short of that expectation. However, I have carefully considered the supporting evidence and explanation of the particular circumstances that apply in Midlothian. I find the council’s evidence sufficient in supporting its conclusion in this case, and the accompanying explanation to be clearly expressed and transparent. Conclusion Overall I find nothing to alter my conclusion on the overall sufficiency of the submitted Evidence Report. Next Steps. Consequently the planning authority can now proceed to prepare its local development plan. Stephen Hall Reporter Page 101 of 202
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Annex 1 – Gate Check Advisories General Comments 1. Overall I found the evidence report to be a thorough piece of work presenting a clear and comprehensive summary of the body of evidence available to the council at this stage of its plan preparation journey. In particular, the use of the template supplied at Figure 7 of the Local Development Planning Guidance to brigade the information helped ensure that the expected evidence was, generally, supplied, and this will have assisted the authority towards achieving comprehensive coverage of the required topics as well as easing the gatecheck process. It was helpful that the topic papers aligned largely with the policy topics of NPF4. And it was good practice to include Table 1 summarising identified disputes and information gaps and Part 4 evaluating the delivery of the extant plan. The preparation of detailed evidence notes that sat behind certain topics was useful, and could fruitfully have been used throughout. 2. Generally the collation of relevant information presented in the evidence report was impressive, though in occasional topics some tendency was evident to over-emphasise the exposition of theoretical concepts rather than concentrating on more hard-edged, and particularly local, qualitative and quantitative evidence. 3. The inclusion of Part 4 evaluating the delivery of the extant plan was useful and good practice, though I found this to be stronger in some areas (such as the delivery of land) than others (the achievement of policy objectives). Some parts of the analysis came across as generic, excessively high level and not fully considered. 4. Some material relating to work with the key agencies group and on developer contributions was repeated between topics with little variation. It would have been more useful if these sections had been used to more systematically pick out the particular factors of relevance to each particular topic. 5. No reference was made to Habitats Regulations Assessment (HRA). While I understand that this formal requirement will only be applied later in the process, some recognition of the potential implications of HRA could usefully have been mentioned under various topics. 6. A good level of consultation and engagement was evident from the ‘summary of stakeholder engagement’ sections of each topic paper and from the participation report (MC011). Most parties I would have expected to have seen involved were indeed engaged with. In particular it was clear that the views of the key agencies were taken into account, including seeking their validation of the relevant draft topic papers that make up the report. However one important body that I could find no mention of was Sportscotland. Topic 2: Biodiversity (including Soils) 7. I would have expected to see some reference made to the council’s Biodiversity Duty Report. Topic 3: Forestry Woodland and Trees; and Topic 4 Natural Places and Landscape 8. These topics provide a useful overview of existing assets, and I note that an up-to- date Forestry and Woodland Strategy is in place (albeit only currently in draft form). However, this section could have been enhanced by including some analysis of gaps in the woodland/ biodiversity network and opportunities for enhancement particularly in terms of Page 102 of 202
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improved connections between sites/ filling gaps, perhaps in association with new development. Topic 5: Historic Assets and Places 9. I note that a post-survey report being carried out by Historic Environment Scotland on the buildings at risk survey is to be shared with the council in due course. Analysis of this report should inform the proposed plan and be used to identify priorities for action. There is some coverage of non-designated historic sites at paragraphs 5.12 and 5.13, but the evidence report could have been clearer about how this information would potentially be used. Topic 7: Green Belt and Coalescence 10. The absence of an up-to-date green belt review is unfortunate. NPF4 states that green belts should be reviewed as part of the preparation of LDPs and the Local Development Planning Guidance states that if the plan area contains an existing green belt, planning authorities would be expected to review whether the existing boundary remains effective. It appears (from MC301) that there has been no such review since 2007. The staffing and resource implications, the need to work with neighbouring authorities, and NatureScot’s support for a review taking place later in the process are recognised. It may also be that there are advantages to carrying out this exercise following the gatecheck when the scale of the local housing land requirement, the extent of the deliverable land supply, and the need to find additional sites is better understood. However, in accordance with the guidance I advise that a green belt review should be carried out ahead of the preparation of the proposed plan. Any review should also take place ahead of the site selection exercise, especially given that it is proposed to include green belt status among the factors contained in the indicative site selection methodology (MC080). I recognise the likely need to carry out this exercise jointly or in concert with the other green belt authorities. The scale and nature of the review exercise, including how fine-grained or strategic it needs to be, and whether it requires to be fully comprehensive or can build upon earlier reviews, will need to be discussed and agreed where appropriate with the neighbouring authorities and other stakeholders. 11. The success of the Newbattle Strategic Greenspace Safeguard is stated in the evidence report, but little evidence is presented in support of this assertion. Particularly given that this is a local designation not directly supported by any policy provision in NPF4, it will be beneficial for the council to put in place a stronger evidence base in support of this policy should it be maintained into the proposed plan. Topic 10: Roads 12. No reference was found to any liaison with neighbouring roads authorities over the content of this topic, though the Local Development Planning Guidance mentions this as being expected. I note that Transport Scotland did not dispute this aspect of the evidence report despite this expectation. Nevertheless. I suggest that the council should consider consulting the neighbouring roads authorities as it moves forward into the next stage of plan preparation. Topic 11: Wind Energy 13. I note that the Midlothian Landscape Wind Capacity Study (MC248) dates from 2014, and so may now no longer fully reflect changes in the wind energy industry (including the typical scale of modern turbines - I note the largest typology considered in the Study is Page 103 of 202
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turbines of 80+ metres) and the current policy context in respect of wind farms. It could therefore be beneficial for the council to refresh this guidance. Topic 14: Zero Waste 14. I note and support the intention to develop a Local Waste Strategy in 2024/25. This should be taken into account in the proposed plan. The evidence report does not mention any specifically local waste or recycling targets. This may be a matter the authority could usefully consider through its emerging local waste strategy. Nor did the evidence report arrive at any explicit statement as to whether any new waste management facilities are likely to be required over the plan period, and if so what the locational requirements may be. While I appreciate this may be dependent on the emerging local waste strategy, it would have been helpful for this information to have been included in the evidence report. Going forward it is to be hoped that the local waste plan will provide this information and that the emerging LDP can plan proactively (either in policy or locational terms (the identification of suitable site(s))) for any necessary new provision. Topic 15: Design, Quality and Place 15. The council could usefully consider whether the Design Version of the Place Standard can be used in the site assessment for the plan and in bringing forward development briefs, frameworks and masterplans. Topic 16: Local Living and 20-minute Neighbourhoods 16. Topic 16 contains and references some good background analysis relating to 20- minute neighbourhoods (MC183 and MC271). However, a chance was perhaps missed in the evidence report itself to draw out sharper-edged settlement-specific explanations of why 20-minute neighbourhood ‘scoring’ was not higher. Such analysis could perhaps be carried out going forward and can potentially act as a springboard for actions in the proposed plan. 17. I note the references at paragraph 16.23 to public conveniences and water refill locations. While the statutory requirement may be to address these matters in the LDP itself, it would have been helpful to have included at least analysis of existing provision and gaps in the evidence report. It is unclear if the single Scottish Water refill tap in Penicuik Park mentioned in MC271 is the full extent of provision. Topic 17: MATHLR and Local Housing Requirement 18. I address general matters on the sufficiency of the evidence supporting the indicative local housing land requirement (LHLR) in my overview of consideration of the comments received by Homes for Scotland (Annex 2). Some evidence relating to housing market signals (such as rising local housing prices) is contained in the Housing Land Audit (MC050) (and in Homes for Scotland’s submissions) but this matter does not feature strongly in the evidence report as having contributed to the identification of the LHLR. I suggest that the council should explore this matter more thoroughly ahead of its preparation of the proposed plan, including considering whether market signals could indicate that a higher proportion of overall need may be for owner-occupied/ private rented housing. Some analysis of how market demand operates across authority boundaries could also be beneficial, including the extent to which any ‘overspill’ demand from the Edinburgh market may continue to be a factor under the NPF4 policy framework. 19. Related to the above, the council will need to consider carefully how the high proportion of the Housing Need and Demand Assessment (HNDA) figure represented by Page 104 of 202
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affordable housing need (64% of the total) is deliverable and fits with the supposedly lower level of demand for market housing and with affordable housing contribution policies that must remain fair, viable and compliant with NPF4. As suggested at paragraph 18.61 of the evidence report, I recognise that the potential role of development on council-owned land, other sites emerging through the SHIP, and allocations of land for 100% affordable housing may all be relevant to this analysis. 20. The evidence report contains references to the self-build register. It would have been helpful if this had been submitted to the Gatecheck (suitably redacted as necessary). 21. The evidence report acknowledges a potential evidence gap in relation to engagement with Newbattle Abbey College. I agree that further discussion with the College regarding student housing needs would be useful ahead of the preparation of the proposed plan. 22. I acknowledge the difficulty the council has experienced in accessing the views of disabled people on their future housing needs, and I support the expressed intention to hold further dialogue with this group. Topic 19: Site Selection Methodology 23. As noted under Topic 7, the Newbattle Strategic Greenspace Safeguard would benefit from a stronger evidential base. I consider that such evidence should be in place before including this designation as a step 1 exclusion factor in the site selection methodology. 24. MC107 illustrates the extent of prime agricultural land around Midlothian’s towns, and paragraph 2.37 of the evidence report acknowledges the possible need for allocations on prime land. I recognise the council has sought to address this matter through a footnote to step 1, but I consider it should consider if there are better ways to balance the importance of protecting prime land with a realistic site selection process that can produce a supply of suitable land. Topic 21: Education 25. The formula used in school roll projections was provided at Table 21.4 of document MC207, but remains difficult to interpret (as highlighted by Homes for Scotland). A fully referenced worked example would have assisted in the proper understanding of this formula. I suggest this material be presented in a clearer fashion going forward so that stakeholders can fully understand the detail of what is being proposed. Topic 22: Health 26. This topic goes some way to explaining the pressures inflicted on this sector by new development, and includes some useful data, particularly on GPs and pharmacies, that could be useful in developing future planning policy. However, other parts of the evidence base presented are quite high level and theoretical. I agree with the council as to the need for further engagement to pin down the place-based provision that is required and the possible role of the planning system in helping to deliver this. I note at paragraph 22.106 that the council commits to giving consideration during MLDP2 production ‘to how and if developer contributions may appropriately form part of addressing [healthcare] challenges’. At paragraph 22.119 the report acknowledges ‘that data gaps remain in terms of details quantifying the exact future service needs/ interventions and exactly where interventions are required’. Clearly it would have been better if these matters had been resolved and Page 105 of 202
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explained in the evidence report. With the partial exception of GP premises, I find that the level of information provided in terms of health provision is significantly less comprehensive than that set out in relation to education for instance. Should the council seek to establish a firm basis for seeking developer contributions for health and social care infrastructure, I suggest that a similar level of evidence would require to be established as is set out in relation to education. Topic 23: Energy Infrastructure 27. This topic identifies that much of the electricity supply network is ‘category red’ and requires re-enforcement work either to sub-stations or overhead lines. It is also stated that investment in this infrastructure is confirmed. The impression given is that electricity supply is not likely to constrain future built development in Midlothian, but this is not stated explicitly. A clear statement on this matter would have been useful. Topic 24: Water and Drainage Infrastructure 28. Similarly, references are made to some water treatment works requiring future investment, but there having been a reduction in the level of water demand. Clearer statements would have been useful as to whether or not water supply and drainage constraints to additional development are significant in Midlothian. Topic 25: Blue and Green Infrastructure 29. The council’s acknowledgement that the existing open space strategy is out-of-date, and its commitment to its replacement are welcome. However I could find no reference to any timescale for this work. It would be helpful for the council to set out such a timetable, and to consider the benefits of drafting the strategy in parallel with the emerging LDP so that the spatial implications of both documents can inform each other. 30. The evidence report contains little data or information pertaining to blue infrastructure beyond sustainable urban drainage systems. I suggest that the open space function and potential of the area’s waterbodies should be addressed in the forthcoming open space strategy. Topic 26: Flood risk and water management 31. I note that the draft strategic flood risk assessment (SFRA) (MC210) contains some data gaps, including relating to the mapping of historic flood events and recent changes to the climate change allowances to be used in calculating future fluvial flooding. As a consequence SEPA has not yet provided a statement of agreement on the SFRA. The council’s explanations for the existence of these gaps appear reasonable, and I am satisfied with its proposed approaches to considering flooding matters going forward, including with regard to site selection. I advise that liaison with SEPA is maintained going forward with a view to agreeing a final form of the SFRA ahead of the preparation of the proposed plan, and that the council remains cognisant of the limitations of the SFRA when considering flooding matters through the site selection process. 32. I note the stated intention to prepare surface water management plans for various parts of the authority area. The completion of this work in good time so as to enable it to inform the preparation of the proposed plan would be desirable. Page 106 of 202
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Topic 30: Town, Local and Commercial Centres and Retail 33. At paragraph 30.83 of the evidence report the council acknowledges a number of data gaps, including in relation to an up-to-date household survey and retail study, and up- to-date town centre health checks. I consider that the council should confirm in response to stakeholders whether an additional household survey and retail study will be undertaken, and the timescales for this to inform the preparation of the LDP. In particular, the Local Development Planning Guidance highlights the benefits that town centre audits can bring, and I therefore suggest the council considers carrying out such audits to inform policy direction (including the LDP and potentially town centre strategies) and monitors progress towards identified place-specific ambitions. 34. Data and understanding appears to be somewhat lacking in terms of jobs and investment in the creative sector, culture, heritage and the arts. The council could usefully pay further attention to this topic ahead of the preparation of the proposed plan. Topic 33: Business, Industry and Community Wealth Building 35. I note that the council’s economic development strategy is due to be replaced in 2024. It will be important that an up-to-date position on the economic strategy for the area is in place to inform the preparation of the LDP. Efforts, including from independent sources, should also be made to better understand the reasons for businesses having difficulty finding sites in the area. It will be important that the council has a strategy for community wealth building for the area in place to inform the preparation of the LDP. Topic 34: Minerals 36. Topic 34 provides a good overview of minerals matters but some further interrogation of the Landbank Assessment provided by Breedon Aggregates (MC090) would be useful ahead of the proposed LDP. It appears that this can contribute to a fuller understanding of the topic than one solely based on the Scottish Aggregates Survey. This is a topic that requires to be studied on a regional basis and so I suggest that (as already hinted at in paragraph 24.48 of the evidence report) further dedicated liaison takes place with the other authorities of the East Central Scotland region with the aim of arriving at a robust and coordinated position on this matter. Page 107 of 202
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Annex 2: Overview of reporter’s consideration of the main unresolved matters Respondent Topic Reporter’s Consideration Homes for Scotland 6 – Brownfield, Vacant and Derelict Land and Empty Buildings It appears from the notes of meetings supplied that the council has carried out some urban capacity work. There is no policy requirement for councils to prepare an urban capacity study, though the potential for them to do so is highlighted in the Local Development Planning Guidance. I am aware that some authorities have publicised or consulted upon such studies in the past, but I also understand there are some sensitivities about doing so. On balance I am satisfied that the council is equipped to take a view as to how much external involvement to seek to this work. That said, if the work is not made public it would seem more difficult to place significant reliance on it at the proposed plan examination stage. Homes for Scotland 7 – Green Belts and Coalescence I agree that a green belt review is desirable and have advised that such a review should be carried out. I also consider that stronger evidence would be beneficial to demonstrate the need for, and success or otherwise of, the Newbattle Strategic Greenspace Safeguard, and I have mentioned this in my advisory comments accordingly. Homes for Scotland 17 – MATHLR and Local Housing Land Requirement Homes for Scotland disputes the selection of Option 1 for the local housing land requirement (LHLR). I note that the LHLR of 8,851 identified in the evidence report exceeds the NPF4 MATHLR figure by only one unit. However, I note the particular unusual circumstances pertaining in Midlothian explained by the council at topic 17 in the evidence report. These include the facts that: • Midlothian’s population has grown more quickly than any other Scottish authority in recent years, • the MATHLR figure itself is the equivalent of an increase of over 20% on Midlothian’s current number of households, and that this represents the highest percentage household growth level in Scotland; and • an annualised level of completions equivalent to the MATHLR would significantly exceed long-term completion rates and has only been exceeded in one of the past years for which data is presented. Overall I accept that the council’s suggested indicative LHLR may not be perceived as being ambitious given its minimal uplift from the MATHLR figure. However, I find the council’s explanation to be coherent and sufficiently evidenced, and its conclusion to be a reasonable one. I have therefore concluded that the council may proceed to prepare the LDP on this basis. Homes for Scotland present an alternative methodology based on its own primary research which indicates there may be significantly higher levels of concealed households than identified by the Housing Need and Demand Assessment (HNDA). However the HNDA has been found to be robust and credible by the Scottish Government’s Centre for Housing Market Analysis in July 2022, and the MATHLR figure for Midlothian (which is based on the HNDA) is contained in NPF4. I recognise that evidence reports should Page 108 of 202
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make use of more recent information where available, and in this regard the Homes for Scotland research is an interesting and potentially useful piece of work. However, I note that page 6 of the research itself acknowledges that it does not set out to provide definitive figures but rather an indication of need. It may be that the way in which existing HNDAs account in particular for concealed households may need to be examined further at the national level. But my remit is to consider the sufficiency of the evidence base and whether the council’s view of that evidence is sufficiently clear and transparent. In that context and given the unverified nature of the Homes for Scotland research, I am satisfied that it was not inappropriate for the council to rely on a robust and credible HNDA assessment that confirms the MATHLR. There is nothing in that approach that is inconsistent with current guidance. Whilst the council has chosen in this case not to further increase that figure, I find its explanation of the reasons for this sufficient in the particular circumstances of the evidence rehearsed for this council area. On this basis I do not consider that it was necessary for the council to adjust its conclusions regarding the indicative LHLR in response to this evidence. In addition, I note that the proposed indicative LHLR figure would significantly exceed average historic completion rates, as sought by Homes for Scotland. I have some sympathy that the evidence report may possibly underplay the proportion of housing demand in Midlothian that is for market housing given the little apparent account that has been taken of market signals. I have advised the council in this letter to explore this matter in more depth ahead of the preparation of the proposed plan. I agree with Homes for Scotland that it would appear unsafe to assume that the entirety of the remaining post 2033 portion of the established housing land supply would be built out by the end of the forthcoming LDP period in 2036. However, I am not clear that either the housing land audit (MC050) or the evidence report make this assumption. In preparing the proposed LDP the council will need to carry out an up-to-date assessment of the likely potential contribution from the established deliverable supply towards meeting the LHLR in the plan period. Homes for Scotland 19 – Site Selection Methodology - Regarding whether sites with planning permission should be re-assessed, it would seem risky for the council to assess such sites and potentially remove them when there is a clear potential for them to be developed anyway. - Regarding areas of biodiversity value and semi-natural woodlands, I understand the argument that such sites may only need to be protected from development that would harm the designated interest, i.e. that such designations may not be an absolute bar and should not necessarily be screened out at step 1. Page 109 of 202
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However, the circumstances under which development on such designations would be desirable must be very unusual and so I consider these occasions could potentially be treated as individual exceptions. - Regarding whether the Newbattle Strategic Greenspace Safeguard should be used as a step 1 exclusion factor, I have advised elsewhere that this particular designation would benefit from stronger evidencing, and suggest that such evidence should be in place before including this designation as such a stringent constraint. - Regarding prime agricultural land, while NPF4 does adopt a restrictive approach I accept that there may need to be some such releases in certain situations. MC107 illustrates the extent of land around Midlothian’s towns that constitutes prime land. In these circumstances it does not appear appropriate to absolutely rule out new sites on prime land as implied by this criterion’s inclusion in step 1. Paragraph 2.37 of the evidence report acknowledges the possible need for allocations on prime land. I recognise the council has sought to address this concern through a footnote to step 1, but I consider the council should consider if there are better ways to balance the importance of protecting prime land with a realistic site selection process that can produce a supply of suitable land. I have included an advisory comment above to this effect. - Regarding the Midlothian Science Zone, the council’s aspiration to reserve this land for high value economic uses does not appear unreasonable. Homes for Scotland 21 - Education Homes for Scotland raises disputes with the Education Topic in relation to a lack of evidence presented to account for the discounts to planning capacity used and a lack of explanation of the school roll projections. Overall it appears the council has included plausible responses to these matters within the final version of the evidence report, largely within paragraphs 21.24 and 21.36. Some outstanding queries remain but overall it appears that a workable mechanism is in place, albeit one that might require some further explanation to affected parties. That said, this gatecheck is not the forum to resolve disputes regarding detailed policy mechanisms. Peel Holdings 30 – Town, Local and Commercial Centres and Retail I agree with the council that the issue raised by Peel Holdings is site specific and more appropriately dealt with in the preparation of the LDP. University of Edinburgh 33 – Culture and Creativity The matters raised by the University of Edinburgh are detailed locational matters affecting specific sites and the delivery of land. Therefore, I agree with the council that the information in the evidence report is sufficient for this stage, and preparation of the LDP and the Delivery Programme will consider the issues raised. Breedon Aggregates 34 - Minerals Breedon Aggregates have supplied an alternative assessment of the aggregates landbank applicable in Midlothian (MC090) which suggests a supply of only 8.8 years. I consider it was reasonable for the council Page 110 of 202
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to base its approach on the Scottish Aggregates Survey which is the principal source of recognised data for this topic. However I recognise that MC090 provides useful additional information on this topic, and I have advised the council to give this further consideration. It is not appropriate for me to state a definitive view on the actual scale of the current landbank as part of this gatecheck process. Page 111 of 202
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PLANNING COMMITTEE TUESDAY 29 OCTOBER 2024 ITEM NO: 5.3 HOUSING LAND AUDIT 2024 Report by Chief Officer Place 1 PURPOSE OF REPORT 1.1 The purpose of this report is to present the 2024 Housing Land Audit (HLA) and to update the Committee on the state of the housing land supply in Midlothian. HLA 2024 covers the period 1 April 2023 to 31 March 2024. 2 BACKGROUND 2.1 Maintaining the supply of land for housing is one of the most challenging tasks for the planning system, particularly so in Midlothian, which is Scotland’s fastest growing local authority area in population percentage terms. The findings of the 2022 Census for instance found that Midlothian’s population increased by 16.1% between 2011 and 2022 (compared to a corresponding Scotland-wide figure of 2.7%). By 2036, National Records of Scotland (NRS) project that the population of Midlothian will grow by a further 14.2%, from 98,600 (Sept 2023) to 112,700 (using 2018-based population projections). However, based on the 2024 HLA and Midlothian’s housing targets (see the MATHLR and LHLR figures set out later in this report) the population increase could reasonably be up to 119,647 in 2036 rather than the stated 112,700 (this based on the average household occupancy in Scotland of 2.12 persons per house and minus the Scotland average of 12% vacant/second homes). There is currently approximately 44,000 households in Midlothian and by 2036 this will increase to approximately 56,000. 2.2 Midlothian Council prepares an annual HLA which is the established means of monitoring Midlothian’s housing land supply. It is used to inform service and infrastructure providers such as the NHS and Scottish Water about forthcoming development sites, and it assists in the Council’s own forward planning for facilities such as the provision of schools. It is important for the good planning of the area to maintain the supply of land and to avoid ‘planning by appeal’. This is where land not allocated for housing in the current or past development plans could be consented for that purpose in the event of a shortage of supply. Page 113 of 202
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2.3 National Planning Framework 4 (NPF4) was adopted in February 2023, the Town and Country Planning (Development Planning) (Scotland) Regulations 2023 came into force in May 2023 and the associated guidance on the regulations was published shortly thereafter. This new regulatory framework has triggered changes to the content of the HLA – these changes were initially reflected in the 2023 Audit and continue into the 2024 Audit. 2.4 The HLA indicates how many houses are built each year and how much stock remains to be built (from site allocations in the development plan and planning permissions granted). This total stock is known as the ‘Established Supply’ – it is further broken into the ‘Effective Supply’ (sites which are currently free from impediments to their development or that will become free of them) and ‘Constrained sites’ (where there are obstacles, such as land ownership disputes, ground contamination or access restrictions preventing their development). 2.5 The programming, or number of units that will be built in future years, in the HLA is agreed with Homes for Scotland (HfS), the umbrella organisation that represents the house building industry, who consult their members on their intentions for build out rates. Other data such as past completions trends, site layouts, and the status of both planning and building warrant applications are also used to estimate programming. It should be noted that the purpose of the HLA is not to ‘control’ the rate of delivery of homes, but rather to report on a most likely scenario for it. Where there is a dispute between the Council and HfS about a site’s status this will be clearly indicated in the HLA - there are no disputed sites in the 2024 HLA. Findings of Housing Land Audit 2024. 2.6 A copy of the 2024 HLA is attached as Appendix A. Its ‘Summary’ schedule identifies a remaining established supply of 10,863 units as of 31 March 2024. This is the sum of the remaining capacity of all sites known to Midlothian Council, whether allocated through development plans or granted planning permission. Of these, 9,783 units are effective and 1,080 are constrained. Further commentary on the general status of the housing land supply is provided in the Audit’s ‘Housing Supply Commentary’ section and plans showing the sites are attached as Appendix B. Midlothian Local Development Plan 2 Housing Requirement 2.7 NPF4 contains a Minimum All Tenure Housing Land Requirement (MATHLR) for each planning authority. For Midlothian, the MATHLR housing figure is 8,850 units over the 10-year period that the Midlothian Local Development Plan 2 (MLDP2) (2026 - 2036) will plan ahead for. This is equivalent to 885 units a year. NPF4 requires local planning authorities to set a Local Housing Land Requirement (LHLR) which must exceed the MATHLR. The LHLR for Midlothian of 8,851 was set by Council at its meeting of 25 June 2024 and has been Page 114 of 202
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confirmed by the Scottish Government Reporter through the Directorate of Planning and Environmental Appeal’s (DPEA) ‘Gate Check’ process on the 19 of September 2024. At the point of adoption of MLDP2 by the Council, the plan must identify land for delivery of 8,851 homes. The established supply of 31 March 2024 shown in HLA 2024 will be reduced between now and the point of adoption of MLDP2 due to the completion of homes in that period. 2.8 The NPF4 figures are based on demand from 2022 to 2036, but annualised and converted into a ten-year requirement, so these can be used by any development plan adopted between now and 2026. Existing housing allocations will be able to meet much of the MATHLR requirement. On the basis of programming in the 2024 HLA, by April 2026 there will be a remaining effective supply of 8,008 houses. Safeguarded Sites identified in the development plan could provide further supply of 600 units (bringing the total up to 8,608 units) – the comments in the Safeguarded Sites table in the Audit provides further information about likely phasing. A future stream of windfall sites (sites not currently known about and not identified in the plan) could provide a further 430 units over 10 years if the windfall build rates in the last decade are maintained – this would bring the total of potential units to 9,038, although this is dependent on Safeguarded Sites being delivered during the life of MLDP2 and windfall sites coming forward as anticipated (note – windfall sites by their nature cannot be counted against the LHLR of 8,851). If existing sites are de-allocated or become constrained this will also reduce the potential supply. Existing allocations, especially those sites which do not have planning permission, will be subject to review as part of the MLDP2 process using the current NPF4 policy framework and the latest information about the sites. Alternatively, those sites which are currently constrained (1,080 potential residential units) will be reviewed as part of the preparation of MLDP2 and may become unconstrained and add units to the effective supply. 2.9 Based on the adoption of MLDP2 in 2026 land for an additional 0 – 843 homes will need to be allocated (the range depends on safeguarded sites coming forward, or not and constrained sites overcoming their constraints, or not). HLA24 also identifies that if the adoption of MLDP2 slips to 2027 and the effective supply drops to 7,271 and as a consequence land for an additional 0 – 1,580 homes will need to be allocated (again the range depends on safeguarded sites coming forward, or not and constrained sites overcoming their constraints, or not). 2.10 It should be emphasised that the MATHLR is an All-Tenure requirement. MLDP2 will have to address demands for affordable, specialist and wheelchair accessible housing through site allocations and policy in MLDP2. Midlothian Council may consider a number of approaches in MLDP2 to meet the affordable demand, including consideration of a higher affordable housing requirement (currently 25% in the MLDP), and the allocation of sites specifically for Page 115 of 202
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social/specialist housing, continuing to deliver its own housing programme. 2.11 The MATHLR (housing target) is based on 2018 Population and Housing Estimates from NRS which gives a 10-year household projection for Midlothian of 5,950 households. To this is added the outstanding need identified at 1,114 units (this brings the total to 7,064 units). To this figure a 25% generosity allowance is added (1,766 units), bringing the total to 8,830 units – the Scottish Government then rounds this figure to the nearest 50 resulting in a Midlothian MATHLR target of 8,850. 2.12 The 8,850 target is higher than real demand and takes no account of traditional planning factors such as availability of infrastructure or environmental constraints. In 2023/24 there were 821 housing units completed throughout Midlothian. This figure is 10% lower than the previous year’s record high of 910 completions, however when compared with the five-year rolling average of 717 units from the period 2018/19 to 2022/23, this is an increase of 14% on completions. 3 RECOMMENDATIONS 3.1 It is recommended that the Committee: a) Note the 2024 Housing Land Audit for Midlothian and agree to its publication on Midlothian Council’s website. Peter Arnsdorf Planning, Sustainable Growth and Investment Manager Date: 18 October 2024 Contact Persons: Jade Macmillan, Research and Information Officer jade.macmillan@midlothian.gov.uk Colin Davidson, Planning Officer; colin.davidson2@midlothian.gov.uk Background Papers: MLDP2 Evidence Report presented to Council on 25 June 2024. MLDP2 Committee reports of 28 February 2023, 16 May 2023, 31 October 2023, 28 November 2023, 23 January 2024, 30 April 2024 and 4 June 2024. Attached Documents: Appendix A: Midlothian Council Housing Land Audit 2023. Appendix B: Plans of housing sites. Page 116 of 202
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Contents Page 0 Midlothian Council Housing Land Audit 2024 Appendix A Page 117 of 202
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Contents Page 1 Contents 1 – Audit Overview ................................................................................................................................ 2 1.1 - Introduction ............................................................................................................................... 2 1.2 – Abbreviations ............................................................................................................................ 4 1.3 – Planning Policy Context ............................................................................................................ 5 1.4 – Methodology ............................................................................................................................. 6 2 - Housing Supply Commentary ........................................................................................................... 9 2.1 – Summary of Supply and Sites ................................................................................................... 9 2.2 – Sites Entering and Exiting the Audit’s Main Schedule .............................................................. 12 2.3 – Constrained Sites .................................................................................................................... 13 2.4 – Completions and Demolitions .................................................................................................. 14 3 – Property Market Summary ............................................................................................................. 17 4 – Sources of Further Information ...................................................................................................... 19 Page 118 of 202
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Part 1 – Audit Overview Page 2 1 – Audit Overview 1.1 - Introduction 1.1.1 Housing Land Audits (HLAs) are the established method of monitoring housing land supply for Local Authorities based in Scotland. HLA Audits are undertaken annually from the 1st of April to the 31st of March the following year and provide data from that time on land available for home building for four or more units. The Audit also indicates the progress of sites through the planning process and gives information on housing completions. It is produced in consultation with Homes for Scotland (HfS), the umbrella organisation that represents the house building industry, as well as other interested parties the Council will continue to work with them to ensure the delivery of housing in Midlothian. 1.1.2 HLA 2024 comprises the assessment of the seven following schedules used to monitor the housing land supply in Midlothian on the 31st of March 2024. Consideration of all schedules is essential in obtaining an accurate idea of current and future housing land supply. Table 1: Schedule Breakdown. Schedules Contents Summary An overview on: The supply and status of sites, completion rates and future programming. Main Schedule Information on and indicative programming for effective sites in the supply. Completions & Demolitions Numbers of both market and affordable housing units completed in 2023/24 and recent years, where those completions were, and the number of demolitions across Midlothian. Constrained Sites Sites which are not effective and have obstacles preventing their development. Safeguarded Sites Sites associated with housing allocations which have potential for further expansion in the medium to longer term and which could be brought forward through the next development plan, if required. Site Notes Additional information on sites, including their planning application and building warrant references. Pending Large Windfall Applications1 Details of outstanding housing applications of four or more units for non- allocated sites. 1.1.3 The schedules in table 1 include housing developments of four or more units (including new housing, redevelopment, conversion and sub-division). Developments consisting of 3 or less units (smaller sites) are shown as an aggregation for each settlement and are combined with allocated and windfall sites to provide a summary of the housing situation for each settlement. These in turn are aggregated to the Housing Market Area (HMA) level. There are two HMAs in Midlothian and their boundaries and the settlements they contain are shown in figure 1 on the next page. A map of the sites within the Audit is included at the back of this document and an online version with interactive site information is also available online - Housing Land Audit online map. 1 Windfall sites are housing developments on land that was not allocated in current or former Development Plans. They are often smaller sites on brownfield land. Page 119 of 202
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Part 1 – Audit Overview Page 3 Figure 1: Midlothian’s Housing Market Areas and the main settlements within them. Page 120 of 202
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Part 1 – Audit Overview Page 4 1.2 – Abbreviations Table 2: HLA 2024 Abbreviations. Abbreviation Description Aff’d. Affordable housing B/Brf. Brownfield land (previously developed land) C Site with planning consent DPEA Planning and Environmental Appeals Division of the Scottish Government DPP/FUL/MSC Detailed/Full Planning Permission G/Grf. Greenfield land (previously undeveloped land) ha Area in hectares (1 ha = 10,000m², or 100m x 100m) HfS Homes for Scotland HLA Housing Land Audit HMA Housing Market Area LDP Local Development Plan LHLR Local Housing Land Requirement LRB Local Review Body MATHLR Minimum All Tenure Housing Land Requirement MC Site that is minded to be consented planning permission but the legal agreement for developer’s financial contributions to infrastructure is still to be finalised MLDP Midlothian Local Development Plan (2017) MLP 2003 2003 Midlothian Local Plan MLP 2008 2008 Midlothian Local Plan NC Site with no planning consent NPF4 National Planning Framework 4 PAC Pre-Application Consultation PPP/OUT Planning Permission in Principle/Outline Planning Permission RoS Registers of Scotland SC Safeguarded Capacity SHIP Strategic Housing Investment Plan (Midlothian Council’s plan for the delivery of affordable housing) SLP Shawfair Local Plan (2003) UC Site under construction Page 121 of 202
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Part 1 – Audit Overview Page 5 1.3 – Planning Policy Context 1.3.1 The context of the previous Audit was adapted to incorporate the adoption of National Planning Framework 4 (NPF4) in February 2023 and the introduction of the Town and Country Planning (Development Planning) (Scotland) Regulations 2023 and subsequent guidance notes in May 2023. Whilst the context of this current Audit has remained relatively unchanged from the previous, it is anticipated the context will change for future HLAs to reflect the guidance from the Scottish Government on HLAs that is currently being updated and will replace PAN/2010 (‘Affordable Housing and Housing Land Audits’). HfS’s updated Procedure Notes will also be finalised following the publication of Scottish Governments updated guidance. 1.3.2 NPF4 identifies a Minimum All Tenure Housing Land Requirement (MATHLR), which is the minimum amount of land, expressed in housing units, that is to be provided by each planning authority in Scotland in their next Local Development Plan (LDP). These LDPs will cover a 10 year period. In Midlothian, the MATHLR figure is 8,850, or 885 units per year. Local Authorities must identify a Local Housing Land Requirement (LHLR) in their LDP that exceeds their MATHLR. The agreed LHLR figure for Midlothian is 8,851 and was confirmed by the Scottish Government Reporter through the Directorate of Planning and Environmental Appeal’s (DPEA) ‘Gate Check’ process on the 19th of September 2024. 1.3.3 Midlothian’s current Local Development Plan (LDP) was adopted in 2017, with an Action Programme approved in early 2018 and a further update of the latter in 2020. It highlighted the progress made with implementing the LDP’s development strategy in the two years since adoption, the key changes in that period and emerging issues looking forward to the next review of the Plan. ‘Delivery Programmes’ will replace Action Programmes and Midlothian Council will be producing by 31 March 2025 one to replace the 2020 Action programme. A further Delivery Programme will be produced shortly after the adoption of LDP2 (currently expected in late 2026). This will set out how the Council propose to implement its LDP and it must establish a deliverable ‘housing land pipeline’ for the LHLR. The purpose of the pipeline is to provide a transparent view of the phasing of housing allocations so that interventions, including infrastructure, that enable delivery can be planned. The annual HLA, and its programming in particular, will monitor the delivery of housing land to inform the pipeline and the actions to be taken in the Delivery Programme. 1.3.4 The programming in the Main Schedule of the Audit covers a 10 year period to reflect the requirement of NPF4 that LDPs should identify deliverable land to meet a LHLR that must cover a decade. Programming is divided into three phases which mirror the definitions of NPF4 Policy 16 and paragraph 222 of the May 2023 Scottish Government Local Development Planning Guidance: • Short-term sites – where the first homes are to be completed in years one to three of the LDP 10 year period, including sites with full planning permission; • Medium-term sites – where the first homes are to be completed in years four to six of the LDP 10 year, including sites with planning permission in principle and allocations supported by masterplans, development briefs or equivalent; and • Long-term sites – where the first homes are to be completed in years seven to ten of the LDP 10 year period, in locations that align with the spatial strategy of the plan and have a pathway to delivery identified in the Delivery Programme. 1.3.5 Programming in the Main Schedule will continue to provide an aggregate figure of units to be completed beyond the short, medium and long term since NPF4 Policy 16 also states Page 122 of 202
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Part 1 – Audit Overview Page 6 that areas that may be suitable for new homes beyond 10 years are also to be identified in LDPs. 1.4 – Methodology 1.4.1 The methodology of how Midlothian’s HLA is completed is influenced by several sources including rolling over procedures from previous Audits where those procedures have been of value, reflections and discussions on them throughout the year, HfS Procedure Notes and PAN/2010. The methodology may well change going forward due to the forthcoming guidance on HLAs from the Scottish Government. For the time being, however, the following paragraphs detail the steps taken in completing Midlothian’s latest HLA and have remained almost unchanged from the previous Audit. 1.4.2 The status of sites in the Audit is determined by reviewing weekly lists of applications received and determined by Midlothian Council, the outcomes of its Planning Committee and Local Review Body (LRB) as well as checking for the submission and approval of building warrants and notifications of the commencement of developments to establish when site activities have begun. 1.4.3 Housing completions are determined by cross-checking several forms of data: • In the first instance building warrant records in the Council’s ‘Uniform’ database are reviewed for the submission and acceptance of housing completion certificates under the Building (Scotland) Act 2003; • Effective dates of the apportioning of Council Tax bands to addresses listed at the Scottish Assessors Association website and provided by the Lothian Valuation Joint Board; and • Visits to all sites of four or more units that have had construction activity in the current Audit year to mark off occupied units on site plans. This is determined by the presence of one or more signs of occupant activity, such as parked vehicles, ‘curtain counts,’ the maintenance of gardens or grounds etc. 1.4.4 Programming assumptions are a snap shot in time from the base date of the HLA. As site programming entails predicting future events, it can only represent the most accurate estimate as is possible at the time of writing. Many data sources are utilised to maximise its reliability: • Visits to all large sites and recording the number of units under construction, particularly those nearing completion; • Inspection of site plans so that programming takes into account the house types in question (detached, semi-detached, flats etc.), as this will influence their build time; • Inspection of phasing plans submitted by developers; • Taking into account past annual completions on sites that have delivered units in previous years; • Visiting house-builders websites and on site notice boards to note news on which plots or phases have been released for sale, reserved or sold; • In the case of sites in the Shawfair Area, reviewing the annual Shawfair Phasing Plan2; • Taking into account HfS guidance on realistic default assumptions for completions as outlined in their ‘Housing Land Audits: Homes for Scotland Procedures’ document; • For social housing sites, following programming outlined in the latest Council Strategic Housing Investment Plan (SHIP report); and • Receiving further feedback on programming via the various engagement activities outlined below. 2 This is a requirement under condition 3 of application 17/00650/S42 to amend the approved Shawfair Masterplan. Page 123 of 202
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Part 1 – Audit Overview Page 7 1.4.5 Engagement during the production of the HLA also helps to ensure that the programming (and the other information) it contains is as accurate as possible. In practice this entails: • Reviewing the communications between site developers/owners and Council Planning Officers to determine the progress and status of sites; • Requests for further information on site statuses from Council Planning Officers where needed; • Contacting developers directly to get an update on particular sites where needed; • Distribution of the HLA amongst key internal Council services and key external agencies for their comment; • Review by other Planning staff and reporting the Audit to Planning Committee before its publication; • Consultation with HfS who then distribute the Audit to their members via the South East Scotland Home Builders’ Committee for comment and revision of figures; and • Feedback and queries received after publication of the HLA on the Council website. 1.4.6 The HLA contains a table of ‘Constrained Sites’, these being defined as sites in the supply which are not effective and have obstacles preventing their development. This follows NPF4’s position that housing land is only deliverable if it ‘is free from constraints or there is a commitment to overcome constraints’. Following PAN/2010 (and as also outlined in HfS’s former Procedure Notes on HLAs) these constraints are ownership, physical constraints (e.g. ground stability or flood risk), contamination, marketability and infrastructure. 1.4.7 Entries in the Constrained Sites table must meet these requirements and this is determined via a review of recent correspondence and information regarding the site, its ownership and planning status and whether it is being marketed. Such sites are also visited where necessary to confirm their appropriateness for inclusion in the Constrained Sites table. 1.4.8 Smaller sites within the HLA 2024 continue to be defined as 3 units or fewer. Smaller sites were previously regarded as four units or fewer, however this was altered for the previous Audit in response to HfS’s HLA Procedure Notes and the Scottish Government’s Local Development Planning Guidance stating that sites of four or more units can be used to meet the Local Housing Land Requirement. 1.4.9 Data on small housing sites is recorded in a spreadsheet where units are grouped according to their planning and building warrant status. These statuses can fall into one of two categories which were used to create a new methodology for estimating programming. Units under category one (has full planning consent) were deemed to deliver their units over the first one to seven years. Units under category two (has a pending planning application or PPP consent only) are expected to deliver their units in programming years eight to ten. Table 3: Status of small sites and the programming of their units. Small Site Status Categories Expected Delivery of Units 1) Has full planning consent Years 1 - 7 (24/25 – 30/31) 2) Has a pending planning application or PPP consent only Years 8 - 10 (31/32 and 33/34) 1.4.10 HfS suggests that the programming for small sites should be based on recorded completions over the past five years, while the Scottish Government’s HLA Issues Paper Page 124 of 202
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Part 1 – Audit Overview Page 8 raises this as one possible approach (of several). The actual average number of completions on small sites in Midlothian over the past five years is fourteen units per year and the methodology shown in table 3 would see the delivery of approximately 15 units per year for years one to seven in the Main Schedule’s programming. The difference between these figures represents a reliable method and the Council will utilise this method for this year’s HLA. This formula also allows for the fact that new units will enter the supply as further applications come forward and proceed through the planning systems. Page 125 of 202
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Page 9 Part 2 – Housing Supply Commentary 2 - Housing Supply Commentary 2.1 – Summary of Supply and Sites 2.1.1 HLA 2024 identifies a total established housing land supply of 10,863 remaining units and an effective supply (i.e. excluding constrained sites) of 9,783 remaining units. Safeguarded sites can contribute a further 600 units when called upon3. 2.1.2 NPF4 and the Local Development Planning Guidance requires housing land supplies to be viewed by the way of a pipeline of sites that will be built across the short, medium and long terms and is illustrated in table 3. It shows that Midlothian’s housing supply has the strength of being relatively balanced across the different periods of the pipeline. Further sites will also enter the supply in future Audits as windfall sites are consented4. Table 4: Breakdown of Main Schedule housing supply programming. Housing Land Pipeline Period Timeframe Units Programmed Portion of Effective Supply Short Term Next 3 years - 2024/25, 2025/26, 2026/27 2,512 26% Medium Term Years 4 to 6 - 2027/28, 2028/29, 2029/30 2,193 22% Long Term Years 7 to 10 – 2030/31 to 2033/34 2,163 22% Remaining Post 10 years – 2034 onwards 2,915 30% 3 This figure excludes the safeguarded portion of Newton Farm near Danderhall (site Hs1 SC), which is already in the Main Schedule as the application for its development is minded to be consented. This means it already comprises part of the effective supply. It also includes the safeguarded portion of Hopefield Farm 2 (site Hs12 SC), for the similar reasons. 4 The Pending Large Windfall Applications table provides details on where these developments may come from. The weekly and monthly lists of applications will record proposals for projects not yet brought forward. A link to this is provided in section 4. Page 126 of 202
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Part 2 – Housing Supply Commentary Page 10 2.1.3 HLA 2024 details 69 sites in its Main Schedule and a further 16 that were completed in the Audit year. Of these 85 in total, 62 are on greenfield locations while the remaining 23 are brownfield sites. The latter source are typically smaller, so when looking at this split by site area, greenfield account for 90% of the total area. 2.1.4 Figures two and three below provide a further breakdown of the sites by planning application status and by land supply source. The former shows that Midlothian’s housing land supply is composed of sites that are either under construction or that have some form of planning consent. Figure 2: Breakdown of HLA 2024 sites by planning status. Note: breakdown is by the number of sites rather than their capacity. 2.1.5 Figure 3 shows that Midlothian’s housing land supply is comprised of sites from a range of land supply sources, from those allocated in previous Development Plans to recently consented windfall applications. The category of ‘other sites’ includes those allocated prior to the 2003 MLP and sites that are composed of land from a mix of supply sources. Sites without consent - 0 sites Sites with consent or minded to consent (but not under construction) - 32 Sites Sites under construction - 37 sites Sites completed this year (2023/24) - 16 sites Page 127 of 202
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Part 2 – Housing Supply Commentary Page 11 Figure 3: Breakdown of HLA 2024 sites by land supply source. Note: breakdown is by the number of sites rather than their capacity. 2.1.6 The Midlothian housing market is characterised by the presence of a range of house builders. Table 3 provides a summary of its major-players alongside the number of sites they are taking forward and the unit capacities of these sites. It is also worth noting that a number of other site developers/promoters and smaller house builders also operate within Midlothian. These are excluded from the table below for conciseness, but full details are provided in the Main Schedule of the Audit. It is notable that builders who are either new to Midlothian or who have not operated here for some time are now active in the area. Examples include Muir Homes in Pathhead, Robertson Homes at Rosslynlee and Lovell Homes in Mayfield/Newtongrange. This trend points to Midlothian’s housing supply being more diverse and resilient than in the past, when a smaller number of builders delivered units in the area. MLDP sites - 24 sites MLP 2008 sites - 12 sites MLP 2003 sites - 5 sites SLP sites - 21 sites Windfall sites - 20 sites Other sites - 3 sites Page 128 of 202
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Part 2 – Housing Supply Commentary Page 12 Table 5: Breakdown of selected Main Schedule sites by developer. Note: ‘Number of Units’ represents the total site capacity (i.e. it includes units already built). Developer Number of Sites Number of Units Notes Avant Homes 2 368 Barratt Homes 2 700 Bellway Homes 3 635 CALA 3 780 620 of these units are at the Hs1 site at Newton Farm, near Danderhall. Dandara Homes 3 242 David Wilson Homes 4 314 Three of their sites are parts of the Hs19 development at Roslin. Midlothian Council / Cruden Homes 8 404 This includes Cruden/Hart Builders (who develop some affordable housing sites for the Council) and other Midlothian Council sites. Miller Homes 1 430 Persimmon Homes 1 96 Robertson Homes 1 121 Springfield 4 1,357 Springfield are at two locations – Bonnyrigg and Mayfield, the latter accounting for the majority of these units. Springfield now incorporates both Walker Homes and Mactaggart and Mickel. Taylor Wimpey 4 1,771 2.2 – Sites Entering and Exiting the Audit’s Main Schedule 2.2.1 There are four new sites entering the Main Schedule of this year’s Audit with a total combined capacity of 25 units (table 6). The Land South of Hilltown House site in the Shawfair Area and Barley Dean in Midlothian East were previously constrained but have been moved from that category into the effective supply (Main Schedule). The other two sites are new smaller windfall sites. Table 6: New sites in HLA 2024’s Main Schedule. Site Name (& Reference) Settlement Site Capacity (Units) Barley Dean (2023VR1) Villages/rural (West HMA) 5 Glenarch Lodge (2023DK1) Dalkeith 6 Land South of Hilltown House (2017SA1) Shawfair Area 4 Land 100M South West of Newlandburn House (2024VR1) Villages/rural (East HMA) 10 Total 25 2.2.2 One of the three most significant weaknesses identified with the current HLA process as identified by HfS is the ability to identify sites removed since the previous HLA. To Address this matter, the Council will continue to provide details of sites removed from the Main Schedule due to the site being fully completed (table 7) and detail sites that have been moved for other reasons (table 8). In this current Audit, the sites in table 8 have been moved to the Constrained Sites schedule. Page 129 of 202
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Part 2 – Housing Supply Commentary Page 13 Table 7: Sites removed from the HLA’s Main Schedule due to being fully completed in 2023/24. Site Name (& Reference) Settlement Site Capacity (Units) Seafield Road Area A (Hs16(AreaA)) Roslin/Bilston 191 Seafield Moor Road Area A (h55(AreaA)) Roslin/Bilston 190 Belwood Avant (at NW Penicuik) (h58(AreaA2)) Penicuik 87 Nursery East (at NW Penicuik) (h58(AreaB3)) Penicuik 57 Deanburn (at NW Penicuik) (h58(AreaE)) Penicuik 91 Dalhousie Mains Area B (Hs10(AreaB)) Bonnyrigg/Lasswade 78 Dalhousie Mains Area A (Hs10(AreaA)) Bonnyrigg/Lasswade 27 Lasswade High Street (2020BL1) Bonnyrigg/Lasswade 8 Cockpen Terrace (2021BL4) Bonnyrigg/Lasswade 16 Burnbrae Road (2021BL1) Bonnyrigg/Lasswade 20 Cowden Cleugh (h46) Dalkeith 109 Former Dalkeith High School (h12) Dalkeith 92 North Gorebridge Area A (h36(AreaA)) Gorebridge 176 Shawfair (Block O) (h43(O)) Shawfair Area 83 South Danderhall (Plots C & D) (h45(C&D)) Shawfair Area 235 Former Cousland Primary School, Cousland (2018VR4) Villages/rural (East HMA) 6 Total 1466* Note: the total figure of 1466* is the capacity of all the units across all sites that were fully completed by 31/03/2024, regardless of whether these units were completed in the current Audit year or prior. This is why the total figure differs from the total completions recorded in HLA 2024. Table 8: Sites removed from the HLA’s Main Schedule that are not complete. Site Name (& Reference) Settlement Site Capacity (Units) Kippielaw Hatchery - (2022DK1) Villages/rural (East HMA) 5 Redheugh West (Phase 2) – (Hs7*) Gorebridge 400 Total 405 2.3 – Constrained Sites 2.3.1 Constrained sites contribute to the house land supply within Midlothian but are not considered effective as development cannot be carried out without some form of remedial action. If the issues of the constrained site are resolved, the site can be considered effective and will move back to the Main Schedule. Sites can also be moved from the Main Schedule to the constrained site list - Table 8 is an example of this. HLA 2024 identifies 17 constrained sites with a total of 1080 units. These sites are composed of two types: Page 130 of 202
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Part 2 – Housing Supply Commentary Page 14 • ‘Additional Housing Development Opportunity’ sites, which are locations identified in the current LDP for new homes but that have development uncertainties meaning their contribution to the effective supply is not guaranteed5; and • Other constrained sites from the current or previous Local Plans, or stalled windfall approvals. 2.4 – Completions and Demolitions 2.4.1 In 2023/24 there were 821 housing units completed throughout Midlothian. This figure is 10% lower than last year’s record high of 910 completions, however when compared with the five year rolling average of 717 units from the period 2018/19 to 2022/23, this is an increase of 14% on completions. Figure 4: Housing completions in Midlothian, from 2014/15 to present. 2.4.2 The previous audit anticipated a delivery of 810 completions for the current Audit year with this falling close to the actual figure of 821 completions for HLA 2024. The Council will continue to follow on with the steps outlined in section 1.4 of this Audit to provide programmed numbers as accurately as can be. Programmed number are not guaranteed to always reflect as closely to the actual figure as predicated as a number of factors that cannot be predicated can arise throughout the next Audit year. 2.4.3 The expectation of NPF4 is that MLDP2 will provide land to meet the minimum units expected by the MATHLR target and the annual HLA will monitor the delivery of housing land to inform the pipeline and the actions to be taken in LDP Delivery. Completions in Midlothian of 821 in 2023/24 fall slightly less of the yearly target by 64 units. 2.4.4 HLA 2024 identifies a significant increase in the number of affordable homes completed within 2023/24 with a 56% increase from 2022/23. Table 9 below compares figures of social housing completions to those reported in previous Audits over the last five years. It is clear that the number of affordable housing completions have reached a record high when compared with previous years. The Council’s SHIP provides more detail on the delivery of affordable homes in Midlothian and a link to it can be found in section 4. 5 See MLDP policy STRAT 4. 300 400 500 600 700 800 900 1000 Units Completed Page 131 of 202
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Part 2 – Housing Supply Commentary Page 15 Table 9: Completions of affordable housing units in Midlothian. HLA Year Affordable Units Completed Total Units Completed % of Completions That Were Affordable 2024 321 821 39% 2023 229 910 25% 2022 182 818 22% 2021 119 564 21% 2020 70 611 11% 2.4.5 The distribution of completions across Midlothian’s settlements is presented in figure 5 below. This shows that the area of Roslin/Bilston, continues to experience the most growth. It is the build-out of sites across Midlothian that are a key factor in seeing an elevated level of completions in the last three years by a number of different developers including Taylor Wimpey and Barratt in Bilston, David Wilson Homes in Roslin, Bellway Homes in Bonnyrigg and a number of developers at the North West Penicuik sites. 2.4.6 Shawfair was formerly Midlothian’s fastest growing settlement in both 2019/20 and 2020/21, with it delivering around 130 units in each of those years. These numbers are considerably less than those now being built in areas such as Roslin/Bilston. Completions for 2023/24 at Shawfair have dipped slightly as predicated in the previous HLA. However it is expected this will increase for HLA 2025 with Mactaggart and Mickel’s/ Bellway sites now under construction. 2.4.7 The delivery of a dedicated social housing site at the Former Dalkeith High School site was a main driver in the increased number of completions recorded in Dalkeith for 2023/24 (figure 5). The delivery of affordable homes has also helped see a steady level of homes built with a further 2 affordable home sites fully built out for 2023/24 at Burnbrae Road and Cockpen Terrace in Bonnyrigg. Page 132 of 202
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Part 2 – Housing Supply Commentary Page 16 Figure 5: Comparison of units completed in recent years by settlement. 2.4.8 A single demolition was completed in Midlothian in 2023/24, this was also the case for 2022/23. The carrying out of demolitions on a scale of this size, will not influence the housing supply in Midlothian. The recording of demolitions within HLAs is generally more suited towards other Scottish Councils where regeneration schemes and the re-use of brownfield land for housing are more prevalent. Demolitions will continue to be recorded and reported in future HLAs as part of the underlying HLA methodology. 0 50 100 150 200 250 300 Units Completed 2021/22 2022/23 2023/24 Page 133 of 202
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Page 17 Part 3 – Property Market Summary 3 – Property Market Summary 3.1.1 The inclusion of house price data within this section of the HLA can broaden the understanding of the housing supply in Midlothian detailed within the schedules in the following pages. The house price data is obtained from Registers of Scotland6 (RoS) and a link is provided in section 47. It is important to note that it refers to the prices of properties sold, as it is at this point that the transaction value becomes available. Values of the wider housing stock may differ from those that come on the market. 3.1.2 Average selling prices of homes in Midlothian have risen steadily and substantially from around £174,000 in 2014/15 to over £290,000 in 2023/24, an increase of 67% over the past 10 years. For the period of 2023/24 there were 1,756 property transactions in Midlothian. This is a slightly lower figure compared to the previous two years with there being 1,941 in 2022/23 and 2,205 in 2021/22. The dip in the number of sales may be as a result of inflation, competition for homes driving up prices and the homes coming onto the market being bigger and more expensive than those for sale previously. 3.1.3 Midlothian continues to have the 5th highest average house selling price in Scotland and has remained in this position since 2018/19, with neighbouring areas of Edinburgh and East Lothian also recorded as the most expensive. Table 10 and 11 below show the comparison between the five highest areas for average house selling price in 2023/24 compared to the lowest Council areas. Table 10: Top five most expensive Council areas by house selling price. Council Area Average House Selling Price in 2023/24 City of Edinburgh £333,576 East Renfrewshire £328,803 East Lothian £326,769 East Dunbartonshire £299,596 Midlothian £292,069 6 Contains Registers of Scotland data © Crown copyright and database right 2022. This data is licensed under the Open Government Licence v3.0. 7 Note that Registers of Scotland house price data is based on average sale prices. This means that prices can be skewed upwards by a small number of sales of particularly expensive properties. The latest figures are no longer limited to sales between £20,000 and £1,000,000 as recorded in previous HLAs. Page 134 of 202
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Part 3 – Property Market Summary Page 18 Table 11: Top five least expensive Council areas by house selling price. Council Area Average House Selling Price in 2023/24 Inverclyde £134,665 West Dunbartonshire £148,128 East Ayrshire £149,507 North Ayrshire £151,035 Dundee City £163,719 3.1.5 Table 12 compares average selling prices for homes in Midlothian against the Scottish average. The table illustrates how the prices of homes have undoubtedly risen over the past 5 years. However when compared with Scotland’s average it is clear Midlothian’s average is rising at a quicker pace creating a larger gap between both. There are trends that could have reflected in the rise in house prices such as newer housing developments producing a higher portion of larger, family homes altering the housing stock availability and the increased demand for homes within the country as buyers are perhaps priced out of the Edinburgh market or seek better value close to, but outside the city. Table 12: Average House Selling Price in recent years for Scotland compared to Midlothian. Year Scotland Midlothian 2023/24 £221,086 £292,069 (+32%) 2022/23 £219327 £275048 (+25%) 2021/22 £205119 £256509 (+25%) 2020/21 £191842 £237390 (+24%) 2019/20 £183491 £226084 (+23%) Page 135 of 202
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Page 19 Part 4 – Sources of Further Information 4 – Sources of Further Information 4.4.1 Further information on housing sites, applications and general housing matters in Midlothian can be found at the following links: • A map of all sites in the current Audit - Interactive Housing Land Audit map; • A map of all housing sites in Midlothian that have been completed in the last few years Housing Land Audit completed sites map; • The Midlothian Council - Planning Homepage; • Search for planning application reference numbers at the Council’s Planning and Building Standards Portal to view more details on proposed and current projects; • Past and future meetings of the Council’s Planning Committee, where important applications and planning policy matters are decided; • The function for searching weekly lists and monthly lists of planning applications that are received and decided by Midlothian Council; • The Midlothian Local Development Plan, which is the policy framework against which development proposals are judged; • Midlothian’s affordable housing plans for the next five years: Strategic Housing Investment Plans; and • House price statistics from Registers of Scotland. The styling of this document is based on the Scottish Government’s National Planning Framework 4. It is available here and was published under this licence. Page 136 of 202
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SUMMARY 24/25 25/26 26/27 27/28 28/29 29/30 30/31 31/32 32/33 33/34 Under Construction 4,212 977 1,160 3,052 821 710 789 377 306 224 194 178 104 60 60 50 Consented or Minded to Consent 6,606 1,610 6,606 30 216 345 420 475 530 493 437 395 400 2,865 No Consent 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Small Sites 125 125 15 15 15 15 14 15 15 7 7 7 0 Total Effective Supply 10,943 2,587 1,160 9,783 755 1,020 737 741 713 739 686 548 462 467 2,915 Constrained Sites 1,080 1,080 Total Established Supply 12,023 10,863 Safeguarded Sites 600 150 600 Medium Term Long Term Post 2034 Status Programmed Completions Total Site Capacity Total Affordable Units Total Dwellings Remaining All Completions by 31/03/24 Short Term Units Completed in 2023/24 Page 137 of 202
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MAIN SCHEDULE Type Date 24/25 25/26 26/27 27/28 28/29 29/30 30/31 31/32 32/33 33/34 Midlothian West HMA Loanhead h54(III) Ashgrove Phase 3 Dandara Homes 2006/07 UC MSC Nov-18 Apr-19 92 92 0 0 86 6 6 0 0 0 0 0 0 0 0 0 0 2022LH1 Former Thornlea Nursing Home Mr R Law & Mr Patrick Black 2022/23 UC DPP May-22 Feb-23 4 4 0 0 3 1 1 0 0 0 0 0 0 0 0 0 0 Small sites 7 7 1 1 1 1 0 0 0 1 1 1 0 Totals for Loanhead 103 96 0 0 89 14 8 1 1 1 0 0 0 1 1 1 0 Roslin/Bilston Hs18 Roslin Institute Taylor Wimpey 2015/16 UC MSC Jul-19 Jan-21 304 272 32 76 203 101 60 41 0 0 0 0 0 0 0 0 0 Hs19(AreaA) Roslin Expansion Area A David Wilson Homes 2015/16 UC MSC Jan-21 Nov-21 110 110 0 0 44 66 31 35 0 0 0 0 0 0 0 0 0 Hs19(AreaB) Roslin Expansion Area B David Wilson Homes 2015/16 UC DPP Jul-19 Oct-19 51 43 8 13 50 1 0 1 0 0 0 0 0 0 0 0 0 Hs19(AreaC) Roslin Expansion Area C David Wilson Homes 2015/16 UC MSC Jan-21 Feb-22 53 25 28 53 50 3 3 0 0 0 0 0 0 0 0 0 0 Hs19(AreaD) Roslin Expansion Area D CALA 2015/16 UC MSC Jan-21 Nov-21 50 50 0 0 46 4 4 0 0 0 0 0 0 0 0 0 0 Hs16(AreaC)* Seafield Road Area C Taylor Wimpey 2015/16 C PPP Aug-21 214 N/A N/A 54 0 214 0 0 20 40 40 40 40 34 0 0 0 Small sites 0 0 0 0 0 0 0 0 0 0 0 0 0 Totals for Roslin/Bilston 782 500 68 196 393 389 98 77 20 40 40 40 40 34 0 0 0 Penicuik h58(AreasB1&B2) Nursery West & North (at NW Penicuik) Avant Homes 2006/07 UC DPP Sep-18 Dec-22 78 78 0 0 30 48 34 14 0 0 0 0 0 0 0 0 0 h58(AreasC&D) Mauricewood & Mauricewood North (at NW Penicuik) CALA 2006/07 UC DPP Sep-18 Dec-21 110 110 0 0 54 56 23 29 4 0 0 0 0 0 0 0 0 h58(AreaF) Rullion Road (at NW Penicuik) Midlothian Council 2006/07 C DPP Sep-18 68 16 52 68 0 68 0 24 24 0 0 20 0 0 0 0 0 h25(AreaD) Greenlaw and Adjacent Land Area D Taylor Wimpey 2002/03 UC DPP May-22 Sep-22 221 221 0 2 23 198 45 45 45 45 18 0 0 0 0 0 0 2020PK1 Windsor Square Ark Housing Association 2020/21 UC DPP Jun-21 Sep-24 12 0 12 12 0 12 0 12 0 0 0 0 0 0 0 0 0 2022PK1 Kentigern Mall Sheet Anchor Evolve (London) Ltd. 2021/22 C DPP Mar-22 7 0 7 0 0 7 0 0 7 0 0 0 0 0 0 0 0 Small sites 15 15 2 2 3 2 2 2 2 0 0 0 0 Totals for Penicuik 511 425 71 82 107 404 104 126 83 47 20 22 2 0 0 0 0 Villages and rural remainder (Midlothian West HMA) Hs20 Auchendinny Bellway Homes 2015/16 UC DPP Mar-23 Feb-24 395 335 60 98 0 395 56 56 56 56 57 57 57 0 0 0 0 AHs1 Rosslynlee, near Penicuik Oakridge Group 2018/19 UC Part PPP, Part DPP Dec-19 Aug-20 159 133 26 0 3 156 0 12 20 20 20 30 30 24 0 0 0 AHs1(NP) North Park (at Rosslynlee) Robertson Homes 2018/19 UC MSC Mar-23 Aug-23 121 121 0 0 0 121 13 25 25 25 25 8 0 0 0 0 0 AHs5 Wellington School, by Howgate Lochay Homes 2022/23 C DPP Oct-22 46 46 0 12 0 46 0 12 15 15 4 0 0 0 0 0 0 2023VR1 Barley Dean N McDonald 2023/24 UC DPP Dec-23 Mar-23 5 5 0 0 0 5 0 1 2 2 0 0 0 0 0 0 0 Small sites 34 34 4 4 3 4 4 4 4 2 3 2 0 Totals for villages and rural remainder (Midlothian West HMA) 760 640 86 110 3 757 73 110 121 122 110 99 91 26 3 2 0 Totals for Midlothian West HMA 2,156 1,661 225 388 592 1,564 283 314 225 210 170 161 133 61 4 3 0 Midlothian East HMA Bonnyrigg/Lasswade Hs10(AreaC) Dalhousie Mains Area C Walker Group / Springfield 2015/16 UC MSC Oct-21 Aug-22 103 103 0 0 29 74 25 30 19 0 0 0 0 0 0 0 0 Hs11(AreaA) Dalhousie South Area A Bellway Homes 2015/16 UC DPP Oct-21 Nov-21 94 94 0 0 54 40 35 5 0 0 0 0 0 0 0 0 0 Hs11(AreaB) Dalhousie South Area B Bellway Homes 2015/16 C DPP Apr-20 146 146 0 0 0 146 0 0 21 25 25 25 25 25 0 0 0 Hs11(AreaC) Dalhousie South Area C Walker Group / Springfield 2015/16 C DPP Mar-22 80 56 24 80 0 80 30 35 15 0 0 0 0 0 0 0 0 Hs12* & Hs12 SC Hopefield Farm 2 & Hopefield Farm 2, Safeguarded Capacity Taylor Wimpey 2015/16 MC PPP Apr-21 1,032 N/A N/A 258 0 1,032 0 0 25 50 50 50 50 50 50 50 657 243 Former garage, Elm Row Lasswade Townhouse Development Company 2006/07 UC DPP Feb-21 Jun-23 7 7 0 0 2 5 0 1 2 2 0 0 0 0 0 0 0 2021BL3 Moorfoot Place Midlothian Council 2021/22 UC DPP Oct-21 Feb-24 46 0 46 46 0 46 0 46 0 0 0 0 0 0 0 0 0 2022BL1 High Street Midlothian Council 2022/23 UC DPP Sep-22 Mar-23 20 0 20 20 0 20 20 0 0 0 0 0 0 0 0 0 0 Small sites 10 10 1 1 1 2 1 2 2 0 0 0 0 Totals for Bonnyrigg/Lasswade 1,538 406 90 404 85 1,453 111 118 83 79 76 77 77 75 50 50 657 Dalkeith Hs2 Larkfield West Dandara Homes 2015/16 UC MSC May-19 Oct-19 88 88 0 0 87 1 1 0 0 0 0 0 0 0 0 0 0 Hs3 Larkfield South West Dandara Homes 2015/16 UC MSC May-19 Dec-23 65 53 12 30 12 53 40 13 0 0 0 0 0 0 0 0 0 2021DK1 Buccleuch Street Midlothian Council 2020/21 UC DPP Jan-21 Mar-22 10 0 10 10 6 4 4 0 0 0 0 0 0 0 0 0 0 2023DK1 Glenarch Lodge Caledonian Trust PLC 2023/24 C DPP Dec-23 6 6 0 0 0 6 0 0 0 3 3 0 0 0 0 0 0 Small sites 14 14 2 2 2 1 2 2 2 1 0 0 0 Totals for Dalkeith 183 147 22 40 105 78 47 15 2 4 5 2 2 1 0 0 0 Gorebridge h50 Redheugh / Prestonholm new community (Old Road Securities Plc) / Barratt Homes 2006/07 C PPP Nov-17 700 N/A N/A 175 0 700 0 0 0 20 60 60 60 60 60 60 320 h24 Newbyres Persimmon Homes 2002/03 C DPP Nov-22 96 96 0 24 0 96 0 32 32 32 0 0 0 0 0 0 0 h51 Robertson's Bank Carlsson Properties Ltd 2008/09 C DPP Feb-23 14 14 0 0 0 14 0 0 5 5 4 0 0 0 0 0 0 2022GB1 Newbyres Crescent Cruden Homes 2021/22 UC DPP Mar-22 Jun-24 75 17 58 75 0 75 20 55 0 0 0 0 0 0 0 0 0 Small sites 6 6 0 1 0 1 0 1 0 1 1 1 0 Totals for Gorebridge 891 127 58 274 0 891 20 88 37 58 64 61 60 61 61 61 320 Mayfield/Newtongrange h48 Bryans Cruden Homes 2006/07 UC DPP Mar-19 Jul-22 72 28 44 72 24 48 48 0 0 0 0 0 0 0 0 0 0 h41 North Mayfield Lovell Homes 2002/03 UC MSC Feb-23 Jun-23 156 148 8 39 2 154 35 32 32 32 14 9 0 0 0 0 0 h38+ South Mayfield Sites Springfield 2002/03 C PPP Feb-23 926 N/A N/A 232 0 926 0 10 36 36 36 36 36 36 36 36 628 2022MN1 Former Newbattle High School (Phase 1) Midlothian Council/ Ogilvie 2021/22 UC DPP Mar-22 Dec-23 90 50 40 90 0 90 0 90 0 0 0 0 0 0 0 0 0 2022MN2 Newtongrange Parish Church Church of Scotland 2022/23 C PPP Nov-22 5 5 0 0 0 5 0 0 5 0 0 0 0 0 0 0 0 Small sites 3 3 0 1 0 1 0 1 0 0 0 0 0 Medium Term Post 2034 Year Added to Main Schedule Short TermConstruction Start Date Long Term Programmed Completions Developer (or Owner)Site NameSite Reference Remaining at 04/24 Complete by 03/24 Affd. UnitsFlatsHousesTotal UnitsStatus Planning Consent Page 138 of 202
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MAIN SCHEDULE Type Date 24/25 25/26 26/27 27/28 28/29 29/30 30/31 31/32 32/33 33/34 Medium Term Post 2034 Year Added to Main Schedule Short TermConstruction Start Date Long Term Programmed Completions Developer (or Owner)Site NameSite Reference Remaining at 04/24 Complete by 03/24 Affd. UnitsFlatsHousesTotal UnitsStatus Planning Consent Totals for Mayfield/Newtongrange 1,252 231 92 433 26 1,226 83 133 73 69 50 46 36 36 36 36 628 Shawfair Area Hs0* Cauldcoats (Paladin Ventures Ltd) / Miller Homes 2015/16 C PPP Jul-19 430 N/A N/A 108 0 430 0 0 13 20 50 50 50 50 65 66 66 Hs1* Newton Farm CALA 2015/16 UC DPP Apr-23 Mar-24 620 468 152 155 0 620 30 60 60 60 60 60 60 60 60 60 50 Hs1 SC Newton Farm, Safeguarded Capacity Holder Planning / Wellington Farms Ltd. 2021/22 MC PPP Mar-22 360 N/A N/A 90 0 360 0 0 0 0 20 28 28 28 28 28 200 h43(A&E) Shawfair (Blocks A & E) Shawfair LLP 2000/01 C OUT Aug-14 184 N/A N/A 37 0 184 0 0 20 28 28 28 28 28 24 0 0 h43(B) Shawfair (Block B) Shawfair LLP 2000/01 C OUT Aug-14 323 N/A N/A 65 0 323 0 0 0 20 28 28 28 28 28 28 135 h43(C) Shawfair (Block C) Shawfair LLP 2000/01 C OUT Aug-14 183 N/A N/A 37 0 183 0 0 0 0 0 0 0 0 20 28 135 h43(F) Shawfair (Block F) Shawfair LLP 2000/01 C OUT Aug-14 228 N/A N/A 46 0 228 0 0 0 0 0 0 0 0 0 20 208 h43(G) Shawfair (Block G) Shawfair LLP 2000/01 C OUT Aug-14 67 N/A N/A 13 0 67 0 0 0 0 0 0 0 0 0 0 67 h43(H) Shawfair (Block H) Shawfair LLP 2000/01 C OUT Aug-14 78 N/A N/A 16 0 78 0 0 0 0 0 0 0 0 0 0 78 h43(I) Shawfair (Block I) Shawfair LLP 2000/01 C OUT Aug-14 144 N/A N/A 29 0 144 0 0 0 0 0 0 0 0 0 0 144 h43(K) Shawfair (Block K) Shawfair LLP 2000/01 C OUT Aug-14 326 N/A N/A 65 0 326 0 0 0 0 10 28 28 28 28 28 176 h43(L) Shawfair (Block L) Shawfair LLP 2000/01 C OUT Aug-14 235 N/A N/A 47 0 235 0 0 0 20 28 28 28 28 28 28 47 h43(P) Shawfair (Block P) Shawfair LLP 2000/01 C OUT Aug-14 220 N/A N/A 44 0 220 0 0 20 28 28 28 28 28 28 28 4 h43(R1&R2) Shawfair (Blocks R1 & R2) Shawfair LLP 2000/01 C OUT Aug-14 162 N/A N/A 33 0 162 0 20 28 28 28 28 28 2 0 0 0 h43(S4) Shawfair (Block S4) Shawfair LLP 2000/01 C MSC Mar-24 23 N/A N/A 0 0 23 0 20 3 0 0 0 0 0 0 0 0 h43(S5) Shawfair (Block S5) Shawfair LLP 2000/01 C OUT Aug-14 60 N/A N/A 12 0 60 0 0 0 0 0 20 28 12 0 0 0 h43(T2) Shawfair (Block T2) Mactaggart & Mickel / Springfield 2000/01 UC MSC Mar-19 Mar-23 248 219 24 48 0 248 48 30 30 30 30 30 30 20 0 0 0 h43(W1) Shawfair (Block Woolmet 1) Shawfair LLP 2020/21 C OUT Aug-14 140 N/A N/A 28 0 140 0 20 28 28 28 28 8 0 0 0 0 h43(W2) Shawfair (Block Woolmet 2) Shawfair LLP 2020/21 C OUT Aug-14 70 N/A N/A 14 0 70 0 20 28 22 0 0 0 0 0 0 0 h44(AreaA) North Danderhall (AreaA) Dundas 2000/01 UC MSC Oct-20 Jun-21 115 115 0 0 57 58 11 30 17 0 0 0 0 0 0 0 0 h44(AreaB) North Danderhall (AreaB) Midlothian Council 2000/01 UC MSC May-23 May-23 28 12 16 28 0 28 0 28 0 0 0 0 0 0 0 0 0 h44(AA2&AA3) North Danderhall (Blocks AA2 & AA3) Shawfair LLP / Bellway Homes 2021/22 UC MSC Jun-23 Nov-23 169 N/A N/A 34 0 169 45 45 45 34 0 0 0 0 0 0 0 2017SA1 Land South of Hilltown House E Jan 2023/24 UC DPP Apr-17 Feb-23 4 4 0 0 0 4 0 1 2 0 0 0 1 0 0 0 0 2023SA1 Newton Church Road Midlothian Council 2022/23 C DPP Jan-23 23 0 23 23 0 23 0 23 0 0 0 0 0 0 0 0 0 Small sites 5 5 1 0 1 1 1 0 1 0 0 0 0 Totals for Shawfair Area 4,445 818 215 972 57 4,388 135 297 295 319 339 384 374 312 309 314 1,310 Rosewell Hs14 Rosewell North David Wilson Homes 2015/16 UC DPP Jan-21 Dec-22 100 92 8 25 14 86 40 30 16 0 0 0 0 0 0 0 0 h52&h22 Gorton Loan & Rosewell Mains Avant Homes 1994/95 UC DPP Dec-15 May-16 290 290 0 40 280 10 10 0 0 0 0 0 0 0 0 0 0 Small sites 4 4 1 0 1 0 1 0 1 0 0 0 0 Totals for Rosewell 394 382 8 65 294 100 51 30 17 0 1 0 1 0 0 0 0 Villages and rural remainder (Midlothian East HMA) h59 Crichton Road, Pathhead Muir Homes 2006/07 UC DPP Jan-22 Dec-23 43 39 4 11 0 43 22 21 0 0 0 0 0 0 0 0 0 2019VR2 Airybank House Midlothian Developments 2022/23 UC DPP Mar-19 Sep-19 4 4 0 0 1 3 0 1 2 0 0 0 0 0 0 0 0 2024VR1 Land 100M South West of Newlandburn House Carmichael Homes 2023/24 C PPP Feb-24 10 10 0 0 0 10 0 0 0 0 5 5 0 0 0 0 0 Small sites 27 27 3 3 3 2 3 3 3 2 2 3 0 Totals for villages and rural remainder (Midlothian East HMA) 84 53 4 11 1 83 25 25 5 2 8 8 3 2 2 3 0 Totals for Midlothian East HMA 8,787 2,164 489 2,199 568 8,219 472 706 512 531 543 578 553 487 458 464 2,915 Totals for Midlothian 10,943 3,825 714 2,587 1,160 9,783 755 1,020 737 741 713 739 686 548 462 467 2,915 * Indicates that this allocation is accompanied by a 'Safeguarded Site' for future development - see the 'Safeguarded Sites' pages/table for more details. Page 139 of 202
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COMPLETIONS & DEMOLITIONS In Previous Year (22/23) In Total To 03/23 In Current Year (23/24) In Total to 03/24 Affd. Only In 23/24 Midlothian West HMA Loanhead h54(III) Ashgrove Phase 3 92 0 33 72 14 86 0 6 2022LH1 Former Thornlea Nursing Home 4 0 0 0 3 3 0 1 Completions on small sites 0 Total completions for Loanhead 17 0 Roslin/Bilston Hs18 Roslin Institute 304 76 95 124 79 203 32 101 Hs19(AreaA) Roslin Expansion Area A 110 0 15 15 29 44 0 66 Hs19(AreaC) Roslin Expansion Area C 53 53 0 0 50 50 50 3 Hs19(AreaD) Roslin Expansion Area D 50 0 17 17 29 46 0 4 Hs16(AreaA)* Seafield Road Area A 191 48 21 137 54 191 16 0 Yes h55(AreaA) Seafield Moor Road Area A 190 47 44 159 31 190 0 0 Yes Completions on small sites 2 Total completions for Roslin/Bilston 274 98 Penicuik h58(AreaA2) Belwood Avant (at NW Penicuik) 87 0 21 84 3 87 0 0 Yes h58(AreasB1&B2) Nursery West & North (at NW Penicuik) 78 0 6 6 24 30 0 48 h58(AreaB3) Nursery East (at NW Penicuik) 57 57 22 22 35 57 35 0 Yes h58(AreasC&D) Mauricewood & Mauricewood North (at NW Penicuik) 110 0 24 24 30 54 0 56 h58(AreaE) Deanburn (at NW Penicuik) 91 0 32 77 14 91 0 0 Yes h25(AreaD) Greenlaw and Adjacent Land Area D 221 0 0 0 23 23 0 198 Completions on small sites 0 Total completions for Penicuik 129 35 Villages and rural remainder (Midlothian West HMA) AHs1 Rosslynlee, near Penicuik 215 0 0 2 1 3 0 212 Completions on small sites 1 0 Total completions for villages and rural remainder (Midlothian West HMA) 2 0 Total completions for Midlothian West HMA 422 133 Midlothian East HMA Bonnyrigg/Lasswade Hs10(AreaB) Dalhousie Mains Area B 78 0 22 77 1 78 0 0 Yes Hs10(AreaA) Dalhousie Mains Area A 27 0 0 26 1 27 0 0 Yes Hs11(AreaA) Dalhousie South Area A 94 0 12 12 42 54 0 40 2020BL1 Lasswade High Street 8 0 2 7 1 8 0 0 Yes Hs10(AreaC) Dalhousie Mains Area C 80 0 0 0 29 29 0 51 2021BL4 Cockpen Terrace 16 16 0 0 16 16 16 0 Yes 2021BL1 Burnbrae Road 20 20 0 0 20 20 20 0 Yes Completions on small sites 1 Total completions for Bonnyrigg/Lasswade 111 36 Dalkeith Hs2 Larkfield West 88 0 40 63 24 87 0 1 h46 Cowden Cleugh 109 27 32 91 18 109 0 0 Yes h12 Former Dalkeith High School 92 92 0 0 92 92 92 0 Yes Site NameSite Reference Site Completed in 23/24?Total Units Affd. Units Remaining at 04/24 Completions Page 140 of 202
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COMPLETIONS & DEMOLITIONS In Previous Year (22/23) In Total To 03/23 In Current Year (23/24) In Total to 03/24 Affd. Only In 23/24 Site NameSite Reference Site Completed in 23/24?Total Units Affd. Units Remaining at 04/24 Completions 2021DK1 Buccleuch Street 10 10 0 0 6 6 6 4 Hs3 Larkfield South West 65 30 0 0 12 12 12 53 Completions on small sites 0 Total completions for Dalkeith 152 110 Gorebridge h36(AreaA) North Gorebridge Area A 176 0 45 160 16 176 0 0 Yes Completions on small sites 2 Total completions for Gorebridge 18 0 Mayfield/Newtongrange h48 Bryans 72 72 0 0 24 24 24 48 h41 North Mayfield 156 39 0 0 2 2 0 154 Completions on small sites 0 Total completions for Mayfield/Newtongrange 26 24 Shawfair Area h43(O) Shawfair (Block O) 83 18 37 64 19 83 18 0 Yes h44 North Danderhall 143 28 29 31 26 57 0 86 h45(C&D) South Danderhall (Plots C & D) 235 47 31 231 4 235 0 0 Yes Completions on small sites 0 Total completions for Shawfair Area 49 18 Rosewell h52&h22 Gorton Loan & Rosewell Mains 290 40 46 253 27 280 0 10 Hs14 Rosewell North 100 25 0 0 14 14 0 86 Completions on small sites 0 Total completions for Rosewell 41 0 Villages and rural remainder (Midlothian East HMA) 2018VR4 Former Cousland Primary School, Cousland 6 0 1 4 2 6 0 0 Yes Completions on small sites 0 Total completions for villages and rural remainder (Midlothian East HMA) 2 0 Total completions for Midlothian East HMA 399 188 Total for Midlothian 821 321 Demolitions Total in Midlothian for 2023/24 - 1 * Indicates that this allocation is accompanied by a 'Safeguarded Site' for future development - see the 'Safeguarded Sites' pages/table for more details. Page 141 of 202
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CONSTRAINED SITES MLDP Additional Housing Development Opportunities* AHs2 Burghlee Loanhead 10.51 175 • No application since 06/00181/OUT, which was withdrawn. • Site constraints are due to access and landscaping. • Feedback from Homes for Scotland raise concerns that there is scope for the site to be removed from the HLA given the noted constraints. Site is to be reviewed in upcoming site assessments and will be reviewed for HLA25. AHs3 Belwood Crescent Penicuik 1.63 25 • No application. AHs4 Pomathorn Mill, by Penicuik Villages/rural (west) 3.32 50 • No application. • Site constraints are due to access and the prominence of the site. • Feedback from Homes for Scotland raise concerns that there is scope for the site to be removed from the HLA given the noted constraints. Site is to be reviewed in upcoming site assessments and will be reviewed for HLA25. Other Sites Hs17 Pentland Plants Roslin/Bilston 3.46 75 • Site is currently non-effective. A garden centre business operates from it and received consent to extend their premises in early 2022. • Feedback from Homes for Scotland raise concerns that the site is a strong candidate for de-allocation due to its active employment use. Site is to be reviewed in upcoming site assessments and will be reviewed for HLA25. h55(Rem) Seafield Moor Road Remainder Roslin/Bilston 6.62 90 • This is what is left of the whole h55 site after excluding h55(AreaA) in the south. It has consent under 12/00814/PPP and there is also a pending application (17/00428/MSC) from Barratt. • The PPP consent was originally for the whole of h55 and proposed 200 to 250 units. The northern portion is the smaller area and accounts for around 40% of the site. Therefore the site capacity of 90 is taken from 40% of the mid-point of the PPP unit number (225 * 0.4 = 90). • This entry was moved to the Constrained Sites worksheet for HLA23 as high school and community facilities are planned here (22/00581/PAC). • New planning application submitted for high school (24/00415/DPP) for the southern portion of the site. 2018VR5 Former Howgate Restaurant Villages/rural (west) 0.48 7 • Has consent under 18/00148/DPP for two conversions from the restaurant building and five new builds. Building warrant 20/00466/BNCO7 is for preparatory works on the two restaurant conversion units, which began in spring 2021. This means that the consent has been implemented and will not expire. • Application 20/00274/LA was approved to modify the Section 75 agreement for developer's contributions so that the infrastructure payment is delayed, in order to increase the site’s commercial viability. • This site was for sale in April 2024 - https://www.novaloca.com/commercial-land/for-sale/penicuik/188996 2018BL1 51B High Street Bonnyrigg/Lasswade 0.30 23 • There have been applications for this site since 2008. Consent for 23 flats was originally granted under 08/00094/FUL. This was extended by 12/00667/DPP, which was then extended by 15/01006/DPP and again by 21/00241/DPP in September 2022. • Site was advertised for sale in July 2024 - https://www.novaloca.com/commercial-property/for-sale/bonnyrigg/51b-high- street/223237. Hs5 Thornybank North Dalkeith 1.08 15 • A supermarket has been built under 20/00220/DPP on the half of this site closest to the road. The developer argued that the original capacity of 30 units would still be achievable on the remainder of the site, however its capacity in the Audit has been reduced by 50% until such time as a housebuilder proposes a design which demonstrates that it can still accommodate the full 30 units as indicated in the MLDP. The site area has been reduced by 50% too. • This entry was moved to the Constrained Sites worksheet for HLA 2023 as there has been no activity in relation to it. Remaining Units CommentsSite Reference Site Name Settlement Area (ha) Page 142 of 202
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2018DK2 Wester Cowden Farm Dalkeith 1.82 25 • Applications 16/00359/PPP (expired), 20/00468/MSC (pending), 20/00653/MSC (pending), 21/00083/MSC (pending) for here are from the LAR Housing Trust. Building warrant 21/00524/BDERMD (pending) is for 25 units. o 20/00468/MSC is for 25 units and deals with the main conditions of the PPP consent such as layout and phasing. o 20/00653/MSC relates to conditions such as tree planting and broadband provision. o 21/00083/MSC relates to conditions such as art, archaeology and possible contamination. • 16/00359/PPP is for a maximum of 25 units and application 18/00759/S42 previously sought to modify it to allow more, but was refused. • A visit in 2022 confirmed that the site had been cleared. • This was moved to the Constrained Sites worksheet for HLA23 following it not having progressed substantially for some time. 2022DK1 Land Between 23A and 37 Newmills Road Dalkeith 0.12 4 • Consent was given for four townhouses at this site under 21/00612/DPP in July 2022. • The site was marketed in August 2022 and remains for sale as of July 2024. It was being used as part of the site compound for the neighbouring h12 social housing development in summer 2023. h40 Vogrie Road Gorebridge 6.92 16 • This site was originally developed by Mansell Homes, who are now part of Balfour Beatty. • There were originally three phases here that totalled 90 units – 39 in phase 1, 40 in phase 2 and 11 in phase 3. 17/00824/DPP later superseded those plans for phase 3 and replaced the original layout of 11 homes with 14 to increase the site capacity to 93. • The total capacity of this site is actually 93 units, but 77 have already been built. This consists of all of phase 1 and all of phase 2, with the exception of plots 50 and 51 from the latter. As no work has taken place on these units or phase 3 for some time, this site was moved into the Constrained Sites worksheet for HLA23. 282 25 Newbattle Road Mayfield/Newtongrange 0.44 8 11/00131/DPP was granted in 2013. Work started under building warrant 16/00349/BDERSD and a notification of commencement of the development was submitted. However, no activity on site since meant it was marked as stalled for HLA19. h69 Whitehill House Rosewell 0.22 18 • This entry is linked with site h70 in the row below. • All 8 units from 15/00175/BDCOMD were completed in 2022/23. These are at the former stables buildings with a further 18 to come from the conversion of the main house itself. • The intermittent delivery of units here across both sites coupled with a possible change of plans for this development and feedback from Homes for Scotland have led to it being retained in the Constrained Sites worksheet. However, it is possible it will be moved into the Main Schedule in future audits depending on later activity. h70 The Grounds of Whitehill House Rosewell 36.04 84 • This entry is linked with site h69 in the row above. • Building warrant 12/00443/BWERD is for 10 units here which were completed at Cluster D. It was originally for 8 plots but was amended to add 2 more. No further development at the other clusters has taken place. • The intermittent delivery of units here across both sites coupled with a possible change of plans for this development and feedback from Homes for Scotland have led to it being retained in the Constrained Sites worksheet. However, it is possible it will be moved into the Main Schedule in future audits depending on later activity. 2018VR1 Fordel Villages/rural (east) 3.21 60 • PPP consent here for 60 units. • There were plans for 78 units across the site in three phases, as shown on the phasing plan for 18/00344/MSC. 18/00343/MSC and 18/00344/MSC covered the first two and were for 28 and 16 units respectively. 19/00691/MSC repositioned some blocks covered by 18/00343/MSC but did not change the overall numbers. • 21/00189/MSC was submitted in 2021 and is still pending. It proposed a new phasing schedule involving the LAR Housing Trust developing 24 units as part of a new phase 1. Phase 2 would consist of 34 units at the north of the site. The final residential phase would see 20 units built as the affordable housing portion. • The site was marked as constrained for HLA22 as it hasn’t delivered any units since MSC consent in November 2018, has drainage issues, complications with ownership and the delivery of affordable housing. This was the approach agreed with Homes for Scotland when reviewing HLA21. Nevertheless, the demolition of buildings on the site means that the development has commenced. • Applications for the site are 13/00780/PPP, 18/00343/MSC, 18/00344/MSC, 19/00691/MSC, 21/00189/MSC (pending). A new application was submitted in March 2023 and proposes 17 units across the north of the site (23/00213/MSC). It is in the Large Windfall Applications worksheet. Page 143 of 202
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Hs7* Redheugh West (Phase 2) Gorebridge 24.36 400 • Application 21/00374/PPP does not specify a number of units and is yet to be determined. • There is a mistake in the LDP in table 3A (page 164). It lists 200 units as the capacity of Hs7 and 400 as the capacity of Hs7 SC. This is the wrong way round and HLA 2024 corrects this. • Moved to constrained sites for current Audit. 2022DK1 Kippielaw Hatchery Villages/rural (east) 0.62 5 • Moved to constrained sites for current Audit, land appears to be under offer but no further activity. • Planning permission for 5 properties under consent 20/00349/DPP. Total 1080 These are sites that have development uncertainties, so their potential contribution is not guaranteed during the plan period and they are therefore not relied upon as part of the required housing allocations. See MLDP policy STRAT4. * Indicates that this allocation is accompanied by a 'Safeguarded Site' for future development - see the 'Safeguarded Sites' pages/table for more details. Page 144 of 202
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SAFEGUARDED SITES Hs16 SC Seafield Road, Safeguarded Capacity Roslin/Bilston 11.54 200 50 • No development activity here at present. • Work is ongoing on the regular/allocated portion of Hs16 but is not expected to be finished until after 2031, therefore Hs16 SC is unlikely to be released/required until this time. Programming estimates are therefore 40 units per year from 2031/32 onwards until complete. Hs7 SC Redheugh West (Phase 2), Safeguarded Capacity Gorebridge 17.45 200 50 • Hs7 SC is associated with Hs7 and h50 to the east. All are dependent on a bridge being constructed over the Borders Rail line for access. • h50 has consent in principle and an application for consent in principle for Hs7 is pending. • h50 would be built first, then Hs7, then Hs7 SC. Given this, and the large number of units to be built on each, construction on Hs7 SC would likely not start until many years after the last programming year in the Audit’s Main Schedule unless other developers come on board, which there is no indication of currently. Given this, estimating programming for this site is not worthwhile at this stage. • There is a mistake in the LDP in table 3A (page 164). It lists 200 units as the capacity of Hs7 and 400 as the capacity of Hs7 SC. This is the wrong way round and HLA 2024 corrects this. Hs0 SC Cauldcoats, Safeguarded Capacity Shawfair Area 10.48 200 50 • Application 14/00910/PPP is approved for this site and proposes development on both Hs0 and Hs0 SC. The consent specified that it applies only for phase one (Hs0) and this will mean that the safeguarded portion would be phase two. • An application to increase the number of units on phase 1 from 350 to 430 was approved in 2022 and a further detailed application has been lodged since (22/00604/MSC). • Based on the current layout and programming for Hs0, estimated programming for Hs0 SC is therefore 65 units per year starting in 2033/34 until complete. Total 600 150 These are extensions to MLDP housing allocations that allow for further expansion of those sites in the medium to long term. They can be brought forward through the next development plan, if this is required and considered acceptable in place-making terms. CommentsAffd. UnitsSite Reference Site Name Total UnitsArea (ha)Settlement Page 145 of 202
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SITE NOTES Site Reference Site Name Developer (or Owner) Council Ward Land Supply Source Total Units Site Area (ha) Density (units/ha) Brownfield / Greenfield? Planning Application Reference(s) Building Warrant Reference(s) Comments Midlothian West HMA Loanhead h54(III) Ashgrove Phase 3 Dandara Homes Midlothian West MLP 2008 92 4.22 21.80 Greenfield 09/00354/OUT, 18/00243/MSC, 18/00469/MSC, 18/00556/MSC, 20/00264/DPP, 20/00694/MSC 18/00296/BDERMD - 13 units, 18/00310/BDERMD - 35 units, 21/00226/BDERMD - 44 units • The marketing name of this site is ‘Ashgrove’. • Application 20/00264/DPP amended some house types but did not change the overall number of units. It was incorporated into 20/00694/MSC, which changed some house types and positions of plots but not the overall number of units. • 6 units remaining as of 31/03/2024. 2022LH1 Former Thornlea Nursing Home Mr R Law & Mr Patrick Black Midlothian West Windfall 4 0.18 22.22 Brownfield 22/00192/DPP, 22/00624/DPP 22/00204/BDCOMD - 2 units, 22/00534/BDCOMD - 2 units • This is the conversion of a former nursing home. • 22/00192/DPP is for forming two units from the original building and the coach house at the back and is associated with building warrant 22/00204/BDCOMD. • 22/00624/DPP is for creating two units from the modern side extension and is associated with building warrant 22/00534/BDCOMD. • 1 unit remaining as of 31/03/2024. Small sites 7 • 7 units across 6 sites. • 4 units have full planning consent. • 3 units have a pending planning application or PPP consent only. Loanhead Roslin/Bilston Hs18 Roslin Institute Taylor Wimpey Midlothian West MLDP 304 16.63 18.28 Brownfield 13/00877/PPP, 18/00499/MSC, 20/00011/MSC, 20/00196/MSC, 20/00581/MSC, 22/00736/MSC 19/00318/BDERMD - 304 units • The marketing name for this site is ‘Sinclair Gardens’. • Application 20/00011/MSC refers to conditions from the PPP consent regarding drainage systems, 20/00196/MSC refers to play areas and ground investigations, 20/00581/MSC refers to art and 22/00736/MSC refers to walls and fences. • Programming is based on completions so far and observations from a site visit in June 2024. Hs19(AreaA) Roslin Expansion Area A David Wilson Homes Midlothian West MLDP 110 6.62 16.62 Greenfield 18/00535/PPP, 20/00146/MSC 20/00519/BDERMD - 110 units • The marketing name for the wider Hs19 site is ‘St. Clair Mews’. • 18/00535/PPP and 20/00146/MSC are joint applications from David Wilson Homes and CALA. • This is the second phase of David Wilson’s development at Hs19. This site was formerly a single entry in the Audit as Hs19(AreaA) but was split for HLA 2023. The first phase of the David Wilson development here is Hs19(AreaB), the 53 affordable units here are Hs19(AreaC) and the CALA portion of the site is now Hs19(AreaD). • This site involves three groups of homes which have 35, 43 and 32 units, all of which are covered under building warrant 20/00519/BDERMD. Hs19(AreaB) Roslin Expansion Area B David Wilson Homes Midlothian West MLDP 51 3.60 14.17 Greenfield 18/00703/DPP 19/00086/BDERMD - 51 units • The marketing name for the wider Hs19 site is ‘St. Clair Mews’. • This is the first phase of David Wilson’s development here. • The only unit remaining is the show home for all of David Wilson Homes’ portions of Hs19. This is programmed to be completed when the rest of their units are finished. Hs19(AreaC) Roslin Expansion Area C David Wilson Homes Midlothian West MLDP 53 1.58 33.54 Greenfield 18/00535/PPP, 20/00146/MSC 20/00507/BDERMD - 53 units • The marketing name for the wider Hs19 site is ‘St. Clair Mews’. • This is the affordable portion of site Hs19. • 3 units remaining as of 31/03/2024 Hs19(AreaD) Roslin Expansion Area D CALA Midlothian West MLDP 50 3.03 16.50 Greenfield 18/00535/PPP, 20/00146/MSC 20/00518/BDERMD - 50 units • The marketing name for this site is ‘Glenacre’. • This is the CALA portion of site Hs19. It involves two groups of houses of 35 units and 15 units. All are covered under 20/00518/BDERMD. • 18/00535/PPP and 20/00146/MSC are joint applications from David Wilson Homes and CALA. • This site was formerly part of Hs19(AreaA). • 4 units remaining as of 31/03/2024. Hs16(AreaA)* Seafield Road Area A Taylor Wimpey Midlothian West MLDP 191 8.67 22.03 Greenfield 17/00968/DPP 18/00267/BDERMD - 191 units • The marketing name of the wider Hs16 site is ‘Pentland Green’. • This is the western portion of Hs16. • Site completed in current audit year 2023/24. Hs16(AreaC)* Seafield Road Area C Taylor Wimpey Midlothian West MLDP 214 12.89 16.60 Greenfield 19/01039/PPP (pending) 22/00449/BDCOMD -140 units (pending) 22/00585/BDERMD- 78 units (pending) 24/00114/BDERMD- 57 units (pending) 24/00119/BDERMD- 160 units (pending) • This is the portion of Hs16 that is not covered by Hs16(AreaA) or Hs16(AreaB). • Minded to consent at the August 2021 Planning Committee. • Programming assumes work commencing here after the completion of Hs16(AreaA). h55(AreaA) Seafield Moor Road Area A Barratt Homes Midlothian West MLP 2008 190 9.89 19.21 Greenfield 12/00814/PPP, 19/00321/MSC 18/00338/BDERMD - 35 units, 18/00341/BDERMD - 155 units • The marketing name of this site is ‘Pentland View’. • This is the southern half of h55. The PPP application covers it all however the northern portion is earmarked as the site of a new high school and community facilities. It has been moved into the ‘Constrained Sites’ worksheet as a result. • Site completed in current audit year 2023/24. Small sites 0 Roslin/Bilston Penicuik h58(AreaA2) Belwood Avant (at NW Penicuik) Avant Homes Midlothian West MLP 2008 87 5.65 15.40 Greenfield 17/00068/DPP, 18/00847/DPP 18/00099/BDCOMD - 87 units • The marketing name for this site is ‘Carnethy Heights’, • Phase 1 of h58. • 18/00847/DPP amends the house types approved in the original application but does not change the overall number of units; - Site completed in current audit year 2023/24. h58(AreasB1&B2) Nursery West & North (at NW Penicuik) Avant Homes Penicuik MLP 2008 78 7.24 10.77 Greenfield 17/00068/DPP, 22/00253/DPP 21/00601/BDERMD - 42 units, 22/00529/BDERMD - 35 units • The marketing name for this site is ‘Carnethy Heights’, • Application 22/00253/DPP changes the house types and plot numbers but not the number of units. These are units covered by 22/00529/BDERMD. • Programming is based on observations from a site visit in June 2023, previous completions figures from Avant’s earlier phase of this site and also in response to feedback from Homes for Scotland. h58(AreaB3) Nursery East (at NW Penicuik) Dunedin Canmore Penicuik MLP 2008 57 2.58 22.09 Greenfield 17/00068/DPP, 19/00576/DPP, 20/00088/DPP 19/00560/BDERMD - 57 units • SHIP site. • Application 19/00576/DPP added another 5 units compared to the original consent. Application 20/00088/DPP changed the heights of the two blocks of flats but did not alter the number of units or their plot numbers. • Site completed in current audit year 2023/24. h58(AreasC&D) Mauricewood & Mauricewood North (at NW Penicuik) CALA Penicuik MLP 2008 110 7.87 13.98 Greenfield 17/00068/DPP, 23/00100/DPP 18/00134/BDERMD - 106 units 22/00335/BDERMD - 4 units • The marketing name for this site is ‘Belwood Oaks’. • Originally labelled plots 1 – 110, but now numbered 76 – 185 as this area follows on from h58(AreaA1) which was CALA’s first phase here that had 75 units. • 23/00100/DPP changes the house types on 9 plots but doesn’t alter development numbers or the layout. • 24/00113/BDERMD was for 15 units and was withdrawn after end of audit year. • Programming is based on completions so far, a site visit in June 2024 and also in response to feedback from Homes for Scotland. Page 146 of 202
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SITE NOTES Site Reference Site Name Developer (or Owner) Council Ward Land Supply Source Total Units Site Area (ha) Density (units/ha) Brownfield / Greenfield? Planning Application Reference(s) Building Warrant Reference(s) Comments h58(AreaE) Deanburn (at NW Penicuik) Bellway Homes Penicuik MLP 2003 91 6.86 13.27 Greenfield 17/00068/DPP, 19/00727/DPP 19/00241/BDERMD - 91 units • The marketing name of this site is ‘Ladywood View’. • Site completed in current audit year 2023/24. h58(AreaF) Rullion Road (at NW Penicuik) Midlothian Council Penicuik MLP 2008 68 6.18 11.00 Greenfield 17/00068/DPP • SHIP site. • This is the second (and last) affordable phase of h58. • Programming is partly based on the Council’s latest SHIP report. h25(AreaD) Greenlaw and Adjacent Land Area D Taylor Wimpey Midlothian West MLP 2003 221 11.77 18.78 Greenfield 21/00466/DPP, 22/00320/DPP 21/00067/BDERMD - 221 units 23/00002/BDERMD - 85 units 24/00102/BDERMD - 51 units (pending) • The marketing name of the wider h25 site is ‘Greenlaw Mains’. • Application 22/00320/DPP replaces the original design for plot 601. It does not change the numbers on site. • Programming is based on observations from a site visit in June 2024, completions so far on site and completions from previous phases of this development. 2020PK1 Windsor Square Ark Housing Association Penicuik Windfall 12 0.24 50.00 Brownfield 19/00510/DPP, 23/00791/DPP 24/00030/BDERMD - 12 units • SHIP site. • Planning application and building warrant approved after the end of the Audit year. • Programming is based on a site visit in September 2024. 2022PK1 Kentigern Mall Sheet Anchor Evolve (London) Ltd. Penicuik Windfall 7 0.08 87.50 Brownfield 21/00335/DPP Small sites 15 • 15 units across 9 sites. • 15 units have full planning consent. Penicuik Villages and rural remainder (Midlothian West HMA) Hs20 Auchendinny Bellway Homes Midlothian West MLDP 395 21.87 18.06 Greenfield 20/00089/DPP, 22/00848/DPP, 23/00474/DPP, 24/00493/DPP (pending) 22/00514/BDERMD - 395 units 24/00325/BDERMD - 12 units (pending) • The marketing name for this site is ‘Dalmore Grange’. • Application 22/00848/DPP from Bellway has been consented since the end of the Audit year. It proposes 395 units, supersedes 20/00089/DPP and involves three phases. The private housing phases would be 97, 120 and 80 units each. The phasing of the affordable portions are not detailed, other than it being stated that affordable housing will be delivered in each phase. • 23/00474/DPP amends the layout of 32 units but doesn’t alter development numbers or the layout. • Programming is based on communication with the developer. AHs1 Rosslynlee, near Penicuik Oakridge Group Midlothian West MLDP 159 17.92 8.87 Brownfield 17/00980/PPP 17/01001/DPP 22/00160/DPP 24/00285/DPP (pending) 24/00317/DPP (pending) 19/00380/BDAEX - 2 units 21/00073/BDCOSD - 1 unit 23/00025/BDERMD - 54 units (pending) 23/00444/BDCOMD - 3 Units (pending) 24/00092/BDERMD - 5 Units (pending) 24/00128/BDCOMD - 7 Units (pending) • The marketing name for the wider Rosslynlee development is ‘St. Margarets’ with planning permission in principle being granted for up to 280 dwellings across both sites. • In spring 2023, Carmichael Homes were advertising their intentions to develop 26 detached units as part of this site. • 23/00025/BDERMD for another 54 units is from a further developer (Bancon Homes). • 24/00317/DPP looks to amend the layout of 19 units approved under 17/01001/DPP. AHs1(NP) North Park (at Rosslynlee) Robertson Homes Midlothian West MLDP 121 7.98 15.16 Greenfield 22/00616/MSC 22/00410/BDERMD - 121 units • The marketing name for the wider Rosslynlee development is ‘St. Margarets’ with planning permission in principle being granted for up to 280 dwellings across both sites. • This site is being developed by Robertson Homes. • A site visit in June 2024 confirmed works were well underway. AHs5 Wellington School, by Howgate Lochay Homes Penicuik MLDP 46 6.78 6.78 Brownfield 20/00144/DPP • SHIP site; • Approved at appeal in October 2022; • The programming in the Main Schedule is based around the expected delivery of affordable units as outlined in the Council’s latest SHIP report. 2023VR1 Barley Dean N McDonald Rosewell Windfall 5 0.73 6.85 Greenfield 23/00003/DPP 23/00480/BDERMD • Application 21/00453/PPP, which was originally for eight houses, but later revised down to six. This was approved at the LRB in February 2023; • A subsequent application for five houses has been approved at LRB in Dec-2023. • A site visit in September 2024 found works were well underway. • Site has been moved from constrained sites for 2024 HLA. Small sites 34 • 34 units across 28 sites. • 27 units have full planning consent. • 7 units have a pending planning application or PPP consent only. Villages and rural remainder (Midlothian West HMA) Midlothian East HMA Bonnyrigg/Lasswade Hs10(AreaA) Dalhousie Mains Area A Walker Group / Springfield Bonnyrigg MLDP 27 2.31 11.69 Greenfield 16/00712/PPP, 16/00855/DPP, 18/00333/DPP 17/00437/BDERMD - 27 units • The marketing name for the wider Hs10 site is ‘One Dalhousie’. • This site is a small portion in the south of the wider Hs10 allocation (see the rows below). • Planning consent was for 28 units, but the building warrant excludes plot 28, which is on the opposite side of the road to the rest of the units and has not been built. • The site was completed in the current audit year 2023/24. Hs10(AreaB) Dalhousie Mains Area B Walker Group / Springfield Bonnyrigg MLDP 78 3.40 22.94 Greenfield 16/00712/PPP, 18/00539/MSC 19/00141/BDERMD - 78 units • The marketing name for the wider Hs10 site is ‘One Dalhousie’. • This is the second phase of Hs10. • Site completed in current audit year 2023/24. Hs10(AreaC) Dalhousie Mains Area C Walker Group / Springfield Bonnyrigg MLDP 103 5.15 20.00 Greenfield 16/00712/PPP, 18/00399/MSC, 18/00538/MSC, 21/00056/MSC 21/00530/BDERMD - 103 units • The marketing name for the wider Hs10 site is ‘One Dalhousie’. • Applications 18/00399/MSC and 18/00538/MSC relate to conditions over matters such as phasing schedules and landscaping works for the whole of Hs10. They are not related to unit layout and numbers. • Programming is based on observations from a site visit in June 2024, completions so far on site and feedback from Homes for Scotland. Hs11(AreaA) Dalhousie South Area A Bellway Homes Bonnyrigg MLDP 94 5.57 16.88 Greenfield 21/00227/DPP, 21/00228/DPP, 21/00230/DPP 21/00286/BDERMD - 94 units • The marketing name for the wider Hs11 site is ‘Dalhousie Way’. • Programming is based on completions so far and observations from a site visit in June 2024. Hs11(AreaB) Dalhousie South Area B Bellway Homes Bonnyrigg MLDP 146 12.20 11.97 Greenfield 18/00740/DPP, 23/00153/DPP, 23/00159/DPP, 24/00124/DPP, 24/00125/DPP, 24/00126/DPP 22/00532/BDERMD - 61 units 24/00064/BDERMD - 85 units • The marketing name for the wider Hs11 site is ‘Dalhousie Way’. • The planning applications are from Bellway. Programming is based on them starting on this portion of the site when their work has finished on Hs11(AreaA). • Applications have been submitted by Miller Homes (24/00124/DPP, 24/00125/DPP & 24/00126/DPP) for 85 units - will supersede previous applications on site. Hs11(AreaC) Dalhousie South Area C Walker Group / Springfield Bonnyrigg MLDP 80 1.80 44.44 Greenfield 18/00743/PPP, 21/00816/DPP, 21/00860/DPP, 22/00026/MSC, 24/00301/MSC 21/00705/BDCOMD - 56 units • 22/00026/MSC will supersede the other three previous applications here and comprise all the affordable units for the wider Hs11 site. It has been approved after the end of the Audit year. • Programming is based on feedback provided from Homes for Scotland. Page 147 of 202
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SITE NOTES Site Reference Site Name Developer (or Owner) Council Ward Land Supply Source Total Units Site Area (ha) Density (units/ha) Brownfield / Greenfield? Planning Application Reference(s) Building Warrant Reference(s) Comments Hs12* & Hs12 SC Hopefield Farm 2 & Hopefield Farm 2, Safeguarded Capacity Taylor Wimpey Bonnyrigg and Midlothian South MLDP 1032 55.86 18.47 Greenfield 20/00151/PPP (pending) 23/00471/BDERMD - 98 units (pending) • The marketing name for this site is ‘Bannock Wood’. • Application 20/00151/PPP was minded to be consented at the April 2021 Planning Committee. • It covers both Hs12 and Hs12 SC as it was agreed in pre-application discussions that both would be included in the masterplan to ensure the best possible design and their integration. Hs12 SC is the safeguarded portion of the site and was moved from the Safeguarded Sites table into the Main Schedule in the previous HLA. • Condition 2 of the consent associated with 20/00151/PPP permits up to 1,032 across the two sites. 243 Former garage, Elm Row Lasswade Townhouse Development Company Bonnyrigg Windfall 7 0.18 38.89 Brownfield 03/00390/FUL, 07/00721/FUL, 20/00527/DPP 09/00449/BWALCO - 2 units, 21/00179/BDERMD - 5 units • Originally, consent was granted under application 03/00390/FUL for four new houses and the conversion of the former garage building into two houses. • Before construction started, another application was submitted (07/00721/FUL) for six new houses and the conversion of the former garage building into two houses. This was not determined prior to the previous application expiring, therefore work started under that and this new application was left to expire without any further work taking place. This means the prior application is still valid. The work resulted in the garage conversion into two houses being complete under building warrant 09/00449/BWALCO. • Two other applications (19/00470/DPP and 19/00742/DPP) were later withdrawn, while a third (20/00527/DPP) was consented. Future building work will take place under this application. • The site has been cleared and bank stabilisation works having taken place. • This site was advertised for sale in November 2023. 2020BL1 Lasswade High Street Dimension Homes Ltd. Bonnyrigg Windfall 8 0.56 14.29 Brownfield 18/00382/DPP, 21/00773/DPP 19/00212/BDERMD - 8 units • The marketing name for this site is ‘School Green Close’. • Application 21/00773/DPP proposes minor layout amendments, but does not change unit numbers. • Final plot completed in current audit year. 2021BL1 Burnbrae Road Midlothian Council Bonnyrigg Windfall 20 0.47 42.55 Greenfield 20/00397/DPP 20/00425/BDERMD - 10 units, 20/00426/BDERMD - 10 units • SHIP site built to Passivhaus standards. • Programming is based on observations from a site visit in June 2023 and expected completions from the Council’s latest SHIP report. • Site completed in current audit year. 2021BL3 Moorfoot Place Midlothian Council Bonnyrigg Windfall 46 0.91 50.55 Brownfield 21/00552/DPP 21/00664/BNER5 - 46 units • SHIP site. • Development also includes a day care centre and an intermediate care facility (though they don’t count towards the Audit numbers). • Programming is taken from the Council’s latest SHIP report. 2021BL4 Cockpen Terrace Mears Group Bonnyrigg Windfall 16 0.50 32.00 Brownfield 19/01029/DPP 20/00373/BDERMD - 16 units • SHIP site. • Site completed in current audit year. 2022BL1 High Street Midlothian Council Bonnyrigg Windfall 20 0.19 105.26 Brownfield 21/00939/DPP 22/00223/BDERMD - 20 units • SHIP site. • Site will be complete for 2025 HLA. Small sites 10 • 10 units across 9 sites. • 10 units have full planning consent. Bonnyrigg/Lasswade Dalkeith Hs2 Larkfield West Dandara Homes Midlothian East MLDP 88 4.85 18.14 Greenfield 14/00420/PPP, 19/00010/MSC, 20/00652/MSC 18/00499/BDERMD - 23 units, 19/00372/BDERMD - 61 units, 21/00223/BDERMD - 65 units • The marketing name for this site is ‘Eskbank Gardens’. • Hs2 and Hs3 are one overall phased development by Dandara. • 19/00010/MSC proposed 134 units in total, with 84 on Hs2 and 50 on Hs3. 20/00652/MSC supersedes it and sees 88 units being built on Hs2. It does not amend Hs3. • 1 unit remaining as of 31/03/2024. Hs3 Larkfield South West Dandara Homes Midlothian East MLDP 65 2.84 22.89 Greenfield 14/00420/PPP, 19/00010/MSC, 22/00091/MSC 19/00427/BDERMD - 50 units, 22/00212/BDERMD - 30 units, 22/00362/BDERMD - 35 units • The marketing name for this site is ‘Eskbank Gardens’. • Hs2 and Hs3 are one overall phased development by Dandara. All the affordable units are on Hs3. • 22/00091/MSC revises the layout for Hs3 with 65 units rather than the 50 consented under 19/00010/MSC. • Programming is based on observations from a site visit in June 2024, completions so far and the delivery of affordable units as outlined in the Council’s latest SHIP report. h46 Cowden Cleugh Bellway Homes Dalkeith MLP 2008 109 8.79 12.40 Greenfield 14/00444/PPP, 18/00678/MSC, 19/00338/MSC 18/00548/BDERMD - 82 units, 20/00101/BDERMD - 27 units • The marketing name for this site is ‘Summerville Gardens’. • 109 units are being built across four phases. • 18/00548/BDERMD is for the market units and 20/00101/BDERMD is for the affordable units. • Site completed in current audit year 2023/24. h12 Former Dalkeith High School Midlothian Council Dalkeith Pre-2003 MLP 92 3.26 28.22 Brownfield 19/01016/DPP, 19/01024/DPP 19/00528/BDERMD - 44 units, 19/00535/BDERMD - 48 units • SHIP site also known as 'Newmills Road'. • Application 19/01016/DPP is for 44 units and 19/01024/DPP is for 48 extra care units. • Site completed in current audit year 2023/24. 2021DK1 Buccleuch Street Midlothian Council Dalkeith Windfall 10 0.10 100.00 Brownfield 20/00595/DPP, 21/00503/DPP 20/00532/BDERMD - 10 units • SHIP site built to Passivhaus standards. • Application 21/00503/DPP is an amendment to 20/00595/DPP. • Building warrant 20/00532/BDERMD has 12 plots in it, but 2 of these are for the retail units. • 4 units remaining as of 31/03/2024. 2023DK1 Glenarch Lodge Caledonian Trust PLC Dalkeith Windfall 6 0.36 16.67 Brownfield 21/00746/DPP Small sites 14 • 14 units across 10 sites. • 13 units have full planning consent. • 1 unit has a pending planning application or PPP consent only. Dalkeith Gorebridge h50 Redheugh / Prestonholm new community (Phase 1A) (Old Road Securities Plc) / Barratt Homes Midlothian South MLP 2008 700 35.66 19.63 Greenfield 15/00045/PPP 23/00015/BDERMD - 70 units(pending) 23/00013/BDERMD - 54 units(pending) 23/00012/BDERMD - 48 units(pending) 22/00599/BDERMD -150 units(pending) 22/00597/BDERMD -170 units(pending) 22/00595/BDERMD -201 units(pending) • Programming is based on the expected delivery of affordable units as outlined in the Council’s latest SHIP report for 2027/28 and feedback provided from Homes for Scotland • 23/00416/MSC was submitted in June 2023. Like 15/00045/PPP, it covered all of h50. It proposed 685 units, including 174 affordable, across 3 phases. It was withdrawn in November 2023, with a new application expected to be submitted. • The building warrant applications propose a total of 695 units across the site. h24 Newbyres Persimmon Homes Midlothian South MLP 2003 96 4.84 19.83 Greenfield 22/00066/DPP 22/00407/BDERMD - 96 units • Programming is based on past completions at Persimmon’s nearby h36(AreaA) site. • 22/00407/BDERMD granted after the end of the audit year. Page 148 of 202
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SITE NOTES Site Reference Site Name Developer (or Owner) Council Ward Land Supply Source Total Units Site Area (ha) Density (units/ha) Brownfield / Greenfield? Planning Application Reference(s) Building Warrant Reference(s) Comments h36(AreaA) North Gorebridge Area A Persimmon Homes Midlothian South MLP 2003 176 6.69 26.31 Greenfield 07/00352/FUL, 14/00251/DPP, 18/00671/DPP 07/00251/BWERD - 500 units, 19/00580/BDERMD - 112 units, 21/00125/BDERMD - 6 units • The marketing name for this site is ‘King’s Meadow’. • This is the last remaining portion of the wider h36 Persimmon site, the whole of which was initially covered by 07/00352/FUL. • The plots in Area A are listed at the end of building warrant 07/00251/BWERD and start at number 4010, i.e. plot 4010 is plot 10 on the site plans. There is some overlap of this BW and 19/00580/BDERMD. • 18/00671/DPP amended the house types of 28 units from 14/00251/DPP but did not change overall numbers. These new units are labelled plots 4201/201 – 4228/228 in building warrants/site plans. • Site completed in current audit year 2023/24. h51 Robertson's Bank Carlsson Properties Ltd Midlothian South MLP 2008 14 2.68 5.22 Brownfield 20/00899/DPP • Minded to consent at the February 2023 Planning Committee. • Planning approved in July 2023. • The former scrap yard on site has been cleared in advance of development taking place. 2022GB1 Newbyres Crescent Cruden Homes Midlothian South Windfall 75 1.84 40.76 Brownfield 18/00099/DPP 22/00571/BDERMD - 75 units • SHIP site. • Building works are planned to start in June 2024. • Programming is based on the Council’s latest SHIP and feedback provided from Homes for Scotland. Small sites 6 • 6 units across 4 sites. • 3 units have full planning consent. • 3 units have a pending planning application or PPP consent only. Gorebridge Mayfield/Newtongrange h48 Bryans Cruden Homes Midlothian East MLP 2008 72 2.77 25.99 Brownfield 19/00042/DPP 19/00201/BDERMD - 72 units • SHIP site also known as 'Conifer Road'. • Site will be complete for 2025 HLA. h41 North Mayfield Lovell Homes Midlothian East MLP 2003 156 8.47 18.42 Greenfield 19/00981/PPP, 22/00460/MSC 22/00347/BDERMD - 156 units • The marketing name for this site is ‘Oakwood Edge’. • A site visit in June 2023 found that groundworks have now started and an access from Oak Place had been created. • Programming for 2024/25 includes the delivery of the 30 affordable units which is partly based on expectations in the Council’s latest SHIP report. h38+ South Mayfield Sites Springfield Midlothian East and Midlothian South MLP 2003 & MLP 2008 926 70.97 13.05 Greenfield 22/00027/PPP • Application 22/00027/PPP was minded to be consented at the February 2023 Planning Committee. Condition 2 of this consent is that no more than 926 units are erected. It was consented in December 2023. • This proposal covers all of what was h38(Rem), h49, h34(Rem) and h35. As a result, these sites have been consolidated into a single row for the latest HLA. The site may be split up in future audits as its layout and phasing becomes clear after the submission of detailed MSC applications. 2022MN1 Former Newbattle High School (Phase 1) Midlothian Council/ Ogilvie Midlothian East Windfall 90 4.74 18.99 Brownfield 21/00877/DPP 22/00134/BDERMD - 90 units • SHIP site. • This is phase 1 of a larger development. Phase 2 will be covered by either 21/00876/PPP or 22/00797/DPP, both of which are still pending. • Programming is taken from the Council’s latest SHIP report and reflects all the units being released in a single batch rather than all 90 constructed in a single year. 2022MN2 Newtongrange Parish Church Church of Scotland Midlothian South Windfall 5 0.13 38.46 Brownfield 21/00701/PPP • Development by the Church of Scotland, the proceeds of which will be used to refurbish the adjacent church. • Was for seven units, but reduced to five. Small sites 3 • 3 units across 2 sites. • 3 units have full planning consent. Mayfield/Newtongrange Shawfair Area Hs0* Cauldcoats (Paladin Ventures Ltd) / Miller Homes Dalkeith MLDP 430 19.02 22.61 Greenfield 14/00910/PPP • 14/00910/PPP covers both Hs0 and Hs0 SC and was for up to 650 units, with 485 of these being market and 165 being affordable. The consent however is only for 350 units on Hs0 as phase 1, meaning Hs0 SC would be phase 2. An application to increase the number of units on phase 1 to 430 was approved under 20/00312/S42. • Programming is partly based on data from the Council’s latest SHIP report. Hs1* Newton Farm CALA Dalkeith MLDP 620 38.73 16.01 Greenfield 17/00408/DPP, 17/00409/DPP, 24/00553/DPP (pending) 22/00520/BDERMD - 146 units • The marketing name for this site is ‘Newton’. • This development includes 506 units at Newton Farm (17/00408/DPP) and 116 at Wellington Farm (17/00409/DPP). These applications have been consented in the current Audit year. • Upgrades to Old Craighall Road were planned for September 2023 to facilitate the development with CALA starting work on site in March 2024. Hs1 SC Newton Farm, Safeguarded Capacity Holder Planning / Wellington Farms Ltd. Dalkeith MLDP 360 21.10 17.06 Greenfield 20/00774/PPP (pending) • Minded to be consented at the March 2022 Planning Committee. The approval is for 'no more than 360' units. • Approval to amend Condition 4 of the neighbouring application 17/00408/DPP was given at the January 2021 Planning Committee. This was to allow access to Hs1 SC from the two proposed vehicle routes in Hs1. • The Committee Report states that the site is 'not capable of delivering homes in five years' and that it should be 'seen as a next phase' of the Hs1 development. Programming takes this into account and also the phasing of Hs1 which shows that access into Hs1SC would not take place until mid-way through construction. • Programming is partly based on data from the Council’s latest SHIP report for the delivery of affordable homes in 2028/29. h43 Shawfair Shawfair LLP Dalkeith SLP 02/00660/OUT • Where the planning consent type is marked as 'OUT' in the Main Schedule for the Shawfair blocks, this refers to the original outline planning permission for the whole of the Shawfair allocation. Further detailed consents are required for work to start on individual blocks. • Application 19/00112/PPP, for community facilities, covers blocks D, J, N and part of M. o It resulted in blocks D and J being removed from the Audit and M being removed as shown in the 2022 Shawfair Phasing Plan. There were no residential units planned for block N, so it was not in the Audit beforehand. o A second result of the consent of 19/00112/PPP was a land swap, with residential units going on two sites north and south of Newton Church Road in the gap between Newton Village and Danderhall as per 19/00891/MSC. These are labelled h43(W1) and h43(W2). Page 149 of 202
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SITE NOTES Site Reference Site Name Developer (or Owner) Council Ward Land Supply Source Total Units Site Area (ha) Density (units/ha) Brownfield / Greenfield? Planning Application Reference(s) Building Warrant Reference(s) Comments h43(A&E) Shawfair (Blocks A & E) Shawfair LLP Dalkeith SLP 184 5.34 34.46 Greenfield 02/00660/OUT These two blocks are combined in the Shawfair Phasing Plan, so the HLA follows suit in making them one entry. h43(B) Shawfair (Block B) Shawfair LLP Dalkeith SLP 323 12.23 26.41 Greenfield 02/00660/OUT h43(C) Shawfair (Block C) Shawfair LLP Dalkeith SLP 183 4.57 40.04 Greenfield 02/00660/OUT h43(F) Shawfair (Block F) Shawfair LLP Dalkeith SLP 228 3.49 65.33 Greenfield 02/00660/OUT Application 18/00155/DPP was approved here in October 2018. It is for the storage of soil for five years. An application to extend this for a further five years was consented in November 2023. h43(G) Shawfair (Block G) Shawfair LLP Dalkeith SLP 67 1.12 59.82 Greenfield 02/00660/OUT Application 18/00155/DPP was approved here in October 2018. It is for the storage of soil for five years. An application to extend this for a further five years was consented in November 2023. h43(H) Shawfair (Block H) Shawfair LLP Dalkeith SLP 78 1.10 70.91 Greenfield 02/00660/OUT Application 18/00155/DPP was approved here in October 2018. It is for the storage of soil for five years. An application to extend this for a further five years was consented in November 2023. h43(I) Shawfair (Block I) Shawfair LLP Dalkeith SLP 144 4.97 28.97 Greenfield 02/00660/OUT Application 18/00155/DPP was approved here in October 2018. It is for the storage of soil for five years. An application to extend this for a further five years was consented in November 2023. h43(K) Shawfair (Block K) Shawfair LLP Dalkeith SLP 326 6.18 52.75 Greenfield 02/00660/OUT h43(L) Shawfair (Block L) Shawfair LLP Dalkeith SLP 235 3.33 70.57 Greenfield 02/00660/OUT h43(O) Shawfair (Block O) Dandara Homes Dalkeith SLP 83 2.63 31.56 Greenfield 02/00660/OUT, 18/00520/MSC, 21/00340/MSC 19/00378/BDERMD - 58 units, 19/00486/BDERMD - 18 units, 21/00224/BDERMD - 37 units • The marketing name for this site is ‘Shawfair/Dandara at Shawfair’. • Application 21/00340/MSC added another 7 units to increase the site capacity to 83. • Site completed in current audit year 2023/24. h43(P) Shawfair (Block P) Shawfair LLP Dalkeith SLP 220 8.48 25.94 Greenfield 02/00660/OUT • Programming includes the delivery of the affordable units in 2027/28 and 2028/29 taken from the Council’s latest SHIP report and is partly based on Shawfairs latest phasing plan. h43(R1&R2) Shawfair (Blocks R1 & R2) Shawfair LLP Dalkeith SLP 162 5.62 28.83 Greenfield 02/00660/OUT, 19/00894/MSC, 24/00273/MSC (pending) • Application 19/00894/MSC from Barratt proposed 162 units here, composed of: o 129 units on R1 under building warrants 19/00602/BDERMD and 19/00607/BDERMD; and o 33 units on R2 under building warrant 19/00612/BDERMD. • Though the application was consented after the end of the Audit year, Barratt were no longer pushing the case towards a positive determination. The other co-applicant is a vehicle of Mactaggart & Mickel who are part of Shawfair LLP, the lead developer and plot seller. They confirmed a change of agent and their wish to advance the application towards determination. • Programming includes the delivery of the affordable units in 2025/26 and 2026/27 taken from the Council’s latest SHIP report and is partly based on Shawfairs latest Phasing Plan. • Application 24/00273/MSC was submitted after the end of the audit year and if approved would increase the number of units to 172. h43(S4) Shawfair (Block S4) Shawfair LLP Dalkeith SLP 23 1.57 14.65 Greenfield 02/00660/OUT, 23/00385/MSC 23/00547/MSC 23/00464/BDERMD - 23 units • Applications 23/00385/MSC for a road junction and utilities enabling works and 23/00385/MSC for 23 units has been approved here since the previous audit. • 23/00464/BDERMD is from Robertson Homes and approved after the end of the audit year. h43(S5) Shawfair (Block S5) Shawfair LLP Dalkeith SLP 60 1.77 33.90 Greenfield 02/00660/OUT Application 21/00835/MSC for here was from Mactaggart and Mickel for 14 units on a small western part of block S5. It was withdrawn in November 2022. It was associated with building warrant 21/00122/BDERMD. h43(T2) Shawfair (Block T2) Mactaggart & Mickel / Springfield Dalkeith SLP 248 10.64 23.31 Greenfield 02/00660/OUT, 17/00858/MSC, 19/00246/MSC, 20/00444/MSC 18/00278/BDERMD - 195 units • The marketing name for this site is ‘Millerhill Grange’. • 17/00858/MSC is for 243 units. 19/00246/MSC proposed some minor layout changes but overall numbers and plot numbers remained the same. • Application 20/00444/MSC was approved in June 2023 and adds a further 5 units (all houses) in the south west corner to bring the site total to 248. All the other plot numbers remain the same – the extra five units are at plots 244 to 248. • This is the second phase of Mactaggart & Mickel’s development at Shawfair, the first having been completed in 2021/22. • Roads and utilities construction have started. Programming is based on this and past completions at Mactaggart & Mickel’s first phase, data from the Council’s latest SHIP report and Shawfairs latest Phasing Plan. h43(W1) Shawfair (Block Woolmet 1) Shawfair LLP Dalkeith SLP 140 6.96 20.11 Greenfield 02/00660/OUT 24/00108/MSC (pending) 24/00088/BDERMD (pending) 24/00090/BDERMD (pending) 24/00089/BDERMD (pending) • This is part of a land swap agreed under 19/00891/MSC as a compensatory housing site to replace that which went to the school application on Shawfair blocks D, J, M and N. This means it has consent under 02/00660/OUT. • The 2023 Shawfair Phasing Plan gives a combined capacity for h43(W1) and h43(W2) as 210 units. h43(W1) covers about 2/3rds of their combined area. The site capacity in the Main Schedule has been calculated on this basis. • Application 24/00108/MSC if approved would increase the total number of units across W1 and W2 to 221 units. This would increase the number of units in W1 to 169 units with 34 affordable homes. h43(W2) Shawfair (Block Woolmet 2) Shawfair LLP Dalkeith SLP 70 2.50 28.00 Greenfield 02/00660/OUT 24/00108/MSC (pending) 24/00083/BDERMD (pending) • This is part of a land swap agreed under 19/00891/MSC as a compensatory housing site to replace that which went to the school application on Shawfair blocks D, J, M and N. This means it has consent under 02/00660/OUT. • The 2023 Shawfair Phasing Plan gives a combined capacity for h43(W1) and h43(W2) as 210 units. h43(W2) covers about 1/3rd of their combined area. The site capacity in the Main Schedule has been calculated on this basis. • Like the above site, if application 24/00108/MSC is approved this would increase the total number of units across W1 and W2 to 221 units. This would decrease the number of units in W2 to 52 units with 10 affordable homes. h44(AreaA) North Danderhall (AreaA) Dundas Dalkeith SLP 115 5.87 19.59 Greenfield 02/00660/OUT, 19/00568/MSC, 20/00868/MSC 20/00563/BDERMD - 115 units • The marketing name for this site is ‘Shawfair'. • The Shawfair Phasing Plan labels this site as AA1 and is slightly smaller than the full boundaries of the h44 allocation. • 20/00868/MSC is for an amendment to house types and does not change overall numbers or layout. h44(AreaB) North Danderhall (AreaB) Midlothian Council Dalkeith SLP 28 0.65 43.08 Greenfield 02/00660/OUT, 19/00568/MSC, 22/00441/MSC 22/00419/BDERMD - 28 units • Like above, the Shawfair Phasing Plan labels this site AA1 and covers the affordable housing area. • 22/00441/MSC amends the house types but does not change overall site numbers. • Programming is taken from the Council’s latest SHIP report. Page 150 of 202
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SITE NOTES Site Reference Site Name Developer (or Owner) Council Ward Land Supply Source Total Units Site Area (ha) Density (units/ha) Brownfield / Greenfield? Planning Application Reference(s) Building Warrant Reference(s) Comments h44(AA2&AA3) North Danderhall (Blocks AA2 & AA3) Shawfair LLP / Bellway Homes Dalkeith SLP 169 6.82 24.78 Greenfield 02/00660/OUT, 22/00387/MSC 22/00515/BDERMD - 34 units, 22/00306/BDERMD - 135 units • The marketing name for this site is ‘Bellway at Shawfair’; • This was consented under 21/00936/MSC to ensure that there is sufficient housing land to accommodate the original 3,990 units indicated in the Shawfair Masterplan. • It is marked as a Shawfair Local Plan site as it is based on amending the Shawfair Masterplan. • 22/00387/MSC for 169 units from Bellway was approved in June 2023 and reduced the number of units from 175; • Programming takes into account observations from a site visit in June 2024 and the delivery of affordable units as partly based on the Council’s latest SHIP report. h45(C&D) South Danderhall (Plots C & D) Bellway Homes Dalkeith SLP 235 8.84 26.58 Greenfield 02/00660/OUT, 16/00673/MSC 17/00073/BDERMD - 188 units, 19/00389/BDERMD - 47 units • The marketing name for this site is ‘Bellway at Shawfair’. • Building warrant 17/00073/BDERMD is for the market units. 19/00389/BDERMD is for the affordable units. • Site completed in current audit year 2023/24. 2017SA1 Land South of Hilltown House E Jan Dalkeith Windfall 4 0.76 5.26 Greenfield 12/00111/DPP 22/00042/BDERMD - 3 units • This site was consented at the Local Review Body on 21/04/2017 under 12/00111/DPP. This consent was extended until 31/03/2023 due to the Coronavirus Act. • Moved to main schedule from constrained sites for current Audit as works have started on site. 2023SA1 Newton Church Road Midlothian Council Dalkeith Windfall 23 0.97 23.71 Brownfield 22/00583/DPP 22/00473/BDERMD - 23 units • SHIP site. • Programming is based on data from the council's latest SHIP report and a site visit in September 2024. Small sites 5 • 5 units across 3 sites. • 5 units have full planning consent. Shawfair Area Rosewell Hs14 Rosewell North David Wilson Homes Midlothian West MLDP 100 6.59 15.17 Greenfield 18/00403/DPP, 21/00732/DPP 21/00469/BDERMD - 75 units, 21/00578/BDERMD - 25 units • The marketing name of this site is ‘Rosewell Meadow’. • 21/00732/DPP amends the site layout and unit types. • Programming is based on past completions and observations from a site visit in June 2024. h52&h22 Gorton Loan & Rosewell Mains Avant Homes Midlothian West MLP 2008 & Pre- 2003 MLP 290 14.26 20.34 Greenfield 14/00518/DPP 14/00371/BDERMD - 25 units, 15/00412/BDERMD - 225 units, 16/00177/BDERMD - 40 units • The marketing name of this site is ‘Hawthornden’. • 10 units remaining as of 31/03/2024 with expected site completion in 2024/25. Small sites 4 • 4 units across 2 sites. • 4 units have full planning consent. Rosewell Villages and rural remainder (Midlothian East HMA) h59 Crichton Road, Pathhead Muir Homes Midlothian East MLP 2008 43 2.36 18.22 Greenfield 20/00538/DPP, 22/00454/DPP 19/00436/BDERMD - 46 units, 22/00457/BDERMD - 43 units • The marketing name for this site is ‘The West Path’. • 22/00454/DPP was approved in May 2023 and revises the site to 43 units with 11 affordable. • Programming is based on a site visit in June 2024 and communications with the developer. 2018VR4 Former Cousland Primary School, Cousland Almond Branch Developments Midlothian East Windfall 6 0.35 17.14 Brownfield 17/00996/DPP, 17/00945/DPP 18/00120/BDERMD - 4 units, 18/00053/BDERSD - 1 unit, 21/00080/BDERSD - 1 unit • This marketing name for this site is ‘Hadfast Road’. • Site complete in current audit year 2023/24. 2019VR2 Airybank House Midlothian Developments Midlothian East Windfall 4 1.13 3.54 Brownfield 18/00592/DPP, 18/00593/DPP, 23/00704/DPP (pending) 19/00311/BDERMD - 4 units • All remaining units on the site are under construction. • Programming is based on a site visit in September 2024 and previous completions. • 23/00704/DPP would add in a further two units, if approved. 2024VR1 Land 100M South West of Newlandburn House Carmichael Homes Midlothian East Windfall 10 1.57 6.37 Brownfield 21/00571/PPP • Site had consent before but was left to expire (13/00676/DPP). • Current application approved at appeal in February 2024. Small sites 27 • 27 units across 21 sites. • 20 units have full planning consent. • 7 units have a pending planning application or PPP consent only. Villages and rural remainder (Midlothian East HMA) Page 151 of 202
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LARGE WINDFALL APPLICATIONS Pending Applications Planning Application Reference(s) Application Description Address Settlement Number of Units Comments 11/00755/DPP Demolition of kennels building and outbuildings; erection of 4 dwellinghouses; and formation of associated access and parking Silverwitch Kennels, near Penicuik Villages/rural (west) 4 Stalled site/legacy application that is unlikely to be progressed. 11/00793/DPP Erection of 6 dwellinghouses and formation of access road Land at former Gorebridge Sawmills, Millstone Brow, near Gorebridge Villages/rural (east) 6 Stalled site/legacy application that is unlikely to be progressed. 15/00703/DPP Erection of 5 dwellinghouses; formation of access and associated works Land 25m west of junction with Lugton Brae, Old Dalkeith Road Dalkeith 5 • Site was minded to be consented at the LRB of March 2016 but stalled at the legal agreement stage. A new application was submitted but refused (23/00279/DPP). • Site was subject to planning enforcement action to tidy it up in late 2022. 21/00876/PPP Application for planning permission in principle for residential development Former Newbattle High School Mayfield/Newtongrange 30 • Council SHIP site linked with application 21/00877/DPP (site 2022MN1 in the Main Schedule) and the two are shown combined on site plans. They show phase 1 at plots 1 to 90 and phase 2 (this application) at plots 91 to 120. • Application 22/00797/DPP is for this site too and was submitted in November 2022. It is listed in the row below. • Building warrant 22/00554/BDERMD. 22/00797/DPP Erection of 12 dwellinghouses and 16 flatted dwellings; landscaping; formation of car parking and access roads; and associated works Former Newbattle High School Mayfield/Newtongrange 28 • This is for the same site as 21/00876/PPP, which has not been consented by the time this new application was submitted. That application is in the row above. • Council SHIP site. • Building warrant 22/00554/BDERMD. 21/00764/PPP Application for Planning Permission in Principle for erection of 10 dwellinghouses and associated works Former Arniston Gas Works Gorebridge 10 • This site formerly had consent for ten units under 15/00335/PPP. This was consented at the LRB in April 2018 but expired on 31/03/2023 following a Coronavirus Act extension. • It was previously listed in the HLA as site 2018GB2. 22/00880/DPP Conversion of building to form 4 flatted dwellings and associated external alterations; erection of two flatted dwellings and associated work 120 High Street Dalkeith 6 Application was approved after the end of the current audit year and will move the main schedule for the 2025 HLA. 23/00213/MSC Erection of 17 dwellinghouses, workshop; formation of play area, access, car parking, and associated works (Approval of matters specified in conditions 2, 3, 4, 5, 6, 7, 9, 10, 12 and 13 of planning permission 13/00780/PPP) Land at Fordel Villages/rural (east) 17 • This is for site 2018VR1, which is also in the Constrained Sites worksheet. • This application proposes 17 houses across the north of the site as phase one, with other residential units delivered in two later phases at the south. • According to the phasing plan for 23/00213/MSC, these later phases may follow the proposals of 18/00344/MSC and 19/00691/MSC. 22/00902/DPP Conversion of and alterations of steading to form 4 dwellinghouses; erection of 8 dwellinghouses, garages and workshop; formation of play area, SUDS and associated works Cauldcoats Steading Shawfair Area 12 This site had consent under 16/00306/DPP for the conversion of the existing steading buildings to form 7 houses and 5 new houses and was listed in the HLA as site 2019SA1. That application has now expired. 24/00267/DPP External alterations including access stair, and partial demolition associated with conversion to form 4 flatted dwellings; erection of 2 dwellings; formation of parking; and associated works 1 Douglas Crescent Bonnyrigg 6 • Indicative layout is for 6 units. • Proposal includes the conversion of the former mental health facility (Orchard Centre) 24/00272/PPP Application for planning permission in principle for the erection of 4 dwellinghouses Land adjacent to 16 Belwood Road, Milton Bridge Penicuik 4 • Proposal is for 4 units with no previous applications on site. Totals for Midlothian 128 Page 152 of 202
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Midlothian Housing Sites Midlothian Boundary Sites Under Construction Sites With Consent Sites Minded to be Consented Sites Without Consent Constrained Sites Safeguarded Sites Sites Completed in 2023-24 Legend © Crown copyright and database right (2023). All rights reserved. Ordnance Survey Licence Number AC0000811376. N Page 153 of 202
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Bilston Housing Sites Completed Housing Sites Since 2014 Incomplete Housing Sites Midlothian Boundary Legend © Crown copyright and database right (2023). All rights reserved. Ordnance Survey Licence Number AC0000811376. N Upper text of site labels: site references Lower text of site labels: no. of units Appendix B Page 155 of 202
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Bonnyrigg Housing Sites Completed Housing Sites Since 2014 Incomplete Housing Sites Midlothian Boundary Legend © Crown copyright and database right (2023). All rights reserved. Ordnance Survey Licence Number AC0000811376. N Upper text of site labels: site references Lower text of site labels: no. of unitsPage 156 of 202
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Dalkeith Housing Sites Completed Housing Sites Since 2014 Incomplete Housing Sites Midlothian Boundary Legend © Crown copyright and database right (2023). All rights reserved. Ordnance Survey Licence Number AC0000811376. N Upper text of site labels: site references Lower text of site labels: no. of unitsPage 157 of 202
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Gorebridge Housing Sites Completed Housing Sites Since 2014 Incomplete Housing Sites Midlothian Boundary Legend © Crown copyright and database right (2023). All rights reserved. Ordnance Survey Licence Number AC0000811376. N Upper text of site labels: site references Lower text of site labels: no. of unitsPage 158 of 202
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Loanhead Housing Sites Completed Housing Sites Since 2014 Incomplete Housing Sites Midlothian Boundary Legend © Crown copyright and database right (2023). All rights reserved. Ordnance Survey Licence Number AC0000811376. N Upper text of site labels: site references Lower text of site labels: no. of unitsPage 159 of 202
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Mayeld/Newtongrange Housing Sites Completed Housing Sites Since 2014 Incomplete Housing Sites Midlothian Boundary Legend © Crown copyright and database right (2023). All rights reserved. Ordnance Survey Licence Number AC0000811376. N Upper text of site labels: site references Lower text of site labels: no. of unitsPage 160 of 202
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Penicuik Housing Sites Completed Housing Sites Since 2014 Incomplete Housing Sites Midlothian Boundary Legend © Crown copyright and database right (2023). All rights reserved. Ordnance Survey Licence Number AC0000811376. N Upper text of site labels: site references Lower text of site labels: no. of unitsPage 161 of 202
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Rosewell Housing Sites Completed Housing Sites Since 2014 Incomplete Housing Sites Midlothian Boundary Legend © Crown copyright and database right (2023). All rights reserved. Ordnance Survey Licence Number AC0000811376. N Upper text of site labels: site references Lower text of site labels: no. of unitsPage 162 of 202
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Roslin Housing Sites Completed Housing Sites Since 2014 Incomplete Housing Sites Midlothian Boundary Legend © Crown copyright and database right (2023). All rights reserved. Ordnance Survey Licence Number AC0000811376. N Upper text of site labels: site references Lower text of site labels: no. of unitsPage 163 of 202
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Shawfair Area Housing Sites Completed Housing Sites Since 2014 Incomplete Housing Sites Midlothian Boundary Legend © Crown copyright and database right (2023). All rights reserved. Ordnance Survey Licence Number AC0000811376. N Upper text of site labels: site references Lower text of site labels: no. of units Page 164 of 202
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Midlothian Housing Sites Completed Housing Sites Since 2014 Incomplete Housing Sites Midlothian Boundary Legend © Crown copyright and database right (2023). All rights reserved. Ordnance Survey Licence Number AC0000811376. N Page 165 of 202
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PLANNING COMMITTEE TUESDAY 29 OCTOBER 2024 ITEM NO: 5.4 PLANNING PERMISSION APPEAL DECISION WITH REGARD TO APPLICATION 22/00878/DPP FOR CHANGE OF USE FROM SCRAP YARD (SUI GENERIS) TO WASTE TRANSFER SITE (CLASS 5 GENERAL INDUSTRY) AND CONTRACTORS’ YARD (SUI GENERIS); AND ASSOCIATED GROUNDWORKS AND CONSTRUCTION (PART RETROSPECTIVE) AT UNIT9, RAMSAY COLLIERY, ENGINE ROAD, LOANHEAD. Report by Chief Officer Place 1 PURPOSE OF REPORT 1.1 The purpose of this report is to advise the Committee of a planning permission appeal decision with regard to a part retrospective change of use from scrap yard (sui generis) to waste transfer site (Class 5 General Industry) and contractors’ yard (sui generis); and associated groundworks and construction (planning application 22/00878/DPP) at land at Unit 9, Ramsay Colliery, Engine Road, Loanhead. 2 BACKGROUND 2.1 Planning application 22/00878/DPP was considered by the Committee at its meeting of 12 March 2024. The application was refused for the following reasons: 1. Increased vehicle movements on Engine Road will discourage walking, wheeling and cycling by local residents and school pupils. The proposal is therefore contrary to Policy 13 of National Planning Framework 4. 2. The proposed use raises unacceptable noise issues and will have significant adverse effects on air quality, due to dust form processing and from vehicle movements. The proposal is therefore contrary to Policy 23 of National Planning Framework 4. 3. The proposed use is not compatible with the business character of the nearby town centre. The proposal is therefore contrary to Policy 26 of National Planning Framework 4. 4. It has not been satisfactorily demonstrated that the proposed use can be accommodated without having a detrimental impact on Page 167 of 202
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parking on Engine Road. The proposal is therefore contrary to Policy DEV2 of the Midlothian Local Development Plan 2017. 2.2 The decision notice was issued on 1 April 2024 and the applicant submitted an appeal on 28 June 2024. A Scottish Government Reporter was appointed to determine the appeal and following a site visit, attended by the applicant and his agents, the planning authority, the community council and local residents, the appeal was granted on 20 September 2024. A copy of the appeal decision is attached to this report as Appendix A. The appeal has been granted subject to 26 conditions. The final condition restricts the scope of the permission and states that: No permission is granted for the siting and use of shipping containers for leasing to contractors and tradespeople. 3 THE DECISION 3.1 In considering the appeal the Reporter reached the following conclusions: “Although active travel has been raised as a concern, a safe route for school children to access Loanhead Primary School and St Margaret’s Roman Catholic Primary School is clearly signposted to avoid the busier part of Engine Road and involves little extra distance. For residents of Engine Road, the footways on both sides of the carriageway between the site and Clerk Street are subject to parking pressure such that this is sometimes obstructed in places by parked vehicles. That appears to relate to businesses adjacent to Engine Road rather than to those on the Ramsay Colliery site. Moreover, as the length of Engine Road which would be affected by increased traffic is less than 100 metres, it is unlikely that this would discourage walking, wheeling and cycling by local residents; school children are encourage to use the signposted route.” “The conditions include: requirements for decontaminating the land; surface water drainage; noise control; dust control; litter control; restrictions on stacking materials; and control of lighting, operating hours, vermin, insects, odour, leaks, spillage, and fires. They also seek to enforce measures to deal with the above matters which are set out in the submitted site working plan and management plans. The appellant claims that the replacement trommel plant, picking station and associated plant are designed to offer improved noise reduction and dust suppression, although this has not been verified. I am satisfied that the above concerns have been satisfactorily addressed.” “The predicted increase in traffic would be within the capacity of the surrounding road network. As the whole of Ramsay Colliery Industrial Estate is allocated for general industry, the nature of traffic for any use on the appeal site is likely to be dominated by heavy goods vehicles. Page 168 of 202
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Consequently, I am not persuaded that the development is inappropriate in relation to the town centre.” “Since there is ample space within the site for vehicles associated with Enviroworx operations to park within the yard, and on-site parking would be more secure, it is unlikely that the development proposals would result in any increase to on-street parking on Engine Road. However, as I saw at my site inspection and in submitted photographs, the road tends to be subject to existing high levels of vehicle parking, including from adjacent businesses, mostly along the southern side, but also by parking on some parts of the northern footway. I must assume that the above highway assessments have taken this into account, and note that where parking issues are regarded as problematic they may potentially be ameliorated by traffic management measures and by enforcement action. Indeed, the council’s statement refers to some improvement in the parking situation due to more recent pavement parking enforcement.” “Overall, I consider that the proposal is for development located within an industrial estate allocated for general industry and which supports the circular economy, provides local employment, and (particularly through the imposition of planning conditions and other controls) would mitigate its impacts on the local area. This sufficiently addresses the matters raised in the council’s reasons for refusal and the concerns raised in representations.” “I therefore conclude, for the reasons set out above, that the proposed development accords overall with the relevant provisions of the development plan and that there are no material considerations which would still justify refusing to grant planning permission.” 4 RECOMMENDATION 4.1 It is recommended that the Committee notes the planning permission appeal decision with regard to a part retrospective change of use from scrap yard (sui generis) to waste transfer site (Class 5 General Industry) and contractors’ yard (sui generis); and associated groundworks and construction at land at Unit 9, Ramsay Colliery, Engine Road, Loanhead. Peter Arnsdorf Planning, Sustainable Growth and Investment Manager Date: 18 October 2024 Contact Person: Graeme King, Planning Officer graeme.king@midlothian.gov.uk Page 169 of 202
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Planning and Environmental Appeals Division Hadrian House, Callendar Business Park, Falkirk, FK1 1XR E: dpea@gov.scot T: 0300 244 6668 Town and Country Planning (Scotland) Act 1997 Appeal Decision Notice Decision I allow the appeal and grant planning permission subject to the 26 conditions listed at the end of the decision notice. Attention is drawn to the three advisory notes at the end of the notice. Preliminary matters 1. The scale and nature of this proposed development is such that it comes within the description of development set out in class 11(b) of schedule 2 of the Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2017. It was the subject of a screening opinion issued by the council on 26 January 2023 (reference 22/00878/DPP) to the effect that environmental impact assessment was not required. I have no reason to question that decision. Reasoning Background 2. Ramsay Colliery Industrial Estate stands on the site of a former colliery to the north- east of Loanhead town centre and covers an area of some 2.8 hectares. It is now in use by a number of businesses, mainly relating to vehicle repairs and sales, as well as the Enviroworx operation at Unit 9, subject of this appeal. The latter occupies some 1.7 hectares of the estate. The appeal site is screened by trees and existing buildings on all sides. Uses in the wider area include the restored and landscaped former colliery bing, industrial, housing, two primary schools, shops, local services, and the Millerhill-Loanhead- Roslin cycleway. Decision by Malcolm Mahony, a reporter appointed by the Scottish Ministers • Planning appeal reference: PPA-290-2073 • Site address: Unit 9, Ramsay Colliery, Engine Road, Loanhead, EH20 9RF • Appeal by Enviroworx Ltd against the decision by Midlothian Council • Application for planning permission 22/00878/DPP dated 5 December 2022, registered 13 January 2023, refused by notice dated 1 April 2024 • The development proposed: change of use from scrap yard (sui generis) to waste transfer site (class 5: General Industry) and contractors’ yard (sui generis), and associated groundworks and construction (part retrospective) • Application drawings: listed in schedule below • Date of site visit by reporter: 22 August 2024 Date of appeal decision: 20 September 2024 Appendix A Page 170 of 202
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PPA-290-2073 3. Businesses on the former colliery site share a private access track to Engine Road, which is a public road leading to Clerk Street, where there are town centre facilities. Engine Road serves residential properties as well as businesses including a scrap yard, scaffolding yard, car dealership and local services. It is subject to a 20mph speed limit. The planning officer’s report acknowledges that “access arrangements for the Ramsay Colliery site reflect the site’s long history and are significantly below the standards expected for modern industrial estate developments.” 4. Former uses of the appeal site included as a scrap yard (between 1968 and about 2020) and for skip hire (between 2008 and the mid-2010s). Permissions on the site have included for industrial processes, commercial vehicle and transport businesses, and storage and dismantling of motor vehicles. In 2010, retrospective planning permission (08/00777/FUL) was granted for change of use from scrap yard to waste transfer station on a 715 square metre area at the southern corner of the appeal site. The permission was implemented. I note that the council’s planning service considers that the site could revert to its former use as a scrap yard were the appealed use not to proceed. 5. For over three years, Enviroworx has been operating a waste transfer station at the appeal site engaged in recycling of inert waste into commercial products. The operation does not have planning permission. At my site inspection, I observed that a modular site office building stands at the entrance to the Enviroworx yard. At the northern end of the site, waste is tipped into a 25 metre by 45 metre concrete block processing bay from where it is fed into a trommel and picking station and the reusable material is separated out, processed and formed into products. These are then stored prior to delivery to an end-user. Non-recyclable material is disposed of appropriately. The company focusses on recycling of building materials. On the southern and eastern sides of the site are located full and empty skips, shipping containers, stacks of tyres, a compound enclosed by a new palisade security fence, and stockpiles of stone, earth, tar planings and similar materials. 6. What I found on my site inspection differs in a number of respects from the Existing Site Plan drawing submitted with the planning application. For example, that drawing shows most of the southern and eastern sides of the site to be occupied by 18 shipping containers arranged in rows, which is not what I found. On the other hand, it does not show the fenced compound and skip storage area on the western side of the site. It is apparent that changes have been made since the application was submitted. 7. Retrospective permission is being sought, effectively, for those works and uses detailed on the Proposed Site Plan drawing which have already taken place. 8. Consent is also being sought for new works (indicated in the application statement and on the Proposed Site Plan drawing), namely: creation of welfare and storage facilities in association with the site office; replacement of the existing trommel screen and picking station with a larger second hand version of the same equipment (currently stored on the site); site drainage including a surface water sewer, oil interceptor and silt settlement lagoon; construction of dust suppression tanks and a fines thickener plant; erection of perimeter netting to stop wind-blown litter; construction of additional concrete walled processing bays with concrete bases; a skip storage area near the site office which is for specified contractors to deposit their waste; construction of fenced storage yards with surfaces formed from road planings, and siting of shipping containers, intended for leasing to contractors and tradespeople; surfacing of the access track with concrete and brick; surfacing of the area opposite the office with rubble; and repairing and, where necessary, replacing and enhancing the corrugated metal fencing surrounding the site. The application Page 171 of 202
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PPA-290-2073 form, referring to the recycling operation, states that the annual capacity of the site would not exceed 25,000 tonnes of waste materials. 9. The Loanhead and District Community Council has referred in its representations to two more recent planning applications at Ramsay Colliery Industrial Estate, namely 24/00310/DPP and 24/24/00201/DPP. These are not before me. The first has since been withdrawn and the other relates to an adjoining site. I have not taken them into account. The community council argues that there are alternative designated industrial estates on the outskirts of Loanhead and in the wider Midlothian district more suited for the proposed industrial uses. However, my remit is not to compare the suitability of potential sites, but to assess the acceptability of the site for which application has been made. Some representations complain that the recycling business has been allowed to operate for several years beyond the scope of the 2010 permission. However, it is within the discretion of planning authorities when to seek applications in relation to unauthorised activities and not a matter within my remit. I must therefore assess the application on its own merits. Main issues 10. I am required to determine this appeal in accordance with the development plan, unless material considerations indicate otherwise. Having regard to the provisions of the development plan, the main issues in this appeal are: annual capacity of waste to be processed; impact on residential amenity of traffic generation, parking, noise, dust and vermin; road safety; impact on town centre uses; economic development; the reuse economy; and sufficiency of information on one element of the proposal. Processing capacity, traffic generation, parking, road safety, and associated noise and dust 11. In addendum 3 to its supporting statement, the appellant company advises that the business currently processes approximately 6,000 tonnes of waste per annum. The planning application is for the capacity to process up to 25,000 tonnes of waste per annum. Consequently, calculations regarding impact, including traffic generation, must be based on that figure, rather than any incremental or intermediate capacity figure (as suggested in the addendum). That impact therefore relates to a proposed increase in processing capacity of roughly fourfold. 12. The transport consultant for the appellant uses figures, which seem to be broadly accepted, to estimate that the proposed increase in recycling activity could result in up to 5 to 6 additional heavy goods vehicle traffic movements per hour over the 10 hour working day, or one every 10 to 12 minutes or so, describing this as a very low level of activity. These figures are not dissimilar to Loanhead and District Community Council’s estimate of 60 to 80 additional movements per day. In this respect, I have received no contrary professional judgement to that of the highway engineers within the council’s highways service and those acting for the appellants that the stretch of Engine Road between the site entrance and Clerk Street has the capacity to accommodate those levels of traffic and therefore would not give rise to issues including unacceptable traffic congestion. 13. However, as the community council points out, there is no indication that these assessments take account of the additional vehicle journeys which would result from the use of 18 shipping containers, intended for leasing to contractors and tradespeople. 14. Clerk Street, with its town centre uses, is a class B road carrying through traffic, including bus services; the relevant stretch is subject to a 20mph speed restriction and Page 172 of 202
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PPA-290-2073 some traffic calming measures. I have no evidence to support the contention that the additional traffic would result in loss of trade in the centre. 15. Since there is ample space within the site for vehicles associated with Enviroworx operations to park within the yard, and on-site parking would be more secure, it is unlikely that the development proposals would result in any increase to on-street parking on Engine Road. However, as I saw at my site inspection and in submitted photographs, the road tends to be subject to existing high levels of vehicle parking, including from adjacent businesses, mostly along the southern side, but also by parking on some parts of the northern footway. I must assume that the above highway assessments have taken this into account, and note that where parking issues are regarded as problematic they may potentially be ameliorated by traffic management measures and by enforcement action. Indeed, the council’s statement refers to some improvement in the parking situation due to more recent pavement parking enforcement. 16. With respect to road safety, the Enviroworx recycling business has been operating for several years, albeit at a lower level of throughput, and a search of accident statistics has shown that there have been no reportable road traffic accidents in and around the site or on Engine Road over the last five years. Accidents on nearby roads have not involved heavy goods vehicle traffic. I have no evidence that the predicted increase in traffic would have a significant effect on road safety. 17. Although active travel has been raised as a concern, a safe route for school children to access Loanhead Primary School and St Margaret’s Roman Catholic Primary School is clearly signposted to avoid the busier part of Engine Road and involves little extra distance. For residents of Engine Road, the footways on both sides of the carriageway between the site and Clerk Street are subject to parking pressure such that this is sometimes obstructed in places by parked vehicles. That appears to relate to businesses adjacent to Engine Road rather than to those on the Ramsay Colliery site. Moreover, as the length of Engine Road which would be affected by increased traffic is less than 100 metres, it is unlikely that this would discourage walking, wheeling and cycling by local residents; school children are encourage to use the signposted route. 18. In terms of other environmental impacts, trucks accessing the site would be subject to a dust management plan which includes covering their loads to minimise dust emissions. The additional traffic would lead to some noise increase. But when assessing standards, it has to be recognised that this is a central urban location within a mixed industrial, commercial and residential area, and a history of general industrial uses following the end of mining. Consequently, levels of background noise will inevitably be higher than, for example, in predominantly residential areas. That said, a condition limiting operational hours has been proposed, which would prevent noise at unsocial times. Recycling and other operations 19. In relation to the proposed recycling operations, concerns have been raised with regard to dust, noise, wind-blown litter, vermin and disturbance of contaminated land. These issues relate to impact on the nearby housing, primary schools, and cycle track. All of these features are set back from the site and screened from it variously by landform, trees, woodland, high fences, and industrial and commercial buildings, which help to reduce the impact of operations. 20. The issues have all been assessed by the relevant council services and statutory consultees as being manageable and are the subject of proposed conditions. The Page 173 of 202
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PPA-290-2073 conditions include: requirements for decontaminating the land; surface water drainage; noise control; dust control; litter control; restrictions on stacking materials; and control of lighting, operating hours, vermin, insects, odour, leaks, spillage, and fires. They also seek to enforce measures to deal with the above matters which are set out in the submitted site working plan and management plans. The appellant claims that the replacement trommel plant, picking station and associated plant are designed to offer improved noise reduction and dust suppression, although this has not been verified. I am satisfied that the above concerns have been satisfactorily addressed. 21. The waste transfer station would serve an important role in the circular economy whereby secondary materials are circulated back into the economy (for example as construction aggregates) to minimise the use of virgin materials and reduce greenhouse gas emissions. 22. The site operations are expected to result in the employment of six staff (one of whom would be part-time), with indirect employment of up to 10 personnel in the collection and haulage sector. 23. The planning officer’s report states that the formation of yards and installation of shipping containers for use by small business contractors and tradespeople is compatible with the other uses at the former colliery site. It points out that there is a demand for such facilities within Midlothian and that they can play a significant role in assisting business start-ups. Whilst I accept these points in general terms, the community council has drawn attention to the lack of information regarding the proposed use of shipping containers. This includes lack of information about the nature of activities, parking, utility services and traffic generation. I agree that insufficient information has been provided about this element of the proposal. It would require to be the subject of a separate planning application and therefore to be excluded from the current proposal. Compatibility with the character of Loanhead and its town centre 24. The reasons for refusal state that the proposed use is not compatible with the business character of the nearby town centre, but without specifying how the proposal would harm its vibrancy. The appeal site operations lie some 200 metres from Clerk Street and are separated from it by other general industrial and business operations including their associated buildings. The predicted increase in traffic would be within the capacity of the surrounding road network. As the whole of Ramsay Colliery Industrial Estate is allocated for general industry, the nature of traffic for any use on the appeal site is likely to be dominated by heavy goods vehicles. Consequently, I am not persuaded that the development is inappropriate in relation to the town centre. 25. The council also argues that the character of Loanhead has changed over the last 35 years, since the cessation of the local mining industry, and that the town centre is no longer a suitable location for uses such as that proposed. However, that stance is not reflected in the Midlothian Local Development Plan 2017, which allocates the appeal site for general industry with access solely available via Engine Road and Clerk Street. Development plan 26. The community council argues that the appeal site is not an appropriate location for the waste transfer station, and that the land should be decontaminated and brought back into public use. That is essentially a dispute over the allocation of this land for industry in the local development plan. Whilst that is a matter which could be considered in a future Page 174 of 202
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PPA-290-2073 local development plan review, I must address this appeal in the context of its industrial allocation in the current development plan. 27. The appeal proposal attracts support from policies ECON 1, STRAT 1 and WAST 1 of the local development plan as applied to allocated site e6 Engine Road. In relation to these policies, the site forms part of the established economic land supply where there is a presumption in favour of appropriate economic development. Both the waste transfer use and the formation of yards and facilities for small business contractors and tradespeople fall within General Industry (class 5) of the Town and Country Planning (Use Classes) (Scotland) Order 1997. The facilities for small businesses and tradespeople would help to meet a demand within Midlothian, including for business start-ups. The proposal would contribute to employment density and provision of a recycling facility. Its impact on amenity and compatibility with neighbouring uses is acceptable in the context of long-established industrial uses in this locality. 28. National Planning Framework 4 (NPF4) policy 12: Zero Waste supports the delivery of infrastructure for zero waste and to develop Scotland’s circular economy in appropriate locations. Policy 26: Business and Industry supports business and industry uses on sites allocated in the local development plan, and the provision of a suitable range of sites to meet current market demand. Policy 33: Minerals supports the sustainable management of minerals resources and seeks to conserve and recycle assets. All of these policies therefore favour the proposal. 29. The community council draws attention to policy 14: Design, Quality and Place of NPF4, which expects that development proposals will be designed to improve an area relative to the six qualities of successful places. In this case, the proposed working and management plans and planning conditions are designed to improve conditions in the locality relative to the six place qualities. The community council also refers to policy 27: City, Town and Commercial Centres. This encourages living in town centres which are vibrant, healthy and enterprising. The challenge in relation to this appeal proposal is to promote enterprise, in the form of business and industrial uses, whose impact is mitigated sufficiently to maintain the vibrancy and health of the centre. That is the purpose of the working and management plans and proposed planning conditions as proposed. I have no reason to find that they would not serve that purpose. Planning conditions 30. The list of conditions proposed by the council includes one which would alter the maximum annual capacity of waste brought onto the site from the 25,000 tonnes applied for to 10,000 tonnes. That alteration was not agreed with the applicant, and the planning officer’s report, which recommended approval subject to conditions, was based on the higher figure. My assessment, which has been carried out on the basis of the higher tonnage, is that the higher capacity applied for is acceptable. Consequently, I have used that figure in the relevant condition below. 31. The community council objects to a proposed increase in the hours of business. The hours suggested by the planning authority, should I grant permission, have been reduced from those described in the objection, and I have no clear basis on which to differ from the authority’s view. 32. Because insufficient information has been provided on the works, activities and impacts regarding siting of shipping containers intended for leasing to contractors and Page 175 of 202
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PPA-290-2073 tradespeople, I have added a condition excluding this element of the proposal from the grant of permission. Otherwise, I have adopted the conditions proposed by the council. Decision 33. Overall, I consider that the proposal is for development located within an industrial estate allocated for general industry and which supports the circular economy, provides local employment, and (particularly through the imposition of planning conditions and other controls) would mitigate its impacts on the local area. This sufficiently addresses the matters raised in the council’s reasons for refusal and the concerns raised in representations. 34. I therefore conclude, for the reasons set out above, that the proposed development accords overall with the relevant provisions of the development plan and that there are no material considerations which would still justify refusing to grant planning permission. Malcolm Mahony Reporter Schedule of application drawings, statements, etc Document/Drawing Drawing Number/Scale Dated Location Plan RAM 1A 1:5000 November 2022 Existing Site Plan RAM 2A 1:1500 29.11.2022 Proposed Site Plan RAM 3A 1:1500 13.06.2023 Trommel Screen and Picking Station, plan and elevation RAM 4 1:200 22.12.2022 Drainage Plan RAM 5 1:150 11.01.2023 Site Section RAM 6 1:500/1:125 10.01.2023 Container Floor Plan and Elevations RAM 7 1:50 22.12.2022 Fines Thickener Floor Plan and Elevation RAM 8 2:100 11.01.2023 3D Image of Trommel Screen and Picking Station Drainage Statement 23.08.2023 Site Working Plan, including dust and noise monitoring record templates June 2023 Planning Application Supporting Statement November 2022 Supporting Statement Addendum 1 Engine Road Site Entrance Photos 13.02.2023 Supplementary Statement (Addendum 2) June 2023 Supplementary Statement (Addendum 3) Conditions 1) The development to which this permission relates shall be begun not later than the expiration of three years beginning with the date of grant of this permission. Reason: section 58 of the Town and Country Planning (Scotland) Act 1997 requires a condition to be attached to permissions limiting their duration. Three years is the default period set by law and there is no material reason indicating that a different period should be set. Page 176 of 202
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PPA-290-2073 2) The annual capacity of waste brought onto the site shall be less than 25,000 tonnes. 3) Quarterly returns, detailing the waste brought onto the site in the relevant quarter, shall be submitted to the planning authority. Reason for conditions 2 and 3: to ensure that the scale of the operations is compatible with the character of the surrounding area. 4) Prior to the formation of any new areas of hard surface shown on the Proposed Site Plan (drawing number RAM 3A, dated 13/06/23) a scheme to deal with any contamination of the areas to be hard surfaced shall be submitted to and approved by the planning authority. The scheme shall contain details of the proposals to deal with any contamination and include: a) the nature, extent and types of contamination on the site; b) measures to treat or remove contamination to ensure that the site is fit for the uses hereby approved and that there is no risk to the wider environment from contamination originating within the site; c) measures to deal with contamination encountered during construction work; and d) the condition of the site on completion of the specified decontamination measures. 5) On completion of any required decontamination/ remediation works, referred to in condition 4, and prior to the surfacing works being carried out, a validation report shall be submitted to the planning authority confirming that the works have been carried out in accordance with the approved scheme. Reasons for conditions 4 and 5: to ensure that any contamination on the site is adequately identified and that appropriate decontamination measures are undertaken to mitigate the identified risk to site users and construction workers, built development on the site and the wider environment. 6) Unless otherwise approved in writing by the planning authority, the surface water drainage measures detailed in the approved Drainage Statement, dated 23 August 2023, shall be installed and operational within six months of the date of this permission. Reason: to ensure that surface water run-off is controlled within the application site. 7) For an assessment position 3.5 metres from the facade of any residential property (1 metre from the facade in the case of upper floors) the rating level of the operations on site shall not exceed the background noise level by more than 5 dB when rated in accordance with BS 4142. The background noise levels shall be LA90 and shall be demonstrated as being representative of the background noise levels for the relevant assessment period of the day and night. 8) The free-field equivalent noise level (LAeq, 1 hour) due to the operations shall not exceed 50dBA as recorded at any existing noise sensitive property. Reason for conditions 7 and 8: to ensure that noise levels are controlled in a manner that is precise and enforceable. 9) Operation of the site shall comply with the approved Dust Management Plan (Appendix B of the approved Supplementary Statement (Addendum 2), dated June 2023) or such alternatives as may be agreed in writing by the planning authority. Page 177 of 202
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PPA-290-2073 Reason: to ensure that dust produced by site operations is effectively controlled in order to safeguard the amenity of sensitive properties in the surrounding area. 10) Unless otherwise approved in writing by the planning authority, within 2 months of the date of this permission, a 4 metre high boundary fence shall be erected along the external boundaries of the site (i.e. boundaries adjoining land outwith Ramsay Colliery). The fence shall be either solid fencing panels (no slatted or palisade fencing) or a combination of solid fencing and anti-litter netting with a mesh size of no more than 50mm. 11) For the duration of the site’s use as a waste transfer station the applicant shall conduct a weekly litter pick of the neighbouring cycleway and bing. The litter pick shall include land within 20 metres of the boundary fence of the site and shall clear said land of any wind-blown litter from the application site. Reason for conditions 10 and 11: to ensure that wind-blown litter from the site is controlled. 12) No materials (either unprocessed or processed) shall be stored at a height greater than 4 metres above the level of the ground adjoining any materials pile. Reason: in the interests of visual amenity and to control wind-blown litter. 13) Any floodlights and security lights shall be designed and installed such that there is no direct illumination of any residential property, and the lamp design shall be such that the actual lamps and inner surface of the reflectors are not visible from any residential property. In addition, the lighting shall be designed to minimise the spillage of light up into the sky. 14) No operation of plant or machinery shall be carried out on any part of the site outwith the following hours unless otherwise approved in writing by the planning authority on a temporary basis: Monday-Friday 08:00-18:00, Saturday 08:00-16:00, Sunday 08:00- 16:00 (for the purposes of training and maintenance only). 15) No HGVs shall enter or leave the site outwith the following hours unless otherwise approved in writing by the planning authority on a temporary basis: Monday-Friday 07:00-18:00, Saturday 08:00-16:00. 16) Operation of the site shall comply with the vermin control measures detailed in section 9.4 of the approved Site Working Plan or such alternatives as may be agreed in writing by the planning authority. 17) Operation of the site shall comply with the insect control measures detailed in section 9.5 of the approved Site Working Plan or such alternatives as may be agreed in writing by the planning authority. 18) Operation of the site shall comply with the bird control measures detailed in section 9.6 of the approved Site Working Plan or such alternatives as may be agreed in writing by the planning authority. Page 178 of 202
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PPA-290-2073 19) Operation of the site shall comply with the odour control measures detailed in section 9.7 of the approved Site Working Plan or such alternatives as may be agreed in writing by the planning authority. 20) Odour emissions shall be controlled to ensure that they are free from any offensive odour, as defined by SEPA Odour Guidance 2010 or any guidance amending or replacing said guidance, when assessed by an authorised officer of Midlothian Council at the boundaries of the application site. 21) Operation of the site shall comply with the leak and spillage control measures detailed in section 9.10 of the approved Site Working Plan or such alternatives as may be agreed in writing by the planning authority. 22) Operation of the site shall comply with the burning fires measures detailed in section 9.11 of the approved Site Working Plan or such alternatives as may be agreed in writing by the planning authority. Reason for conditions 13 to 22: in the interest of safeguarding the amenity of local residents. 23) Prior to the erection of any concrete block walls enclosing storage bays, details of the location, design and dimensions of the walls shall be submitted to and approved in writing by the planning authority. Once approved, development thereafter shall comply with the approved details. 24) Any palisade fencing erected within the site shall have a maximum height of 2 metres. Reason for conditions 23 to 24: in the interest of visual amenity. 25) Within one month of the date of this permission details of a scheme of controls on the arrival and departure times for vehicles accessing and exiting the site (to minimise interaction with school arrival/departure times) shall be submitted to the planning authority for approval in writing. Once approved, the scheme shall be implemented within one month of approval and the scheme, or such alternatives as may be agreed in writing by the planning authority, shall remain in operation for the duration of the approved use. Reason: in the interest of pedestrian safety for school users. 26) No permission is granted for the siting and use of shipping containers for leasing to contractors and tradespeople. Reason: insufficient information has been provided to support this element of the proposal. Advisory notes 1. Notice of the start of development. The person carrying out the development must give advance notice in writing to the planning authority of the date when it is intended to start. Failure to do so is a breach of planning control. It could result in the planning authority taking enforcement action (See sections 27A and 123(1) of the Town and Country Planning (Scotland) Act 1997 (as amended)). Page 179 of 202
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PPA-290-2073 2. Notice of the completion of the development. As soon as possible after it is finished, the person who completed the development must write to the planning authority to confirm the position (See section 27B of the Town and Country Planning (Scotland) Act 1997 (as amended Reason: to accord with section 27B(2) of the Town and Country Planning (Scotland) Act 1997, as amended by the Planning etc (Scotland) Act 2006. 3. Display of notice. A notice must be displayed on or near the site while work is being carried out. The planning authority can provide more information about the form of that notice and where to display it (see section 27C of the Town and Country Planning (Scotland) Act 1997 Act (as amended) and Schedule 7 of the Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013. 4. SEPA advises that the applicant must ensure that (when required) effluent is removed by a registered carrier of waste and transferred to an appropriately authorised site. Maintenance checks should also be carried out in line with the manufacturer’s recommendations for the drainage system. Page 180 of 202
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PLANNING COMMITTEE TUESDAY 29 OCTOBER 2024 ITEM NO: 5.5 APPLICATION FOR PLANNING PERMISSION 24/00411/DPP FOR THE ERECTION OF A DWELLINGHOUSE AND ASSOCIATED WORKS AT LAND NORTH OF CRICHTON VILLAGE, PATHHEAD Report by Chief Officer Place 1 SUMMARY OF APPLICATION AND RECOMMENDED DECISION 1.1 The planning application is for the erection of a dwellinghouse and associated works at land north of Crichton Village, Pathhead. The site is located within the Borthwick and Crichton Conservation Area. 1.2 There have been six representations and consultations responses from The Council’s Ecological Advisor and The Council’s Senior Manager Protective Services. 1.3 The relevant development plan policies are policies 1, 2, 3, 4, 5, 6, 7, 14, 17, 19, 23 and 29 of National Planning Framework 4 (NPF4) and policies DEV5, DEV6, DEV7, TRAN5, IT1, RD1, ENV4, ENV6, ENV7, ENV10, ENV11, ENV15, ENV18, ENV19 and NRG3 of the Midlothian Local Development Plan 2017. 1.4 In addition, material to the assessment of the application is Section 64 of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997; Historic Environment Policy for Scotland; Historic Environment Scotland’s ‘Managing Change in the Historic Environment Document on New Design in Historic Settings’; The Scottish Government’s Policy on Architecture for Scotland; and Designing Places - A Policy Statement for Scotland. 1.5 The recommendation is to grant planning permission subject to conditions. 2 LOCATION AND SITE DESCRIPTION 2.1 The application site is located on the northern edge of Crichton Village, to the west of the B6367. The site is located to the rear of 9 Crichton Village, within the countryside, a Special Landscape Area and the Borthwick and Crichton Conservation Area. Page 181 of 202
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2.2 The application site comprises an agricultural field used for grazing, with a small timber stable block located in the southern corner. The site is contained by trees and hedgerows along the field boundaries and measures approximately 1550 square metres. The site is predominantly flat. 2.3 Crichton is a small hamlet, defined by single storey and two storey dwellings with the second floor of accommodation within the roof, sometimes referred to as 1½ storey dwellings, of traditional design and form. 3 PROPOSAL 3.1 The proposal is for the erection of a contemporary designed detached dwellinghouse and associated infrastructure and landscaping works. 3.2 The proposed dwellinghouse comprises a two-storey building, with the upper storey being entirely within the roof space – this is sometimes referred to as a 1 ½ storey building, with a single pitched roof and dormer on the south elevation. The dwelling is simple in its form, similar to a ‘T’ plan layout. The proposed house is contemporary in design and is to be finished in Scottish Larch, placed horizontally, anthracite grey sinusoidal metal roofing, aluminium clad windows and anthracite grey and galvanised metal guttering. A shed is also proposed in the southeast of the site, adjacent to the existing shed. It is to be timber clad with timber windows and doors and a felt roof membrane. The development also includes an air source heat pump. 3.3 A new access will be formed from the east off the B6367. The parking and turning area will be formed using a cedagravel system, comprising plastic honeycomb holding trays laid out on hardcore substrate with gravel set into the trays so as to form a porous surface. 3.4 To accommodate the proposal a number of trees will be removed. A Rowan hedgerow to the north will be removed as well as a cluster of three trees on the west boundary to allow for an access point to the neighbouring paddock. To allow for suitable visibility splays at the access some vegetation clearance will occur adjacent to the B6367. The hedgerow to the north will be replaced by a Beech and Hawthorn hedgerow and tree replanting is proposed throughout the site utilising a mix of Birch, Hawthorn, Rowan and Scots Pines. 4 BACKGROUND 4.1 Planning application 17/00939/DPP for the erection of dwellinghouse; garage and stable block; formation of access; areas of hard standing and associated works was granted planning permission by Committee at its meeting of April 2018. This planning permission was not implemented and has lapsed. Page 182 of 202
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4.2 The current application has been ‘called in’ to Committee for consideration by Councillor Smaill because of the character of the proposal in relation to the conservation area. 5 CONSULTATIONS 5.1 The Council’s Ecological Advisor – The Wildlife Information Centre (TWIC) does not object to the application subject to conditions restricting works to trees and hedges during the bird breeding season (March to August). If this is unavoidable, a check for nesting birds should be carried out by a suitably qualified Ecologist prior to works commencing. 5.2 The Council’s Senior Manager Protective Services does not object to the application subject to conditions limiting the noise from the proposed air source heat pump and in relation to ground conditions/contamination. 5.3 The Council’s Senior Manager Neighbourhood Services (Roads) did not comment on the application. 6 REPRESENTATIONS 6.1 There have been six representations received, which can be viewed in full on the online planning application case file. Five of the representations support the application and one representation objects to the application. 6.2 A summary of the main points raised in support of the application are as follows: • The proposed dwellinghouse is of appropriate design and materials; and • The proposed dwellinghouse will be an environmentally sustainable house. 6.3 A summary of the main points raised in objection of the application are as follows: • The proposed residential use is an inappropriate use of countryside land and prime agricultural land; • The proposed dwellinghouse will have a detrimental visual impact; and • The proposed dwellinghouse will result in a detrimental impact on road safety. 6.4 The above matters will be addressed within the planning issues section of the report. Page 183 of 202
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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. 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 4 Natural Places; sets out to protect, restore and enhance natural assets making best use of nature-based solutions. 7.6 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. 7.7 Policy 6 Forestry, woodland and trees; sets out to protect and expand forests, woodland and trees. 7.8 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. 7.9 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. 7.10 Policy 17 Rural Homes; supports development proposals or new homes in rural areas where the development is suitably scaled, sited and designed to be in keeping with the character of the area and the development, and meets set conditions including where the site is allocated for housing within the local development plan. Development proposals for new homes in rural areas shall consider how the development will contribute towards local living. 7.11 Policy 19 Heating and Cooling; sets out to encourage, promote and facilitate development that supports decarbonised solutions to heat and cooling demand and ensure adaptation to more extreme temperatures. Page 184 of 202
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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. 7.13 Policy 29 Rural development; sets out to encourage rural economic activity, innovation and diversification whilst ensuring that the distinctive character of the rural area and the service function of small towns, natural assets and cultural heritage are safeguarded and enhanced. Midlothian Local Development Plan (MLDP) 7.14 Policy DEV5: Sustainability in New Development sets out the requirements for development with regards to sustainability principles. 7.15 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. 7.16 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. 7.17 Policy TRAN5: Electric Vehicle Charging seeks to support and promote the development of a network of electric vehicle charging stations by requiring provision to be considered as an integral part of any new development or redevelopment proposals. 7.18 Policy IT1: Digital Infrastructure supports the incorporation of high speed broadband connections and other digital technologies into new homes, business properties and redevelopment proposals. 7.19 Policy RD1: Development in the Countryside sets out where appropriate development would be acceptable in the countryside subject to defined criteria. The policy states that proposals for development will be of an appropriate scale and character appropriate to the rural area and well-integrated to the rural landscape. 7.20 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. 7.21 Policy ENV6: Special Landscape Areas states that development proposals will only be permitted where they incorporate high standards Page 185 of 202
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of siting and design and where they will not have significant adverse effect on the special landscape qualities of the area. 7.22 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. 7.23 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. 7.24 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. 7.25 Policy ENV15: Species and Habitat Protection and Enhancement presumes against development that would affect a species protected by European or UK law. 7.26 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. 7.27 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. 7.28 Policy NRG3: Energy Use and Low & Zero-Carbon Generating Technology requires that each new building shall incorporate low and/or zero-carbon generating technology projected to contribute an extra percentage reduction in greenhouse gas emissions beyond the emissions standard to which the building is subject under the Building Regulations. Other National Policy and Relevant Guidance 7.29 Section 64 of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 places a duty on planning authorities to pay Page 186 of 202
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special attention to the desirability of preserving or enhancing the character or appearance of conservation areas. 7.30 Historic Environment Policy for Scotland 2019 seeks wherever possible to protect conserve or enhance the special characteristics and qualities of the historic environment. 7.31 Historic Environment Scotland’s ‘Managing Change in the Historic Environment Document on New Design in Historic Settings’ states that there is a view that new buildings in historic settings should seek to replicate existing buildings in design, appearance and materials. While this may be appropriate in specific circumstances, for example where part of a larger architectural composition had been lost, in general Historic Environment Scotland believe that new interventions in historic settings do not need to look ‘old’ in order to create a harmonious relationship with their surroundings. Some of the best recent examples are contemporary design responses. This approach suggests an honesty and confidence in our modern architecture which will be valued by future generations. 7.32 The Scottish Government’s Policy on Architecture for Scotland sets out a commitment to raising the quality of architecture and design. 7.33 Designing Places, A Policy Statement for Scotland sets out the six key qualities which are at the heart of good design namely identity, safe and pleasant environment, ease of movement, a sense of welcome, adaptability and good use of resources. 7.34 Supplementary Guidance for Housing Development in the Countryside and Green Belt has been adopted which expands policy RD1 and the criteria to be met in such proposals. This provides some support the development of one house where there is a group of 5 or more existing dwellinghouses. A house may be permitted where there is small-scale infill within such groups. Houses should generally be located within any gaps in the group. Where there are no gaps, consideration will be given to locations adjoining the existing group, particularly where there is a site that adjoins the group on two sides. Where there are existing physical or visual barriers separating the site or where distance results in the site being remote from the host group, development will not be acceptable. Proposals in open fields adjoining a group, which have not physical features to provide containment will not be acceptable. Proposals which impact adversely on trees, hedgerow and boundary features, or are located on the opposite side of physical features which form strong boundaries for a group will not be acceptable. The design of any proposed dwelling is an important consideration. Development must be small-scape in relation to the existing group and respect the character, cohesiveness and amenity of the group being extended. Page 187 of 202
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8 PLANNING ISSUES 8.1 The main planning issue 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 as is the Committee’s decision in 2018 to grant planning permission for a dwellinghouse on the site. Principle of Development 8.2 A previous planning application for the erection of dwellinghouse and associated works (see paragraph 4.1 of this report) on the site was granted planning permission by the Committee in 2018 and was considered in relation to MLDP, which remains part of the development plan. However, the development plan now also includes NPF4, which was adopted in February 2023 and is an essential consideration in the assessment of planning applications. 8.3 The primary focus of NPF4 is to ensure development is sustainable and gives consideration to the global climate and nature crises. In addition, the related Supplementary Guidance (SG) states (see paragraph 7.35 of this report) that new houses have to be either within a mile of services such as shops or schools or to a bus service of at least one per hour. The application site is not near any bus stops and the nearest settlement (Pathhead) is approximately 1.4 miles from the site. The majority of trips to and from the site are likely to be done by car, which is not in line with NPF4’s focus on sustainability. However, it is clear that there has been a concerted effort to make the house as efficient as possible with measures to minimise greenhouse gas emissions through the use of low and zero-carbon technology. 8.4 The planning authority has restrictive policies relating to proposal for new housing developments within the countryside. These aim to prevent the creeping suburbanisation of the countryside which is under significant pressure due to the convenient commuting distance to Edinburgh. However, there are enabling policies within NPF4 and MLDP which support residential developments within the countryside in some instances, subject to specific criteria. The intent of policy 17 of NPF4 is to encourage, promote and facilitate the delivery of more high quality, affordable and sustainable rural homes in the right locations. Proposals should be suitably scaled, sited and designed to be in keeping with the character of the area. Policy 17 sets out a range of situations where new houses can be supported in the countryside. It has not been demonstrated that this proposal would comply with any of these specific requirements. 8.5 MLDP policy RD1 outlines that development within the countryside needs to demonstrate a requirement for a countryside location. Unallocated housing development within the countryside will only be Page 188 of 202
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permitted where; it demonstrates it is required for the furtherance of an established countryside activity (agriculture, horticulture, forestry, countryside recreation or tourism); it is classed as a housing grouping development; it comprises the conversion of redundant rural buildings; or is required to secure the long term future of a heritage asset. 8.6 Should the principle of a dwellinghouse be deemed acceptable, then any building should satisfy the following criteria set out in MLDP policy RD1 it should; be of a scale and character appropriate to the rural area; be well integrated into the rural landscape; be capable of being serviced with an adequate and appropriate access; be capable of being provided with drainage and public water supply; and take account of accessibility to public transport and services (where appropriate). New houses should be designed so as to enhance the appearance of the countryside. 8.7 The housing group element of MLDP policy RD1 sets out a Council desire to see limited housing development in the countryside. The SG identifies and provides guidance on the criteria used for identifying acceptable plots; identifies housing groups which the planning authority considers having potential to accommodate additional units; and, includes guidance on where development could be accommodated within the identified housing groups. Crichton was identified as a housing group that could accommodate three additional units (none of these units have planning permission or have been built to date). The guidance notes that the fields to the north and south of the village are very open with no physical features to provide containment. It also notes that due to the housing group being located within a conservation area, as well as comprising of the large number of listed buildings, care should be taken in relation to the effect of any development on the character, appearance and setting of these historic features. 8.8 The boundary treatment on the north of the application site presents a clear definable boundary between the open grazing fields to the north of the site and the dwellings and other rural buildings to the south and as such a dwellinghouse on the proposed site will be interpreted as an additional dwelling to the established housing of Crichton. Furthermore the orientation of the buildings at 9 Crichton Village (The Old Joiners Shop) turn the corner of the built form from Crichton Village along the B6367 and as such the proposed dwelling can be seen as a ‘natural’ evolution of the village. As such, while the proposal does not strictly comply with all of the requirements of policy 17 of NPF4 the proposal is compliant with the policy considerations of policy RD1 of the MLDP and the associated supplementary guidance and therefore on balance can be considered acceptable in principle when the additional weight of the Committee’s previous approval of a dwellinghouse on this site is also taken into consideration. Page 189 of 202
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Site Layout 8.9 Policy 14 of NPF4 and policy DEV6 of the MLDP set out the national and local policy considerations for the design of new development. Other guidance such as the Designing Places, A Policy Statement for Scotland are also relevant. 8.10 The shape and size of the application site presents the potential for a flexible approach to the siting of a dwellinghouse. However, the single storey dwellinghouse known as The Old Joiners Shop, located on the corner of the B6367 and Colegate Road, to the south of the application site provides a guide on an acceptable location for the proposed dwelling. The proposed siting of the dwelling to the north of the plot protects the privacy of the neighbouring dwelling and setting it back from the road aligns it appropriately and presents the opportunity for landscaping at the front of the site to protect and enhance its rural character. 8.11 Between the proposed dwelling and the existing shed and stable block a gravel turning and parking area is to be formed. This will utilise a cedagravel system (a plastic honeycomb holding trays laid out on hardcore substrate with gravel set into the trays to form porous surface). The dwelling will then have approximately 710 square metres of useable garden ground which significantly exceeds best practice. The overall layout of the site maximises its potential whilst respecting the character of the area and has been demonstrated to be compliant with the relevant national and local policy considerations. Design 8.12 Policy 14 of NPF4 and policy DEV6 of the MLDP apply again in this instance to set out the national and local policy considerations for design guidance for new development. Additionally, The Scottish Government’s Policy on Architecture for Scotland also provides relevant guidance in this regard. 8.13 The proposed dwelling is of a contemporary design in a simple form to reflect the traditional form of many of the dwellings in Crichton. The dwellinghouse is to be finished in a simple Scottish Larch which would be left untreated to naturally age and weather. A similar material has been effectively used on a recent extension to a nearby dwelling – Scottish Larch cladding is an appropriate material in this location. The appropriate use of glazing and simple roof form and material contributes to an attractive contemporary appearance. The flat roof component and dormer are passive to the pitched roof component and will be interpreted as subservient to the traditional form of the dwelling. 8.14 The height of the proposed dwelling is consistent with the neighbouring houses. The visual scale and siting of the proposed dwelling would not be dominant or out of character in its location. Furthermore, the Page 190 of 202
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majority of representations submitted suggest that the dwelling would be a welcome addition to the village. The objection submitted provides an alternative view suggesting it would be out of character with the village and its conservation area. There is variation in the design and scale of the buildings in Crichton and the proposal seeks to complement this form rather than mirror it. Guidance and good practice with regard to the historic environment seeks to secure quality development, this can include the use of contemporary architecture in the right locations and where a settlement or cluster of buildings does not have a uniform design there is scope for designs which do not mirror those in situ. 8.15 Overall, the introduction of a contemporary dwelling house finished in an appropriate palette of materials is an acceptable approach which respects its rural setting and historic environment. The proposed landscaping approach also helps to nestle the proposed building into its rural location. Landscaping 8.16 The site boundaries are defined by trees and planting, some of which will be removed and replaced as part of the development proposal. The submitted landscape plan and tree survey specify which trees are to be removed to facilitate the development. The initial proposal included a large number of mature trees being removed. Through negotiation during the application process the dwelling was moved to the east to ensure most of these trees would be retained. An improved replanting proposal was also submitted which will ensure that the landscaping reflects the character and appearance of the area whilst providing a complementary setting that is compatible with a contemporary dwelling. Furthermore, the planting will contribute towards the character and appearance of the special landscape area and conservation area. Impact on Amenity 8.17 The rear elevation of the closest neighbouring dwelling is approximately 30 metres from the application site boundary and a further 20 metres from the south elevation of the proposed dwelling. The scale of the separation and the site’s relatively flat topography means there will be no loss of amenity to the neighbouring properties. 8.18 The proposal includes an air source heat pump (ASHP) which raises the potential for some noise concerns. The Council’s Senior Manager Protective Services has advised that specialist advice should be sought when selecting a model and rating of ASHP to ensure they can comply with the recommended planning conditions, rather than being required to carry out noise attenuation work post installation – it is proposed to impose a condition based on the Scottish Government’s standard condition in the General Permitted Development Order on the grant of planning permission. Page 191 of 202
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Access/Road Safety 8.19 The proposal provides a parking and turning area via an access point taken from the B6367. While the Senior Manager Neighbourhood Services (Roads) has not provided comment the application has been supported by a plan showing the visibility splays which will be achieved and would be acceptable given its situation. Sufficient parking provision is also provided. The access point is comparable to the previously approved scheme which was considered to be acceptable in road safety terms. Land Stability and Contamination 8.20 The Council’s Senior Manager Protective Services has advised that the site may have existing site contamination and as such has advised that relevant planning conditions are attached to any grant of planning permission to ensure any contamination is appropriately dealt with. The application site is within a Low Risk Development Zone as identified by the Coal Authority and so the relevant advice note can also be included on any grant of planning permission. 9 RECOMMENDATION 9.1 That planning permission be granted for the following reason: The proposed dwellinghouse and associated works in terms of the site layout, design and materials will be compatible with the built form and landscape fit of Crichton Village and will not have an adverse impact on the amenity of nearby properties. The proposals will not detract from the character, appearance or setting of the Borthwick and Crichton Conservation Area. The proposals comply with the aims of Historic Environment Scotland's Policy Statement, Historic Environment Scotland's Managing Change in the Historic Environment Guidance Notes and the sustainability principles in National Planning Framework 4 and the Midlothian Local Development Plan. 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). 2. Development shall not begin on site until a bat assessment (to identify the potential for roosting bats) has been undertaken by a qualified ecologist and any mitigation measures identified are Page 192 of 202
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implemented in accordance with details to be submitted and approved in writing by the planning authority. Reason: In the interests of safeguarding bats in accordance with policy 3 of National Planning Framework 4 and policy ENV15 of the Midlothian Local Development Plan and to ensure that an up-to- date understanding of those species on the site is available prior to development commencing. 3. The development shall not begin until a scheme to deal with any contamination of the site and/or previous mineral workings has been submitted to, and approved by, the planning authority. The scheme shall contain details of the proposals to deal with any contamination and/or previous mineral workings and include: i. the nature, extent and types of contamination and/or previous mineral workings on the site; ii measures to treat or remove contamination and/or previous mineral workings to ensure that the site is fit for the uses hereby approved, and that there is no risk to the wider environment from contamination and/or previous mineral workings originating within the site; iii measures to deal with contamination and/or previous mineral workings encountered during construction work; and iv the condition of the site on completion of the specified decontamination measures. 4. On completion of the decontamination/ remediation works referred to in Condition 3 above and prior to the proposed dwelling being occupied, a validation report or reports shall be submitted to the planning authority confirming that the works have been carried out in accordance with the approved scheme. The dwelling shall not be occupied unless or until the planning authority have approved the required validation. Reason for conditions 3 and 4: To ensure that any contamination on the site is adequately identified and that appropriate decontamination measures are undertaken to mitigate the identified risk to site users and construction workers, the built development on the site, landscaped areas and the wider environment. This is in compliance with policy 23 of National Planning Framework 4. 5. The air source heat pump hereby approved shall comply with MCS Planning Standards or equivalent (MCS Planning Standards means the product and installation standards for air source heat pumps specified in the Microgeneration Certification Scheme MCS 020). Reason for condition 5: To safeguard the existing amenity currently enjoyed by neighbouring dwellings and to ensure that the Page 193 of 202
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proposal does not introduce any detrimental noise impacts in accordance with policies 14 and 17 of the National Planning Framework 4 and policy ENV18 Midlothian Local Development Plan policy. 6. Development shall not begin until details, including a timetable of implementation, of superfast broadband have been submitted to and approved in writing by the planning authority. The details shall include delivery of superfast broadband prior to the occupation of the dwellinghouse. The delivery of superfast broadband shall be implemented as per the approved details. Reason: To ensure the quality of the development is enhanced by the provision of appropriate digital infrastructure in accordance with the requirements of policy IT1 of the Midlothian Local Development Plan. 7. Development shall not begin until details of the provision and use of an electric vehicle charging station have been submitted to and approved in writing by the planning authority. Development shall thereafter be carried out in accordance with the approved details, or such alternatives as may be approved in writing by the planning authority. Reason: To ensure the development accords with the requirements of policy TRAN5 of the Midlothian Local Development Plan. Peter Arnsdorf Planning, Sustainable Growth and Investment Manager Date: 18 October 2024 Application No: 24/00411/DPP Applicant: Mr Martin Street Agent: Annie Macpherson Validation Date: 03 July 2024 Contact Person: Jack Wilson Email: Jack.Wilson2@midlothian.gov.uk Attached Plans: Location plan, site plan and elevation plans Page 194 of 202
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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 (2024) Erection of a dwellinghouse and associated works. Land north of Crichton Village, Pathhead File No. 24/00411/DPP Scale 1:1000Page 195 of 202
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