Agenda Document Pack - Planning Committee - 24/03/2025
Midlothian Council · 24 March 2025
Back to Planning Committee — 24 March 2025 and its agenda
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Notice of Meeting and Agenda Planning Committee Venue: Council Chambers/Hybrid, Midlothian House, Dalkeith, EH22 1DN Date: Monday, 24 March 2025 Time: 14:00 Executive Director : Place Contact: Clerk Name: Democratic Services Clerk Telephone: Clerk Email: democratic.services@midlothian.gov.uk Further Information: This is a meeting which is open to members of the public. Privacy notice: Please note that this meeting may be recorded. The recording may be publicly available following the meeting. If you would like to know how Midlothian Council collects, uses and shares your personal information, please visit our website: www.midlothian.gov.uk Page 1 of 64
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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 No items for discussion 5 Public Reports 5.1 25/00079/DPP - Mayfield Primary School Report and Plans 3 - 25 5.2 24/00415/DPP - Beeslack High School Report and Plans 26 - 64 6 Private Reports No items for discussion 7 Date of Next Meeting The next meeting will be held on Tuesday 29 April 2025. Page 2 of 64
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Planning Committee Monday 24 March 2025 Item No. 5.1 APPLICATION FOR PLANNING PERMISSION 25/00079/DPP FOR THE DEMOLITION OF EXISTING SCHOOL AND THE ERECTION OF COMMUNITY CAMPUS COMPRISING OF PRIMARY SCHOOL AND NURSERY, FORMATION OF SPORTS PITCHES, ROADS AND CAR PARKING AND ASSOCIATED WORKS AT THE SITE OF THE MAYFIELD PRIMARY SCHOOL, STONE AVENUE, MAYFIELD, DALKEITH Report by Chief Officer Place 1 SUMMARY OF APPLICATION AND RECOMMENDED DECISION 1.1 The application is for the demolition of existing school and the erection of community campus comprising of primary school and nursery, formation of sports pitches, roads and car parking and associated works at the site of the Mayfield Primary School, Stone Avenue, Mayfield. 1.2 There have been two representations and consultation responses from the Mining Remediation Authority (previously the Coal Authority), Sport Scotland, the Council’s Ecological Advisor (TWIC), the Council’s Senior Manager Neighbourhood Services (Roads) and the Council’s Senior Manager Protective Services (Environmental Health). 1.3 The relevant development plan policies are policies 1, 2, 3, 6, 9, 13, 14, 15, 21, 22 and 23 of the National Planning Framework 4 (NPF4) and policies DEV2, DEV5, DEV6, DEV7, DEV8, DEV10, TRAN1, TRAN5, ENV9, ENV10, ENV11, ENV15, ENV16, ENV18, and IMP3 of the Midlothian Local Development Plan 2017 (MLDP). 1.4 The recommendation is to grant planning permission subject to conditions. 2 LOCATION AND SITE DESCRIPTION 2.1 The application site measures approximately 5.1 hectares and comprises a joint campus for the Mayfield Primary School, St Lukes RC Primary School, Mayfield Nursery and Midlothian Sure Start (Mayfield Family Learning Centre) along with associated car parking and playing fields. The site also previously contained a library (relocated to the Newbattle High School). The existing buildings are a mix of three storey, two storey and single storey structures. Page 3 of 64
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2.2 The school building is located to the northeast corner of the site and organised along a broadly symmetrical axial design incorporating the two primary schools, with the nursery facilities housed within a separate building and temporary accommodation situated to the west of the site. The southern half of the site comprises the schools grass playing fields and tarmac playground. This part of the site is at a lower level than the northern part of the site which houses the buildings and car parking. There are three veteran trees located in the centre of the site to the south. 2.3 The site is situated in a predominantly residential area comprising dwellinghouses and flats. The main vehicle access to the site is taken from Stone Avenue to the north, with a separate service vehicle access via Beechgrove Road to the northeast corner of the site. Pedestrian access to the site is taken from Stone Place to the west or Bevan Road to the east. 3 PROPOSAL 3.1 It is proposed to erect a new community campus comprising of primary schools and nursery; formation of sports pitches, roads and car parking and associated works; the development proposal will replace the existing school and nursery facilities on site. 3.2 The new community campus will provide a non-denominational primary school accommodating up to 701 pupils across the two primary schools, an Additional Support Needs (ASN) facility for 24 pupils and an early learning facility for 100 pupils in addition to community facilities. The community campus also includes the following outdoor facilities: • A grass seven-a-side football pitch. • A full-sized 3G (third generation synthetic surface) football pitch. • Basketball court. • Garden allotment area. • Community garden. • Play Park area. • Pump-track. 3.3 A two phased approach is to be taken to the re-development of the site so as to ensure the existing school and nursery remain open. • Phase 1 will see the southern half of the site being blocked off to enable the erection of the community campus building, the formation of a new vehicle access from Stone Place and associated pedestrian access connections and landscaping to the southern half of the site; and • Phase 2 will see the demolition of the existing school and nursery building to the northern half of the site and formation of the sports pitches, remaining car parking, pedestrian access Page 4 of 64
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connections, pump track, community allotments, landscaping and other associated works. 3.4 The community campus building is an elongated ‘U’ plan, two-storey building with single storey ends, with the early years and ASN provision being located at either single storey end and the two primary schools and the community facilities being located within the main two storey section. The eastern single storey wing will serve the ASN and the western wing will serve the early years provision. 3.5 The external walls are to be finished in red/brown coloured brick with sections of bronze coloured profiled aluminium cladding. The windows and doors will be bronze coloured aluminium framed. The roofs will be a mix of shallow pitches, finished with dark grey single ply membrane and very shallow pitches behind low parapet walls. 3.6 The proposal includes improvements to the vehicle and pedestrian access connections to the site. The main vehicle access to the site is to be taken from Stone Place and will provide access to parking 43 spaces (33 standard, 6 EV and 4 accessible) situated to the north of the community campus. The access taken from Stone Avenue is to be retained and will provide access to 31 parking spaces serving the pitches and allotments. 3.7 The main pedestrian approach will be taken through the park at the junction of Stone Place and Dougall Place. The separate pedestrian accesses will be via Stone Avenue to the north, Stone Place to the west, Dougall Place to the south and Bevon Road to the east. 3.8 The applicant confirmed that there will be no significant road closures proposed during construction. There will be some local Traffic Management to enable the entrance junction works on Stone Avenue to be completed. 3.9 The application is accompanied by: • Design and Access Statement; • Drainage Strategy Report; • Flood Risk Assessment; • Geotechnical Design and Environmental Risk Assessment Report; • Landscape Statement; • Pre-Application Consultation Report; • Preliminary Ecological Assessment; • Tree Survey; • Transport Statement; • Arboricultural Impact Assessment; • Tree and Hedgerow Protection Methodology; and • Sports Pitch Noise Impact Assessment. Page 5 of 64
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4 BACKGROUND 4.1 Planning permission 23/00599/DPP for the demolition of existing school and erection of community campus comprising of primary school and nursery; formation of sports pitches, roads and car parking and associated works was granted planning permission subject to conditions by the Planning Committee at its meeting of June 2024. This permission remains extant. 4.2 The applicant carried out a pre application consultation (23/00245/PAC) for the proposal of application notice for demolition of existing buildings and erection of new community campus comprising denominational and non-denominational primary school, ASN, nursery with associated sports pitches, parking and roadways and refuse store in April and June 2023. The pre application consultation was reported to the Committee at its meeting in May 2023. The Planning Committee requested the following actions: 1. Consideration of the demolition of the garages on Stone Place to create an access point; 2. An appropriate drop-off point needs to be designed; and 3. Ensure there is appropriate levels of parking. 4.3 Planning permission 18/00225/DPP for the siting of portakabin to provide additional nursery accommodation was granted in June 2018. This consent was implemented. 4.4 As part of the assessment of the current application the planning authority issued a screening opinion for the current proposals on 7 November 2023. The screening opinion confirmed that an Environmental Impact Assessment (EIA) was not required. 4.5 The application site area exceeds two hectares. The application therefore constitutes a ‘Major Development’ as defined in the Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009 and thereby it requires to be determined by the Committee. 5 CONSULTATIONS 5.1 The Coal Authority (also known as the Mining Remediation Authority) does not object to the application. It has been demonstrated that the site is safe and stable for the proposed development. 5.2 Sports Scotland does not object to the application subject to a condition being attached to any grant of planning permission securing details of the sports pitch specification. Sport Scotland recommend that further consideration is given to the minimum levels of provision as set out within Sport Scotland’s School Playing Fields Planning and Design Guidance. Page 6 of 64
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5.3 The Council’s Senior Manager Neighbourhood Services (Roads) does not object to the application but noted that pedestrian access near 19 Stone Place could be improved by being more direct. 5.4 The Council’s Senior Manager Neighbourhood Services (Roads) also provided comment on the Flood Risk Assessment and noted that there are some existing minor pluvial flooding issues on site, however this is due to localised topography and outdated drainage infrastructure on site. The Surface Water drainage will be enhanced with the provision of SUDS and that the risk of flooding on the site is low. 5.5 The Council’s Senior Manager Protective Services reviewed the revised layout of the sports pitches along with the updated New Acoustics Report (Addendum to Sports Pitch Noise Impact Assessment, MLC Mayfield, Dalkeith, Midlothian – Report Ref: 7611- 04-00 dated 05th February 2025) and are satisfied with the comments and conclusions made. Based on the revised layout and predicted noise levels at the nearest noise sensitive receptors, there is no requirement for any noise mitigation measures. It is recommended that conditions are included in the planning permission, if granted, relating to lighting, contaminated land, construction environment management plan and fixed plant noise. 5.6 The Scottish Environment Protection Agency (SEPA) offered no response to the current planning applications. However, it is noted that SEPA provided a response to the previous similar planning application, 23/00599/DPP; SEPA did not object to the application and advised that whilst the development is defined as a major development, it does not meet the threshold for SEPA to be consulted. In this instance SEPA’s standing advise is applicable, which outlines best practice, for those developments or aspects of developments considered to be low risk. 5.7 The Councils Ecological Advisor - The Wildlife Information Centre (TWIC) does not object to the proposal (based on their comments on application 23/00599/DPP) and advised that the Preliminary Ecological Assessment (PEA) identifies that there will be no effects on protected species or habitats and includes recommendations for biodiversity enhancement and the avoidance of vegetation removal during bird breeding season. 5.8 Scottish Water offered no response to the current planning applications. However, it is noted that Scottish Water provided a response to the previous similar planning application, 23/00599/DPP; Scottish Water did not object to the application. The water supply will be fed from Rosebery Water Treatment Works. The foul water drainage will be dealt with by the Edinburgh PFI Waste Water Treatment Works. Both have sufficient capacity at present; however it is not possible to reserve capacity for future developments. For reasons of sustainability and to protect Scottish Water customers from potential future sewer flooding, Scottish Water will not accept any surface water connections Page 7 of 64
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into the combined sewer system. There may be limited exceptional circumstances where they would allow such a connection for brownfield sites only, however this will require significant justification from the customer taking account of various factors including legal, physical and technical challenges. In order to avoid costs and delays where a surface water discharge to the combined sewer system is anticipated, the developer should contact Scottish Water at the earliest opportunity with strong evidence to support the intended drainage plan prior to making a connection request (this is separate regulatory process between the applicant and Scottish Water). 5.9 Mayfield and Easthouses Community Council (MECC) does not object to the application and are generally supportive of the planning application but made some suggestions with regards to occupancy and the use of space. The comments are summarised as follows: • Supportive of the new school campus being provided in a similar location to the existing campus; • Disappointed by the reduction in the footprint of the building (when compared the previous scheme) but aware of the cost and inflation reasons; • The after school club should be afforded a permanent space; • Suggested that the community are consulted on the possibility of the community space use being removed from the proposal and the space being used for the after school club. 6 REPRESENTATIONS 6.1 There have been two representations received, which can be viewed in full on the online planning application case file. One representation objected and one representation neither objected to nor supported the application. A summary of the main points raised are as follows: • The developments potential safety and environmental impacts on existing housing/residents within the 20-metre buffer zone during construction; and • The potential need for parking restrictions, limiting parking for existing residents, as a consequence of the new access arrangements – there are already some on-street parking restrictions in place. 6.2 The above matters will be addressed within the planning issues section of the report. 7 PLANNING POLICY 7.1 Planning policy currently comprises of National Planning Framework 4 and the adopted Midlothian Local Development Plan 2017. 7.2 The following policies are relevant to the proposal: Page 8 of 64
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National Planning Framework 4 (NPF4) 7.3 Policy 1 Tackling the climate and nature crisis; sets out to encourage, promote and facilitate development that addresses the global climate emergency and nature crisis. 7.4 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. 7.5 Policy 3 Biodiversity; sets out to protect biodiversity, reverse biodiversity loss, deliver positive effects from development and strengthen nature networks. 7.6 Policy 6 Forestry, woodland and trees; sets out to protect and expand forests, woodland and trees. 7.7 Policy 9 Brownfield, vacant and derelict land and empty buildings; sets out to encourage, promote and facilitate the reuse of brownfield, vacant and derelict land and empty buildings, and to help reduce the need for greenfield development. 7.8 Policy 13 Sustainable transport; sets out to encourage, promote and facilitate developments that prioritise walking, wheeling, cycling and public transport for everyday travel and reduce the need to travel unsustainably. 7.9 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 15 Local Living and 20 minute neighbourhoods; sets out to encourage, promote and facilitate the application of the Place Principle and create connected and compact neighbourhoods where people can meet the majority of their daily needs within a reasonable distance of their home, preferably by walking, wheeling or cycling or using sustainable transport options. 7.11 Policy 21 Play, recreation and sport; sets out to encourage, promote and facilitate spaces and opportunities for play, recreation and sport. 7.12 Policy 22 Flood risk and water management; sets out to strengthen resilience to flood risk by promoting avoidance as a first principle and reducing the vulnerability of existing and future development to flooding. 7.13 Policy 23 Health and safety; sets out to protect people and places from environmental harm, mitigate risks arising from safety hazards and encourage, promote and facilitate development that improves health and wellbeing. Page 9 of 64
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Other National Policy 7.14 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. 7.15 The Scottish Government’s Policy on Architecture for Scotland sets out a commitment to raising the quality of architecture and design. Midlothian Local Development Plan 2017 (MLDP) 7.16 Policy DEV2: Protecting Amenity within the Built-Up Area states that development will not be permitted within existing and future built- up areas where it is likely to detract materially from the existing character or amenity of the area. 7.17 Policy DEV5: Sustainability in New Development sets out the requirements for development with regards to sustainability principles. 7.18 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. 7.19 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. 7.20 Policy DEV8: Open Spaces states that the Council will seek to protect and enhance the open spaces identified on the Proposals Map. Development will not be permitted in these areas that would: A. Result in a permanent loss of the open space; and/or B. Adversely affect the accessibility of the open space; and/or C. Diminish the quality, amenity or biodiversity of the open space; and/or D. Otherwise undermine the value of the open space as part of the Midlothian Green Network or the potential for the enhancement of the open space for this purpose. 7.21 Policy DEV10: Outdoor Sports Facilities seeks to protect outdoor sports facilities from re-development except in certain circumstances: where the proposed development is ancillary to the principle use of the site as an outdoor sports facility; the loss is only minor and would not affecting its overall use; the outdoor sports facility is to be replaced either by a new facility of comparable or greater benefit for sport or Page 10 of 64
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upgrading of an existing facility on the same site or nearby; or where the sports pitch needs assessment, open space audit and consultation with SportScotland identify a clear excess of provision to meet the existing or anticipated demand in the area and the overall quality of provision in the locality will be maintained. 7.22 Policy TRAN1: Sustainable Travel aims to encourage sustainable modes of travel. 7.23 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. 7.24 Policy ENV9: Flooding presumes against development which would be at unacceptable risk of flooding or would increase the risk of flooding elsewhere. It states that Flood Risk Assessments will be required for most forms of development in areas of medium to high risk, but may also be required at other locations depending on the circumstances of the proposed development. Furthermore it states that sustainable urban drainage systems will be required for most forms of development, so that surface water run-off rates are not greater than in the site’s pre-developed condition, and to avoid any deterioration of water quality. 7.25 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. 7.26 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. 7.27 Policy ENV15: Species and Habitat Protection and Enhancement presumes against development that would affect a species protected by European or UK law. 7.28 Policy ENV16: Vacant, Derelict and Contaminated Land supports the redevelopment of vacant and derelict land for uses compatible with their location. Developments will be required to demonstrate that the site is suitable for the proposed new use in terms of the risk posed by contamination and instability from historic uses. Page 11 of 64
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7.29 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. 7.30 Policy IMP3: Water and Drainage require sustainable urban drainage systems (SUDS) to be incorporated into new development. 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 consultations responses received are material considerations. Principle of development 8.2 The site is within the built-up area of Mayfield and is currently used for educational purposes and as such there is a presumption in favour of appropriate re-development of the site to provide enhanced education and community facilities, where the proposed community campus would be compatible to the neighbouring land uses, subject to the details of the proposed development complementing the character of the area and protecting the amenity of existing neighbouring properties. The representation and consultation responses have not identified any material considerations which outweigh this presumption in favour of development. 8.3 As stated in section 4 of this report, planning permission was granted in 2024 for the demolition of existing school and erection of community campus comprising of primary school and nursery, formation of sports pitches, roads and car parking and associated works. The current proposal sees a revised layout, a reduction in the footprint and height of the campus building, a reduction in parking spaces and a reduction in the size of pitches as compared to the already approved proposal in terms of planning application 23/00599/DPP. 8.4 The application site comprises land that currently accommodates the school building, nursery building, the car park and a grass pitch, MUGA and hard surface playground and grassed open space. The site will see the formation of grass 7-a-side football pitch, full sized 3G football pitch, basketball court, pump track, play park area, wooded area, community garden and allotments which is a betterment of the current facilities available and increases the playing and community capacity at the school. Furthermore, the provision of a range of new sports pitches and other facilities will diversify the sporting provision available. The proposal is therefore compliant with MLDP policies DEV8 and DEV10. Page 12 of 64
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8.5 With regard NPF4, although the site is currently occupied by a primary school and nursery, consideration still needs to be given to the site’s location in terms of sustainability. In this regard the site is within close proximity to areas of high population, public transport options and active travel connections and as such is considered to be a sustainable location in compliance with NPF4. Layout, Form, Design and Materials 8.6 The re-development of the existing site looks to improve accessibility to the site whilst also improving educational and community facilities within the area. A two phased approach is to be taken to the re- development of the site; this sees the community campus being erected to the southern half of the site and the northern half of the site eventually hosting sports pitches, community garden, allotments and parking. 8.7 The community campus is an elongated ‘U’ plan, two storey building with single storey wings at either end, with the early years and ASN provision being located at either end and the two primary schools being located at either side of the central section which will also host the community facilities. The layout provides an obvious principal elevation facing towards the car park and a more private courtyard space enclosed on three sides around a veteran tree that is to be retained. The rooms will benefit from generous provision of natural light from large areas of window space. 8.8 The external walls will be clad with red/brown coloured brick and bronze coloured profiled aluminium cladding. The building will contain a large amount of bronze coloured aluminium framed windows. The building comprises of a mix of shallow roof pitches which are hidden behind low parapet wall when viewed externally the building will visually read as a flat roof building. Overall, the community campus building will have a contemporary appearance further enhanced by a contemporary palette of materials. This approach will ensure the building is a landmark structure in the locality, whilst by means of its hight and orientation on the site it will sit comfortably in the local townscape. 8.9 The revised layout, when compared to the existing layout, moves the car parking and vehicle access from the north and northwest of the building to the east and north of the building. This allows for accessibility to the site to be enhanced whilst also creating an attractive external learning space. The setting of the building will be enhanced by sympathetic hard and soft landscaping. Overall, in terms of layout, form and design, the development proposal maximises accessibility whilst respecting the surrounding character and appearance of the area. Page 13 of 64
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Landscaping and Veteran Trees 8.10 Prior to the area’s development as a residential community with associated schools and community facilities, the area comprised fields, hedgerows and hedgerow trees as part of Mayfield Farm. The farm, along with the semi natural ancient woodland of Bryans Wood, created a green network connection across the area. The stone-built farmhouse can still be seen close to the school site, and several mature trees, including the Sycamores on the school site and the remnant hedgerow, and trees on the McSence business park remain as markers of the site’s former agricultural and rural setting. 8.11 The trees on the McSence business park are of similar age and stature to the trees within the school and were protected in 1986 by Tree Preservation Order no 2 of 1986. The trees within the school site were not included within the TPO as the site is owned by the Council, and TPOs are reserved for land where the Council would otherwise not have the powers to ensure the trees were protected. However, the existence of the TPO does demonstrate the value placed on mature former farmland trees in the setting, amenity, and cultural history of the local area. The veteran sycamore trees within the school site are widely visible locally and are seen from within the grounds with the backdrop of the Pentland Hills to the rear, providing significant visual and landscape amenity to the local area. 8.12 The contribution of mature trees to carbon capture biodiversity and other ecosystem services such as water management and air quality is now widely understood and the removal of veteran and mature trees conflicts with Council and Scottish Government policies related to deforestation, climate action and addressing the twin threats of the Climate Emergency and Nature Crisis 8.13 The re-development of the site will see the removal of a veteran tree which is contrary to policy. Various discussions were had with the applicants regarding the loss of the veteran tree, and it was evidenced that the site layout was dictated by numerous site constraints and the loss of one veteran tree was unavoidable. 8.14 As a consequence the landscape plans have evolved to increase tree and woodland canopy cover across the site in-line with a requirement of 21% Tree and Woodland Canopy Cover set out in Midlothian's Climate Change Strategy. The percentage is calculated as the area of tree and woodland canopy as a percentage of the site area within the red line boundary. The applicant advised that whilst 21% percent canopy cover cannot be achieved in this instance, the revised layout should achieve a 13% canopy cover on the site, and that further increases are not possible as open areas need to be retained for children to use at playtime. Page 14 of 64
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8.15 Whilst the general landscape layout is acceptable, the planting details and specification notes are not acceptable (in detail and specification). Therefore, a condition should be attached to any grant of planning permission requiring revised details to be submitted, so as to ensure that the proposed landscaping provides positive effects for biodiversity and enhances the development and character and appearance of the area. 8.16 Overall, whilst the loss of a single veteran tree is disappointing and contrary to policy, it is considered that this does not outweigh the positive merits (the provision of new schools and community facilities) of the development proposal as a whole. Furthermore, it is noted, that measures will be put in place to protect the other two veteran trees and ensure that an adequate level of compensatory planting is included that contributes towards biodiversity, habitats and landscaping. If planning permission is granted these details can be secured by condition. Access and transportation 8.17 The proposed community campus will see the nursery school roll increase by 60 pupils from 40 to 100, and the roll for the primary schools increase by 232 pupils from 469 to 701. Furthermore, there will be an additional 24 pupils associated with the ASN facility. The staff numbers will increase from 67 to 83. It is noted that this increase will occur gradually over the life of the campus as planned housing in the area is completed. 8.18 The proposed community campus will see an increase in the available parking spaces, from 35 spaces currently to 74 spaces to accommodate the increase in capacity and staffing. The phased construction will see parking increase from 43 spaces to 74 spaces – increasing gradually as the capacity of pupils and staffing increases. 8.19 The existing school lies within an established residential area and so the existing pedestrian facilities are well established. Footways are generally 2m wide with dropped kerb crossings at major junctions. At the existing school entrance on Stone Avenue there is a raised table crossing with additional street furniture and bollards. The principal vehicular access is to be taken from Stone Place; this will improve accessibility by car and road/pedestrian safety. 8.20 The surrounding residential streets are traffic calmed and lightly trafficked, making them conducive for use by cyclists. Further afield, there are no dedicated cycle routes nearby, though the Midlothian Cycle Map indicates that the nearest off-site cycle route is on the B6482 to the west of the school. 8.21 The nearest bus stops to the application site are located on Bogwood Road, approximately 200m to the east of the campus. There are also stops on Eskview Road, approximately 300m to the north. Both sets of Page 15 of 64
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bus stops are served by routes 48 and X33 operated by Lothian Buses with a 30-minute frequency. 8.22 The proposed community campus includes enhancements to the pedestrian and cycle access points by upgrading the three existing pedestrian links and introducing an additional two new links. The proposal includes cycle parking for pupils, staff and visitors in accordance with current Midlothian Council standards, which will encourage the switch to active travel modes and therefore complies with MLDP policy TRAN1 and NPF4 policy 13. 8.23 The Council’s Senior Manager Neighbourhood Services (Roads) offered no objection and noted that the layout has improved from the previous scheme with the parking being sensitively sited. 8.24 The proposed layout results in an increase in permeable areas when compared to the current school site layout. There are some existing minor pluvial flooding issues on site, however this is due to localised topography and outdated drainage infrastructure on site. The surface water drainage will be enhanced with the provision of a sustainable urban drainage system (SUDS). Residential amenity 8.25 The re-development of the site results in the location of the building/s and playing fields switching. The proposed location of the community campus does not raise concerns in terms of overlooking, overshadowing or overbearing due to on-site separation distances. The revised location of the outdoor sport/play facilities (seven a-side football pitch and 3G MUGA pitch) means that there is potential for some impact on residential amenity. 8.26 The applicant arranged for a sports pitch noise assessment to be completed and submitted. The submitted sports pitch noise impact assessment concluded that the predicted noise levels from all three sports pitches now achieve the 50dBA Sport Scotland lower target level at all of the nearest noise sensitive receptors without need for barrier mitigation. The Council’s Senior Manager Protective Services agreed with these conclusions. 8.27 It is the ‘norm’ for modern schools in urban areas to have MUGA pitches and residential amenity can be safeguarded via use of acoustic barriers to mitigate noise if required and detailed design of lighting shields and directions. Such measures can be secured via conditions on the grant of planning permission and by the Council operating as a good neighbour. 8.28 Overall, the site has a long history of education and community uses and the impact on the amenity of existing residential neighbours will be comparable to the existing situation. Page 16 of 64
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Other Matters 8.29 A representation on the application raised concerns relating to the potential impact of the development on the safety and environmental amenity of the existing housing during construction. It is acknowledged that construction works can be disruptive and in response it is proposed that a condition is attached to any grant of planning permission requiring a Construction Environment Management Plan to be submitted to the planning authority for approval so as to control the construction activity on the site, ensure environmental impact during the construction period is at an acceptable level and to ensure appropriate mitigation is in place. 8.30 A representation on the application raised concerns regarding the proposed access at Stone Place in terms of the potential for parking restrictions. The Council’s Senior Manager Neighbourhood Services (Roads) noted that cars currently park in the layby next to the proposed access off Stone Place and have confirmed that cars should still be able to park on the road. It is worth noting that any future consideration of on-street parking restrictions are out with the scope of Planning. 9 RECOMMENDATION 9.1 That planning permission be granted for the following reason: The site is located within the settlement boundary of Mayfield and on a site with an established educational and community use and as such there is presumption in favour of an appropriate educational and community use development. The proposed detailed scheme of development in terms of its layout, form, design and landscape framework is acceptable and as such accords with development plan policies. The presumption for development is not outweighed by any other material considerations. 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. The development shall not begin until a scheme to deal with any contamination of the site has been submitted to and approved by the planning authority. The scheme shall contain details of the proposals to deal with any contamination and include: i. the nature, extent and types of contamination on the site; Page 17 of 64
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ii. 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; iii. measures to deal with contamination encountered during construction work; and iv. the condition of the site on completion of the specified decontamination measures. 3. On completion of any required decontamination/ remediation works, referred to in Condition 2, and prior to any part of the building being occupied for its approved use, a validation report shall be submitted to the planning authority confirming that the works have been carried out in accordance with the approved scheme. No part of the building shall be occupied unless or until the planning authority have approved the required validation. Reason for conditions 2 and 3: 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, landscaped areas, and the wider environment. 4. Notwithstanding the plans and supporting statements hereby approved, the proposed softworks landscaping layout detailed on drawing no. MFCC-RFL-ZZ-ZZ-DR-L-000004 Rev P10 are hereby not approved. Development shall not begin until a scheme of hard and soft landscaping has been submitted to and approved in writing by the planning authority. Details of the scheme shall include: i. existing and finished ground levels and floor levels for all buildings, roads, parking areas and paths in relation to a fixed datum; ii. existing trees, landscaping features and vegetation to be retained; removed, protected during development and in the case of damage, restored; iii. proposed new planting including trees, shrubs, the wee forest, hedging and grassed areas; iv. location and design of any proposed walls, fences and gates, including those surrounding bin stores or any other ancillary structures; v. schedule of plants to comprise species, plant sizes and proposed numbers/density; vi programme for completion and subsequent maintenance of all soft and hard landscaping including existing trees to be retained. The landscaping shall be completed prior to the development being occupied. Any tree felling or vegetation removal proposed as part of the landscaping scheme shall take Page 18 of 64
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place out with the bird breeding season (March- August); unless a suitably qualified ecologist has carried, out a walkover survey of the felling/removal area in the 48 hours prior to the commencement of felling/removal, and confirmed in writing that no breeding birds will be affected; vi. proposed car park configuration and surfacing; vii. details of the location, design, height and specification of proposed street lighting within the development; viii. proposed footpaths and cycle paths within the site; and ix. proposed cycle parking facilities. All hard and soft landscaping shall be carried out in accordance with the scheme approved in writing by the planning authority as the programme for completion and subsequent maintenance (v). Thereafter any trees or shrubs removed, dying, becoming seriously diseased or damaged within five years of the completion of the development shall be replaced in the following planting season by trees/shrubs of a similar species to those originally required. Reason: To ensure the quality of the development is enhanced by landscaping to reflect its setting in accordance with policy DEV7 of the Midlothian Local Development Plan 2017 and national planning policy, guidance and advice. 5. Development cannot be commenced until the tree protection measures, complying with BS5837 and the Arborcultural Method Statement hereby approved, for all trees that are to be retained; have been implemented in full and maintained as such for the duration of construction. Evidence of the tree protection measures are in place shall be submitted to the planning authority for prior written approval. 6. During construction of the development hereby approved, the Root Protection Areas of trees to be retained shall be protected in accordance with the Arboricultural Method Statement with no plant or machinery to be used in these areas. Reason for conditions 5 and 6: To ensure the development does not result in the loss or damage of a tree which merits retention. 7. Development shall not begin until details of a sustainability/biodiversity scheme for the site including the provision of a gravel type habitat provision for breeding oystercatchers, bricks and boxes for bats and swifts throughout the development and the use of hedgehog friendly fencing has been submitted to and approved in writing by the planning authority. Development shall thereafter be carried out in Page 19 of 64
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accordance with the approved details, or such alternatives as may be approved in writing with the planning authority. Reason: To ensure the development accords with the requirements of policy DEV5 of the Proposed Midlothian Local Development Plan 2017. 8. Development shall not begin until details and, if requested, samples of materials to be used on external surfaces of the buildings; hard ground cover surfaces; means of enclosure and ancillary structures have been submitted to and approved in writing by the planning authority. Development shall thereafter be carried out using the approved materials or such alternatives as may be agreed in writing with the planning authority. Reason: To ensure the quality of the development is enhanced by the use of quality materials to reflect its setting in accordance with policies DEV2 and DEV6 of the Midlothian Local Development Plan 2017 and national planning policy, guidance and advice. 9. Construction and formation of the seven-a-side, 3G and MUGA pitches shall not begin until details of the floodlighting system and any security lights to be installed within the site have been submitted to and approved in writing by the planning authority. The floodlights and security lights shall be designed and installed such that there is no direct illumination of any neighbouring sensitive property and the lamp design shall be such that the actual lamps and inner surface of the reflectors are not visible from neighbouring houses which have a garden boundary with the application site. In addition, the lighting shall be designed to minimise the spillage of light up into the sky. The floodlighting system shall be fitted with an automatic cut out to ensure that the system cannot operate after 9pm. Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be approved in writing with the planning, authority. 10. The design and installation of all plant, machinery and equipment shall be such that the combined noise level shall not exceed NR 30 daytime (07:00 to 23:00 hrs) or NR 25 if the noise is tonal and NR 25 night-time (23:00 to 07:00 hrs) or NR 20 if the noise is tonal as measured from within any living apartment in any neighbouring noise-sensitive premises. For the purposes of this condition the assessment position shall be as identified by BS 7445 in relation to internal noise measurements Reason for conditions 9 and 10: To safeguard residential amenity. Page 20 of 64
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11. The new synthetic pitch and grass pitch as shown on the proposed Landscape Layout, hereby approved, (MCC-RFL-ZZ- ZZ-DR-L-000001 Rev. P14.1) shall be designed and constructed by a recognised SAPCA* registered, specialist pitch contractor. Details of contractor(s) and pitch specifications (including lighting specification for synthetic pitch) shall be submitted to, and approved in writing by, the planning authority prior to the commencement of formation of the seven a-side, 3G and MUGA hereby approved. Thereafter the development shall be completed in accordance with the approved details. Reason: To ensure that the replacement pitches are of a quality that compensates for the loss of the existing playing field area. 12. Development shall not begin until an application for approval of matters specified in conditions for a Construction Environment Management Plan (CEMP) has been submitted to and approved in writing by the planning authority. The CEMP shall include: i. details of construction access routes; ii. signage for construction traffic, pedestrians and other users of the site; iii. controls on the arrival and departure times for construction vehicles, delivery vehicles and for site workers (to avoid school arrival/departure times); iv. details of piling methods (if employed); v. details of any earthworks; vi. control of emissions strategy; vii. a dust management plan strategy; viii. waste management and disposal of material strategy; ix. a community liaison representative will be identified to deal with the provision of information on the development to the local community and to deal with any complaints regarding construction on the site; x. prevention of mud/debris being deposited on the public highway; xi. material and hazardous material storage and removal; and xii. controls on construction, engineering or any other operations or the delivery of plant, machinery and materials (to take place between 0700 to 1900hrs Monday to Friday and 0800 to 1300hrs on Saturdays). Development shall thereafter be carried out in accordance with the approved details or such alternatives as may be approved in writing with the planning authority. Reason: In order to control the construction activity on the site, ensure environmental impact during the construction period is acceptable and to ensure appropriate mitigation is in place. Page 21 of 64
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Peter Arnsdorf Planning, Sustainable Growth and Investment Manager Date: 14 March 2025 Application No: 25/00079/DPP Applicant: Midlothian Council Agent: Philip Zoechbauer, JMArchitects Validation Date: 10.02.2025 Contact Person: Whitney Lindsay, Planning Officer Email: Whitney.Lindsay@midlothian.gov.uk Background Papers: 23/00599/DPP and 23/00245/PAC Attached Plans: Location plan, site plan and elevations plan Page 22 of 64
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N Midlothian Council Fairfield House 8 Lothian Road Dalkeith, EH22 3AA Reproduced from the Ordnance Survey map with the permission of the controller of Her Majesty's Stationary Office. Crown copyright reserved. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Planning Service Place Directorate Midlothian Council Licence No. AC0000811376 (2025) Demolition of existing school and erection of community campus comprising of primary school and nursery and associated works Former Mayfield Primary School, Stone Avenue, Mayfield, EH22 5PB File No. 25/00079/DPP Scale 1:2500Page 23 of 64
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Planning Committee Monday 24 March 2025 Item No. 5.2 APPLICATION FOR PLANNING PERMISSION 24/00415/DPP FOR ERECTION OF HIGH SCHOOL, ASN FACILITY, COMMUNITY FACILITIES, SWIMMING POOL AND VETERINARY CLINIC; FORMATION OF SPORTS PITCHES, CAR PARKING, ACCESS ROADS AND SUDS; AND ASSOCIATED WORKS AT LAND EAST AND WEST OF SEAFIELD MOOR ROAD, BILSTON Report by Chief Officer Place 1 SUMMARY OF APPLICATION AND RECOMMENDED DECISION 1.1 The application is in detail for the erection of a high school, ASN (additional support needs) facility, community facilities, swimming pool and veterinary clinic; formation of sports pitches, car parking, access roads and sustainable urban drainage system (SUDS); and associated works at land to the east and west of Seafield Moor Road, Bilston. 1.2 There has been one representation and consultation responses from Edinburgh Airport Limited, Scotia Gas Networks (SGN), Scottish Environment Protection Agency (SEPA), Scottish Water, sportscotland, Scottish Power Energy Networks, Transport Scotland, the Council’s Archaeology Advisor (ELCAS) the Council’s Ecological Advisor (TWIC), the Council’s Land and Countryside Manager, the Council’s Senior Manager Neighbourhood Services (Roads), the Council’s Senior Manager Protective Services (Environmental Health), Damhead and District Community Council and Roslin and Bilston Community Council. 1.3 The relevant development plan policies are policies 1, 2, 3, 4, 5, 6, 7, 12, 13, 14, 15, 16, 18, 19, 20, 21, 22, 23 and 27 of the National Planning Framework 4 (NPF4) and policies STRAT1, STRAT3, STRAT5, DEV1, DEV2, DEV5, DEV6, DEV7, DEV8, DEV9, DEV10, ECON2, TRAN1, TRAN2, TRAN5, ENV7, ENV9, ENV10, ENV11, ENV15, ENV17, ENV18, ENV25, NRG6, IMP1, IMP2 and IMP3 of the Midlothian Local Development Plan 2017 (MLDP). 1.4 The recommendation is to grant planning permission subject to conditions. Page 26 of 64
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2 LOCATION AND SITE DESCRIPTION 2.1 The site is situated to the west of Bilston on either side of Seafield Moor Road. It comprises two agricultural fields and the trees and hedgerows that surround the fields. The western field measures 8 hectares and is immediately adjacent to the Midlothian Innovation Centre. It is identified in the Midlothian Local Development Plan 2017 as forming part of the Midlothian Science Zone. 2.2 The western plot is level and is used as a grazing field. It is bounded to the west by Midlothian Innovation Centre and woodland at the edge of the Easter Bush campus; to the north by Bush Farm Loan, beyond which is a solar farm owned by the University of Edinburgh; to the east by Seafield Moor Road; and to the south by the banks of a tributary of the Bilston Burn. 2.3 The eastern plot measures 3.9 hectares and forms part of a larger field of 6.7 hectares. It is situated at the edge of Bilston and forms part of the built-up area of Bilston. The field is part of the allocated housing site h55. The housing site comprises land on both sides of the Bilston Burn tributary. The land to the south of the tributary has been built out with 190 residential units. 2.4 The east field is level and is used as an arable field. It is bounded to the west by Seafield Moor Road; to the north by the remainder of the field, beyond which is the field boundary with Seafield Road; to the east by woodland, beyond which is Bilston Primary School; and to the south by the banks of a tributary of the Bilston Burn. 2.5 The site is within Roslin and Biston Community Council area. The site abuts Damhead and District Community Council area to the north, and Penicuik and District Community Council area to the west. 3 PROPOSAL 3.1 The proposed development comprises three buildings: a secondary school with sports facilities, including a swimming pool; an ASN building; and a veterinary clinic. The secondary school building will be used to provide community facilities outwith school hours. 3.2 The secondary school building will have capacity for 1600 pupils and will be situated in the centre of the western field. It will have a footprint of 8,685sqm and a canted L-shaped footprint. The main three storey teaching block will be orientated along an east-west axis. A three- storey arrival block, facing towards Seafield Moor Road, and two storey sports block will be attached to the east end of the teaching block and project in a southeasterly direction. A two-storey swimming pool block will be attached to the rear of the sports block. The walls of the main building will be clad in brick and profiled metal cladding. The building Page 27 of 64
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will have a very shallow pitched roof behind parapet walls, except for the swimming pool which will have a mono-pitch roof. 3.3 The ASN building will be situated to the west of the swimming pool. The building will be single storey with a shallow pitched roof sloping down from a core area with a very shallow pitched roof behind parapet walls. The walls will be clad with brick and standing seam metal cladding. The pitched roof will be clad with matching standing seam metal cladding. 3.4 The veterinary clinic will be situated at the northern edge of the western field. The clinic will provide a First Opinion Practice (FOP) for the Dick Vet General Practice. The building will include dedicated entrance, waiting and consultation areas for cats and dogs. The building will be single storey with a green roof and large mono-pitch rooflights. The walls will be clad with brick with a metal cladding fascia band. The rooflights will be metal clad. The principal elevation of the building will face onto Bush Farm Road. 3.5 The western plot will have two vehicular access points. A northern entrance from Bush Farm Road will provide access to a car park for the school at the northwest corner of the plot and a car park for the FOP, situated to the west of the FOP building. A southern entrance from Seafield Moor Road will provide access to the school’s coach drop-off area, a further car park and a car park/drop-off area for the ASN. An internal circulation road will pass to the east and north of the main school building. 3.6 The school will have 213 standard car parking spaces, 12 accessible bays, 8 coach parking bays and a pickup/drop off layby. Electric vehicle charging will be provided at 29 of the standard bays and 3 of the accessible bays. The ASN will have 9 accessible parking spaces, 5 mini-bus spaces and a pickup/drop off layby. The FOP will have 42 parking spaces including 3 accessible spaces. 3.7 The school will be provided with a landscaped courtyard to the rear of the arrival block. The ASN will have its own dedicated garden to the west and south of the ASN building. A 3G MUGA pitch will be situated in the southwest corner of the western field, to the south of the ASN building. A grass football pitch and two grass rugby pitches will be provided on the eastern field. The main pedestrian entrance to the grass sports pitches will be from Seafield Moor Road. The existing woodland along the eastern (Seafield Moor Road) edge of the western field will be retained, apart from felling necessary to create the southern vehicular access. 3.8 The application is accompanied by the following supporting statements: (Unless otherwise stated the final date of submission for information relating to the supporting statements was the date of registration of the application, 25 June 2024.) Page 28 of 64
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• Arboricultural Impact Assessment (Final submission 23 July 2024) • Archaeological Written Scheme of Investigation (Final submission 25 September 2024) • Design and Access Statement • Energy and Carbon Emissions Strategy • Flood Risk Assessment (Final submission 10 December 2024, final correspondence 13 March 2025) • Invasive Non-Native Species Survey • Landscape Maintenance Schedule • Landscape Strategy Report • Landscape and Visual Appraisal • Outline Soils Management Plan (Final submission 23 July 2024) • Pre-Application Consultation Report • Planning Statement • Preliminary Ecological Appraisal (Final submission 23 December 2024) • Replies to various consultation responses (Final submission 18 November 2024) • Response to representation (Final submission 16 August 2024) • Site Investigation Report including Coal Mining Risk Assessment • Soils Resource Survey (Final submission 23 July 2024) • Surface Water Management Plan (Final submission 23 July 2024) • Town Centre First Assessment • Transport Assessment (Final submission 31 January 2025, final correspondence 12 March 2025) • Tree Survey Report (Final submission 23 July 2024) • Woodland Management Plan 4 BACKGROUND Application Site 4.1 Prior to the submission of the current application the site was the subject of two separate Proposal of Application Notices. The first notice (reference 22/00581/PAC) was submitted in July 2022 and reported to Committee at it meeting of 31 August 2022. The second notice (reference 24/00076/PAC) was submitted in January 2024 and reported to Committee at its meeting of 12 March 2024. 4.2 As part of the assessment of the current application the planning authority issued a screening opinion for the current proposals on 15 July 2024. The screening opinion confirmed that an Environmental Impact Assessment (EIA) was not required. Page 29 of 64
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Eastern plot 4.3 As is noted above, at paragraph 2.3, the eastern plot forms part of an allocated housing site, h55. The site was allocated in the 2008 Midlothian Local Plan with an indicative capacity of 150 units. The allocated site has been the subject of the following applications: • 12/00376/PAC - Proposal of application notice for residential development and care home with associated landscaping, car parking and access (relates to land to the north and south of the Bilston Burn tributary). Approved • 12/00814/PPP - Application for planning permission in principle for residential development with associated car parking and access (relates to land to the north and south of the Bilston Burn tributary). Consent with conditions • 17/00428/MSC - Erection of 308 dwellinghouses and 42 flatted dwellings; formation of access roads; car parking; SUDS features and associated works (approval of matters specified in conditions 2, 3, 4, 5, 6, 7, 8 and 10 of planning permission 12/00814/PPP) (relates to land to the north and south of the Bilston Burn tributary). Pending consideration (but needs to be withdrawn) • 19/00321/MSC - Residential development and associated car parking and access SUDs features and associated works (approval of matters specified in conditions 2, 3 (i, ii,iii, iv, v, vi, vii, viii, ix, xi, xii), 4, 5, 6, 7, 9 and 10 of planning permission 12/00814/PPP) (relates only to the land south of the Bilston Burn tributary). Consent with conditions • 19/00638/MSC - Residential development (approval of matters specified in condition 3x of planning permission 12/00814/PPP relating to play equipment) (relates only to the land south of the Bilston Burn tributary). Consented Western plot 4.4 As is noted above, at paragraph 2.1, the western plot is identified in the Midlothian Local Development Plan 2017 as forming part of the Midlothian Science Zone. 4.5 Midlothian Science Zone is a group of related and neighbouring developments that together comprise Europe’s largest concentration of animal-science related expertise. The sites that form Midlothian Science Zone are as follows: • Easter Bush Campus – The University of Edinburgh’s Easter Bush Campus is home to the Royal (Dick) School of Veterinary Studies; the Roslin Institute; the Roslin Innovation Centre; and various other buildings associated with animal medicine, care and research. Page 30 of 64
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• Edinburgh Technopole – A science park based at Bush Estate. Edinburgh Technopole comprises Bush House and five modern purpose built office/laboratory buildings. • Pentland Science Park – Established by the Moredun Research Institute, Pentland Science Park is home to Moredun and a variety of tenants. • BioCampus – Owned by Scottish Enterprise, BioCampus is a bio-manufacturing science park. 4.6 In addition to the sites that form Midlothian Science Zone the wider Bush area also includes the University of Edinburgh’s Advanced Computer Facility, and land and buildings owned and occupied by SRUC; the Centre for Ecology and Hydrology; SELECT; and the Forestry Commission. There is also a small business park, Midlothian Innovation Centre, located to the east of the Easter Bush Campus. 4.7 Midlothian Innovation Centre is a business park situated immediately to the west of the western plot. The site was originally built in the 1950’s as a Scottish Office agricultural research station. The research function ceased in the 1990s and the site was sold. A Certificate of Lawfulness in 1994 confirmed that the lawful use of the site was for Class 4 (Business) purposes. 4.8 The site comprises a variety of buildings dating from the 1950s up to the late 2000s. The largest buildings are the Midlothian Innovation Centre Building (formerly Pentlandfield House), which is a 2 storey 1950s traditionally styled office building with modern 1970s extensions; Centre House, which is a 4-storey office building in a converted 1950s seed store; and Stobo House, which is a modern 3 storey office building built in the late 2000s. In addition to these buildings there are various single storey workshop buildings of varying ages and some open contractors’ yards. 4.9 Due to the floorspace and the site area the application constitutes a Major Development, as defined in the Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009, and therefore it requires to be determined by the Committee. 5 CONSULTATIONS 5.1 The Aerodrome Operator (Edinburgh Airport Limited) does not object to the application. The proposed development has been fully examined from an aerodrome safeguarding perspective and does not conflict with safeguarding criteria. 5.2 Scotia Gas Networks (SGN) does not object to the application The plans provided with the consultation response show no SGN assets within the application site. Page 31 of 64
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5.3 The Scottish Environment Protection Agency (SEPA) initially provided a holding objection on the grounds of insufficient information in relation to flood risk. Following submission of a revised Flood Risk Assessment the objection was withdrawn, subject to any decision notice including a condition specifying no raising of ground levels within the parts of the site that are identified, in the Flood Risk Assessment, as forming part of a flood risk area. 5.4 Scottish Water does not object to the application. The water supply will be fed from Glencorse Water Treatment Works. The foul water drainage will be dealt with by the Edinburgh PFI Waste Water Treatment Works. Both have sufficient capacity at present; however, it is not possible to reserve capacity for future developments. 5.5 For reasons of sustainability and to protect Scottish Water customers from potential future sewer flooding, Scottish Water will not accept any surface water connections into the combined sewer system. There may be limited exceptional circumstances where we would allow such a connection for brownfield sites only, however this will require significant justification from the customer taking account of various factors including legal, physical and technical challenges. 5.6 In order to avoid costs and delays where a surface water discharge to the combined sewer system is anticipated, the developer should contact Scottish Water at the earliest opportunity with strong evidence to support the intended drainage plan prior to making a connection request. The evidence will be assessed in a robust manner and any decision will reflect the best option from environmental and customer perspectives. 5.7 sportscotland does not object to the application. The response provides comments on the proposed sports pitch provision and recommends conditions to be attached to any grant of planning permission. 5.8 SP Energy Networks does not object to the application. The plans provided with the consultation response show that there are high voltage underground cables within the site, close to the northern boundary with Bush Farm Road. 5.9 Transport Scotland does not object to the application subject to conditions on any grant of planning permission to secure the delivery of a roundabout at the A702/Bush Loan junction prior to the opening of the school; a Travel Plan setting out measures to reduce dependency on private car travel; and measures to control construction traffic. 5.10 The Council’s Archaeology Advisor does not object to the application and has approved the Written Scheme of Investigation for an Archaeological Trial Trench Evaluation. Page 32 of 64
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5.11 The Council’s Ecological Advisor (The Wildlife information Centre - TWIC) does not object to the application and has confirmed that the Preliminary Ecological Appraisal is acceptable subject to pre- construction surveys being undertaken. 5.12 The Council’s Land and Countryside Manager does not object to the application and has confirmed that there are no rights of way or other well used paths running through the site of the proposed school. 5.13 The Council’s Senior Manager Neighbourhood Services (Flood Risk and Transportation) does not object to the application. The consultation response includes comments on the detail of the internal site layout, active travel provision, improvements to traffic signals at junctions on the A703 and electric vehicle charging – these matters can be covered by conditions. 5.14 The Council’s Senior Manager Protective Services (Environmental Health) does not object to the application. The response notes that the location of the MUGA pitch and its associated acoustic fence will ensure that impact on sensitive receptors is suitably mitigated. The Site Investigation Report has been subject to three rounds of external peer review, further submissions will be required to address matters associated with potential ground contamination. 5.15 Damhead and District Community Council supports the proposal in principle but is concerned that the following matters relating to flood risk have not been addressed: • All risks of flooding are understood and addressed. The Community Council is concerned that the model used underestimates the frequency of flooding events. • The development remains safe and operational during flooding. In particular, concerns relate to access to the site and flooding of surrounding roads. • Future adaptations can be made to accommodate the effects of climate change. Footage is attached (not to this report) of local flooding that is currently happening on a regular basis, and therefore is only likely to be exacerbated as a result of the proposed development plus anticipated climate change. There is no evidence that this has been considered. 5.16 The community council also has concerns about: • Road safety and the difficulty of accessing the site via active travel. • Parking provision, with particular reference to a lack of spaces for pickup and drop-off. • Litter. • Loss of biodiversity. Page 33 of 64
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5.17 Roslin and Bilston Community Council supports the principle of a new high school for pupils resident in Bilston, Roslin and the surrounding area, but objects to the current proposal. The grounds for objection are as follows: • Accessibility for pupils – The location of the school is on the extreme southwestern edge of the proposed catchment area. The distance from Loanhead and the lack of active travel routes will discourage use of active travel. • Lack of details of active travel routes – Details of active travel routes and funding for them should be assessed as part of the planning application. • Conflict with A701 Relief Road – Construction of the A701 Relief Road will increase traffic on the A703 and this will have a significant impact on the safety of the main access to the school. • Traffic calming – Drawings showing a detailed design for the traffic calming have not been submitted. There is thus no means of assessing the effectiveness of any traffic calming. The addition of traffic calming measures to the A703 will reduce time savings that are anticipated for the A701 Relief Road. • Transport Assessment inadequate – The Assessment does not give adequate consideration to the impact on the A703 of the proposed A701 Relief Road; or to the impact of trip generation from pupil pickup/drop-off. The Relief Road and its A703 southern continuation will be part of the strategic transport network, and the proposal should be assessed on those grounds. The Assessment refers to active travel improvements that will be delivered by the A701 Relief Road project but excludes the Relief Road from trip modelling, this is an inconsistent approach. • Site search - The location of the proposed school is unsatisfactory in a number of ways, not least having a campus that is split by a main road, a road that is due to become even busier in a few years’ time. With so much public money at stake, the need for a thorough site search (not just the very limited town centres first exercise) is irrefutable. Until there has been an open, professional site search with opportunity for public participation, including participation in drawing up the terms of reference and in the assessment process, planning permission for the present proposal must not be granted. • Development plan zonings – The proposal does not comply with the land use allocations in the development plan. • Provision for outdoor sports - The proposed outdoor sports provision would be to a lower standard than that at the existing Beeslack School. It would not accord with good practice recommendations. The proposed school would not have tennis courts. It would not have space for athletics. Its provision for outdoor activities is inadequate. • Flood risk – The proposed access from Seafield Moor Road will be within a floor risk area. It would be better to locate the Page 34 of 64
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proposed school on a site that is not in danger of having its main access flooded. • Midlothian Science Zone – A school anywhere within the catchment area would be accessible to Midlothian Science Zone. The benefits of physical proximity have been diminished by increased use of digital technology. • Biodiversity - any consent for the proposed development must include a condition requiring adherence to the Midlothian Local Biodiversity Action Plan. • Conclusion - A new school is needed and would be welcome. The proposals in their current form do not demonstrate a development that would be satisfactory. 5.18 Loanhead and District Community Council, and Penicuik and District Community Council were both consulted on the application and offered no comments on the proposal. 6 REPRESENTATIONS 6.1 The application has received one objection. The grounds for objection are as follows: • The design of the school does not meet the requirements set out in The School Premises (General Requirements and Standards) (Scotland) Regulations 1967 as amended. In Section 15 it states: "Provided that in every school is not designed exclusively for girls half the accommodation shall be for boys and not more that one third of the appliances for boys shall be water closets and the remainder shall be urinals, " The response from Architype doesn't explain why the school design doesn't contain any urinals and as such, doesn't meet the requirements. It is my view that the requirements infer that the half of the accommodation for boys should be distinct from the half of accommodation for girls. Furthermore, if urinals are provided only for the use of boys, failure to provide any separate accommodation only for the use of girls would be discriminatory on the protected characteristics of sex as it would treat girls less favourably than boys. • The Building Standards Technical Handbook 2002 in section 3.12.1 states "Separate male and female sanitary accommodation is usually provided". It is noted that it also states, "Unisex sanitary accommodation may be provided where each sanitary facility, or a WC and wash hand basin, is located within a separate space, for use by only one person at a time, with a door that can be secured from within for privacy." It should be noted that this is general guidance for all nondomestic buildings. In my view, it does not override the 1967 regulations for schools except for accessible sanitary facilities. The response from Architype assumes that the Building Standards Page 35 of 64
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handbook overrides the 1967 regulations. Further explanation from them is required from them to explain their reasoning. • Equality and Human Rights Commission Technical Guidance for Schools in Scotland 2014 (updated 2023). The guidance states that "Sex segregation is permitted in certain situations, such as where it is necessary and appropriate to preserve privacy and decency. The law in Scotland requires schools to provide toilet facilities for boys and for girls. Toilet cubicles are required to be partitioned and to have lockable doors." The sentence mandating the provision of "toilet facilities for boys and for girls" needs to be read taking cognisance of the context of the whole paragraph which is sex segregation. In my view, the inference is that it mandates separate accommodation for boys and girls. As this is open to interpretation, I would appreciate it if the EHRC were added as a consultee to the planning application to provide clarification. The response from Architype ignores the context of the sentence. • Ultimately is it not Architype but the Council who will have to determine if the building meets the regulations. As part of this determination, in addition to addressing the above objections, I would expect the council to provide the following: A) A detailed independent assessment from the council explaining how the building meets the 1967 regulations, building standards and the EHRC technical guidance. B) An equality impact assessment of the proposed WC arrangements in the proposed high school on girls as part of their duties in relation to discrimination on the grounds of sex. C) A management strategy to explain how the council will ensure the "spaces are suitable for all genders to use" especially in regard to cleaning and supervision provided. 7 PLANNING POLICY 7.1 The development plan for the area is comprised of National Planning Framework 4 (2023) and the Midlothian Local Development Plan 2017. 7.2 The following policies are relevant to the proposal: National Planning Framework 4 (NPF4) 7.3 Policy 1 Tackling the climate and nature crisis; sets out to encourage, promote and facilitate development that addresses the global climate emergency and nature crisis. Page 36 of 64
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7.4 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. 7.5 Policy 3 Biodiversity; sets out to protect biodiversity, reverse biodiversity loss, deliver positive effects from development and strengthen nature networks. 7.6 Policy 4 Natural Places; sets out to protect, restore and enhance natural assets making best use of nature-based solutions. 7.7 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. 7.8 Policy 6 Forestry, woodland and trees; sets out to protect and expand forests, woodland and trees. 7.9 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. 7.10 Policy 12 Zero Waste; sets out to encourage, promote and facilitate development that is consistent with the waste hierarchy. 7.11 Policy 13 Sustainable transport; sets out to encourage, promote and facilitate developments that prioritise walking, wheeling, cycling and public transport for everyday travel and reduce the need to travel unsustainably. 7.12 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. 7.13 Policy 15 Local Living and 20 minute neighbourhoods; sets out to encourage, promote and facilitate the application of the Place Principle and create connected and compact neighbourhoods where people can meet the majority of their daily needs within a reasonable distance of their home, preferably by walking, wheeling or cycling or using sustainable transport options. 7.14 Policy 16 Quality homes; sets out to encourage, promote and facilitate the delivery of more high quality, affordable and sustainable homes, in the right locations, providing choice across tenures that meet the diverse housing needs of people and communities across Scotland. 7.15 Policy 18 Infrastructure first; sets out to encourage, promote and facilitate an infrastructure first approach to land use planning, which puts infrastructure considerations at the heart of placemaking. Page 37 of 64
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7.16 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. 7.17 Policy 20 Blue and green infrastructure; sets out to protect and enhance blue and green infrastructure and their networks. 7.18 Policy 21 Play, recreation and sport; sets out to encourage, promote and facilitate spaces and opportunities for play, recreation and sport. 7.19 Policy 22 Flood risk and water management; sets out to strengthen resilience to flood risk by promoting avoidance as a first principle and reducing the vulnerability of existing and future development to flooding. 7.20 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. 7.21 Policy 27 City, town, local and commercial centres; sets out to encourage, promote and facilitate development in our city and town centres, recognising they are a national asset. This will be achieved by applying the Town Centre First approach to help centres adapt positively to long-term economic, environmental and societal changes, and by encouraging town centre living. Midlothian Local Development Plan 2017 (MLDP) 7.22 Policy STRAT1: Committed Development seeks the early implementation of all committed development sites and related infrastructure, facilities and affordable housing, including sites in the established housing land supply. Committed development includes those sites allocated in previous development plans which are continued in the MLDP. 7.23 Policy STRAT3: Strategic Housing Land Allocations states that strategic land allocations identified in the plan will be supported provided they accord with all other policies. 7.24 Policy STRAT5: Strategic Employment Land Allocations supports development for employment uses on sites identified as strategic employment land allocations. 7.25 Policy DEV 1: Community Identity and Coalescence states that development will be supported where it does not result in the physical or visual coalescence of neighbouring communities. Where coalescence may occur, the development must include mitigation measures to maintain visual separation and protect community identity. Such measures, which may include landscaped buffer zones and other Page 38 of 64
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community woodland, will be tailored to the particular circumstances of the location. 7.26 Policy DEV2: Protecting Amenity within the Built-Up Area states that development will not be permitted within existing and future built- up areas where it is likely to detract materially from the existing character or amenity of the area. 7.27 Policy DEV5: Sustainability in New Development sets out the requirements for development with regards to sustainability principles. 7.28 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. 7.29 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. 7.30 Policy DEV8: Open Spaces states that the Council will seek to protect and enhance the open spaces identified on the Proposals Map. Development will not be permitted in these areas that would: A. Result in a permanent loss of the open space; and/or B. Adversely affect the accessibility of the open space; and/or C. Diminish the quality, amenity or biodiversity of the open space; and/or D. Otherwise undermine the value of the open space as part of the Midlothian Green Network or the potential for the enhancement of the open space for this purpose. 7.31 Policy DEV9: Open Space Standards sets out the necessary open space for new developments. This policy requires that the Council assess applications for new development against the open space standards as set out in Appendix 4 of that plan and seeks an appropriate solution where there is an identified deficiency in any of the listed categories (quality, quantity and accessibility). Supplementary Guidance on open space standards is to be brought forward during the lifetime of the plan. 7.32 Policy DEV10: Outdoor Sports Facilities seeks to protect outdoor sports facilities from re-development except in certain circumstances: where the proposed development is ancillary to the principle use of the site as an outdoor sports facility; the loss is only minor and would not affecting its overall use; the outdoor sports facility is to be replaced either by a new facility of comparable or greater benefit for sport or upgrading of an existing facility on the same site or nearby; or where Page 39 of 64
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the sports pitch needs assessment, open space audit and consultation with sportscotland identify a clear excess of provision to meet the existing or anticipated demand in the area and the overall quality of provision in the locality will be maintained. 7.33 Policy ECON2: The Bush Bioscience Cluster states that the cluster, of which the application site forms part, will be safeguarded for the specific purpose of supporting and expanding bioscience research and development. Development will be supported on committed development sites, allocated sites and on non-allocated sites within the Bush Framework Masterplan; subject to detailed design, scale and landscape impact being acceptable and the necessary local and strategic infrastructure requirements of the MLDP being met. 7.34 Policy TRAN1: Sustainable Travel aims to encourage sustainable modes of travel. 7.35 Policy TRAN2: Transport Network Interventions highlights the various transport interventions required across the Council area, including the A701 Relief Road and A702 Link, and A702/Bush Loan junction improvements. 7.36 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. 7.37 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. 7.38 Policy ENV9: Flooding presumes against development which would be at unacceptable risk of flooding or would increase the risk of flooding elsewhere. It states that Flood Risk Assessments will be required for most forms of development in areas of medium to high risk, but may also be required at other locations depending on the circumstances of the proposed development. Furthermore it states that sustainable urban drainage systems will be required for most forms of development, so that surface water run-off rates are not greater than in the site’s pre-developed condition, and to avoid any deterioration of water quality. 7.39 Policy ENV10: Water Environment requires that new development pass surface water through a sustainable urban drainage system (SUDS) to mitigate against local flooding and to enhance biodiversity and the environment. Page 40 of 64
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7.40 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. 7.41 Policy ENV15: Species and Habitat Protection and Enhancement presumes against development that would affect a species protected by European or UK law. 7.42 Policy ENV17: Air Quality states that the Council may require further assessments to identify air quality impacts where considered requisite. It will refuse planning permission, or seek effective mitigation, where development proposals cause unacceptable air quality or dust impacts. 7.43 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. 7.44 Policy ENV25: Site Assessment, Evaluation and Recording requires that where development could affect an identified site of archaeological importance, the applicant will be required to provide an assessment of the archaeological value of the site and of the likely impact of the proposal on the archaeological resource. 7.45 Policy NRG6: Community Heating requires that, wherever reasonable, community heating should be supported in connection with buildings and operations requiring heat. 7.46 Policy IMP1: New Development ensures that appropriate provision is made for a need which arises from new development. Of relevance in this case are education provision, transport infrastructure; contributions towards making good facility deficiencies; affordable housing; landscaping; public transport connections, including bus stops and shelters; parking in accordance with approved standards; cycling access and facilities; pedestrian access; acceptable alternative access routes, access for people with mobility issues; traffic and environmental management issues; protection/management/compensation for natural and conservation interests affected; archaeological provision and ‘percent for art’ provision. 7.47 Policy IMP2: Essential Infrastructure Required to Enable New Development to Take Place states that new development will not take place until provision has been made for essential infrastructure and environmental and community facility related to the scale and impact of the proposal. Planning conditions will be applied and where Page 41 of 64
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appropriate, developer contributions and other legal agreements will be used to secure the appropriate developer funding and ensure the proper phasing of development. 7.48 Policy IMP3: Water and Drainage require sustainable urban drainage systems (SUDS) to be incorporated into new development. 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. Principle of development 8.2 The two fields that make up the application site are both sited on land that is allocated for development in the MLDP. The land to the east of Seafield Moor Road forms part of an allocated housing site (MLDP reference h55) and is situated within the built-up area of Bilston. The land to the west of Seafield Moor Road is within the Midlothian Science Zone where there is long term support for bioscience research and development. The western field is not identified in the MLDP as being within the built-up area of Bilston, however it is also not identified as being either countryside or green belt land. 8.3 There is a presumption in favour of appropriate development on the application site. Whilst the proposed development does not wholly fall within the stated allocations (housing and bioscience), the vet clinic use can be considered to be an appropriate use for the Midlothian Science Zone particularly as the facility will be operated by the University of Edinburgh in connection with its existing vet school at Easter Bush. The siting of school campuses within or adjacent to residential areas is a common practice throughout Scotland and the UK, and the uses are readily compatible. The siting of the main schools campus on land at the edge of the Midlothian Science Zone will not have a detrimental impact on the operation of the Science Zone and offers the potential for education links that could aid the furtherance of the science zone. The combination of direct policy support and material considerations provide support for the proposed uses at the proposed locations. The principle of development can be considered acceptable. Town Centre First Assessment and site selection 8.4 Policy 27 City, town, local and commercial centres of NPF4 seeks to encourage, promote and facilitate development in Scotland’s city and town centres and recognises such centres as a national asset. This will be achieved by applying the Town Centre First approach to help centres adapt positively to long-term economic, environmental and societal changes, and by encouraging town centre living. The policy Page 42 of 64
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states that proposals which will generate significant footfall will not be supported outwith existing centres unless a Town Centre First Assessment (TCFA) demonstrates that • all centre and edge of centre options have been sequentially assessed and discounted as unsuitable or unavailable; • the scale of development cannot reasonably be altered or reduced in scale to allow it to be accommodated in a centre; and • the impacts on existing centres have been thoroughly assessed and there will be no significant adverse effect on the vitality and viability of the centres 8.5 The application is supported by a TCFA which includes details of the legislative and policy foundation of the town centre first principle; the need for a new school; the characteristics of the development; a sequential assessment of possible sites; and the development’s relationship with existing town and local centres in Midlothian. 8.6 To accommodate a high school with capacity for 1600 pupils and 229 staff, an ASN facility for 30 pupils, sports pitches, and bus, car and cycle parking a site of 11.2 hectares is required. Initial site assessment conducted by Midlothian Council in June 2021 identified four available potential sites which were the existing Beeslack High School, South East Gowkley Moss, Loanhead (Ramsay Colliery) Bing and Easter Bush Campus. Of these sites, the only one that is in the proposed catchment area for the school and in the proximity of an identified town or local centre is Loanhead Bing. 8.7 The Loanhead Bing site is identified as a protected open space via policy DEV8 (Open Spaces) of the MLDP. Development of the site would be contrary to policy DEV8. The site was formerly a colliery bing, and development would require significant site investigation, remediation and ground stabilisation works that would prevent the site being developed within the necessary timescales required to meet the required schedule for the opening of the school. The Loanhead Bing is not considered a suitable site for the proposed development. The TFCA has not identified any suitable or available centre or edge of centre sites. 8.8 The TCFA concludes that the proposed development could have a positive impact on local shops and facilities within Bilston, which would be within 10 minutes walk of the campus. Roslin local centre is approximately 1 mile from the application site and consequently any benefit from the proximity to the school campus is likely to be marginal. 8.9 The closest town centre to the application site is Loanhead, which is a 44-minute walk or 10 minute cycle or bus journey from the site. Given the nature of the proposed use, it will not draw trade or visitors from Page 43 of 64
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Loanhead town centre. Due to the distance between the site and the other town centres within Midlothian it will not have a significant adverse effect on their vitality and viability. 8.10 When assessing a planning application, the planning authority must assess whether the proposal is acceptable at that location. It is not within the planning authority’s remit to identify alternative sites for a proposal as part of the assessment of a planning application. Flood risk 8.11 The SEPA flood maps identify parts of the site as being at risk of river flooding and surface water flooding. The application is supported by a Flood Risk Assessment which includes flood modelling for a 1 in 200 year plus climate change overlaid onto the proposed site layout. All buildings on the site are outwith the identified flood risk area. The playing fields and areas along the eastern side of the west plot, including the access from the A703 and campus circulation space, would be within the identified flood risk area. SEPA has assessed the Flood Risk Assessment and has no objection to the proposal subject to any decision notice including the following condition: The ground level within the flood risk area, as shown tinted blue on Figure 13 of the approved Flood Risk Assessment Version 2.0, must not be raised above the ground levels shown on the approved Topographical Survey (Existing) Sheets 1 to 11 (inclusive). 8.12 The applicant’s agent has confirmed that the project’s engineers have reviewed the proposed levels across the site and accept that this condition needs to be attached to any permission. The levels in the area of the flood zone can be adjusted to align with the existing levels via the discharge of conditions. Transportation matters 8.13 The application is supported by a Transport Assessment (TA) which has assessed the impact on the local road network of the high school (1600 pupils) and ASN facility (30 pupils), with a combined total of 214 staff, and the FOP clinic with 20 staff and 14 students. The TA calculates that 35% of high school pupils will walk to school (equating to 560 trips), 49% will arrive by bus (784 trips) and 10% will arrive by car (107 trips assuming some car sharing). The remaining journeys will be via cycle (16 trips), scoot/skate (16 trips), park & stride (48 trips) and taxi (16 trips). These figures have been arrived at via the use of data from Sustrans’ “Hands up Scotland” pupil survey with adjustments to account for the location and catchment area characteristics. 8.14 It is anticipated that 85% of school staff will arrive by car (182 trips). This figure has been arrived at via postcode analysis of existing staff and staff surveys. Page 44 of 64
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8.15 It is anticipated that most staff and visitors of the FOP clinic will arrive by car and that students will not park on site. The TA calculates trip generation figures for the FOP of 32 in and 15 out during the AM peak (07:30-08:30); 30 in and 38 out during school finish (15:00-16:00); and 23 in and 28 out during the PM peak (16:30-17:30). 8.16 The TA was prepared on the assumption that the existing A702/Bush Loan junction, which operates over capacity and has been the subject of longstanding concerns from Transport Scotland, will have been the subject of junction improvements prior to the opening of the application site. The consent (reference 25/00520/DPP) for the improvements (a 3-arm roundabout to the north of the existing junction) was issued on 12 March 2025. Modelling in the TA indicates that the improved junction will operate within capacity in all trip generation scenarios for the application site. Transport Scotland has recommended the following condition: Development shall not be occupied until an approved new 3-arm roundabout at the intersection of the A702(T) and Bush Loan Road has been constructed and completed in accordance with the approved plans 8.17 The applicant has confirmed that the schedule for completion of the roundabout will ensure that this condition will be complied with. 8.18 The TA predicts trip generation at the A702/A703/Old Pentland Road, at Hillend, as follows: Left turn A702 into A703 Right turn A703 into A702 Morning peak 57 44 School finish 64 0 Evening peak 25 21 8.19 The TA concludes that, overall, these movements are a relatively low number of additional peak hour vehicle movements that will not have a material impact on the operation of the junctions. Whilst the junctions are currently operating over capacity they are currently being upgraded to signalised junctions. This will improve the operation of the junctions and provide capacity to accommodate additional vehicle trips generated by the current application proposal. Transport Scotland agrees with these conclusions. 8.20 The junction modelling for the local road network concludes that the A703 Seafield Moor Road/Seafield Road/Bush Farm Road signalised junction A701/B7006 roundabout will both operate within capacity during all modelling scenarios. The A701/A703 signalised junction is predicted to operate within capacity during all scenarios, whilst the junction is nearing capacity in the evening peak this will not coincide with school hours and consequently the proposal will not impact on the Page 45 of 64
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junction during the evening peak. Both site access junctions are predicted to operate within capacity. 8.21 The A701/Nivensknowe Road is predicted to operate over capacity during the majority of modelled scenarios, however the additional traffic attributable to the application proposal is minimal and is not expected to have a material impact on the operation of the junction. 8.22 The Council’s Roads Services and Active Travel team have started work on identifying safe routes to schools and necessary improvements that will be required to deliver them. Finalised details can be secured via condition on any grant of planning permission. Landscaping 8.23 The majority of the existing woodland at the edges of the fields will be retained, however trees will be felled to provide the site access from Seafield Moor Road and its visibility splay. In addition, the hedgerow along the Bush Farm Road boundary will be removed. The removals represent 6.4% of the area of existing trees and hedges on the site. The landscaping scheme for the site will provide a net gain in canopy cover for both trees and hedgerows. Design 8.24 All three buildings will have a contemporary appearance and a contemporary palette of materials. Each building will have an individual palette of materials and their own dedicated entrances. The scale and appearance of the school buildings will reflect contemporary trends in school design. All of the buildings will be in keeping with the scale and character of the Midlothian Science Zone. Provision of toilets 8.25 Section 41B of the Town and Country Planning (Scotland) Act 1997 (as amended) requires certain specified types of development, including schools with a floorspace of over 5000sqm, to provide at least one accessible toilet and changing place facility. The applicant’s agent has confirmed that such a facility will be provided within the school building and has confirmed the location of said facility. Due to the size of the buildings there is no statutory planning requirement for the ASN and FOP facilities to provide such facilities. 8.26 With the exception of the provision of the facilities specified in Section 41B the provision of toilet and changing facilities is outwith the scope of planning and is dealt with via the building standards process. Beyond compliance with building regulations the allocation of toilet facilities to different sets of pupils is an operational matter for the Education Authority. Page 46 of 64
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Sports pitch provision 8.27 The proposal will not directly result in the loss of current sports pitch provision at the existing Beeslack High School. Any subsequent proposals for the redevelopment of the existing Beeslack site will be assessed via a separate planning application(s) that will be the subject of statutory consultation with sportscotland. The consultation response from sportscotland notes that according to sportscotland guidance a new school with a capacity of 1600 pupils would be expected to be provide 2 synthetic pitches and 4 grass pitches. The proposed layout provides 1 synthetic (3G) pitch and 3 grass pitches. Due to the size of the site, it is not possible to provide any further pitches, sportscotland acknowledges this fact and acknowledges that the proposed development will provide a similar level of pitch provision to the existing school. sportscotland has no objection to the proposal. Biodiversity 8.28 The Preliminary Ecological Appraisal (PEA) submitted in support of the application has identified the habitats within the site and the potential impact on protected species. Further survey work, immediately prior to commencement of development, and mitigation measures, if appropriate, can be secured via condition. The PEA and the Landscape Strategy include measures to enhance biodiversity, and finalised details can be secured via condition. Appropriate mitigation and enhancement measures will ensure that the development will protect, conserve, restore and enhance biodiversity. Notification to Scottish Ministers 8.29 The Notification Direction attached as an Annex to Scottish Government Circular 3/2009: Notification of Planning Applications requires planning authorities to notify Scottish Ministers of developments where the planning authority is the applicant/developer, and the proposed development would be significantly contrary to the development plan for the area. Whilst the proposal does not comply with the allocated uses for the site there is support for development on the site and material considerations that support the proposal. The proposed development does not represent a significant departure from the development plan and therefore does not require notification to the Scottish Ministers. 9 RECOMMENDATION 9.1 That planning permission be granted for the following reason: The site is located on two sites allocated for development in the Midlothian Local Development Plan and will provide a facility that will enable the Council to meet statutory education requirements and therefore there is a presumption in favour of an appropriate educational use development. The proposed detailed scheme of development in Page 47 of 64
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terms of its layout, form, design and landscape framework is acceptable and as such accords with development plan policies. The presumption for development is not outweighed by any other material considerations 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. The development shall not begin until a scheme to deal with any contamination of the site has been submitted to and approved by the planning authority. The scheme shall contain details of the proposals to deal with any contamination and include: i. the nature, extent and types of contamination on the site; ii. 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; iii. measures to deal with contamination encountered during construction work; and iv. the condition of the site on completion of the specified decontamination measures. 3. On completion of any required decontamination/ remediation works, referred to in Condition 2, and prior to any part of the building being occupied for its approved use, a validation report shall be submitted to the planning authority confirming that the works have been carried out in accordance with the approved scheme. No part of the building shall be occupied unless or until the planning authority have approved the required validation. Reason for conditions 2 and 3: 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, landscaped areas, and the wider environment. 4. Development shall not begin until the applicant has undertaken and reported upon a programme of archaeological (evaluation) work in accordance with a written scheme of investigation which has been submitted by the applicant (or their agent) and approved by the planning authority. Page 48 of 64
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Reason: To ensure the development does not result in the unnecessary loss of archaeological material. 5. Development shall not begin until a scheme of hard and soft landscaping has been submitted to and approved in writing by the planning authority. Details of the scheme shall include: i existing and finished ground levels and floor levels for all buildings, roads, parking areas and paths in relation to a fixed datum; ii existing trees, landscaping features and vegetation to be retained; removed, protected during development and, in the case of damage, restored; iii an Arboricultural Method Statement (AMS) and Tree Protection Plan (TPP) setting out the specifications and methodologies for the implementation of tree protection measures, and methodology for any proposed works that either encroach within the Root Protection Areas (RPAs) of retained trees and/or that have the potential to result in loss or damage to those trees; iv proposed new planting including trees, shrubs, hedging and grassed areas; v location and design of any proposed walls, fences and gates, including those surrounding bin stores or any other ancillary structures; vi schedule of plants to comprise species, plant sizes and proposed numbers/density; vii programme for completion and subsequent maintenance of all soft and hard landscaping. The landscaping shall be completed prior to the development being occupied. Any tree felling or vegetation removal proposed as part of the landscaping scheme shall take place out with the bird breeding season (March-August); unless a suitably qualified ecologist has carried out a walkover survey of the felling/removal area in the 48 hours prior to the commencement of felling/removal, and confirmed in writing that no breeding birds will be affected; viii proposed car park configuration and surfacing; ix details of the location (including isolux contour map), design, height and specification of proposed external lighting (including floodlights) within the development; x proposed footpaths and cycle paths within the site; and xi proposed cycle parking facilities. All hard and soft landscaping shall be carried out in accordance with the scheme approved in writing by the planning authority as the programme for completion and subsequent maintenance (vii). Thereafter any trees or shrubs removed, dying, becoming seriously diseased or damaged within five years of planting shall be replaced Page 49 of 64
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in the following planting season by trees/shrubs of a similar species to those originally required. Reason: To ensure that the development is provided with adequate landscape mitigation and biodiversity habitat enhancements. 6. Development shall not begin until an Invasive Non-Native Species (INNS) Survey and, if the presence of INNS are identified by said survey, an INNS Method statement, outlining the measures to be taken to remove and prevent the spread of INNS, have been submitted to and approved in writing by the planning authority. Development shall thereafter be carried out using the approved materials or such alternatives as may be agreed in writing with the planning authority. Reason: To ensure that Invasive Non-Native Species are identified and dealt with in an appropriate manner. 7. Development shall not begin until a Soil Resource Plan, as detailed in paragraph 1.1.4 of the approved Outline Soil Management Plan (Reference – BHS-WAS-XX-XX-RP-L-00201), has been submitted to and approved in writing by the planning authority. Development shall thereafter be carried out in accordance with the approved Soil Resource Plan, or such alternatives as may be approved in writing with the planning authority. Reason: To minimise disturbance to soils from development. 8. Prior to the occupation of any of the buildings on the site a Woodland Management Plan shall be submitted to and approved in writing by the planning authority. Operation of the site thereafter shall comply with the approved Woodland Management Plan, or such alternatives as may be agreed in writing by the planning authority. Reason: To protect and manage existing and proposed woodland. 9. Development shall not begin until details of a scheme to deal with surface water drainage has 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 with the planning authority. The buildings hereby approved shall not be occupied until such time as the approved surface drainage infrastructure has been installed and is operational. Reason: To ensure that surface water drainage is dealt with in a safe and sustainable manner. Page 50 of 64
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10. The ground level within the flood risk area, as shown tinted blue on Figure 13 of the approved Flood Risk Assessment Version 2.0, shall not be raised above the ground levels shown on the approved Topographical Survey (Existing) Sheets 1 to 11 (inclusive). Reason: To prevent displacement of flood waters, which could increase flood risk elsewhere. 11. Development shall not begin until details and, if requested, samples of materials to be used on external surfaces of the buildings; hard ground cover surfaces; means of enclosure and ancillary structures have been submitted to and approved in writing by the planning authority. Development shall thereafter be carried out using the approved materials or such alternatives as may be agreed in writing with the planning authority. Reason: To ensure the quality of the development is enhanced by the use of quality materials to reflect its setting. 12. Development shall not begin until details of the site access, roads, footpaths, cycle ways and transportation movements have been submitted to and approved in writing by the planning authority. Details of the scheme shall include: i existing and finished ground levels for all roads, footways and cycle ways in relation to a fixed datum; ii proposed vehicular, cycle and pedestrian access; iii proposed roads (including turning facilities), footpaths and cycle ways within the site; iv proposed visibility splays, traffic calming measures, lighting and signage; v proposed car parking arrangements, including details of the provision, specification and use of electric vehicle charging stations; vi an Auto Track demonstrating how vehicles using the site, including service vehicles, will safely enter, exit and circulate around the site and its parking, pick-up/drop-off and service areas; vii a programme for completion for the construction of access, roads, footpaths and cycle paths. Development shall thereafter be carried out in accordance with the approved details, or such alternatives as may be agreed in writing with the planning authority. Reason: To ensure the future users of the buildings, existing local residents and those visiting the development site during the construction process have safe and convenient access to and from the site. Page 51 of 64
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13. Development shall not be occupied until a new 3-arm roundabout at the intersection of the A702(T) and Bush Loan Road (as approved via planning permission 24/00520/DPP, or subsequent applications amending or replacing said permission) has been constructed and completed in accordance with the approved plans. Reason: To ensure the provision of necessary highway works and to maintain safety for both the traffic moving to and from the development. 14. No part of the development shall be occupied until a comprehensive Travel Plan that sets out proposals for reducing dependency on the private car has been submitted and approved in writing by the planning authority, after consultation with Transport Scotland. This Travel Plan shall identify measures to be implemented, the system of management, monitoring, review, reporting and the duration of the plan. Reason: To be consistent with the requirements of National Planning Framework 4 (NPF4) and PAN 75 Planning for Transport. 15. Prior to commencement of the development, a Construction Traffic Management Plan (CTMP) shall be submitted to, and approved by, the planning authority, after consultation with Transport Scotland. The CTMP shall include an assessment of historic accidents which considers the last five full years of available data and shall identify measures to ensure the construction traffic associated with the development shall conform to the requirements of the agreed plan. Reason: To mitigate the adverse impact of construction traffic on the safe and efficient operation of the trunk road network. 16. All construction vehicles transporting dry / loose material to and from the proposed development shall be sheeted. Reason: To mitigate the adverse impact of construction traffic on the safe and efficient operation of the trunk road network. 17. Prior to the High School opening to pupils for the first time details of Safe Routes to School shall be submitted to and approved in writing by the planning authority. Details shall include the location of the routes; any necessary improvements or alterations to existing routes, including signalised crossings; the specification of any new routes; and a timetable for implementation to ensure that Safe Routes to School are provided prior to the school opening to pupils for the first time. Development shall thereafter be carried out in accordance with the approved details, or such alternatives as may be approved in writing with the planning authority. Page 52 of 64
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Reason: To ensure that pupils are provided with Safe Routes to School and to encourage active travel. 18. Development shall not begin until the further surveys identified in Table 5 of the approved Preliminary Ecological Appraisal (December 2024) have been completed and the results submitted to and approved in writing by the planning authority. Unless otherwise approved in writing by the planning authority, development thereafter shall comply with any mitigation and species enhancement measures detailed in the said surveys. 19. Development shall comply with the enhancement measures detailed in in paragraph 4.5.1 of the approved Preliminary Ecological Appraisal (December 2024) and section 03.03 of the approved Landscape Strategy Report. Reason for conditions 18 and 19: To protect, conserve, restore and enhance biodiversity. 20. Prior to the synthetic (3G) pitch being brought into use details of the location, height, specification and finish of any acoustic fences to be erected shall be 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 with the planning authority. 21. The design and installation of all plant, machinery and equipment shall be such that the combined noise level shall not exceed NR 30 daytime (07:00 to 23:00 hrs) or NR 25 if the noise is tonal and NR 25 night-time (23:00 to 07:00 hrs) or NR 20 if the noise is tonal as measured from within any living apartment in any neighbouring noise-sensitive premises. For the purposes of this condition the assessment position shall be as identified by BS 7445 in relation to internal noise measurements. Reason for conditions 20 and 21: To safeguard the amenity of future users of the site, and residential and business properties in the surrounding area. 22. Prior to the High School and community facilities being brought into use the changing place facilities detailed in the approved Supporting Statement (Section 41B Statement) shall be installed and operational. Reason: To ensure that people with complex care needs are provide for. 23. The three new grass pitches and synthetic grass pitch shall be designed and constructed by a recognised (e.g., SAPCA registered) specialist pitch contractor. Details of contractor(s) and pitch Page 53 of 64
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specifications shall be submitted to, and approved in writing by, the planning authority prior to the commencement of development. Thereafter the development shall be completed in accordance with the approved details Reason: To ensure that the pitches are of a suitable quality. 24. The three new grass pitches and synthetic grass pitch will be fully operational and available for use prior to the commencement of development of the grass pitches at the existing Beeslack Secondary School. Reason: To avoid a gap in availability of sports pitches; and to ensure the timeous delivery of the new pitches. 25. Development shall not begin until an application for approval of matters specified in conditions for a Construction Environment Management Plan (CEMP) has been submitted to and approved in writing by the planning authority. The CEMP shall include: i details of construction access routes; ii signage for construction traffic, pedestrians and other users of the site; iii controls on the arrival and departure times for construction vehicles, delivery vehicles and for site workers (to avoid school arrival/departure times); iv. details of piling methods (if employed); v. details of any earthworks; vi. control of emissions strategy; vii. a dust management plan strategy; viii. waste management and disposal of material strategy; ix. a community liaison representative will be identified to deal with the provision of information on the development to the local community and to deal with any complaints regarding construction on the site; x. prevention of mud/debris being deposited on the public highway; xi. material and hazardous material storage and removal; and xii. controls on construction, engineering or any other operations or the delivery of plant, machinery and materials (to take place between 0700 to 1900hrs Monday to Friday and 0800 to 1300hrs on Saturdays). Development shall thereafter be carried out in accordance with the approved details, or such alternatives as may be approved in writing with the planning authority. Reason: In order to control the construction activity on the site, ensure environmental impact during the construction period is acceptable and to ensure appropriate mitigation is in place. Page 54 of 64
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Peter Arnsdorf Planning, Sustainable Growth and Investment Manager Date: 14 March 2025 Application No: 24/00415/DPP Applicant: Midlothian Council Agent: Architype Validation Date: 25 June 2024 Contact Person: Graeme King, Planning Officer Email: graeme.king@midlothian.gov.uk Background Papers: 12/00376/PAC, 12/00814/PPP, 17/00428/MSC, 19/00321/MSC, 19/00638/MSC, 22/00581/PAC, 24/00076/PAC Attached Plans: Location plan, site plans, elevation plans Page 55 of 64
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N Midlothian Council Fairfield House 8 Lothian Road Dalkeith, EH22 3AA Reproduced from the Ordnance Survey map with the permission of the controller of Her Majesty's Stationary Office. Crown copyright reserved. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Planning Service Place Directorate Midlothian Council Licence No. AC0000811376 (2025) Erection of high school, ASN facility, community facilities, swimming pool and veterinary clinic; formation of sports pitches and associated works. Land East and West of Seafield Moor Road Bilston Roslin. File No. 24/00415/DPP Scale 1:4000Page 56 of 64
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24 staff cycle spaces 7C 8C +167.70 1:30> +168.00 1:130> +168.60 1:80> +168.65 +168.70 +168.57 +168.57 +166.00+167.80 168.10+ +168.585 +168.590 1:30> +168.25 +168.390 +168.390 1:80> 1:80> 1:60> 1:43> +167.50 +168.00 +168.40 1:30> +168.60 168.65+ +168.55 +168.90 +168.80 +166.00 167.25 167.70 167.85 168.60 +168.275 168.275+ +168.476 168.45 +168.585 +168.585 +167.10 +167.15 +167.15 168.60 1:60> +168.25 +168.24 +168.20 +167.70 3 no. steps down to pitch level access to north corner +168.65 +169.00 1:50> 1:21> +168.10 168.15 168.00 167.85 168.15 168.30 168.30 167.85 +167.15 167.55 167.40 167.25 167.70 167.40 167.55 167.70 167.85 168.45 168.60 167.55 168.30 168.15 168.00 167.85 167.70 167.55 167.40 168.15 167.70 168.60 167.25 167.25 168.30 168.15 168.00 167.85 167.70 167.55 167.40 168.15 168.00 167.85 167.70 167.55 168.00 167.85 168.00 168.15 168.30 168.45 168.60 +167.15 167.25 +167.10 1:3> 168.585 1:15> 168.255 1:15> 1:15> 1:15> 167.925 167.595 167.265 168.882+169.30+ 1:30> 1:21> +168.70 +168.60 +168.50 +168.595 +168.45 +169.00 +169.10 +169.00 +168.55 +168.65 +168.65 +169.25 168.585+ +171.75 +166.76+167.10 +168.55+168.60 +168.45 +168.05 +168.15 +168.15 +169.20 <1:55 <1:55 <1:55 <1:55 1:40> 168.65+ 168.65+ 1:21> +168.82 +168.90 +168.55 +168.50 +168.90 +168.90 1:60> 1:45> +168.70 +168.65 1:31> 1:35> 1:14> 1:4> 1:4> +168.30 +168.70 +168.9 +168.65 +168.05 1:26> +168.655 +168.43 1:53> 1:60> 1:80> 1:21> +167.35 +168.115 1:4> 1:24> +168.585 +168.590 +168.45 +168.45 +168.590 +168.00 +166.00 1:45> +168.55 1:35> 1:73> 168.20+ 168.20+ 168.60+ <1:30 <1:41 +167.20 +167.00 1:35> 1:60> +166.91 1:60> +168.40 +168.25 +170.50 +168.45 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 23 24 48 49 73 74 86 87 93 94 100 101 107 1A 2A 3A 4A 5A 7A 8A 9A 10A 11A 1C 2C 3C 4C 5C 6C 143 108 EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV 144 177 178 213 21 22 6A 12A EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV 1 2 3 4 5 6 7 8 9 Application site boundary for BHS, ASN Schools & Vet Clinic Proposed building footprint Vehicular access to site Pedestrian access to site KEY: 3G Pitch MUGA 60x100m ASN Block Pool Block Sport Block Arrival Block Teaching Block Vet Clinic ASN Garden School Courtyard CN Garden Service Yard North Car Park South Car Park ASN Drop off Coach Drop off School Main Etntrance Bush Farm Road Pedastrian route Pedastrian route WEST FIELD BUSH FARM ROAD SEAFIELD MOOR ROAD Teaching Block Sports Block Arrival Block Pool Block ASN Block North 0 This drawing is © Architype Ltd. Check this drawing is the latest revision. Do not scale from this drawing. Do not use the information on this drawing without checking all dimensions on site. Do not use any areas indicated for either valuation, puchase, sale or any other form of legally binding contract. Do not reproduce any part of this drawing withour prior written consent. Report any discrepancies on this document to Architype. Read this drawing in conjunction with the associated models, specifications and related consultant's documents. Equivalent products / materials may be Approved where the Employer's Requirements, Thermal Performance, Airtightness and any other specified performance requirements are met. Subject to Architype "Acceptance". All materials to be certified to comply with BS 14001/or BES6001. All timber species and sources used in this development are not to be listed on the CITES appendices for endangered or threatened species (appendix I, II or III). Notes Client Project 25 50m Graphic Scale 1:500 LONDON 020 7403 2889 EDINBURGH 0131 516 1861HEREFORD 01981 542 111 WWW.ARCHITYPE.CO.UK Internal Proj Ref Model Ref Date Scale RevDescriptionStatus Project Originator Form RoleFunction Number Drawing Title Space Drawn Checked Beeslack High School Midlothian Council 10302 10302_ART_MAIN JB 24/06/2024 S4 Suitable for Stage Approval 1 : 500 @ A0 P01 BHS - ART - ZZ - 00 - D - A - Proposed Block Plan (1 of 2) 40003 DJN Please refer to BHS-ART-XX-00-D-A-40004 for extent of east of site. Rev Date Description Drawn Checked P01 24/06/24 Issued for Planning Application DJN JB Page 57 of 64
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7C 8C FFL 168.150 +167.70 1:30> +166.00+167.80 168.10+ +166.00 167.70 167.85 +168.585 +167.10 +167.15 +167.15 1:21> 167.85 167.85 +167.15 167.55 167.40 167.25 167.70 167.40 167.55 167.70 167.85 168.00 167.85 168.00 167.25 +167.10 1:3> 168.585 1:15> 168.255 1:15> 1:15> 1:15> 167.925 167.595 167.265 +166.76 +168.00 +166.00 +167.20 +167.00 4A 5A 7A 8A 9A 10A 11A 1C 2C 3C 4C 5C 6C 143 EV EV EV EV EV EV EV EV 144 177 178 213 6A 12A EV EV EV Application site boundary for BHS, ASN Schools & Vet Clinic Proposed building footprint Vehicular access to site Pedestrian access to site KEY: Rugby Pitch Size 2 50x85m Football Pitch 60x90m Rugby Pitch Size 1 65x95m South Car Park Coach Drop off Pedastrian route Pedastrian route BLISTON PRIMARY SCHOOL SEAFIELD MOOR ROAD SEAFIELD ROAD WOODFIELD PARK CASTLELAW CRESCENT Teaching Block Sports Block Arrival Block Pool Block ASN Block North 0 This drawing is © Architype Ltd. Check this drawing is the latest revision. Do not scale from this drawing. Do not use the information on this drawing without checking all dimensions on site. Do not use any areas indicated for either valuation, puchase, sale or any other form of legally binding contract. Do not reproduce any part of this drawing withour prior written consent. Report any discrepancies on this document to Architype. Read this drawing in conjunction with the associated models, specifications and related consultant's documents. Equivalent products / materials may be Approved where the Employer's Requirements, Thermal Performance, Airtightness and any other specified performance requirements are met. Subject to Architype "Acceptance". All materials to be certified to comply with BS 14001/or BES6001. All timber species and sources used in this development are not to be listed on the CITES appendices for endangered or threatened species (appendix I, II or III). Notes Client Project 10 20m Graphic Scale 1:200 LONDON 020 7403 2889 EDINBURGH 0131 516 1861HEREFORD 01981 542 111 WWW.ARCHITYPE.CO.UK Internal Proj Ref Model Ref Date Scale RevDescriptionStatus Project Originator Form RoleFunction Number Drawing Title Space Drawn Checked Beeslack High School Midlothian Council 10302 10302_ART_MAIN JB 24/06/2024 S4 Suitable for Stage Approval 1 : 500 @ A0 P01 BHS - ART - ZZ - 00 - D - A - Proposed Block Plan (2 of 2) 40004 DJN Please refer to BHS-ART- XX-00-D-A-40003 for extent of West of site. Rev Date Description Drawn Checked P01 24/06/24 Issued for Planning Application DJN JB Page 58 of 64
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Path Path LB SEAFIELD MOOR ROAD Sta Sub 167.3m El +44 (0)141 220 2000 +44 (0)141 220 2001 Date Designed Revision Scale Drawing Number Drawing Title Project TitleDrawing Status Date Date Date Drawn Checked AuthorisedClient Original Size Suitability Millimetres 100 10 0 Copyright C ATKINSRÉALIS (2023) www.atkinsrealis.com Tel: Fax: Filename: P:\GBGW A\DE\PROJECTS\5211589 First Opinion Practice – UofE\400_Technical Info\401_CAD_BIM\01-W IP\Architect\DR\11\UOEFOP-ATK-ZZ-00-DR-AR-000001.dwg USER: DOAK9227 Date: 31/5/24 13:48:39 DO NOT SCALE ATKINSRÉALIS ATLANTIC SQUARE 31 YORK STREET GLASGOW G2 8NJ FIRST OPINION PRACTICE EASTER BUSH CAMPUS UNIVERSITY OF EDINBURGH PROPOSED SITE PLAN LDLD SG DR 02.03.2202.03.22 02.03.22 02.03.22 1:500 S2 UOEFOP-ATK-ZZ-00-DR-AR-000001 P SUITABLE FOR INFORMATION 01 A1 UNIVERSITY OF EDINBURGH Rev. Date Description By Chk'd App'd P01 31.05.24 FOR PLANNING MP LD DR 0 20 40 60 SCALE 1:500 5010 30 SEAFIELD MOOR ROAD SEAFIELD ROAD BUSH FARM ROAD Midlothian Innovation Centre [01] [02] PARKING PROVSION Car Parking Midlothian Council Parking Standards (Table 7) Staff = 20 = 0.5 x 20 =10 spaces Students = 14 No student car parking is provided on site. Student car parking is provided at the Royal (Dick) School of Veterinary Studies at the main campus. Visitors = 4 per consulting room (4x8) = 32 spaces Total = 42 spaces Cycle Parking Staff = 1 space plus 1 space per 20 staff = 3 spaces (20 staff +14 students) Visitors = 1 space per 2 consulting rooms = 4 spaces Total = 7 spaces [03] DRAWING KEY Building Entrance Vehicular Access Pedestrian + Cycle Access Soft Landscaping Hard Landscaping Asphalt Vehicular Road Electrical Vehicle Charging Point Proposed Sewer Diversion Extent of Flood Plain within FOP Boundary EXTERNAL PLANT + REFUSE Gas store 4.5m x 7.0m concrete slab with open mesh fencing and gates (final storage requirments subject to confirmation of use profile by UoE) All in accordance with BOC guidance / requirements on gas storage. Generator on 4.0 x 6.75m concrete slab enclosed in 1.8m high closed timber boarding including double gate and digilock. Refuse store on 3.0m x 6.75m concrete slab enclosed in 1.8m high closed timber boarding including double gate, digilock and drainage gully. 1 x 240 litre Food waste bin 1 x 1100 litre General waste bin 1 x 1100 litre Dry mixed recycling bin 2 x 660 litre Clinical waste bins NEW JUNCTION / SHARED ACCESS ROAD The Developer of the adjacent school site will be responsible for forming the new junction and shared access road from Bush Farm Road and confirming visibility splays. SITE AREA [04] Proposed Beeslack School DRAWING KEY [1] New junction and access road formed by MLC as part of enabling works [2] Existing bus stop [3] Entrance Plaza/ Planters/ Sheffield Cycle Stands [4] Medical Gas Store (subject to confirmation of user requirements) [5] Generator Store [6] Refuse Store [7] Substation taking new incoming HV connection from solar farm [8] Car park [9] External mechanical plant compound [10] Secure courtyard [11] Temporary generator location [12] SUDs basin [05] [06][07] [08] [09] [09] [10] [11] [12] [13] [14] [15] [16] [17] [18] [13] Staff breakout / patio [14] Existing sewer to be diverted by MLC as part of enabling works [15] Proposed sewer diversion and wayleave [16] Proposed Beeslack Secondary School [17] Flood zone [18] Grasscrete blocks to service access DRAWING TO BE READ IN CONJUNCTION WITH LANDSCAPE DRAWING UOEFOP-ATK-ZZ-00-DR-LA-400001 Page 59 of 64
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Level 00 0 Level 01 4125 Level 02 8250 Roof Level 12685 Parapet Level 13785 1100 4435 4125 4125 13 10 1213 82 94 AC B 1615 11 1516 Level 00 0 Level 01 4125 Level 02 8250 Roof Level 12685 Parapet Level 13785 4125 4125 4435 1100 10 13 12 19 7 9 2 512 12 12121212 13 13 1 3 15 A B C A 14060 16885 16 18 18 Level 00 0 Level 01 4125 Level 02 8250 Roof Level 12685 Parapet Level 13785 1100 4435 4125 4125 1212 12 12 12 121013 814292 75 1516 14 17 B A 17 8 Level 00 0 Level 01 4125 Level 02 8250 Roof Level 12685 Parapet Level 13785 1100 4435 4125 4125 9 2 712 12 1212 8 A B 6 1716 A. Brickwork Building Plinth B. Metal Cladding - vertical serated profile Upper levels cladding C. Metal Cladding (small format / accent panels) Windows Surround D. Metal Cladding - Standing seam Feature Material- Selected elevtions Main Material Key: 1. Curtain Wall Aluminium triple glazed curtain walling system. 2. Windows Aluminium triple glazed window system. 3. Doors Aluminium clad external doors to plant rooms. 4. Glazed Doors External metal triple glazed doors with frame surround. 5. Rainwater Goods Metal rainwater goods, PPC finish. 6. Window Fins PPC aluminium extrusion. 7. Capping PPC aluminium. 8. Canopy PPC aluminium. 9. Louvres PPC aluminium louvred panels for ventilation. 10. Rooflights Aluminium triple glazed rooflights with insulated kerb. 11. Metal Balustrade PPC aluminium. E. Brickwork with glazed brick ASN internal garden 12. Indicative MEP Equipment 13. Roof Plant Screen 14. Metal flashing PPC aluminium. 15. Metal Roof Access Stairs/Ladders 16. Feature WindowSurround PPC aluminium. 17. Brise Soliel PPC aluminium brise soliel on south elevation. 18. Dry Riser F. Metal Cladding Feature Material Main Entrance Teaching Block Sports Block Arrival Block Pool Block ASN Block 0 This drawing is © Architype Ltd. Check this drawing is the latest revision. Do not scale from this drawing. Do not use the information on this drawing without checking all dimensions on site. Do not use any areas indicated for either valuation, puchase, sale or any other form of legally binding contract. Do not reproduce any part of this drawing withour prior written consent. Report any discrepancies on this document to Architype. Read this drawing in conjunction with the associated models, specifications and related consultant's documents. Equivalent products / materials may be Approved where the Employer's Requirements, Thermal Performance, Airtightness and any other specified performance requirements are met. Subject to Architype "Acceptance". All materials to be certified to comply with BS 14001/or BES6001. All timber species and sources used in this development are not to be listed on the CITES appendices for endangered or threatened species (appendix I, II or III). Notes Project Originator Form RoleFunction Number Internal Proj Ref Model Ref Drawn Checked Date Scale RevDescriptionStatus Client Project Drawing Title LONDON 020 7403 2889 EDINBURGH 0131 516 1861HEREFORD 01981 542 111 WWW.ARCHITYPE.CO.UK 10 20m Graphic Scale 1:200 Keyplan Space 10302 10302_ART_MAIN GP FH Suitable for Stage Approval As indicated @ A1 Beeslack High School Midlothian Council Planning - Teaching Building Elevations 43002 24/06/2024 P01S4 BHS - ART - ZZ - ZZ - D - A - North W est East South Teaching Building - East Elevation3 Teaching Building - North Elevation1 Teaching Building - South Elevation4 Teaching Building - West Elevation2 Rev Date Description Drawn Checked P01 24/06/24 Isssued for Planning MS JB Page 60 of 64
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Level 00 0 Level 01 4125 Level 02 8250 Roof Level 12685 Parapet Level 13785 5 7 213 12 12 121316 141 12 11325 10250 14360 16885 B A F A B A C 18 18 Level 00 0 Level 01 4125 Level 02 8250 Roof Level 12685 Parapet Level 13785 1100 4435 4125 4125 1 4 4 3 5 10 7 2 12 1212 16 B D B A 17 16 Level 00 0 Level 01 4125 Level 02 8250 Roof Level 12685 Parapet Level 13785 1100 4435 4125 4125 7 3 A B A. Brickwork Building Plinth B. Metal Cladding - vertical serated profile Upper levels cladding C. Metal Cladding (small format / accent panels) Windows Surround D. Metal Cladding - Standing seam Feature Material- Selected elevtions Main Material Key: 1. Curtain Wall Aluminium triple glazed curtain walling system. 2. Windows Aluminium triple glazed window system. 3. Doors Aluminium clad external doors to plant rooms. 4. Glazed Doors External metal triple glazed doors with frame surround. 5. Rainwater Goods Metal rainwater goods, PPC finish. 6. Window Fins PPC aluminium extrusion. 7. Capping PPC aluminium. 8. Canopy PPC aluminium. 9. Louvres PPC aluminium louvred panels for ventilation. 10. Rooflights Aluminium triple glazed rooflights with insulated kerb. 11. Metal Balustrade PPC aluminium. E. Brickwork with glazed brick ASN internal garden 12. Indicative MEP Equipment 13. Roof Plant Screen 14. Metal flashing PPC aluminium. 15. Metal Roof Access Stairs/Ladders 16. Feature WindowSurround PPC aluminium. 17. Brise Soliel PPC aluminium brise soliel on south elevation. 18. Dry Riser F. Metal Cladding Feature Material Main Entrance Teaching Block Sports Block Arrival Block Pool Block ASN Block 0 This drawing is © Architype Ltd. Check this drawing is the latest revision. Do not scale from this drawing. Do not use the information on this drawing without checking all dimensions on site. Do not use any areas indicated for either valuation, puchase, sale or any other form of legally binding contract. Do not reproduce any part of this drawing withour prior written consent. Report any discrepancies on this document to Architype. Read this drawing in conjunction with the associated models, specifications and related consultant's documents. Equivalent products / materials may be Approved where the Employer's Requirements, Thermal Performance, Airtightness and any other specified performance requirements are met. Subject to Architype "Acceptance". All materials to be certified to comply with BS 14001/or BES6001. All timber species and sources used in this development are not to be listed on the CITES appendices for endangered or threatened species (appendix I, II or III). Notes Project Originator Form RoleFunction Number Internal Proj Ref Model Ref Drawn Checked Date Scale RevDescriptionStatus Client Project Drawing Title LONDON 020 7403 2889 EDINBURGH 0131 516 1861HEREFORD 01981 542 111 WWW.ARCHITYPE.CO.UK 10 20m Graphic Scale 1:200 Keyplan Space 10302 10302_ART_MAIN FH Checker Suitable for Stage Approval As indicated @ A1 Beeslack High School Midlothian Council Planning - Arrival and Sports Block Elevations 43001 24/06/2024 P01S4 BHS - ART - 01 - ZZ - D - A - East West South North 1 : 200 Arrival and Sports Building - East Elevation1 1 : 200 Arrival and Sports Building - West Elevation2 1 : 200 Sports Building - South Elevation4 Rev Date Description Drawn Checked P01 24/06/24 Isssued for Planning MS JB Page 61 of 64
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Level 00 0 Level 01 4125 Level 02 8250 Roof Level 12685 Parapet Level 13785 1100 4435 4125 4125 12 7 75 38 10 11 D A 10217 8875 13 11 16 Level 00 0 Level 01 4125 Level 02 8250 Roof Level 12685 Parapet Level 13785 Ground Level 0 Roof Level 4000 1100 4435 4125 4125 1 49 10 1 88 1 7 4 5 12 1213 E D D A 10217 14125 10250 15 1311 Level 00 0 Level 01 4125 Level 02 8250 Roof Level 12685 Parapet Level 13785 1100 4435 4125 4125 12 1 13 13 5 D A Ground Level 0 Roof Level 4000 98 2 1 2 4 8 5 3 10 7 A D A Ground Level 0 Roof Level 4000 1 8429 10 2 2 E D D A. Brickwork Building Plinth B. Metal Cladding - vertical serated profile Upper levels cladding C. Metal Cladding (small format / accent panels) Windows Surround D. Metal Cladding - Standing seam Feature Material- Selected elevtions Main Material Key: 1. Curtain Wall Aluminium triple glazed curtain walling system. 2. Windows Aluminium triple glazed window system. 3. Doors Aluminium clad external doors to plant rooms. 4. Glazed Doors External metal triple glazed doors with frame surround. 5. Rainwater Goods Metal rainwater goods, PPC finish. 6. Window Fins PPC aluminium extrusion. 7. Capping PPC aluminium. 8. Canopy PPC aluminium. 9. Louvres PPC aluminium louvred panels for ventilation. 10. Rooflights Aluminium triple glazed rooflights with insulated kerb. 11. Metal Balustrade PPC aluminium. E. Brickwork with glazed brick ASN internal garden 12. Indicative MEP Equipment 13. Roof Plant Screen 14. Metal flashing PPC aluminium. 15. Metal Roof Access Stairs/Ladders 16. Feature WindowSurround PPC aluminium. 17. Brise Soliel PPC aluminium brise soliel on south elevation. 18. Dry Riser F. Metal Cladding Feature Material Main Entrance Ground Level 0 Roof Level 4000 8 2 5 10 39 A D6100 8951 3050 Teaching Block Sports Block Arrival Block Pool Block ASN Block 0 This drawing is © Architype Ltd. Check this drawing is the latest revision. Do not scale from this drawing. Do not use the information on this drawing without checking all dimensions on site. Do not use any areas indicated for either valuation, puchase, sale or any other form of legally binding contract. Do not reproduce any part of this drawing withour prior written consent. Report any discrepancies on this document to Architype. Read this drawing in conjunction with the associated models, specifications and related consultant's documents. Equivalent products / materials may be Approved where the Employer's Requirements, Thermal Performance, Airtightness and any other specified performance requirements are met. Subject to Architype "Acceptance". All materials to be certified to comply with BS 14001/or BES6001. All timber species and sources used in this development are not to be listed on the CITES appendices for endangered or threatened species (appendix I, II or III). Notes Project Originator Form RoleFunction Number Internal Proj Ref Model Ref Drawn Checked Date Scale RevDescriptionStatus Client Project Drawing Title LONDON 020 7403 2889 EDINBURGH 0131 516 1861HEREFORD 01981 542 111 WWW.ARCHITYPE.CO.UK 10 20m Graphic Scale 1:200 Keyplan Space 10302 10302_ART_MAIN GP FH Suitable for Stage Approval As indicated @ A1 Beeslack High School Midlothian Council Planning - Pool Elevations 43003 24/06/2024 P01S4 BHS - ART - ZZ - ZZ - D - A -W est South North 1 : 200 Swiming Pool - North Elevation1 1 : 200 Swimming Pool - South Elevation + ASN - South Elevation2 1 : 200 Swimming Pool - West Elevation3 1 : 200 ASN - East Elevation4 1 : 200 ASN - West Elevation5 Rev Date Description Drawn Checked P01 24/06/24 Isssued for Planning MS JB 1 : 200 ASN - North Elevation6 W est North East Page 62 of 64
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0 5 10 m www.atkinsrealis.com © AtkinsRéalis (2023) SAFETY, HEALTH AND ENVIRONMENTAL INFORMATION In addition to the hazards/risks normally associated with the types of work detailed on this drawing, note the following: CONSTRUCTION MAINTENANCE/CLEANING DECOMMISSIONING/DEMOLITION It is assumed that all works will be carried out by a competent contractor working, where appropriate, to an approved method statement Date DesignedScale Drawing Title Project Title Date Date Date Drawn Checked Authorised Original Size Drawing Number Revision Drawing Suitability Client Status Millimetres 100 10 0 DO NOT SCALE A1 CLASSIFICATION - CONTAINS BASELINE INFORMATION CLASSIFICATION - CONTAINS BASELINE INFORMATION Rev. Date Description By Chk'd App'd Tel: 1 : 100 P01 PLANNING ELEVATIONS FIRST OPINION PRACTICE LD 11.04.2024 MP 11.04.2024 LD 11.04.2024 DR 11.04.2024 UOEFOP-ATK-ZZ-ZZ-DR-AR-003101 SUITABLE FOR INFORMATION S2 Atkins Project Number: 5211589 UNIVERSITY OF EDINBURGH AtkinsRéalis 2 Atlantic Square York Street Glasgow G2 8NJ 0141 220 2000 P01 31.05.2024 FOR PLANNING MP LD DR 1 : 100 EAST ELEVATION2 1 : 100 NORTH ELEVATION1 +3.00m +4.50m +6.95m +0.00 FFL +3.00m +4.50m +6.95m +0.00 FFL 01. 02. 04. 06. 01. 03. 02. 06. 06. 06. 06.06.06.06. 06.02. 02. 02. 02. 11. 01. Facing brick piers (warm tone) 02. Flat lock metal cladding panels to walls and angled roofs, light colour 03. T+G vertical timber cladding 04. Facing brick (warm tone) 05. Metal downpipes and hoppers to match cladding 06. Aluminium CW with opening lights - silver anodised 07. Glazed aluminium doors - Silver anodised 08. Aluminium louvred door - Silver anodised 09. Steel doors - RAL9022 Pearl Light Grey 10. Metal flashings and parapet capping 11. Signage 'First Opinion Practice' Letters 350mm high internally illuminated formed in metal/acrylic raised 75mm and back lit and secured to facade with secret fixings. 12. Signage 'Peter R. Beaumount Small Animal Practice' Letters 200mm high internally illuminated formed in metal/acrylic on opaque glass panel supported on pegs 13. Green roof - sedum & native wildflower blanket system 14. Honeycomb brickwork to external plant enclosure to provide ventilation for mechanical plant 12. 13. 13. 05. 05. 05. 05.14. 10. 10. Page 63 of 64
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0 5 10 m www.atkinsrealis.com © AtkinsRéalis (2023) SAFETY, HEALTH AND ENVIRONMENTAL INFORMATION In addition to the hazards/risks normally associated with the types of work detailed on this drawing, note the following: CONSTRUCTION MAINTENANCE/CLEANING DECOMMISSIONING/DEMOLITION It is assumed that all works will be carried out by a competent contractor working, where appropriate, to an approved method statement Date DesignedScale Drawing Title Project Title Date Date Date Drawn Checked Authorised Original Size Drawing Number Revision Drawing Suitability Client Status Millimetres 100 10 0 DO NOT SCALE A1 CLASSIFICATION - CONTAINS BASELINE INFORMATION CLASSIFICATION - CONTAINS BASELINE INFORMATION Rev. Date Description By Chk'd App'd Tel: 1 : 100 P01 PLANNING ELEVATIONS FIRST OPINION PRACTICE LD 11.04.2024 MP 11.04.2024 LD 24.05.2024 DR 24.05.2024 UOEFOP-ATK-ZZ-ZZ-DR-AR-003102 SUITABLE FOR INFORMATION S2 Atkins Project Number: 5211589 UNIVERSITY OF EDINBURGH AtkinsRéalis 2 Atlantic Square York Street Glasgow G2 8NJ 0141 220 2000 P01 31.05.2024 FOR PLANNING MP LD DR 1 : 100 SOUTH ELEVATION_A3 1 : 100 SOUTH ELEVATION_B3. 1 : 100 WEST ELEVATION4 +3.00m +4.50m +6.95m +0.00 FFL +3.00m +4.50m +6.95m +0.00 FFL 01. 02. 02. 02. 04. 04. 06. 07.06. 06. 07. 07. 08. 09. 09. 09. 02. 06. 06. +3.00m +4.50m +6.95m +0.00 FFL 13. 13. 13. 05. 05. 10. 14. 10. 10. 14. 01. Facing brick piers (warm tone) 02. Flat lock metal cladding panels to walls and angled roofs, light colour 03. T+G vertical timber cladding 04. Facing brick (warm tone) 05. Metal downpipes and hoppers to match cladding 06. Aluminium CW with opening lights - silver anodised 07. Glazed aluminium doors - Silver anodised 08. Aluminium louvred door - Silver anodised 09. Steel doors - RAL9022 Pearl Light Grey 10. Metal flashings and parapet capping 11. Signage 'First Opinion Practice' Letters 350mm high internally illuminated formed in metal/acrylic raised 75mm and back lit and secured to facade with secret fixings. 12. Signage 'Peter R. Beaumount Small Animal Practice' Letters 200mm high internally illuminated formed in metal/acrylic on opaque glass panel supported on pegs 13. Green roof - sedum & native wildflower blanket system 14. Honeycomb brickwork to external plant enclosure to provide ventilation for mechanical plant Page 64 of 64