Updated item 5.1 MLDP2 Housing Land and Shortlisting Report and Appendix
Midlothian Council · 26 June 2025
Back to Planning Committee — 26 June 2025 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
Page 1
PLANNING COMMITTEE TUESDAY 10 JUNE 2025 ITEM NO MIDLOTHIAN LOCAL DEVELOPMENT PLAN 2 - HOUSING LAND AND SITE SELECTION SHORTLISTING AMENDED REPORT IN RESPONSE TO ELECTED MEMBERS WORKSHOP ON 19 JUNE 2025 Report By Chief Officer Place 1 PURPOSE OF REPORT 1.1 This report presents the latest calculations of supply and demand of land for housing. It also sets out a shortlist of potential sites to meet the Local Housing Land Requirement for Midlothian Local Development Plan No.2 (MLDP2). The Committee is asked to indicate any sites that they do not wish taken forward for further consideration, and to agree a finalised shortlist as the basis for progressing the Proposed MLDP2. 1.2 The purpose of the shortlist is to enable a more detailed assessment of fewer sites than the totality of those sites promoted. Agreeing to a shortlist does not equate to allocating the sites – the Proposed Plan is the vehicle to set the Council’s development strategy including allocating sites for housing. 2 BACKGROUND 2.1 At its meeting of 25 June 2024 Council set an indicative Local Housing Land Requirement (LHLR) of 8,851. This figure was included in the MLDP2 Evidence Report submitted to Scottish Ministers for ‘Gate Check’. On 19 September 2024 the Council received formal notification that the submitted Evidence Report contained sufficient information for the Council to prepare MLDP2, and that the Council can proceed with an LHLR of 8,851 units. 2.2 A Call for Ideas and Opportunities exercise was carried out between 1 July and 1 October 2024 and generated over 160 site suggestions. The Planning Service has identified additional sites for consideration from various sources including Council owned land, sites with existing planning consent for housing, but not yet developed, and sites on the Vacant and Derelict Land Register. A series of member workshops were held in March and April 2025, and an additional workshop was held on 19 June 2025, to discuss the sites being considered. The suggested sites were uploaded to the public website on 12 May 2025
Page 2
Suggested sites for development | Development plans and policies | Midlothian Council. 2.3 The timetable for MLDP2 contained in the Development Plan Scheme 17 (approved by Committee at its meeting of 29 April 2025) sets the target of publishing the Proposed Plan in November 2025 for consultation. 2.4 To prepare the Proposed Plan the Council will need to identify the housing sites that will meet the LHLR. Early feedback has been noted from the member workshops and the Planning Service is engaging with Midlothian’s Community Councils. There will be ongoing engagement with elected members during the preparation of the Proposed Plan. A final decision on the allocated sites will not be required until the Proposed Plan is submitted for Council approval. 2.5 The Committee meeting of 10 June 2025 had to be adjourned due to technical reasons and was rescheduled to 26 June 2025. The Committee did however determine to hold a further elected member workshop to consider which sites should be considered for the housing shortlist – the elected member workshop was held on 19 June 2025. 3 HOUSING SUPPLY POSITION 3.1 The projected housing supply to 2027, the anticipated start of the MLDP2 period, is provided in Table 1 and is based on the latest approved Housing Land Audit (HLA 2024). It shows an estimated need for MLDP2 to allocate land for an additional 1,660 units to meet the LHLR. This figure will evolve as the effective housing land supply figure changes as housing units from the existing effective housing land supply get built between now and the adoption of MLDP2. This figure is updated and agreed annually through the Housing Land Audit process. Table 1: Programmed effective supply and the LHLR Effective Housing Land Supply Local Housing Land Requirement Difference between effective supply and LHLR 31.03.2024 (from HLA) 9,658 N/A 31.03.2027 (projected in HLA) 7,191 8,851 -1,660 Source: HLA 2024, which anticipated 2,467 residential units being built between 31 March 2024 and 31 March 2027. 3.2 HLA 2025 is being prepared and will be the subject of a report to a future Committee meeting. It will identify how much land for housing is
Page 3
available from April 2025, state the 2025 effective housing land supply position and project future years effective housing land supply. Early indications from the draft 2025 audit are that the number of completions is approximately 646 in 2024/25, lower than the 755 for 2024/25 programmed in the 2024 HLA. This figure may go up slightly, as some final completions are identified through further checks. There is supporting evidence from the Scottish Government’s ‘New Starts’ data series that house building activity is slowing down in Midlothian (688 starts in 2024 calendar year compared to 777 in 2023). If this trend continues then the difference between effective supply and the LHLR will drop below the stated 1,660 requirement. 3.3 NPF4 requires deliverable land to be allocated to meet the LHLR. Deliverable land is land that is free from constraints or where there is a commitment to overcome constraints, and development can be delivered in the period identified for the site within the deliverable housing land pipeline. The effective housing land supply identified in the HLA is free from constraints and available for the construction of housing. 3.4 In addition to meeting the LHLR it is a requirement of NPF4 that the local development plan identify areas that may be suitable for homes beyond the 10-year MLDP2 period. 4 SUGGESTED SITES TO MEET HOUSING DEMAND 4.1 The potential housing supply from the Call for Ideas and Opportunities sites and the sites identified by the Planning Service significantly exceeds the likely requirement for new allocations to meet the LHLR and total approximately 16,500 dwellings. The sites received through the Call for Ideas and Opportunities and the sites identified by the Planning Service have been discussed at the elected member’s workshops held in March and April and at the 19 June 2025 workshop. From these sites, a shortlist has been prepared which are considered to be potentially suitable for allocation in MLDP2 to meet the LHLR and warrant further assessment. The shortlist (and associated location plans) is provided in Appendix A. It is important to note that a site which is shortlisted for further assessment is not automatically allocated or put forward in the Proposed Plan – following further assessment the Council will need to select those sites it wishes to take forward to meet its LHLR from the shortlisted sites. 4.2 At the elected member workshop held 19 June 2025, elected members considered the following sites should be added to the originally circulated shortlist: • Site SUB047, Pentland Road, Damhead (indicative 400 residential units); • Site SUB055, Melville Grange, Nr Dalkeith (indicative 900 residential units); • Site SUB053, Kippielaw, Easthouses (indicative 300 residential units); and
Page 4
• Site SUB088 Barleyknowe, Gorebridge (indicative 250 residential units) The new additions to the shortlisted sites table in Appendix A are highlighted. No sites have been removed from the shortlist circulated as part of the original 10 June 2025 Committee report. 4.3 The ‘SUB’ prefixed sites are generally those submitted in the Call for Ideas and Opportunities. The sites with the ‘ADD’ prefix have been identified by the Planning Service. The other prefixed sites relate to previous allocations from MLDP 2017 and windfall sites with planning permission. The Planning Service has been seeking to contact site owners of non-Council sites, where there has not been a submission, to establish interest in bringing forward these sites in accordance with the timetable of MLDP2. 4.4 A few of the sites on the shortlist are already known and have some planning status as either allocated constrained sites, or as long-term safeguards and additional housing opportunity sites identified in the adopted plan. The emphasis in NPF4 is on allocating deliverable sites, so the Council is considering the situation at such sites to determine whether they can contribute to the housing supply between 2027 and 2037. The constrained sites in the shortlist are either free of a physical constraint or there is a strong case that the constraining factor is close to being overcome. 4.5 NPF4 requires local development plans to have regard to needs beyond 10 years and to indicate the direction of growth beyond the span of MLDP2. Sites on the shortlist, for example the additional sites in the Shawfair area, could be used to meet this requirement. 4.6 A number of small rural sites were suggested in the Call for Ideas and Opportunities. However, the Planning Service’s early view is that a new rural development policy framework is the most appropriate way to address rural demand, rather than specific small allocations of one or two dwellings. Also, the Scottish Government’s Local Development Planning Guidance states that only sites of four or more units can be used to meet the Local Housing Land Requirement. Two of the sites on the shortlist, ADD15 Whitehill Forge, Rosewell and SUB070 Silverburn are for three dwellings each and should be considered for allocation but can not count towards the LHLR because of their small scale.
Page 5
5 RECOMMENDATION 5.1 It is recommended that the Committee: (a) notes the latest position regarding effective housing land supply. (b) considers the shortlist of new housing sites and indicates any that they do not wish taken forward for further consideration. (c) agree the shortlist (subject to any deletions requested by the Committee) as the basis for progressing the Proposed Plan. Peter Arnsdorf Planning, Sustainable Growth and Investment Manager Date: 23 June 2025 Contact Person: Peter Arnsdorf, Planning Manager peter.arnsdorf@midlothian.gov.uk Background Papers: MLDP2: Outcome of Evidence Report Gate Check, Update on the Call for Ideas Exercise and Next Steps report presented to the Committee at its meeting of 29 October 2024. Appendices: Appendix A: Potential Housing Sites Shortlist (and associated location plans) for MLDP2
Page 6
Appendix A Potential Housing Sites Shortlist Site Name Site Reference Ward & Settlement No. of Units Notes Beeslack ADD025 1 – Penicuik Penicuik 30 Brownfield site, Council owned, area of school buildings only (not playing fields). Belwood Crescent SUB168 (previously ADD001) 1 - Penicuik Penicuik 25 Site identified in MLDP 2017 as having potential for housing but not allocated (AHs3). Following close of formal Call for Ideas period, MoD has confirmed that a larger area of land is surplus to requirements and has indicated interest in bringing forward area with potential for up to 130 houses (some as Service Families Accommodation, others for sale). Mauricewood SUB051 1 – Penicuik Penicuik 200 New site. Rullion Road SUB052a 1 – Penicuik Penicuik 100 New site. Pentland House ADD026 1 – Penicuik Penicuik 16 Brownfield site, Council owned, using unused land and part of Pentland House out of use. Silverburn SUB070 1 – Penicuik Silverburn 3 New site. 51B High Street Bonnyrigg ADD003 2 - Bonnyrigg Bonnyrigg 23 Constrained site in HLA 2024. Will need to explore alternative access options to overcome constraint. Dalkeith Town Centre ADD024 3 - Dalkeith Dalkeith 65 Brownfield site, part Council owned, Dalkeith Town Centre Regeneration project. Easter Langside Drive/Miners Walk ADD020 3 – Dalkeith Dalkeith 20 Remainder of site allocated in MLDP 2017 (h33). Fairfield House ADD017 3 - Dalkeith Dalkeith 15 Brownfield site, Council owned, includes Listed Building. Thornybank North (Hs5) ADD004 3 - Dalkeith Dalkeith 20 Remainder of site allocated in MLDP 2017. Constrained site in HLA 2024, due to lack of progress on this remainder portion of site (main part taken up by Aldi supermarket). Cauldcoats SUB024 3 - Dalkeith Shawfair 220 Safeguarded site identified in MLDP 2017.
Page 7
Site Name Site Reference Ward & Settlement No. of Units Notes Cauldcoats South SUB057 3 - Dalkeith Shawfair 600 New Site *this is indicated as having potential in the longer term, post MLDP2. Cauldcoats Steading ADD022 3 - Dalkeith Shawfair 12 Planning permission granted. Depending on speed of progress may not be available to utilise in period 2027- 37. Newton Farm SUB072 3 - Dalkeith Shawfair 70 New Site *this is indicated as having potential in the longer term, post MLDP2. Shawfair (Coal Authority) SUB086 3 - Dalkeith Shawfair 150 Brownfield site. Allocated employment site MLDP 2017 (e25) *this is indicated as having potential in the longer term, post MLDP2. Shawfair Additional Site 1 (north of North Danderhall) SUB117 3 - Dalkeith Shawfair 390 New site *this is indicated as having potential in the longer term, post MLDP2. Shawfair Additional Site 2 (north of community woodland). SUB118 3 – Dalkeith Shawfair 330 New Site *this is indicated as having potential in the longer term, post MLDP2. Pentland Road SUB047 4 – Mid West Damhead 400 New site Seafield Moor Road SUB082 4 - Mid West Bilston 500 Safeguarded site identified in MLDP 2017. The 500 units may however drop significantly to approximately 200 depending on the A701 realignment project. Straiton View SUB080 4 - Mid West Loanhead 50 Brownfield site. Part allocated for employment use. Whitehill Forge ADD015 4 – Mid West Rosewell 3 Brownfield site. Planning permission granted. Depending on speed of progress may not be available to utilise in period 2027-37. Eskbank Station East SUB009 5 - Mid East Dalkeith 20 Allocated employment site MLDP 2017 (e11). Proposal for mixed use, including commercial development. Eskbank Station West SUB007 5 - Mid East Dalkeith 50 New site - directly adjacent to Eskbank Station. Melville Grange SUB055 5 – Mid East Nr Dalkeith 900 New site Kippielaw SUB053 5 – Mid East Easthouses 300 New site
Page 8
Site Name Site Reference Ward & Settlement No. of Units Notes Bogwood Road ADD018 5 - Mid East Mayfield 50 Brownfield site, Council owned, currently vacant. Mayfield Place ADD019 5 - Mid East Mayfield 40 Brownfield site, Council owned. Old School Crescent SUB002 5 - Mid East Mayfield 60 New site - affordable housing only (Melville Housing Association). Need to carefully consider access arrangements. Fordel ADD010 5 - Mid East Nr Dalkeith 60 Constrained site in HLA 2024. MSC consent submitted in 2021 is pending, but development has commenced through demolition of buildings: drainage issues, complications with ownership and delivery of affordable housing are reasons for constraint. Whippielaw Yard SUB107 5 - Mid East Pathhead 25 New site. David Herkes Way (Hs8 part) ADD021 6 - Mid South Gorebridge 40 Remainder of site allocated in MLDP 2017. Council owned. Engine Road/Aspen Drive ADD012 6 - Mid South Gorebridge 40 Brownfield (derelict) site. Gowkshill Farm SUB069 6 - Mid South Gorebridge 100 New site. Land south of Gowkshill SUB034 6 - Mid South Gorebridge 250 New site. Redheugh West SUB045 6 - Mid South Gorebridge 650 Remainder of site allocated in MLDP 2017 plus safeguarded site in MLDP 2017. Constrained site in HLA 2024, linked to delivery of new bridge, although there has been progress made and there seems good prospect of delivery in MLDP2. Vogrie Road (h40 rem) ADD007 6 - Mid South Gorebridge 12 Remainder of site allocated in MLDP 2017. Constrained site in HLA 2024. Change in ownership of developer, causing remainder of site to remain undeveloped – no physical impediment to restarting work. Barleyknowe Road SUB088 6 – Mid South Gorebridge 250 New site Blackcot Drive ADD023 6 – Mid South Mayfield 16 Remainder of site allocated in MLDP 2017. Council owned.
Page 9
Site Name Site Reference Ward & Settlement No. of Units Notes Scotts Caravans ADD011 6 - Mid South Mayfield 40 New site – brownfield. 25 Newbattle Road ADD006 6 - Mid South Newtongrange 8 Constrained site in HLA 2024. Derelict site. Works commenced on site, but no houses built, does not appear to be any physical site impediment. Bryans Road/Morris Road ADD014 6 - Mid South Newtongrange 10 Brownfield site. Planning permission granted. Main Street SUB122 6 - Mid South Newtongrange 20 Brownfield site, Council owned. St Davids SUB123 6 - Mid South Newtongrange 15 Brownfield site, Council owned. Thornton Farm SUB012 6 - Mid South Rosewell 13 New site. Whitehill House (Grounds) (h70) ADD009 6 - Mid South Rosewell 84 Allocated site in MLDP 2017. Constrained site in HLA 2024. Intermittent delivery of units here has led to site being constrained, although still appears to be active interest from site promoter. Whitehill House (h69) ADD008 6 - Mid South Rosewell 18 Allocated site in MLDP 2017. Constrained site in HLA 2024. Linked to site ADD009 (enabling development). 6307* *The total excludes the 6 dwellings from ADD15 Whitehill Forge and SUB070 Silverburn, see paragraph 4.5 of the report, but the sites are included in the list for assessment as part of the Proposed Plan process. The total could drop to 4767 if the proposed new Shawfair sites are considered as potential longer-term additions, see paragraph 4.5 of the report. The rows in the table that are highlighted are additions to the list following the elected members workshop on 19 June 2025
Page 10
N Ward 1 - Penicuik Shortlisted Housing Sites Existing Allocations & Consents Council Ward Boundary Midlothian Boundary © Crown copyright and database right (2025). All rights reserved. Ordnance Survey Licence Number AC0000811376.
Page 11
N Ward 2 - Bonnyrigg Shortlisted Housing Sites Existing Allocations & Consents Council Ward Boundary Midlothian Boundary © Crown copyright and database right (2025). All rights reserved. Ordnance Survey Licence Number AC0000811376.
Page 12
N Ward 3 - Dalkeith (Map 1 of 2, Shawfair Only) Shortlisted Housing Sites Existing Allocations & Consents Council Ward Boundary Midlothian Boundary © Crown copyright and database right (2025). All rights reserved. Ordnance Survey Licence Number AC0000811376.
Page 13
N Ward 3 - Dalkeith (Map 2 of 2, Dalkeith Area) Shortlisted Housing Sites Existing Allocations & Consents Council Ward Boundary Midlothian Boundary © Crown copyright and database right (2025). All rights reserved. Ordnance Survey Licence Number AC0000811376.
Page 14
N Ward 4 - Midlothian West (Map 1 of 2 - Loanhead & Bilston) Shortlisted Housing Sites Existing Allocations & Consents Council Ward Boundary Midlothian Boundary© Crown copyright and database right (2025). All rights reserved. Ordnance Survey Licence Number AC0000811376.
Page 15
N Ward 4 - Midlothian West (Map 2 of 2 - Rosewell, Roslin & MSZ) Shortlisted Housing Sites Existing Allocations & Consents Council Ward Boundary Midlothian Boundary © Crown copyright and database right (2025). All rights reserved. Ordnance Survey Licence Number AC0000811376.
Page 16
N Ward 5 - Midlothian East Shortlisted Housing Sites Existing Allocations & Consents Council Ward Boundary Midlothian Boundary© Crown copyright and database right (2025). All rights reserved. Ordnance Survey Licence Number AC0000811376.
Page 17
N Ward 6 - Midlothian South Shortlisted Housing Sites Existing Allocations & Consents Council Ward Boundary Midlothian Boundary© Crown copyright and database right (2025). All rights reserved. Ordnance Survey Licence Number AC0000811376.