SPRINGFIELD,

DESIGN & ACCESS STATEMENT

October 2020 PAGE II SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT THE TEAM - CONTACTS

CALA Management Ltd JTP Architecture + Urban Design Cairnlee House, Callendar Business Park, Studio Falkirk FK1 1XE Venue Studios, 21 Calton Rd, Edinburgh EH8 8DL T. +44 (0)1324 600 000 T. +44 (0)131 550 6600

www.cala.co.uk www.jtp.co.uk

apt Planning & Development ltd. DRM Consulting Engineers 6 High Street, East Linton, East EH40 3AB Eyre Place Office T. +44 (0)1620 870 371 10 Eyre Place Edinburgh, EH3 5EP www.apt-plandevelop.co.uk T. 0131 556 5155

www.davidrmurray.co.uk

Transport Consultant Ironside Farrar Spectrum House, 2 Rd, Edinburgh 111 McDonald Road EH7 4GB Edinburgh, EH7 4NW T. +44 (0)131 550 6300 T. 0131 550 6500

www.sweco.co.uk www.ironsidefarrar.com

SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PAGE III Artist’s Impression CONTENTS

1.NTRODUCTION I Vision 03 Planning Context 05

2. ASSESSMENT 07 Site Location 08 Context Analysis - Historic Designations 09 Sustainable Location 10 Site Description 11 Site Photographs 12 Topography 16 Constraints and Opportunities 17

3. DESIGN DEVELOPMENT & PROPOSALS 18 Design Development 20 Key Moves 22 Layout Proposals 23 Movement Strategy 24 Landscape Strategy 26 Built Form 27 Character Areas 28 Accommodation Layout 35 Materials 36 Boundary Treatments 37 Building Heights & Density 38 Tenure & Materials 39 Refuse Strategy 40 Parking Strategy 41

4. COMMUNITY CONSULTATION 42 Public Exhibition 44

5. CONCLUSION 47

PROJECT CODE 01619 DISCLAIMER: This report has been prepared for the sole use of CALA Management Ltd and for the intended purposes as stated in the agreement between CREATED BY SM CALA Management Ltd and JTP. No responsibility or liability is accepted towards any other person in respect of the use of this report or for CHECKED BY DS reliance on the information contained in this report by any other person or for any other purpose. The use of this report by unauthorised third parties without written authorisation from JTP shall be at their own risk, and JTP accept no duty of care to any such third party. This ISSUE TYPE PLANNING document may contain photographs of and/or quotes from participants in the Community Planning process. Publication is intended as a ISSUED ON OCTOBER 2020 record of the event(s) rather than a representation of the views of the subject(s)

SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PAGE V PAGE VI INTRODUCTION 1 1 2 3 4 5

PAGE 1 Visualisation of north edge

PAGE 2 SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT INTRODUCTION VISION

CALA and their consultant team recognise the potential at this site to provide a new neighbourhood which is both attractive to new residents and an asset Our proposal for development in Springfield, South Queensferry reflects the six to the existing community of South Queensferry. qualities of successful places as defined in Scottish Government guidance: • Distinctive - Street design should respond to local context to deliver places that This application for Detailed Planning Permission is for 176 dwellings, associated accesses and landscaping, at Springfield, South Queensferry. are distinctive. • Safe and pleasant - Streets should be designed to be safe and attractive places. The site is a former agricultural field, which has been landlocked by the new bridge approach. Existing residential development to • Easy to move around - Streets should be easy to move around for all users and the south and east, regular public transport links and the site location – one connect well to existing movement networks. mile from South Queensferry High street – make this an excellent site for a new high quality residential development. • Welcoming - Street layout and detail should encourage positive interaction for all members of the community. The proposals are designed to integrate with and enhance the settlement of South Queensferry, providing much needed family housing which • Adaptable - Street networks should be designed to accommodate future incorporates a mix of types and tenures. Apartments, terraced housing, semi- adaptation. detached housing and detached family houses are provided, in a mix which befits the location and market. • Resource efficient - Street design should consider orientation, the integration of sustainable drainage and use attractive, durable material that can be easily The development provides many benefits for the wider community, with new maintained. high quality green space for all to enjoy. New vehicle, cycle and pedestrian connections around and through the site ensure that the development is well integrated with the character, scale and movement infrastructure of South Queensferry.

Headline Figures

Site Area 7.6 hectares Open Space Area 1.8 hectares Number of Dwellings 176 of which 87 apartments 89 houses Affordable Housing Provision 44 homes, 25%

SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PAGE 3 Aerial view of site - conveying location west of South Queensferry North West

Reproduced from the Ordnance Survey mapping with permission of the Controller of Her Majesty's Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. North West Licence Number 100023420. City of Edinburgh Council 2009.

Reproduced from the Ordnance Survey mapping with permission 1:15,000 of the Controller of Her Majesty's Stationery Office INTRODUCTION F © Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Licence Number 100023420. City of Edinburgh Council 2009.

Forth Replacement Crossing 1:15,000 The City of Edinburgh Council Boundary Del 1; Des 1-13; Env 2-4, Env 7-9, Env 12, Env 16; F Env 18 -22; Hou 1-7; Hou 9 -10; General plan - wide policies Ret 1, Ret 6, Ret 8, Ret10 -11; Tra 1-4, Tra 6, Tra 8-9, Tra 11; PLANNING CONTEXT RS 1, RS 4, RS 6 - RS 7

Port Edgar Proposals Map designations and relevant policies and proposals in the Written Statement HSG 1

Urban Area - refers to all LDP area outwith Emp 1, Emp 9-10, the Green Belt and Countryside Policy Area Hou 8, Ret 6, RS 3 Del 2, Emp 1, Ret 7, Tra 5 City Centre Forth Replacement Crossing (CC1) Table 10 City Centre Proposal (CC2-4) Table 3, Table 10, Hou 1 South Queensferry SCH 10 (EW 1a-c, EW 2a-d) Del 3, Hou 1, Ret 7 Edinburgh Waterfront (EW 1d&e) Table 2, Del 3, Emp 8 The City of Edinburgh Council Boundary Del 1; Des 1-13; Env 2-4, Env 7-9, Env 12, Env 16; HSG 32 HSG 34 / Del 4, Emp 1 HSG 2 Env 18 -22; Hou 1-7; Hou 9 -10; Scotstoun General plan - wide policies World Heritage Site Env 1 Ret 1, Ret 6, Ret 8, Ret10 -11; Tra 1-4, Tra 6, Tra 8-9, Tra 11; The Edinburgh Local Development Plan(LDP) was adopted by the Council in HSG 33 Designated Conservation Area Env 5, Env 6 RS 1, RS 4, RS 6 - RS 7

Scheduled Ancient Monument Env 8 (including ) November 2016. The Local Development Plan sets out policies and proposals Historic Garden / Designed Landscape Env 7 - Inventory Site Proposals Map designations and relevant policies and proposals in the Written Statement !!!! HSG 1 !!!! Green Belt Env 10 !!!! to guide development and covers the whole of the council area for the next 5 Countryside Policy Area Env 10 Urban Area - refers to all LDP area outwith Emp 1, Emp 9-10, the Green Belt and Countryside Policy Area Hou 8, Ret 6, RS 3 Special Landscape Area Env 11 to 10 years.

International and National Natural Heritage Env 13, Env 14 Del 2, Emp 1, Ret 7, Tra 5 Designation (Natura 2000 Site and/or SSSI) City Centre

Local Nature Conservation Site Env 15 (CC1) Table 10 City Centre Proposal (CC2-4) Table 3, Table 10, Hou 1 South Queensferry Local Nature Reserve Env 15 SCH 10 T 7 (EW 1a-c, EW 2a-d) Del 3, Hou 1, Ret 7 The LDP has allocated the land at Springfield for residential development. Area of Importance for Flood Management Env 21 Edinburgh Waterfront (EW 1d&e) Table 2, Del 3, Emp 8 Open Space Env 18, Env 19 HSG 32 Del 4, Emp 1 The subject land is identified as a proposed development allocationHSG 2 HSG Site 34 Ref. Greenspace Proposal (GS1-11) Table 1 T 2 Edinburgh Park/South Gyle HSG 3 Barnton Pentland Hills Regional Park Env 17 Scotstoun Dalmeny Env 1 T 18 World Heritage Site No. HSG1. Housing Proposal (HSG 1 - HSG 41) Tables 3 & 4, Hou 1

School Proposal (SCH 4-5) Table 5 HSG 33 Env 5, Env 6 Designated Conservation Area \! Indicative School Proposal(SCH 1-3, SCH 6-10) Table 5 HSG 20 Scheduled Ancient Monument Strategic Business Centre Emp 1 Env 8 CALA has a strong track record of successfully promoting land through

!!!!!!!!

!!!!!!!! (including Union Canal) !!!!!!!! Emp 8, RS 3 !!!!!!!! Business and Industry Area !!!!!!!! Historic Garden / Designed Landscape Special Economic Area (Emp 2-8) Table 2, Emp 2-8 Env 7 the planning system to secure allocations for residential development in Safeguard for Potential Relocation - Inventory Site Emp 5 !!!! of Royal Highland Centre ! !!! Local Centre Table 6, Ret 5, Green Belt Env 10 Edinburgh. Ret 9, Emp 1 Emp 4 !!!! Airport Table 6, Ret 2, Ret 3, Town Centre (including City Centre Retail Core) Ret 9, Emp 1 T 17

!!!!!!!!!!!!!!! !!!!!!!!!!!!!!! !!!!!!!!!!!!!!! !!!!!!!!!!!!!!! HSG 19 Env 10 !!!!!!!!!!!!!!! !!!!!!!!!!!!!!! Table 7, Ret 4 Countryside Policy Area !!!!!!!!!!!!!!! Commercial Centre !!!!!!!!!!!!!!!

Ret 10 Speciality Shopping Street HSG 7 T 8 SCH 6 Special Landscape Area Env 11 Cramond GS 7 This includes recent developments at , , , Kirkliston, \! Indicative Shopping Proposal (S1-S5) Table 8, Ret 5, Ret 9

Tram Route Safeguard with Proposed Stop Table 9, Tra 7 Emp 5 T 2 International and National Natural Heritage Emp 6 T 9 T 7 Env 13, Env 14 T 16 Edinburgh and Dalmeny, South Queensferry. CALA is keen to explore new Existing Tram Route with Stops Table 9, Tra 7 T 11 Designation (Natura 2000 Site and/or SSSI) Newbridge T 12 Railway Safeguard Table 9, Tra 7 T 10 T 1 HSG 5

%2 Table 9, Tra 7 GS 6 Env 15 opportunities for high quality residential developments, in particular those Station Safeguard Local Nature Conservation Site HSG 4 Roundabout / Junction Improvement Table 9, Tra 10 Silverknowes South Gyle Emp 7 Env 15 "" Road Safeguard / Improvement Table 9, Tra 10 T 7 Local Nature Reserve where we can become involved at the start of the planning process and assist HSG 6 T 7 Cycleway/ Potential Public Transport Safeguard Table 9, Tra 7, Tra 9 Area of Importance for Flood Management Env 21 !! !! !! Edinburgh Park/South Gyle with our planning experience and knowledge of the area. Cycleway / Footpath Safeguard Table 9, Tra 9 k Cycleway / Footpath Access Safeguard Table 9, Tra 9 T 7 Open Space Env 18, Env 19 Safeguard for Potential Additional Runway Emp 4 Airport Public Safety Zone Tra 12 Greenspace Proposal (GS1-11) Table 1 We believe that an appropriately scaled and well designed development on T 2 Safeguarded Waste Management Facility RS 2, RS 3, RS 4 HSG 3 (((((((( Barnton (((((((( (((((((( (((((((( Minerals Site RS 3, RS 5 Pentland Hills Regional Park Env 17 ((((((((

Sighthill this site has the potential to contribute to meeting some of Edinburgh’s future T 18 Edinburgh Local Development Plan Proposals Map November 2016 Housing Proposal (HSG 1 - HSG 41) Tables 3 & 4, Hou 1 housing needs. School Proposal (SCH 4-5) Table 5 Kirkliston Drumbrae \! Indicative School Proposal(SCH 1-3, SCH 6-10) Table 5 HSG 20 Strategic Business Centre Emp 1

!!!!!!!!

! !!!!!! !

! !!!!!! ! Emp 8, RS 3 !!!!!!!! Business and Industry Area

!!!!!!!! Special Economic Area (Emp 2-8) Table 2, Emp 2-8

Safeguard for Potential Relocation Emp 5 of Royal Highland Centre Local Centre Table 6, Ret 5, Ret 9, Emp 1 Emp 4 Airport Table 6, Ret 2, Ret 3, Town Centre (including City Centre Retail Core) East Craigs Ret 9, Emp 1 T 17

!!!!!!!!!!!!!!! EDINBURGH LOCAL DEVELOPMENT PLAN Corstorphine !! !!!!!!!!!!! !! !! !!!!!!!!!!! !! NOVEMBER 2016 !! !!!!!!!!!!! !! HSG 19 !! !!!!!!!!!!! !! !! !!!!!!!!!!! !! Table 7, Ret 4 !!!!!!!!!!!!!!! Commercial Centre !!!!!!!!!!!!!!!

Ret 10 Speciality Shopping Street HSG 7 T 8 SCH 6 \! Indicative Shopping Proposal (S1-S5) Table 8, Ret 5, Ret 9 GS 7

Tram Route Safeguard with Proposed Stop Table 9, Tra 7 Emp 5 T 2 Emp 6 T 9 T 7 T 16 Table 9, Tra 7 Existing Tram Route with Stops T 11 Newbridge T 12 Railway Safeguard Table 9, Tra 7 T 10 T 1 HSG 5

%2 Table 9, Tra 7 GS 6 Station Safeguard Ratho Station Carrick Knowe HSG 4 Gogar Roundabout / Junction Improvement Table 9, Tra 10 South Gyle Emp 7 "" Road Safeguard / Improvement Table 9, Tra 10 T 7 HSG 6 Cycleway/ Potential Public Transport Safeguard Table 9, Tra 7, Tra 9

!! !! !! Cycleway / Footpath Safeguard Table 9, Tra 9 Edinburgh Park/South Gyle Saughton k Table 9, Tra 9 Cycleway / Footpath Access Safeguard T 7 Safeguard for Potential Additional Runway Emp 4

Airport Public Safety Zone Tra 12

Safeguarded Waste Management Facility RS 2, RS 3, RS 4 (((((((( (((((((( ( (((((( ( (((((((( Minerals Site RS 3, RS 5 ((((((((

Sighthill Edinburgh Local Development Plan November 2016 - Springfield Echline (HSG1)

SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PAGE 5 PAGE 6 1

ASSESSMENT 2 2 3 4 5

PAGE 7 ASSESSMENT SITE LOCATION

Forth Road Bridge

High Street

Queensferry Crossing

Port Edgar Marina George V Park

Tesco Supermarket

Echline Primary School

Bo’ness Road

A904

M90

PAGE 8 SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT ASSESSMENT CONTEXT ANALYSIS - HISTORICAL ANALYSIS

Queensferry, sometimes also called South Queensferry, is located approximately 10 miles to the north-west of Edinburgh and is situated on the south shore of the Forth Estuary. It is located at its narrowest point opposite its twin on the Fife shore. Their names were derived back in the 11th Century when Queen Margaret established a ferry service due to increase in demand to cross the Forth Estuary to reach Dunfermline, where she set up a church after marrying Malcolm III.

In 1879 construction began on a railway suspension bridge between North and South Queensferry . This had been designed by Thomas Bouch, builder of the Tay Railway Bridge that opened in 1878. However due to the Tay Bridge disaster, and significant loss of life, there work stopped. The over-engineered Forth Rail Bride was built between 1883-1890 and was designed by Sir John South Queensferry circa 1832 South Queensferry circa 1857 South Queensferry circa 1897 Fowler and Benjamin Baker.

By the 1950s the ferry became a significant means of crossing the forth, due to the internal combustion engine. This meant that the Queensferry Passage was the busiest in , four ferries made over 40,000 crossings each year and carrying 1.5 million people, 600,000 cars and 200,000 goods vehicles.

Between 1958 and 1964, Queensferry acquired its second world class bridge, the . This resulted in ferries ceasing to operate for the first time, after nearly 900 years of operation. Various problems with the bridge have led to the building of a second road bridge - the Queensferry Crossing. This was built alongside the existing Forth Road Bridge and carries the across the of Forth between Edinburgh, at South Queensferry, and Fife, at North Queensferry. This was opened on 30 August 2017. South Queensferry circa 1914 South Queensferry circa 1960 South Queensferry with route of Queensferry Crossing, opened 2017 The significance of these bridges somewhat defines Queensferry but the town itself is more than this. It is home to one of the most interesting collections of buildings you are likely to find anywhere - the oldest is St Mary’s church, which dates from 1441. The oldest house is “Black Castle”, built on the High Street in 1626.

The High Street itself has an unusual stepped cross section designed to cope with the town’s steeply sloping site above the shore. This has led to elevated pavements on the inland side of the street, again adding to the atmosphere.

There are no listed buildings within, or adjacent to the site.

SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PAGE 9 ASSESSMENT SUSTAINABLE LOCATION

The 7.25 hectare site is located at the western edge of South Queensferry, ideally placed for a new Por t Edgar N residential development. When the Queensferry Crossing and it’s approach was opened in August 2017, the new road and associated accesses effectively landlocked the former agricultural land at Springfield and Builyeon Road, George V Park which now form the new edge of South Queensferry. The site slopes down to the north, towards Port Edgar High Street Connections Springfield is very well served by local transport, with buses stopping within metres of the south edge of the site, offering a service to Edinburgh city centre and Heriot-Watt University, as well as an express service to Edinburgh.

Dalmeny Dalmeny train station is 30 minutes walk or a short bus ride away. Station The site is a direct walk from the High Street, down Bo’ness Road. Alternatively, using a footpath connection through the Springfield neighbourhood allows a greener walk through pockets parks. Travelling by car, a direct connection to the M90 to Fife or Edinburgh is ideal for commuters in either direction. Green Space The local development pattern includes smaller pocket parks, in part to mitigate steep level changes between residential streets. The largest nearby public open space - George V Park - is a large linear park with a play area, a 10 minute walk from the site down to the shore. Echline Primary School is a 7 minute walk, with the nearest play park a 10 minute walk away at Echline Avenue. Commercial / Industrial LAND USE Close to the water Primary School Springfield is minutes from the edge of the . Residents will be able to take advantage of panoramic views across the Firth, with the physical and mental benefits that come with being close to the High Street 1.4km walk from site water.

Site Marked for development The shore is easily accessible through the Springfield development, straight down to Port Edgar harbour.

Predominantly Residential area

Public Park

Site

Bus stops

PAGE 10 SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT N ASSESSMENT SITE DESCRIPTION

The site is located on the far western edge of South Queensferry. Roughly rectangular in shape, the land slopes generally down south to north towards the Firth of Forth, with steeper areas and plateaus Society Road described in the ‘Topography’ section of this document.

The eastern edge of the site bounds with the Springfield neighbourhood of terraced and semi-detached 2-storey housing which steps down to the north, with bands of open space managing the level differences. Existing housing backs onto the site, with a pedestrian link from Springfield Place used by dog walkers.

Bo’ness Road to the south is a local distributor road. Tree lined along its length, it connects the town Balance pond centre to the Echline and Springfield neighbourhoods, and the M90 and A904, 100m from the site.

The western edge of the site is defined by a cycle path to the east of a manmade bund, constructed as SUDS basin part of the new M90 and Queensferry Crossing. The path provides cycle access under the bridge. The M90 to bund has been heavily planted with new trees, which will eventually provide a visual buffer to the M90. Queensferry The northern wedge of the site overlooks an engineered balancing pond and associated open space with Crossing planting that was implemented as a part of the Transport for Scotland works for the Queensferry Crossing. A bank of mature trees screens the site from Society Road to the north.

Foot / cycle The site is grassed, with informal tracks crossing east-west, and some low quality hedgerow to the connection at grade southwest corner.

Connections

Springfield Place A single vehicular access is possible from the primary route of Bo’ness road. This reflects the pattern of nearby development, where secondary access to residential streets is taken from Bo’ness Road, Foot connection to connecting the town centre to the M90. Springfield Place At present Bo’ness Road has a footway to the south side only. There is an opportunity to form a 2m footway to the north side – out with the site – or connect to the end of the existing path at the south east corner.

Cycle / Footway under M90 A footway connection is possible to the existing bus stop at the south corner of the site, which would be a Potential vehicular access useful short cut for local residents. from Bo’ness Road Bo’ness Road An informal connection has been made to form a dog walking trail connecting to Springfield Place, halfway along the eastern boundary. Possible foot / cycle connections to To the west, connection to the foot/cycle way under the M90 is possible. Bo’ness Road Potential to continue

footway Bund

SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PAGE 11 ASSESSMENT SITE PHOTOGRAPHS

Queensferry Forth Road Existing Springfield Crossing Bridge Development

1 Viewpoint from western edge of the site looking eastwards across the site

M90 Queensferry Balancing Forth Road For th Crossing pond Bridge Bridge

2

1

2 Viewpoint looking north across the balance pond

PAGE 12 SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT ASSESSMENT SITE PHOTOGRAPHS

3 Viewpoint north along Bo’Ness Road (B924)

4

3 4 Bo’Ness Road looking north-west across the site

SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PAGE 13 ASSESSMENT SITE PHOTOGRAPHS

Rosyth North Queensferry Existing Springfield Development

5 Viewpoint looking onto the walkway to the west of the site

M90 Queensferry Crossing Forth Road Bridge

5

6

6 Viewpoint looking from the heart of the site towards the Forth

PAGE 14 SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT ASSESSMENT SITE PHOTOGRAPHS

7 Viewpoint across site from the south

8

7

8 Viewpoint towards existing established development

SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PAGE 15 ASSESSMENT TOPOGRAPHY

N The site slopes generally down to the north, towards the Firth of Forth. Within the site, there are areas SUDS basin of steeply sloping ground up to 1:10.

To the west is a steep embankment up to the M90 sliproad. A recently completed foot and cycle path +27m has been formed in an in-cutting, at a constant gradient. The path is at grade with the application site for much of its length, with a small bund following the line of the west boundary to the site. 1:10 SUDS basin Further areas of steeply sloping ground have been identified on the adjacent plan. The proposed development pattern aims to mitigate against significant retaining structures where possible.

The site slopes steeply down over the north quarter of the site, towards an engineered SUDS basin out 1:14 with the site, allowing open views to the north.

The benefit to the challenging topography is the opportunity for panoramic views to all three bridges from the site.

1:15

+44m

Embankment up to M90

1:14

1:16

+50m

PAGE 16 SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT N ASSESSMENT CONSTRAINTS AND OPPORTUNITIES CONSTRAINTS

Sensitive edge - potential noise from M90.

Steeply sloping areas of ground within the site.

Backs of houses along eastern edge.

Underground services to be diverted.

C Elevated roundabout / flyover.

A Existing informal pedestrian routes.

Existing Balancing Pond.

OPPORTUNITIES

Access taken from Bo’ness Road

Pedestrian connections to;

A - Springfield Place

B - Bus stops

B C - Cycle path

Areas of level ground.

Low point – potential SUDS area.

Panoramic open views to the bridges.

SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PAGE 17 PAGE 18 1 2

DESIGN DEVELOPMENT & PROPOSALS 3 3 4 5

PAGE 19 DESIGN DEVELOPMENT

Presented at Public Consultation Event, January 2020

Central POS included at east-west link to Springfield Place. Reduced number of cul-de-sacs. Presented to Edinburgh Urban Design Panel, October 2019 Increased number of shared private drives and courtyard clusters. 3 storey apartment blocks at northern end of site, overlooking Bridges and Firth of Forth. Improved road network around the development. Large number of homes fronting onto main spine route through development. Re-designed open space onto Bo’ness Road to provide a more consistent green edge. Large open space at front of the development. Include pedestrian links onto existing No central open space. Transport Scotland cycle path to west of Small pocket park at link through to Springfield Place. site.

PAGE 20 SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT Planning Submission Layout October 2020 DESIGN DEVELOPMENT

The design of the layout has evolved through the design process, through detailed discussions with consultants, City of Edinburgh Council planning department, discussion at presentation to the Edinburgh Urban Design Panel and discussions with South Queensferry Community Council as well as with the local community at the community exhibition event.

Proposed footpath link added up to Society Road.

Apartment blocks to the north are now split level and set into the landscape to reduce their impact on surrounding development.

Increased size of central open space to provide greater opportunity for housing to front onto and help define this central space.

Reduced number of homes fronting onto main tree lined spine road through development, reducing the number of integral garage units fronting this key route.

Increased number of pedestrian/cycle path links to existing cycle path on western boundary.

Complete footpath connection along southern boundary, connecting the existing footpath to the east of the site to the existing bus stop to the west of Bo’ness Road.

Maintain open space buffer to southern edge defined by boundary hedges to properties. PROPOSALS KEY MOVES

1 Site Location 2 Gateway 3 Nor th Edge 4 Views Close to the water and Queensferry Crossing, with A single vehicle access from Bo’ness Road. SUDs basin to the low point with homes fronting - Homes taking advantage of panoramic views to the residential areas to the east and south. apartments and 2 storey houses. bridges. Homes fronting the access, book ended by 2 storey apartments.

5 Pedestrian Links 6 Open Space 7 Movement Strategy 8 Clusters Wider links to the existing cycle path and Springfield Landscape setting to Bo’ness Road with hedge Primary route north-south, additional links east-west, Short private drives with small clusters of homes Place, new links north to Society Road, with homes boundary. with homes fronting. fronting. fronting. Central Open Space with homes fronting.

PAGE 22 SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PROPOSALS LAYOUT The masterplan envisions 176 new homes, incorporating a mix of apartments and 2, 3, 4 and 5 E bedroom housing.

LANDSCAPE STRATEGY I I

A Gateway Open Space – providing a landscape setting to the new neighbourhood. An C appropriate visual buffer to Bo’ness Road, reflecting the character of the road. D B Central Park, leading down to the viewpoint at the north and connecting into the Springfield L neighbourhood.

C Viewpoint with panoramic views to the three bridges and the Firth of Forth. K L N G D Tree buffer to the west edge – visual screening to the M90

E SUDS basin to the north, within open space B M MOVEMENT STRATEGY L

N

J D J The primary route allows a clear view through the development from Bo’ness Road. Grass F verges separate the footway.

G Secondary streets and lanes - localised traffic calming to be achieved through road surfacing and alignment.

BUILT FORM G H N H 3 storey apartments to the south edge, overlooking open space and providing height at the K J gateway to the new neighbourhood. A I Split level 2-3 storey apartments overlooking open space to the north edge with parking D F behind. K J Homes around parking courts. H A K Dual fronted homes to corner plots.

L Homes overlooking open space and pedestrian links. H M Shared private drives.

N Detached family housing. N PROPOSALS N MOVEMENT STRATEGY

Primary Route Route Providing providing SIte site Access access

Secondary Route Route

SharedAccess Surface Link - Pavior surface

There is a high level of connectivity throughout, with a strong route Tertiary Links - Shared Private Access hierarchy emphasised by the built form, surface materials and road Shared private access geometry Shared parking - affordable housing C A The primary route runs from the single vehicular access on Bo’ness Road, north through the development, with a view through to the Firth of Forth. Active Frontage A The route is defined with a segregated foot/cycle way and street trees. Road geometry will passively reduce vehicle speeds. C

B Secondary streets and lanes provide access and connectivity throughout the development. Culs-de-sacs are avoided, and road widths and B geometry have been carefully considered for accessibility and to reduce vehicle speeds.

C Parking courts and driveways are defined as private using a variety of paviors. A D Parking areas for affordable homes in asphalt.

C C

Typical section through Primary Route B

D

B

A D 5.5m Carriageway Garden Varies Garden / Cycleway 3m Foot 1m Verge Grass 2m Verge Grass 2m Footway Varies Garden

PAGE 24 SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT SOCIETY ROAD

N PROPOSALS MOVEMENT STRATEGY

The new neighbourhood has a good degree of accessibility and permeability for pedestrians and cyclists. The natural desire line between Springfield Place and the new cycle path has been retained and strengthened, with homes fronting the route providing passive surveillance. F

D Pedestrian / cycle link to Springfield Place E E Pedestrian / cycle links to the existing cycle path have been formed at three points along the western edge of the proposals.

F A pedestrian link will connect to a proposed path outwith the site, north onto Society Road. G Due to the levels, there will be steps at the north end of the path.

E G A formal viewpoint, focussing the view to the Firth of Forth. Pedestrian routes have been designed to be direct, open and well overlooked. Paths through and alongside open space are well defined and follow natural desire lines. The topography of D the northern area of the site will dictate the accessibility and practicality of the pedestrian route further north to Society Road, outwith the site. The aim is to create a step-free route as far as possible.

Accessibility

The proposals are designed to be welcoming and easy to navigate, for residents and visitors of all ages and abilities.

All homes are designed with level access to the primary entrance where possible, and secondary access to the rear or side of the property.

Parking is located close to the primary entrance of homes, with informal visitor spaces along streets throughout the development.

Level changes are managed within private gardens to avoid steps wherever possible.

E

Pedestrian/CyclePedestrian Routes / Cycle Routes

MotorwayMotorway (M90) (M90)

PrimaryExisting Existing primary Roads routes

Bus BusStop Stops

SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PAGE 25 PROPOSALS N LANDSCAPE STRATEGY E

A Gateway Landscape Setting C Central Open Space at the heart of the development The entrance to the new development is set within a ribbon of 0.24 hectares of open space is provided at the centre of the landscaped open space along Bo’ness Road, continuing the feel development, with a mix of tree planting and open grassed area of the residential area of Springfield. The proposals front onto the forming both amenity space for residents and visitors, and a landscape setting, creating a new ‘gateway’ to the development breathing space fronted by homes taking advantage of open views. and to the western edge of South Queensferry with a positive and A play area equipped with natural timber equipment and seating will D welcoming outlook. A mix of apartments and 2-storey housing provide amenity for the residents and visitors. Trees form a visual will take advantage of views across the landscaping, with oblique buffer to the adjacent housing. frontage to Bo’ness Road in keeping with the existing built form. Hedging will provide a visual buffer to the road. The open space is located on an existing plateau, at the crossing point of the north-south segregated footway and the east-west link B Tree planting to the western edge within the application between Springfield Place and the western edge cycle path. boundary D Viewpoint over SUDs basin A noise assessment and air quality assessment have been B undertaken, the recommendations of which can be found within the The development opens up to the north over the SUDs basin and respective reports. A manmade bund separates the application site existing balancing pond, with panoramic views across the Firth of Forth and the three bridges. A formal viewpoint will sit at the from the new Queensferry Crossing approach. Within the site a line C of tree planting will provide further visual separation for the homes termination of the road. The view is framed by split level apartments backing onto the western edge, and provides a background to the which will be sunk into the landscape. new neighbourhood. E The sloping site requires a SUDs basin which is logically positioned at the low point of the site, designed as a dry basin.

Typical section through homes fronting open space

A

B

A 6m Driveway Drive 4.2m Shared Open Space Fronting

PAGE 26 SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PROPOSALS A mix of housing typologies are proposed; including short Housetype No. (all tenures) %age runs of terraced homes, semi-detached home with integral garages and large five bedroom family homes with detached 1 Bedroom 33 19% BUILT FORM double garages. Affordable housing is provided at 25% of the 2 Bedroom 54 31% housing mix, with a range of 1, 2 and 3 bedroom homes. Both housing and apartments are provided, with a tenure blind 3 Bedroom 18 10% approach to external materials. 4 Bedroom 49 27%

The housetype designs are generally 2-storey, with a variety 5 Bedroom 22 13% of massing and varied rooflines creating animation along the B streetscape. Dual fronted homes are plotted to key corners, TOTAL 176 100% B B providing passive surveillance. Gable fronted elements and broken eaves lines create interest at roof level. Integral garages are generally set back from the building line to minimise the appearance of garage doors on the street. E Detached garages are set back from the street or arranged G to form a courtyard with the associated house, linked with G boundary walls. F D

D D A 2 1/2 - 3 storey apartments to the south edge, overlooking open space and E providing height at the gateway to the new neighbourhood. F B Split level 2/3-storey apartments overlooking open space to the north edge with parking behind. E

C Family housing around parking courts. E D

D Dual fronted homes to corner plots. F H C

E Homes overlooking open space and pedestrian links.

F Shared private drives. G G Detached family housing. C D H Semi-detached housing

I Short terraces. A H G C Varied roofline along the streetscape I I D

A

A

N

SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PAGE 27 Visualisation across apartments at southern edge PROPOSALS CHARACTER AREAS

SOUTH EDGE GATEWAY

The southern edge of the development forms the new gateway to South Queensferry. Apartment blocks of 2.5-3 storeys bookend the elevation to the street, with homes set obliquely to the existing road, reflecting the existing built environment, and allowing an informal frontage to the road. A ribbon of open space incorporates amenity space for the apartments and forms a landscaped buffer, with homes fronting on to it creating a welcoming gateway space to the town edge.

Street Elevation along Bo’ness Road

SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PAGE 29 Visualisation across apartments at northern edge

PAGE 30 SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PROPOSALS

Visualisation viewpoint CHARACTER AREAS

Panoramic photo viewpoint NORTH EDGE

To the northern edge, homes front onto the SUDs basin and take advantage of open panoramic views to the three bridges. Homes have been arranged so as great a number as possible gain advantage of the views. Apartments to the north edge are set over split levels, with 2-storey to the south and 3-storey to the north.

Panoramic photo from approximately the location of the new apartments, taken with a drone camera

SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PAGE 31 PROPOSALS CHARACTER AREAS

COURTYARD CLUSTERS Homes are arranged to form small private courtyard cluster settings, appropriate to the town edge location, with gables of homes shouldering onto the M90 approach road to the Queensferry Crossing.

The courtyard clusters are further defined through hard and soft landscaped features, using a combination of brindle and bracken coloured block paviours Tree lined footpath to driveways and using hedges to screen cars. and seating areas

Landscaped SUDS basin

Enclosure provided by tree planting within application boundary

Visitor parking

PAGE 32 SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PROPOSALS CHARACTER AREAS

STREETS & LANES Detached and semi-detached family houses are set along quiet streets, with front gardens defined by hedge planting.

CALA homes have a distinct style, with design elements taken from traditional Scottish domestic architecture for a timeless, classic style. Anstone elements in either smooth reconstituted stone banding and surrounds, or coursed rubble walling, with dry dash render.

Many homes feature a gable fronted element to the living room, breaking up the building form and roofline along the streetscape. 6m Driveway 2m Footway 5.5m Carriageway 2m Footway 6m Driveway

SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PAGE 33 PROPOSALS CHARACTER AREAS

CENTRAL OPEN SPACE The central Open Space is characterized by large detached family homes arranged with informal frontage to a high quality landscaped space, which links the two key pedestrian desire lines through the site.

Simple formal hedge planting and a row of trees emphasise the lines of the open space and draw pedestrians along the paths while defining private drives.

A mix of housetypes around the open space emphasises the asymmetry of the space.

Proposed Elevation to Open Space

PAGE 34 SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PROPOSALS ACCOMMODATION LAYOUT

SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PAGE 35 PROPOSALS MATERIALS

The proposed development at Springfield incorporates a range of traditional materials in natural colours and tones, which will create a calming palette, in keeping with the location and surrounding residential areas.

The vision for the development is of a contemporary rural setting, with traditional materials creating a sharp clean finish. Natural tones create a contrast and character which befits the location at the west periphery of South Queensferry.

A simple palette of high quality materials for both the housing and boundary 1 Tucson dry dash chips 2 Dolomite dry dash chips 3 Ashton dry dash chips 4 Coral dry dash chips treatments have been selected.

The boundaries to the homes are an integral part to creating a cohesive feel, enhancing the setting. In conjunction with the landscape plan, reconstituted stone and timber walls designed to flow with the architectural language of the houses will delineate defensible spaces while linking the built forms.

5 Anstone Scottish coursed 6 White uPVC windows 7 Concrete roof tiles 8 Tobermore Pedesta 9 Tobermore Pedesta rubble 10mm joints - Dark Grey by Sandtoft paviors, colour Brindle paviors, colour Bracken

CALA sample images - typical Crichton housetype Typical Lowther housetype Typical Allan housetype

PAGE 36 SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PROPOSALS BOUNDARY TREATMENTS

A variety of boundary treatments create character through the streets of the development, as well as clearly defining private gardens.

Where rear gardens meet the public realm, high quality timber panels will break up the Anstone wall.

To front gardens along the primary route and to key corners, low hedging separates private front garden from the footway, for an appropriate open feel.

High quality hedging and planting helps define the public realm and separate defensible space from the street.

Low Beech hedge to key front boundaries Acoustic timber fence to western edge

Anstone wall with timber panels between rear gardens and public realm Timber fences and gates between gardens

SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PAGE 37 PROPOSALS BUILDING HEIGHTS & DENSITY

BUILDING HEIGHTS DENSITY

DetachedDetached

ThreeThree S toreyStorey Semi-detachedSemi-Detached

TwoTwo Storey Storey TerracedTerraced homes Homes

OneOne Storey Storey - ApartmentsApartments garages only

PAGE 38 SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PROPOSALS TENURE & MATERIALS

TENURE MATERIALS

Affordable

Open Market Sale TucsonTucson chip on onMagnolia Cream base

Affordable housing is DolomiteDolomite white on White chip on White base provided at 25% of the overall housing provision, AshtonAshton chip on onCream Cream base in a tenure blind mix of apartments and 2 storey CoralCoral chip on onCream Cream base terraced homes.

SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PAGE 39 PROPOSALS REFUSE STRATEGY

In line with City of Edinburgh Council waste management guidance, all dwellings have the recommended areas for refuse storage. Waste collection points are either at the kerbside, via easily accessed bin stores, or via communal bin stores for the apartments.

Provision for waste collection vehicles has been assessed in line with CEC recommendations.

Hardstanding in side/rear garden for bin storage. Hardstanding in side / rear garden - Collection from Bin Store for bin storage - collection from bin store CommunalCommunal refuse Refuse collection Collection

AccessAccess for for bin Bin lorries Lorries

Hardstanding for bins on collection day

PAGE 40 SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PROPOSALS PARKING STRATEGY

Parking has been provided in line with City of Edinburgh Council guidelines. In many cases, driveway parking exceeds the City of Edinburgh Council requirement. A variety of parking arrangements minimise the impact of parked cars on the street; rear parking courts with landscaping and garages held back from the building line help to reduce the visibility of parked cars.

Visitor parking is provided throughout the site, by way of on-street parking and dedicated parking bays. On-street parking will further encourage traffic calming measures.

Secure cycle storage is provided for the apartments.

Typical section through private drive

Detached Garage - 12 no.

Integral Garage - 77 no.

Private Drives - 110 no.

Front Parking - 5 no.

Allocated Surface Parking - 87 no.

Allocated Rear Parking - 15 no.

Apartment Visitor Parking - 6 no.

Secure cycle store 6m Driveway 2m Footway 5.5m Carriageway 2m Footway 6m Driveway

SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PAGE 41 PAGE 42 1 2 3

COMMUNITY CONSULTATION 4 4 5

PAGE 43 COMMUNITY CONSULTATION PUBLIC EXHIBITION

PAGE 44 SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT COMMUNITY CONSULTATION PUBLIC EXHIBITION

A public consultation event was held at Echline Primary School across two The event was well attended over the two days, with approximately 70+ days; 2pm to 8pm on Friday 24th January and 10am to 1pm on Saturday 25th attendees. Attendees were encouraged to respond to CALA with any January. comments on the proposals. Forty-one comments were received; thirty- seven of which raised areas of concern with the proposals and four of This event was to inform interested members of the public of the proposals the comments received were overall supportive of the proposals. The and to answer questions prior to the full planning application being lodged comments received varied from concerns relating to impact on increased with City of Edinburgh Council. traffic numbers, concerns with the 3 storey apartment blocks and associated amenity issues, loss of open space, lack of facilities for the area, pressure on Representatives from CALA and their consultant team were able to take the local school provision and concerns with construction traffic during the questions and comments. Display boards with site analysis, the layout, build-out of the site. example house types and sketch visuals were presented (see consultation boards opposite). All of these issues are addressed in the accompanying PAC report compiled by apt Planning & Development.

Aerial View from beyond Queensferry Crossing Displayed as part of the Public Consultation - now superceded

SPRINGFIELD, SOUTH QUEENSFERRY - DESIGN & ACCESS STATEMENT PAGE 45 PAGE 46 The site at Springfield presents an opportunity to create a new residential neighbourhood which can provide a new and enhanced approach into 1 South Queensferry from the west.

CALA Management Ltd. and their consultant team recognise the local sensitivity in the development of this site, which is allocated for residential development. 2 We believe the proposals detailed in this document represent an appropriately scaled, arranged, detailed and sensitively considered development that will introduce a new and welcoming urban edge on the western approach into the town along Bo’ness Road. 3 Our designs for the Springfield site reflect the six qualities of successful placemaking as defined in Scottish Government guidance, and will be:

1. Distinctive 2. Safe and pleasant 4 3. Easy to move around

4. Welcoming 5. Adaptable CONCLUSION 5 5 6. Resource efficient

The proposals will provide 131 open market family dwellings and apartments that will sit alongside 45 affordable family dwellings and apartments, contributing to meeting those in local need of affordable housing whilst also meeting the 25% affordable housing target City of Edinburgh Council requires. The development will be tenure blind, designed holistically with the architecture drawing from a single palette of high quality materials and details to create uniformity of appearance and character.

The high quality housing and mix of offers across the site will ensure a sustainable development, with new open space and new foot and cycle links that offer benefits to new residents and the existing residents at the neighbouring Springfield estate.

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