150574 WC MIR Response DRAFT.Indd

Whitecraig South, East Lothian Development strategy - Response to MIR February 2015 › Contents

1. Introduction pg. 2

1.1 Purpose of this document pg. 2

1.3 Main Issues Report pg. 2

1.2 A masterplan approach pg. 2 2. Context pg. 3

2.1 Site location Overview pg. 3

2.2 Relationship with Whitecraig pg. 5

2.3 Accessibility pg. 7

2.4 Landscape context pg. 8 3. The proposed site pg. 13

3.1 The site area pg. 13

3.2 Site boundaries pg. 14

3.3 Site principles pg. 15 4. Development strategy pg. 16

4.1 Strategy for development pg. 16

4.2 Development Framework pg. 17

4.3 Land use strategy pg. 18

4.4 Landscape strategy pg. 19

4.5 Access strategy pg. 20

4.6 Indicative phasing strategy pg. 21

4.7 Illustrative plan pg. 22 5. Summary pg. 23

5.1 Opportunities and benefits pg. 23

5.2 Summary pg. 23

Whitecraig South

The proposed site at Whitecraig South is effective, with capacity for 300 new homes as part of a residential led mixed use development. More than 300 units could be provided if desired, depending on the final mix. Development here would be set within an attractive location, offering a good landscape fit and importantly forms a natural extension to the existing settlement area of Whitecraig.

There are opportunities to improve the setting of Whitecraig within the surrounding landscape through the provision of new areas of public open space and enhanced connections to the existing landscape areas and the Core Path network. The proposed landscape strategy will help create a more robust and defensible boundary to the south which will clearly define the transition from rural to urban.

The site is accessible by a range of transport modes and benefits from being located within walking distance of local facilities such as the primary school, local shops and church. Vehicular access can be taken from the A6094, with additional connections suitable for vehicles to Whitecraig the minor road to the south and Whitecraig Avenue to the north east. The development proposal will contain opportunities to link the internal network of the site to existing pedestrian, cycle and public transport routes. Effective pedestrian links can be formed with the village and the surrounding rural networks, including those within Dalkeith Country Park and Carberry Estate.

There are no masterplanning or known technical reasons why this site can’t be allocated for development. Should Whitecraig South be developed, it has the potential to become a highly desirable place in which to live, with good connections to existing facilities within the village, it offers good access to surrounding towns via the strategic road and path network, and easy access to attractive landscapes and leisure facilities.

Importantly development at Whitecraig South will provide the opportunity for the sustainable long term growth of the Whitecraig, helping regenerate the village and ensure key facilities such as the school and local shops continue to be supported.

fig. 1: Whitecraig South, illustrative masterplan.

Whitecraig South, East Lothian

A720 Whitecraig

Carberry Tower Danderhall River Esk

A6094 A68

A720

Dalkeith Park

A68

Dalkeith

Whitecraig South site area fig. 2: Whitecraig South, site location.

Whitecraig South, East Lothian

1.1 Purpose of this document 1.3 Main Issues Report 1.2 A masterplan approach

The purpose of this document is to demonstrate the effectiveness of land at The East Lothian MIR identifies the land at Whitecraig South as a preferred The document is presented in a number of sections to clearly establish how Whitecraig South as an attractive site for residential development. housing opportunity site (subject to infrastructure provision and mitigation) the Whitecraig South site can provide a suitable development opportunity. This response to the East Lothian Local Development Plan Main Issues within the Musselburgh Cluster. The document is structured as follows: Report (MIR) has been prepared by Optimised Environments Limited, ‘OPEN’ Land at Whitecraig South is a preferred land release, subject to the mitigation Planning response on behalf of Buccleuch Property (the landowner). The document forms a of any development related impacts including transportation and any air The site at Whitecraig South is a Preferred Development site (Pref M4) supporting statement to accompany Buccleuch Property response to the quality impacts on a cumulative basis as appropriate. It could be promoted within the Main Issues Report for housing. It considers the site is suitable for East Lothian MIR and supports the proposed allocation of land at Whitecraig for approximately 300 homes and other mixed land uses, subject to education 300 residential units between 2009 – 2024. South (MIR Ref PM/MH/HSG096) for approximately 300 homes and other capacity. Land to the south of the village is well-located to its primary school A detailed planning response to the individual Main Issues Report questions mixed uses. and offers scope to expand this facility (to accommodate any new housing are submitted to East Lothian Council as part of the Consultation process, development) and the adjacent open space. The provision of secondary Buccleuch Property control the whole site area as identified in the MIR, 17.85 through the Consultation Portal. This provides a response on Development school capacity would be subject to any secondary education solution for the hectares (44.10acres), shown in Figure 2 opposite. Located to the south of Locations, Planning for Housing, Green Belt, The Musselburgh Cluster, Musselburgh cluster. Access from the local road network and to the A68 or the existing settlement of Whitecraig the site is in the western part of the Housing Land Requirements and Land Supply and Developer Contributions. A1 may be achieved. A road link through the site to Whitecraig Avenue would East Lothian Strategic Development Area. Buccleuch Property Group has Context appointed OPEN, as part of multi- disciplinary design team, to explore the also be required. New development here offers regeneration potential. New This section introduces the study area context, including an overview of the potential for development in this location and to inform its response to East defensible green belt boundaries could be formed to the south west, whereas landscape planning designations, the landscape setting and how the site Lothian Council MIR. this would be difficult to the north of the settlement. A masterplan would be required. relates to the Musselburgh Cluster. This section provides a visual analysis of Buccleuch Property believe the site at Whitecraig South could provide the the potential impacts on the surrounding area to inform the visual capacity of OPEN has reviewed the Interim Environmental Report (Appendix 4 - The opportunity to help with the regeneration of the village and has the capacity the site to accommodate development. to accommodate approximately 300 homes to address the acknowledged Musselburgh Cluster) which informed the MIR. The Environmental Report The proposed site shortfall in housing provision which has been identified within SESplan for provides an objective assessment of the planning merits and strategic the city and surrounding regions. Further, Buccleuch Property Group support environmental assessment of all the potential development sites submitted The aim of this section is to identify the sensitivities and opportunities that the MIR in identifying the opportunity the site poses to accommodate other for consideration as part of the LDP process. exist in within the site area and its immediate context, and identify a physical mixed land uses and opportunity for the existing primary school to expand. The proposals within this document have been considered against the capacity and a preferred approach to development within the site area. This representation has been prepared to demonstrate how appropriate Council’s site assessment criteria, illustrating and describing how the site at Development strategy development on the site can complement landscape setting objectives whilst Whitecraig South can be developed to address some of the issues highlighted. This section of the document sets out the strategy for development at securing significant wider public benefit in terms of regeneration opportunities Whitecraig South and the opportunities and benefits that it will present. It and improvements to the provision of open space and green linkages. describes how the development concept has evolved from the analysis and appreciation of the site and its strategic and local context. Summary This section provides the response to the East Lothian Council MIR and summarises the rationale for development.

Whitecraig South, East Lothian

2.1 Site location Overview Inveresk The site is located outwith but adjoining the south-western boundary of Whitecraig and is well related to the existing settlement.

The site benefits from being located within an attractive landscape setting, with good pedestrian links to both Dalkeith Country Park and Carberry Estate.

Whitecraig is in relatively close proximity to Musselburgh, the nearest large Whitecraig settlement providing a range of education and health facilities, retail facilities and key employment locations. Accessibility to Musselburgh via public transport is good and ranks the highest amongst settlements in East Lothian.

The A6094 forms the western boundary of the site and connects Dalkeith to Musselburgh, passing through Whitecraig.

The site itself is within 400m of bus stops on Whitecraig Road, with a reasonable service between Midlothian towns Dalkeith and Penicuik as well as Musselburgh and Portobello. Musselburgh town centre is around 3.5km away, with a wide range of facilities, services and employment opportunities.

The A68 and A1 are both easily accessible from Whitecraig providing good connections to the wider road network, including direct links to other settlements within East Lothian, Edinburgh and to the west.

Dalkeith

Whitecraig South site boundary

Council area boundary

Scale 1:10000 @ A3 fig. 4: Whitecraig South, site location. N 0m100m 200m 300m 400m 500m

Whitecraig South, East Lothian

2.2.1 Local amenities There are a reasonable number of facilities and services available within Whitecraig, including a primary school, community centre, church and a couple of local shops both of which are within 800m of the site. There is also a bar/restaurant to the north of the village. Figure 6, opposite identifies the location of existing facilities and areas of open space within Whitecraig.

OPEN believes that any new housing will help sustain and support existing local facilities and services.

There appears to be few existing employment opportunities within the village other than within the facilities already identified and a local car garage on Whitecraig Road. Development at Whitecraig South could provide the opportunity for some smalls scale business units or workshops.

The proximity to the Dalkeith Park is a major asset. The opportunity presents itself for Whitecraig to benefit from positive and deliberate association with the many family orientated attributes and amenities that the Park has to offer.

2.2.2 Urban character/place New housing must acknowledge its context and reflect both local identity at settlement level and the wider East Lothian context in a sustainable efficient manner. It must be physically integrated into the surrounding existing urban and rural fabric providing linkages to both. All new development must be able to demonstrate how it has taken account of issues raised in PAN 67 – Housing Quality.

2.2.3 Integration Directly adjacent to the existing village, Whitecraig South offers a number of good opportunities for integration, through physical connections to open space and sharing of facilities. The site presents the logical expansion to the existing village by rounding off the existing urban area within an established landscape structure whilst keeping the school and local shops at the centre of the expanded community.

Land to the south of the village is well-located to the existing primary school and offers scope to expand this facility if required.

Pedestrian and street links should be provided where possible to ensure good connection and integration with the existing village. A road link through the site to Whitecraig Avenue should be provided.

ExisƟ ng roads

Core Path 73 (ELC)

Core Path to be constructed (ELC)

Suggested path links (ELC)

Other paths (ELC)

ExisƟ ng Primary School

NTS ExisƟ ng bus stop N

2.4.1 Landscape setting The site is a single large agricultural field immediately adjacent to the southern edge of Whitecraig. The site is open and gently undulating to the south of Whitecraig which is located on a flatter area between the wooded valleys of Dalkeith Park to the west and the steeper slopes rising east to the wooded grounds of Carberry Tower. The site therefore offers good fit within the surrounding area in landform terms.

The site is visually well contained to the east by the mature trees adjacent to the Core Path. To the west the A6094 provides a defined boundary, on the western side of which is a high stone wall. The southern edge of the site benefits from some visual containment provided by farm buildings, mature trees and embankments.

The site rises to the south east and from this corner there are open views towards Arthur’s Seat and the Firth of Forth. The gradient across the site is gradual, rising slightly steeper to the south east and does not provide any constraint to development.

Though large, the site’s development would result in a logical expansion of Whitecraig in landscape terms given its visual containment. It is within the current green belt boundary, however its development would not lead to the coalescence with other settlements as there are several fields and the A68 separating it from Dalkeith to the south.

25 25

30 30

40 30 45 30 50

55 35

35 60

25 40 30 65

15 20 130 35 135 25 125 5 140 Whitecraig seƩ lement boundary 70

75 70 30 30 80 35 Whitecraig South site boundary 40 40

35 35 40 105 20 70 ExisƟ ng woodland areas 85 11 90 50 95 40 40 100 NTS 105 110 115 125 120 N 130 35 45 125 40 fig. 7: Slope analysis. fig. 8: Landscape setting. Whitecraig South, East Lothian

© Crown copyright, All rights reserved 2013. Licence number 0100031673 pg. 8 © Google 2013 2.4.2 Landscape designations The site is not within any areas designated for their international, national or local nature conservation interest. It is, however, around 3.5km from the Firth of Forth SPA/Ramsar site. SNH has advised that there are records of SPA birds using the area and there is potential connectivity to the SPA, therefore the site should be screened in for consideration through the Habitats Regulations Appraisal (HRA) process at this stage.

Close to the west of the site is the Cowpits wood listed wildlife site and areas of ancient woodland and priority habitat, while to the east of the site lies priority habitat (dense scrub) along the line of the core path. There are also areas of neutral grassland priority habitat to the south. There may be potential to improve habitat connectivity through the site’s development.

The site is partly within the designated area of the Battle of Pinkie and adjacent to the Dalkeith House Garden and Designed Landscape. The surrounding area contains Scheduled Monuments and listed buildings and there are possible setting Issues. It is considered there is a high potential for unknown archaeological remains.

2.4.3 Landscape character ‘The Lothian’s Landscape Character Assessment’ classifies the landscape into broad Landscape Character Types (LCTs) and then more specific Landscape Character Areas (LCAs). The site lies within the Lowland River Valleys LCT and in the North Esk area of that type.

NTS

VP5

Viewpoint 1 VP6

VP3

VP4 VP1

VP2 Viewpoint 2

Viewpoint 3 Whitecraig South, East Lothian

Viewpoint 5

Viewpoint 6

Whitecraig South, East Lothian pg. 11 © Crown copyright, All rights reserved 2013. Licence number 0100031673 © Google 2013 2.4.5 Landscape appraisal Development at Whitecraig South will be seen to expand the settlement boundary of Whitecraig to the south. It will occupy a site where the landform rises slightly but does not form a prominent part of the wider landscape. Visibility of the site will be limited to within a localised area and while the additional development will have a notable effect on close range receptors, especially the existing settlement boundary, the provision of tree planting and open space within the indicative plan, and the design of the residential layout to present positive frontages along the prominent edges and create traditional street spaces, reduces the prominence of the development and helps to integrate it within this context.

Mitigation has be considered throughout the design process of the proposals presented within section 4 of this document. While it is not desirable nor possible to conceal the development, the layout, in particular the incorporation of structure planting and open space on the southern and western edges, should be designed so as to minimise or avoid the effects on the landscape and visual resource, where possible.

Particular attention should be paid when considering the development form along the southern edge around Smeaton Farm and Home Farm Cottage.

2.4.6 Growth of Whitecraig Analysis of the settlement form, and the landscape setting as discussed above, highlight that opportunities for growth beyond the current settlement boundary are limited. Growth to the east is constrained by the alignment of the Core Path. Growth to the north would be exposed and remote from the village core, out of keeping with the settlement form.

Development to the south of Whitecraig will create strong, identifiable and clearly defensible boundaries. This site presents the logical and natural direction to extend Whitecraig without detriment to its character or landscape setting.

Whitecraig South, East Lothian

3.1 The site area

This section of the document identifies and considers site specific issues that will shape and inform the capacity and form of development at Whitecraig south.

3.1.1 Overview The site area extends to 17.85 hectares (44.10acres), as shown on figure 11 opposite. The whole site area is owned by Buccleuch Property, which is interested in releasing the land for development.

The site is currently maintained for agricultural use and has no visible constraints to development within the site area. Development of the site would result in some loss of prime agricultural land, the majority of which is class 2 as well as class 3.1. There are no rare or carbon rich soils on this site.

3.1.2 Topography Within the site area the land falls gently from a high point on the eastern boundary of approximately 50m adjacent to the Core Path to a low point of 31m AOD next to the A6094. There is a identifiable low point adjacent to the A6094 where water pools.

The site falls gradually north east from the Core Path and the slope across the site will not provide a constraint to development.

3.1.3 Aspect The site is north west facing. Whilst this is not the best aspect for solar gain, the open character should allow a development form that respects the aspect. The topography does also allow good views from the higher ground to the south of the site towards Musselburgh and Edinburgh.

3.1.4 Ground conditions/Site investigation The site is within the Coal Mining Development High Risk Area and a Coal Mining Risk Assessment is therefore likely to be required. It is not known whether ground conditions would pose any constraints to development.

A full Site Investigation should be carried out at the appropriate time to support any future Planning Applications.

Scale 1:5000 @ A3

N 0m50m 100m 150m 200m 250m

Adjacent land uses include housing, agriculture, primary school and playing fields present no amenity conflicts to development at Whitecraig South.

The proposed development area has few physical features, typical of its long history as farmland and as a result the boundaries and surrounding land uses are the key aspects that will inform the layout of any development within the site.

To the north the site is bounded by the southern boundary of Whitecraig. The character of this boundary varies along its length, including a short length of back fences which would limit the opportunity for integration. The existing housing along this edge is designed with buildings fronting and a landscape View of western boundary defined by the A6094 and estate wall, looking View of western boundary defined by the A6094 and estate wall, looking edge to the site, presenting a positive edge and a number of opportunities to north. south. integrate well with new development.

The opportunity for a street connection to Whitecraig Avenue in the north east corner of the site exists.

The southern edge of the playing fields are loosely defined by some woodland planting which allows opportunities for future connections with limited impact.

The existing school is located adjacent to the site. The site offers the opportunity to expand this facility (to accommodate any new housing development) if required.

The western boundary of the site is well defined by the A6094 and the estate wall to Dalkeith Park. This boundary forms a well-defined and robust edge restricting any views to and from the west. View of southern boundary, looking west. View of western boundary, looking north. The southern edge of the site is defined by the minor road, Smeaton farm buildings and Home farm cottages. These farm buildings, some road side tree planting, and the rising road embankment provide some visual and physical containment.

The site rises gradually to the east where the site boundary is defined by the disused railway corridor which now forms Core Path 73. The Core Path is raised on an embankment from the site and defined by mature tree planting along the length. The site is visually well contained to the east by the Core Path and mature trees.

In summary the site is well contained on three sides and presents an number of positive opportunities for integration with the existing settlement to the north.

View of northern boundary, housing and open space to site boundary. View of northern boundary, back fences to the site. Whitecraig South, East Lothian

The site provides a logical expansion opportunity for Whitecraig, offering a good landscape fit which will integrate well within the existing urban edge of the village. The site itself has few constraints and further investigation through the design development process would clarify this further but no constraints are anticipated.

The site will round off the existing urban area within an established landscape structure whilst keeping the school and local shops at the centre of the expanded community. The site will also offer the opportunity for the expansion of the school but should ensure the school remains at the centre of the community.

The southern edge of Whitecraig does offer some opportunities for integration, although any development form must carefully consider the setting and privacy of the existing properties. Path links should be provided wherever possible and the development should seek to respect and ‘stitch’ in with the existing urban area.

There are no access constraints, the site can be accessed from a number of points on the A6094, the minor road to the south and Whitecraig Avenue.

The character of the A6094, where it passes through the woodland of Smeaton Glen, should be sensitively considered to retain a sense of transition whilst slowing traffic and indicating arrival in to Whitecraig.

There are opportunities to access public transport with existing bus connections in place already and further opportunities to extend the bus route into the site. There is very good access to Core Path 73 and other path connections allowing good access and leisure opportunities.

The southern edge is rich in character and important to the landscape setting and the protection and enhancement of the edge will need careful consideration in designing along the southern land area.

Although the aspect of the site is not favourable to good solar gain, the topography does not present any issues with slope and allow good views from the site. The slope also identify a clear area for locating the SUDs adjacent to the A6094.

The diagram opposite shows the design principles which maximise the opportunities and which should be embedded into the detailed design process. Scale 1:5000 @ A3

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4.1 Strategy for development

The concept for development at Whitecraig South is simply to provide a development form that allows the existing village to expand in a sustainable manner, planning for the long term growth of the settlement.

The development must be designed to look and feel like part of Whitecraig and not as a distinct new housing estate. It should seek to ‘stitch’ in with the existing village offering opportunities for the village to regenerate and grow.

Development should positively reinforce the existing core, providing the opportunity for new community and commercial development adjacent to the existing school, shops and community centre. These should combine to create an identifiable centre to Whitecraig.

Development must establish a new, robust landscape boundary to the south to contain development, define the Greenbelt and protect the setting of the village and surrounding properties. The landscape edge should provide an 800m attractive amenity with key arrival spaces on the A6094 and Core Path.

Through the following pages the development strategy will describe how 400m these broad principles can be applied to ensure the creation of an attractive Community Core opportunity for the expansion of Whitecraig.

Whitecraig Arrival South space

Landscape Arrival edge space

NTS

fig. 12: Whitecraig South, development concept Whitecraig South, East Lothian

ExisƟ ng roads

Proposed roads

4.2 Development Framework Proposed development areas

The Development Framework, illustrated opposite, has evolved from the Proposed areas of public open space analysis of the site, including an appreciation of its context. The framework establishes a flexible structure for development while allowing more detailed proposals to come forward in due course.

The Development Framework sets out a spatial framework for the way in which the site will be developed. It aims to describe and explain the integrated land-use, landscape and transport proposals. The Development Framework illustrated is described in the following section through its component layers.

• Land use strategy

• Landscape strategy

• Access strategy

• Phasing strategy

4.2.1 Development capacity Taking account of the landscape mitigation measures and other site constraints, the development footprint has been tested to accommodate 300 units. It should be noted that more than 300 units could be provided if desired, depending on the final mix.

Figure 14 opposite illustrates the net developable area within the Development Framework. The developable areas have been arrived at through design considerations aiming to create a high quality well connected sustainable place as well as taking cognisance of existing site constraints and landscape setting. The total development area at 10.24ha represents approximately 60% of the total site area (17.84ha) with the balance providing open space and circulation space.

Scale 1:5000 @ A3

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Residential development The Development Framework illustrated opposite identifies approximately 9.5ha of land for residential development. It is anticipated the area identified for mixed use development at 0.75ha would also include residential development as part of the mix with non-residential uses located on the ground floor.

The area identified for residential development, including the mixed use area, could provide the 300 residential properties as identified in the MIR at an average density of approximately 30 units/ha net. This would ensure efficient use of the land whilst allowing flexibility for the creation of an attractive urban form, in keeping with surrounding areas. The proposed capacity and density would ensure a variety of house types and tenures are provided helping create a diverse attractive and sustainable mixed residential community.

It is not envisaged that the density will be uniform across the development area and the plan opposite (figure 15) illustrates a strategy for the residential density across the site. It envisages higher density development be located within the core of the site and in close proximity to the mixed use area. Medium and lower density development should be located in areas where development will have to consider aspects such as the topography and the setting, such as adjacent to existing properties and in particular along the southern edge next to Smeaton Farm.

Affordable Housing fig. 14: Whitecraig South, Residential densities. fig. 15: Whitecraig South, school expansion area. The development can provide 25% affordable housing units in line with current Whitecraig South site boundary School expansion area Local Development Plan policy H4. The development form provides the opportunity for the existing school site to Mixed use development Proposed area for mixed use development expand whilst remaining at the centre of the community. There are a number of ways in which this can be achieved, depending on the desired outcome and The Development Framework identifies an area, approximately 0.75ha, for Suggested areas of higher density development potential mixed use development. This is a location which would put any non- scale of expansion. residential facilities at the centre of the expanded community. Located near to Suggested areas of medium density development The plan above illustrates one option with the school site expanding to the the existing shops, the school and bus stops, mixed use development here could south east, utilising land currently used for the sports pitch. The land for help strengthen the core of Whitecraig. Suggested areas of lower density development sports pitches could then be regained from within the new development site along with an option for improved access. The proposed development of land at Whitecraig could not only enhance Proposed open space existing facilities in the settlement and increase footfall thus improving vitality and viability but also offers the opportunity for new commercial development to establish itself in the area. Some form of retail might be considered in this location. Smalls scale business units, workshops and community uses such as GP surgery or dentist should also be considered in this location.

The mixed use core should also contain higher density residential development with the non-residential uses located on the ground floor and residential above where possible. Whitecraig South, East Lothian

The landscape setting of the site and relationship with the existing village has Play provision Existing park been the key influence in defining the development area and has informed Equipped play areas should be provided in the locations shown, to the development form. Informed by the landscape appraisal of the site a ensure all properties are within easy walking distance. These should development area was identified that was felt to be in keeping and appropriate be provided within the park space to the south east and in the to the landscape setting and settlement context. existing park to the north adjacent to the school. 1- Arrival space (1.8ha) 4.4.1 The landscape framework will serve to An arrival space should be provided to the south west, adjacent to achieve the following: the A6094. The space should provide be designed to announce the • Provide a coherent edge to the expanded settlement creating a defensible entrance to Whitecraig whilst respect the landscape of the southern long term Green Belt boundary; edge including Smeaton Farm and the surrounding cottages. The • Ensure the creation of an attractive character to the A6094 and an ‘arrival’ space should incorporate SUDs facilities and be overlooked by space on approach to Whitecraig from the south; surrounding properties. Existing sports 2- Space to Core Path (0.9ha) • Provide a landscape structure that will protect the amenity of adjacent 4. pitch properties to the south around Smeaton Farm; Located at the highest point of the site, this park space will provide a connection to the Core Path, allowing views to Arthurs Seat and help • Provide a layout that connects and relates to the existing sports pitches maintain the rural character of the southern boundary. and public spaces within Whitecraig; and 3 - Edge to A6094 (0.4ha) 3. • Provide a variety of meaningful and publicly accessible spaces to Development should be set back from the road by a linear landscape complement those existing within the village and that can encompass strip to allow adjacent buildings to positively address the street and SUDS, amenity, play facilities and enhance biodiversity. respect the character of the estate wall. 4.4.2 Provision of open space 4 - Civic Space Guidance given in the East Lothian LDP requires the provision of 60m2 of Adjacent to the mixed use development area a small civic space open space per dwelling. Using the maximum site capacity of 300 residential could be provided to better integrate the development with the 5. units, an area of approximately 18,000sqm (1.8ha) would be required. existing community. Direct paths should connect the existing spaces, the school, sports pitches with this space helping integrate 1. There is more than adequate land within the application site to accommodate the development with the existing community a meaningful manner. the maximum open space requirements, as shown on Figure 17. The open space shown on the framework extends to approximately 3.2ha or 18% of The space could be designed as an improved entrance or additional the total site area. This exceeds the open space requirement and could be entrance to the primary school through the new development reduced as part of the final design process in consultation with ELC. allowing for the expansion and integration of the school site. Formal sports pitches 5 - Drainage (SUDs) It is not proposed that any formal sports pitches are provided as part of the The SUDs facilities must be located in the natural low point adjacent 2. development. The development would look to provide a variety of different next to the A6094 and designed as an integral feature of the space. types of open space for the community, such as semi natural spaces and spaces including play facilities. The layout would ensure the existing sports Scale 1:5000 @ A3 pitches would be well overlooked by surrounding properties and easy to N 0m50m 100m 150m 200m 250m access on foot, it could be upgraded by the developer, in order to provide for fig. 16: Whitecraig South, Landscape strategy. both the current and new residents. Whitecraig South, East Lothian pg. 19 © Crown copyright, All rights reserved 2013. Licence number 0100031673 © Google 2013 4.5 Access strategy Proposed paths ExisƟ ng roads

Core Path 73 Proposed primary street Scottish Government Planning Policy, also reflected in SESplan, places significant emphasis in developing in ‘sustainable’ locations particularly with regard to public ExisƟ ng paths PotenƟ al connecƟ on to Whitecraig avenue transport. Whitecraig South has both good road and pedestrian transport links to Edinburgh and is within easy reach of Musselburgh, Dalkeith and other local Suggested bus stop locaƟ on Proposed access streets destinations by foot, cycle, bus, and car. 400m walking distance from bus IndicaƟ ve juncƟ on locaƟ on The Development Framework promotes a simple street network where stop pedestrians and cyclists are given priority; whilst ensuring a permeable structure is created. The indicative street layout is easy to navigate and positively enforces integration and natural surveillance of open space.

4.5.1 Pedestrian links A key benefit of the site at Whitecraig South is the opportunity to provide effective pedestrian links with the existing village and the surrounding open space network. The layout should provide clear connections to Core Path 73, the surrounding path network and existing street network to facilitate good integration with the existing community, to ensure a variety of active travel options and maximise the opportunities for recreational connections. Integration Where possible pedestrian connections should be provided to the existing path network within Whitecraig and footways adjacent to the A6094. The opportunity exists to provide a new access to the school site from the development allowing fig. 17: Whitecraig South, path network. fig. 18: Whitecraig South, street network. safe and direct access from the development area. Core Path 73 4.5.3 Streets Clear connections should be provided to the existing Core Path at two points to The internal layout of the site has been designed to take full cognisance of Connection to Whitecraig Avenue facilitate good access and encourage active travel options. ‘Designing Streets’. The layout will be ‘Distinctive’, ‘Safe & pleasant’, ‘Easy to The layout has been designed so that it could provide a connection for vehicles Other Paths move around’, ‘Welcoming’, ‘Adaptable’ and ‘Resource efficient’. and pedestrians to Whitecraig Avenue to ensure good integration. The surrounding countryside offers a valuable resource of recreational The principle for the street layout is to create a simple development form Access to Primary School opportunities, such as Dalkeith Park and as such the path network should accessed from both the A6094 and the minor street to the south. At least two The layout would provide the opportunity for an improved access or second provide good links to the surrounding paths and the minor road to the south. points of connection should be provided to the A6094 to allow an effective access point to the school site from the south within the development area. bus loop and ensure the development feels like part of Whitecraig and not 4.5.2 Public transport a bolt on estate. The junction design and location should be developed in The majority of the Whitecraig South (and all of the initial phase) is within 400m consultation with ELC. walking distance of an existing bus stop and the layout ensures good pedestrian From the primary street loop a network of secondary streets should provide a links to the bus stop. In addition the primary street should be designed to allow permeable structure through the site, working with the landform to minimise a bus route through the site to ensure all proposed homes would be within the the environmental impact. 400m walking distance of a bus stop.

The site is located within cycle or driving distance of the park and ride facilities at Wallyford Railway Station, located on the Edinburgh – North Berwick line. Whitecraig South, East Lothian

Development at Whitecraig can be phased to meet the immediate demand for new housing and over the long term provide a ranges of house types, sizes and tenures. It is not envisaged that development in this area would happen all at once and the Development Framework is intended to present an integrated structure of streets, spaces and development areas that could be phased to ensure the village can grow in a logical and sustainable manner.

The plans below illustrate how development could be phased to ensure the growth of Whitecraig is considered in a comprehensive way and not developed in piecemeal manner.

fig. 19: Whitecraig South, indicative short term phase. fig. 20: Whitecraig South, indicative medium term phase. fig. 21: Whitecraig South, indicative long term phase. 4.6.1 Short term (up to 2019) 4.6.2 Medium term (2019 - 2022) 4.6.3 Long term (2022 - 2024) The initial phase of development could provide the 75 residential units required The medium phases of development should see the site grow to the south The final phases of development would see the development completed, in the period 2009 to 2019. This should include 25% affordable housing as east, along the southern edge of the existing community. Where possible providing approximately 100 residential units to deliver 300 units total prior part of the mix. through this phase the new development should seek to integrate with the to 2024. This total should include 25% affordable housing as part of the mix.

The initial phase of development should be focused to the north of the existing village including path links and a street connection to Whitecraig The final phase should see the development of housing areas to the east of site to ensure good integration and connecting to the existing community. Avenue. A pedestrian link to the Core Path should be provided through the the site and importantly the park space adjacent to the Core Path including Development here could provide opportunities for residential development street network during this phase. improved connections to the existing path network. and some mixed use opportunities including an opportunity to extend the This phase of development could provide approximately 125 residential units existing school site if required at this early stage. and should include 25% affordable housing as part of the mix.

The entrance space to the A6094 should be implemented during this phase to allow the landscape structure to establish, providing an attractive setting for development, areas of public open space and locations for SUDs.

The illustrative plan opposite has been prepared working within the parameters set out in the Development Framework and illustrates Path link to existing bus stop and a layout of around 300 residential units of varying types and existing facilities. sizes. This is not a definitive plan for the site, however illustrates one possible interpretation of the Development Framework and is Development block could intended to show some of the key principles of form and layout incorporate elements of retail and Path connection to existing envisaged for Whitecraig South. other mixed use development at community. The illustrative masterplan has been produced to describe in some of ground floor e.g local shop and cafe. Civic space with opportunity for the key design principles for the ‘landscape areas’ and ‘development improved access to school site blocks’ previously set out in the Development Framework. The plan and connections to sports pitch. New junction to existing road. illustrates how these could be developed with a strong identity that responds to both their context and setting and also to their relationship with the existing village. It is intended that this plan will Development is set back from the give further assurance that development at Whitecraig South can road by a landscape strip but should The development form should be designed to positively address the be developed in a manner that is appropriate to the location and seek to utilise connections from spaces and street. existing housing and integrate present a logical expansion to the existing village. New junction to existing road. with paths connections. As far as possible development should tidy up ragged edge of existing residential edge. SUDs located within open space and overlooked by adjacent housing. Potential street connection to existing Whitecraig Avenue. Landscape ‘arrival’ space including path links to existing network and overlooked by adjacent properties.

Path connections to Core Path

Main extent of development should Development form and not extend east belong the farm architecture should reflect the cluster. adjacent farm, e.g terraces, cottages, courtyards etc.

Park located at the highest point of the site taking advantage of views and connections to Core Path.

fig. 22: Whitecraig South, illustrative masterplan. Whitecraig South, East Lothian

5.1 Opportunities and benefits 5.2 Summary

This section provides the response to the East Lothian Council MIR and The response to the MIR set out in this document underpins the view summarises the rationale for development. of Buccleuch Property that development at Whitecraig South can be

The previous framework diagrams and plan opposite illustrate the Design accommodated within the parameters identified within the MIR. Further this Principles that could be incorporated into the development of the Whitecraig Development Strategy illustrates how development could make a positive South site. The site presents an opportunity to take a strategic approach to contribution in housing supply in East Lothian, securing the sustainable the supply of new homes in Whitecraig and can be masterplanned to generate growth and regeneration of Whitecraig. a cohesive design that: In summary Buccleuch Property Group believes that the land at Whitecraig

• Provides a long term sustainable development opportunity for the growth South has the capacity to accommodate approximately 300 family homes of Whitecraig; of mix type and tenure, including 25% affordable housing provision as part of a residential led mixed use development. This will help to address the • Present the logical expansion to the existing village. Rounding off the acknowledged shortfall in housing provision which has been identified existing urban area within an established landscape structure whilst within SESplan for the city and surrounding regions. This representation has keeping the school and local shops at the centre of the expanded been prepared to demonstrate how appropriate residential led mixed use community; development on the site can complement the Council planning objectives • Can provide a deliverable site that is effective immediately to deliver the whilst securing significant wider benefit to the community in terms of 300 homes. More than 300 could be delivered if desired depending on regeneration, provision of facilities including the school expansion and the final mix; improved access to open space.

• Can provide 25% affordable housing provision; Whitecraig has not experienced any significant growth for some time and in • Can be phased to meet demand for new housing immediately and over line with the Governments desire for sustainable place making, it is appropriate the long term, providing a ranges of house types, sizes and tenures; that East Lothian Council now seek to identify development land in the village through the new LDP. • Will be both permeable and well connected to the existing settlement;

• The proposed development of land at Whitecraig could not only enhance existing facilities in the settlement and increase footfall thus improving vitality and viability but also offers the opportunity for new commercial development to establish itself in the area;

• Can help regeneration and the development on the land to the south can be the catalyst for improvements to the village;

• Is well contained and does not present any issues with regard to landscape or visual impact and will allow for the creation of a defensible long term Green Belt boundary;

• Provide land for the expansion of the primary school and would mean the school will be within the heart of the village;

• Ensure all the residents of the new development to be within a 400m walking distance of a bus stop and the existing Core Path; and

• Will provide more and an increased variety of public open space within the village and improved links to Dalkeith Park. Whitecraig South, East Lothian pg. 23 © Crown copyright, All rights reserved 2013. Licence number 0100031673 © Google 2013 fig. 23: Whitecraig South, illustrative masterplan in context.

Whitecraig South, East Lothian

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