Leith Docks Development Framework

Contents

0 Executive Summary

1 Introduction

2 Background

3 Description of LDDF Area

4 Planning Policy - Overview

5 Infrastructure Issues: Engineering

6 Potential Land Uses

7 LDDF Proposals – Access and Accessibility

2 Leith Docks Development Framework Supplementary Planning Guidance 8 LDDF Proposals – Environment and Sustainability

9 LDDF Proposal – Urban Planning and Public Realm

- Figures 1.01 to 1.24

10 LDDF Proposal (including Figures 2.01 to 2.22)

11 Implementation

Annex A LDDF Sustainability Targets

Annex B Masterplan Consultation Groups

Supplementary Planning Guidance Leith Docks Development Framework 3 4 Leith Docks Development Framework Supplementary Planning Guidance Supplementary Planning Guidance Leith Docks Development Framework 5 Executive Summary

Introduction

0.1 0.2 The framework addresses an area of This document sets out a long-term vision and framework approximately 170 hectares covering Leith for the phased redevelopment of Leith docks in docks, in Forth Ports’ ownership, and the surrounding area, including part of the historic Edinburgh. It has been prepared in initial form by core of Leith. The overarching objective of the consultants for Forth Ports plc within a context set by the vision for this area is as follows: To provide an extension of Leith and the city City of Edinburgh Council and subsequently edited by the which integrates the old and new areas in a mixed, balanced and inclusive waterfront Council both prior to and following a public consultation community while responding to contemporary process. It was approved by the Council as aspirations, concerns and ideas regarding urban planning. supplementary planning guidance on 10 February 2005.

6 Leith Docks Development Framework Executive Summary 0.3 The opportunity to do so arises from Forth 0.4 The framework sets out the strategy for realis- 0.5 The document contains a two-dimensional Ports’ decision to effect a fundamental change ing this vision over the next 15 years. It sets vision of the future. The following diagrams in the role of the Port of Leith. The port will out proposed uses, movement routes, likely and development principles are summarised move away from freight handling and infrastructure requirements and an urban de- from the main text and will be used to guide associated industrial activities towards a sign framework. In order to establish a full and co-ordinate more detailed masterplans ‘Capital City Port’ role, focused on increased urban design toolkit for the area as defi ned for the Leith Docks area. cruise liner traffi c and mixed use in the Scottish Executive’s Designing Places, development, with industrial uses the framework requires that several concentrated in a smaller area to the east. masterplans be prepared for defi ned sub-areas and further design guides on specifi c topics such as the public realm.

Executive Summary Leith Docks Development Framework 7 Principle 1. Principle 2. Accessibility Mixed Use, Walkable Neighbourhoods 0.6To reduce reliance on the private car, high 0.7A key requirement is to create a balanced 0.8 Two neighbourhood centres are identifi ed; quality pedestrian, cycle and public community with services and facilities. the fi rst is at Ocean Terminal, the second transport routes should be given priority over Future proposals must demonstrate a range north-east of the Imperial Grain Silo (See the needs of potential access by private cars. of housing types that appeal to all sectors Figure 1.06). The centres have been located A hierarchy of routes should be provided to of the housing market and in particular to so they are easily accessible to all allow choice of movement throughout the site, families throughout the whole LDDF area. predominately residential areas as well as which will necessitate the construction of new Proposals should demonstrate innovation in public transport. Each centre should infrastructure. The tram corridor will be the design to achieve urban densities whilst accommodate a range of community facilities focus for public transport and new bus routes accommodating the general requirements and services, as well as small-scale should be provided along the core transport for family living including three, four and ground-fl oor commercial uses. Major offi ce spine (see Figures 1.11, 1.12 and 1.13). more bedrooms, private external space and development should be focused at Ocean easy access to ground fl oor. Appropriate Terminal / Victoria Quay. Major hotel and levels of affordable housing provision commercial leisure uses also may be should be agreed with the Council, in appropriate at that location. The Council may accordance with the established local plan in the future identify long-term potential for policy requirement of 25%. further major non-food retailing at Ocean Terminal. Development has been focused at the Ocean Terminal / Britannia Quay / Edinburgh Harbour / Victoria Quay area because it is easily accessible to the tram corridor.

8 Leith Docks Development Framework Executive Summary Principle 3. Principle 4. Principle 5. Urban Grain and Public Realm Development Heights Car Parking

0.9Development should adopt a clear perimeter 0.10The masterplans should establish a 0.11 Car parking levels must be agreed with the urban block structure, of between 40m and modulating built form with ambient building Council, and should be located within the 100m, which clearly defi nes the public realm height between 5 – 8 residential storeys. curtilage of site boundaries and should not from the private spaces, offers local legibility Along the coastal edge, building heights will be visible from the street. Blocks and rows of and high pedestrian permeability. The design be between 1 – 5 residential storeys car parking are not acceptable. The majority philosophy for the public realm (streets, (Figure 1.14) . At Edinburgh Harbour, of visitor parking provision should be pro- squares, quay edges, coastal edges, parks) building heights can be between 8-10 vided within individual plots rather than on- is to design for people rather than cars. The residential storeys. Potential zones within street, with remaining visitor spaces provided public realm must be enclosed by buildings which masterplans may be able to justify as general on-street parking shared with which have active ground-fl oor frontages and building heights of up 16 residential storeys non-residential uses. Lower parking levels refl ect the intended character and functional are identifi ed at Waterfront Plaza (due to the will be sought at the locations most nature of the location The street-based accessibility to the strategic city link), and accessible by public transport, for example at network will expand to form squares and the north and south edges of the Western Waterfront Plaza. public spaces, which will be focused at Harbour (to relate to the large expanse of neighbourhood centres and cultural/leisure water). Precise locations within these zones centres (see Figure 1.06). The uses around for any development proposals extending these squares and other important parts of above 10 residential storeys will have to be the public realm should be ‘special active identifi ed and justifi ed at the masterplanning frontages’, such as shops, cafes, restaurants, stage. Their size must be appropriate to the offi ces or community facilities that afford the scale of adjacent areas and be justifi ed by a opportunity for spill out spaces. complete townscape analysis. Proposals for buildings above 16 residential storeys will not be considered until the forthcoming city-wide high building study has been approved by the Council.

Executive Summary Leith Docks Development Framework 9 Principle 6. Principle 7. Landscape Structure Protect Views and Vistas

0.12The landscape structure is established by the 0.13 Street patterns and urban grain within each hierarchy of public open spaces (see Figure masterplan area shall maintain certain 1.10), the visual corridors (see Figure 1.08) defi ned views through the framework area and the core pedestrian and cycle routes out to the docks, features and water and in (see Figures 1.07, 1.11 & 1.12). towards Leith, Calton Hill, the Castle and the city World Heritage site and its skyline (see Figure 1.08).

10 Leith Docks Development Framework Executive Summary Implementation

0.14Future masterplans will be required for the 0.15 The following diagrams summarise the areas shown in Figure 1.16. The masterplans conceptual elements of the framework: the must be guided by the LDDF and the above network of new routes, the centres of principles. They should be designed and activities, the views to be retained and drawn in three dimensions, and provide the created, and the basic spatial strategy for the basis for all types of development (buildings, area, which consists of a series of open spaces, streets and public transport), north-south landscape/visual corridors that will be delivered over the lifetime of the separating a number of smaller areas each masterplan. The contents of a masterplan will with its own distinct identity. change depending on its location and time of delivery. However, it is expected that the following information is provided to the Council: • A shared vision statement • Character description • 3 dimensional representation • Movement Framework • Street Hierarchy • Landscape Design • Key Open Spaces • Sustainability Study • Microclimate Study – wind, daylight and sun light • Consultation Statement

Executive Summary Leith Docks Development Framework 11 Conceptual Diagram for Development at Leith Docks

12 Leith Docks Development Framework Executive Summary LDDF Visual Corridors & Identity Areas

Note: identity area names are indicative only

Executive Summary Leith Docks Development Framework 13 1Introduction

1.1 1.2 The docks have undergone signifi cant In February 2003, Forth Ports PLC was invited to change in recent years in terms of their prepare a broad framework for the future of Leith Docks. role and function. Operational activity has signifi cantly reduced and whilst a number This Leith Docks Development Framework (LDDF) is of port-related operations remain (ie those that benefi t from a dock-side location) further prepared by Forth Ports PLC and City of Edinburgh relocation to more suitable facilities either at one of Forth Ports’ more accessible ports Council (CEC) City Development Department, and elsewhere on the east side or central belt of Scotland or in other accessible industrial provides Supplementary Planning Guidance (SPG) for locations is underway. As a result, whilst the the whole of Leith Docks and the immediately docks will continue to provide a city port function the focus for this is now moving surrounding area. It is intended that the SPG will be towards naval visits, cruise liner visits and occasional dock-related operations, including incorporated as policy into the emerging Edinburgh City the ongoing maintenance of the Royal Yacht Local Plan. Britannia within the docks.

14 Leith Docks Development Framework Supplementary Planning Guidance 1.3 There exists, therefore, a major opportunity 1.4The SPG is structured as follows: 1.5 The SPG comprises the text and fi gures in for the comprehensive redevelopment of the this document. It is accompanied by an land associated with the various docks, • Section 2 outlines the process to Environmental Report which updates base taking advantage of the widely date including a brief summary of line environmental studies carried out at acknowledged benefi ts associated with the Stage 1 and Stage 2 Stage 1. A Public Realm Strategy for the waterside development. This Leith Docks Consultation Options reports and a LDDF area is currently in preparation and it Development Framework provides summary of the targeted consultation is intended that this will eventually form Supplementary Planning Guidance as to how process; additional and complementary SPG. this can be best achieved. • Section 3 describes the LDDF area;

• Section 4 sets out an overview of the planning policy context;

• Section 5 addresses infrastructure issues;

• Section 6 outlines potential land uses;

• Sections 7-10 consider Framework proposals. Section 7 addresses access and accessibility, Section 8 environmental and sustainability issues, Section 9 urban planning and public realm and Section 10 the framework proposals;

• Section 11 addresses implementation.

Supplementary Planning Guidance Leith Docks Development Framework 15 Vision

1.6 • To provide seamless integration of The Vision is to provide Edinburgh with a waterfront the old and the new, in a mixed, development and ‘Capital City Port’ facility appropriate balanced and inclusive community. to a major European capital city, based on the following • To encourage and encompass for future generations sustainable objectives: development principles, bio-diversity, urban village principles, and a design quality, spatial structure and public realm strategy appropriate to the waterfront of Scotland’s capital city, setting a benchmark for future generations.

• To provide enhanced cruise liner facilities, cross - Forth ferry berth and increase the number of naval visits and maritime events.

• To play a signifi cant part in the growth and prosperity of the city.

• To recognise that Leith is already a special place, and to retain and enhance the local identity with use of the water for transport and recreation, and to reinforce the sense of place.

16 Leith Docks Development Framework Supplementary Planning Guidance • To give priority to pedestrians, with • To establish heritage, arts and event • To put into practice the fi ndings of open space and active frontages spaces on main pedestrian routes to the Waterfront Communities Project, designed to provide for the needs of bring activity and changing interest which is exploring best practice people of all ages, and to create a throughout the year. in waterfront development, along living environment which can provide with the Council’s partner cities of a whole life experience for residents. • To provide buildings that are Oslo, Gothenburg, Aalborg, Odense, adaptable for a range of uses, Hamburg, Schiedam, Gateshead • To provide a mix of uses that meet including community and support and Hull. community aspirations, and create uses, healthcare, and smaller-scale the activity and atmosphere where commercial enterprises. • To assist in the provision of a high people can walk in comfort and sit quality tram system to facilitate and watch the day to day activities of • To continue with the success of the brownfi eld development without a marine environment. Waterfront Recruitment Centre in the aggravating traffi c congestion, and to provision of employment link the Airport with the Seaport, via • To safeguard the intertidal habitats, opportunities for local people. the two city-centre rail stations. internationally important bird populations and geological features • To facilitate the delivery of the • To facilitate a major part of the of the Firth of Forth Site of Special objectives of the Leith Ahead Group, Council’s objective to create a Scientifi c Interest and Special the principles established in the Leith continuous ten-mile-long coastal Protection Area and Imperial Dock Urban Design Framework, and the walkway from the River Almond Lock Special Protection Area. actions targeted in the Community to the River Esk, and to allow Action Plan for Leith. programmed implementation of this. • To contribute to a unique sense of place by focusing on the listed • To provide the City of Edinburgh with buildings and scheduled space to expand over the next 15 monuments, by providing linked years, in a stimulating waterfront bridges and walkways that will environment, involving extend the Water of Leith Walkway, redevelopment of a strategic brown The Shore, and other routes through fi eld site. the development to the Firth of Forth.

Supplementary Planning Guidance Leith Docks Development Framework 17 2 Background

2.1 Following initial discussions between Forth Ports PLC and City of Edinburgh Council 2.2 A two staged approach has been adopted: City Development in early 2003 the Council requested that Forth Ports PLC prepare Stage 1 established the long-term intentions a broad framework document setting out details of its long-term plans for the docks, and options for the docks as an operational port based on the Edinburgh city-region’s and an assessment of the likely impact of its development proposals. In May 2003 economic and transportation needs, and the Council set out an initial statement of the context for this framework and in was reported to Planning Committee in June August 2003 briefi ng notes were prepared by the Council to inform Forth Ports’ 2004. Stage 2 – this document - outlines selection of a consultant team. Forth Ports’ development proposals for the land to be released from operational dock activities and associated infrastructure implications. This development framework is intended to be used to inform and assess a principal outline planning application, future masterplans and subsequent detailed planning applications.

18 Leith Docks Development Framework Supplementary Planning Guidance Stage 1 Report

2.3 The Stage 1 report was submitted to the 2.4 The Stage 1 report further concludes that 2.6 The Stage 1 report was presented to the Council by Forth Ports PLC on 31 March Leith docks is no longer as attractive as an CEC Planning Committee on 3 June 2004. 2004. It concluded that the broad principle of industrial location as other areas in the city, The accompanying Committee report states redevelopment of land within the LDDF area most notably west Edinburgh, particularly in that the Stage 1 report is broadly acceptable, for mixed use purposes was consistent with terms of direct access to the strategic road with key outstanding issues, to be discussed the sustainability and environmental network. The approved Structure Plan and agreed at Stage 2, identifi ed as the objectives of national and local planning recognises that within the Edinburgh proposed pattern of land uses and targets policy. The document demonstrated that Waterfront Core Development Area a level for diversity of housing type and tenure. The Leith is no longer a key provider of dock of industrial use should remain as part of the Committee noted the content of the Stage facilities for the east of Scotland and that overall mix of uses at Leith docks, but major 1 report and agreed the outstanding issues Forth Ports PLC is continuing to relocate industrial development is not a fundamental identifi ed in the report for further consid- existing port operators to more modern and component. eration by Forth Ports PLC. In addition the appropriate facilities either elsewhere within Committee endorsed the process of the docks or within one of their other ports, 2.5 In reaching these conclusions the Stage 1 preparing Stage 2 of the LDDF as a key input such as Grangemouth, Rosyth and Dundee. report considered the historical context of to the City Local Plan and as potential A process of active engagement with existing the docks, existing operations, planning Supplementary Planning Guidance. tenants to facilitate this has been ongoing, policy and an assessment of likely demand and the majority of leases are due to expire for both existing and proposed uses up to by 2010. 2015. The report included a scoping of existing transportation, environmental and infrastructure issues and considered initial urban design and public realm proposals, including an assessment of European exemplars. This approach led to initial frame- work options which focused on connectivity both between the current heart of Leith and the expanded area, and throughout the wider city and the City region. Initial broad dock development parcels and their phasing were identifi ed and suggested uses were included.

Supplementary Planning Guidance Leith Docks Development Framework 19 Consultation Options Paper, Targeted Consultation and Public Consultation

2.7 Forth Ports had at this point also prepared an Initial Consultation Options Paper as a 2.8 Leith Ahead, Scottish Enterprise Edinburgh basis for Forth Ports’ own early targeted consultation process. This Stage 2A report and Lothian, Scottish Natural Heritage, the focused on physical elements of the LDDF and in particular it related to the spaces Health and Safety Executive, the Scottish Environment Protection Agency and between buildings, public realm and overall physical form. The targeted Edinburgh Chamber of Commerce consultation involved a number of meetings and presentations, and each of the responded to this consultation. Other parties was provided with a copy of the Stage 1 and Stage 2A (Consultation Options) presentations were made to the Scottish reports. Executive Development and Estates Departments, The World Heritage Trust, Historic Scotland, Edinburgh Architectural Association, Royal Fine Art Commission for Scotland and The Cockburn Association. In addition written invitations to comment on the Consultation Options Paper were sent to British Airports Authority, Transport Initiatives Edinburgh and Network Rail.

20 Leith Docks Development Framework Supplementary Planning Guidance 2.9 The Consultation Options Paper set out a 2.11 The Draft Leith Docks Development vision for the LDDF area and built on Framework was approved for consultation information gathered in the Stage 1 report, by the Planning Committee on 8 September exploring connectivity and the links 2004. The subsequent consultation process previously proposed, considering the included the posting of copies of the LDDF separation of pedestrian and vehicular traffi c, to over 70 community groups, organisa- and assessing the potential for landmarks to tions, local elected representatives and other be formed with the aim of creating a legible stakeholders; a public meeting held in the network of routes. The report examined a Thomas Morton Hall, 29 September 2004; hierarchy of open space and the distribution a public display of boards in the window of of activities throughout the site. The format the Council’s City Development Department of the report included a signifi cant number of from 12 October 2004 to 19 November 2004; diagrams to illustrate the evolving proposals. posting of the draft LDDF text and fi gures in The themes of scale, character and massing electronic form on the Planning page of the were explored, with the objective of creating Council’s website; and various briefi ngs and areas of distinct identity relating to the form presentations. The formal consultation period of development proposed. ran for 8 weeks from 10 September 2004 until 5 November 2004. 2.10 The Consultation Options Paper concluded by illustrating the variety of choice available 2.12 The consultation responses have informed in combining various options in relation to the preparation of this fi nal version of the pattern and form with a view to generating LDDF. A summary of those responses was debate through the targeted consultation appended to the Planning Committee report process. This process took place during for this document (10 February 2005, Report June and early July and has informed this No. PC/060/04-05/CD). framework.

Supplementary Planning Guidance Leith Docks Development Framework 21 3 Description of LDDF Area

3.1 The LDDF site comprises all the land within the ownership of Forth Ports PLC at 3.2 The LDDF area extends to 172 hectares (425 Leith, excluding Western Harbour which is the subject of a separate approved acres), of which the developable area masterplan. Within the LDDF boundary are included a number of Forth Ports’ comprises 108 hectares (266 acres) in the single ownership of Forth Ports PLC. It developments either completed, under construction or with extant planning extends from Britannia Quay in the west to permission. These are identifi ed in Figure 1.03. The boundary has been defi ned to Marine Esplanade in the east (see Figure facilitate a comprehensive and co-ordinated approach to planning the future of the 1.01). The site comprises the docks and port, including integration with recent and planned developments in Leith’s associated land of the port, including Victoria waterfront, and with the traditional heart of Leith. The site includes part of the area Dock, Imperial Dock and the northern peninsula, Albert Dock Basin, Albert Dock, defi ned within the Leith Urban Design Framework (LUDF) study area to allow the Edinburgh Dock and land to the east of Albert LDDF to acknowledge and develop this work. The LUDF was commissioned by the Road bounded by Marine Esplanade to the Leith Ahead Group and approved by CEC Planning Committee in early 2003. east and Seafi eld Road/Salamander Street to the south. The LDDF also extends to a southern boundary from west to east formed by Commercial Street/Bath Street/Baltic Street/Salamander Street to Seafi eld Road. This boundary demonstrates the commitment in the LDDF to integration and linkage with the core of Leith, and includes areas outwith the ownership of Forth Ports.

22 Leith Docks Development Framework Supplementary Planning Guidance Port Operations

3.3The LDDF site is largely in industrial use, 3.4 There are a number of tenancies across the with a number of industrial buildings site involving approximately 20 different occupying locations across the site. businesses employing around 500 people. Approximately 15% of these buildings are The majority of existing tenants are involved currently unoccupied and large areas of land in port-operational activities which are across the site, which were formerly in dependent on a dock-side location. The port-related use for storage and other great majority of the leases are due to expire purposes, are vacant. The port has suffered before 2010, with a small number from, and contributed to, growing congestion continuing to 2015. Forth Ports PLC is in the city, particularly during peak times, and currently discussing suitable options for the has become less attractive for industrial relocation of Leith tenants to alternative occupiers. Port customers will select loca- locations which will overcome the current tions that are the most suitable constraints associated with Leith docks as a geographically and economically for their commercial operational port. businesses. As a result, businesses with tight supply chains require easy and quick 3.5 There are two current operations at the distribution from ports with good road links docks which may continue throughout the for vehicle access. The Port of Leith does not lifetime of the redevelopment of the site. have these attributes. In contrast, enquiries These are Imperial Grain Silo and Chancelot at Grangemouth and Rosyth have steadily Mill (see Figure 1.02). increased.

Supplementary Planning Guidance Leith Docks Development Framework 23 Existing Access and Transportation

3.6Figure 1.04 illustrates existing access by 3.7 There is an extensive bus network in the 3.9 Pedestrian access to the LDDF area has various means. Existing road access is by area with particularly good links provided to been signifi cantly improved following recent way of a series of arterial routes the west and south of the city. The developments in the corridor extending from including Commercial Street, Ferry Road, majority of services operate at frequencies Ocean Terminal to the Shore. At present Leith Walk and Salamander Street. These higher than 15 minute intervals during peak pedestrian links are provided into the LDDF roads provide access from the west, south hours. Leith Walk is a key Quality Bus area at Western Harbour, Britannia Quay, and east respectively and are generally two Corridor in Edinburgh, receiving Scottish Ocean Drive, Victoria Quay, Commercial running lanes wide and subject to on-street Executive funding for priority measures and Quay, the north end of the Shore, Constitu- parking. Greenways and bus priority bus infrastructure improvements. tion Street, Bath Road and Albert Road from measures are present along a number of Marine Esplanade. routes, providing public transport access to 3.8 This extensive bus network enters the LDDF north Edinburgh and Leith primarily from the area via Portland Place and serves Ocean 3.10 A key challenge for the future redevelopment city centre. Heavy goods vehicle traffi c for Terminal. There are facilities for bus services of the LDDF area is to maximise pedestrian Leith docks primarily uses Ferry Road and to lay-over here, including facilities for penetration from the existing heart of Leith, Salamander Street; the main operational port drivers within the Ocean Terminal particularly involving the extension of the access is Bath Road. A second goods development. This area serves both the existing well established network of paths vehicle access point is located close to the Scottish Executive and Ocean Terminal with including those along the Water of Leith, junction of Albert Road and Marine six local bus routes provided from Ocean through Leith Links and from the less well Esplanade and light goods vehicles and cars Terminal. The X50 which links the park and established routes near Seafi eld Road to the can gain access to the docks via Albert Dock ride site at Ferry Toll to Victoria Quay with east. Bridge. The operational dock area is seven services per day in each direction also currently secure with entry controlled for both terminates at Ocean Terminal. A night time security and Customs reasons. service is provided by the N22 linking Ocean Terminal with the airport.

24 Leith Docks Development Framework Supplementary Planning Guidance 3.11 There is a well established network of 3.14The Council’s public transport strategy, 3.15 It is envisaged that Tram Line 1 will be opera- cycle routes ending at the boundary of including proposals for a tram-based system tional by 2009, consisting of a two way loop Leith Docks, including national cycle route between Leith and the city centre, has been linking the city centre with Leith Docks and 75 which links with the site at Dock Place. developed in part to accommodate the Granton Harbour. In the vicinity of the LDDF There are a number of signalised cycle regeneration of Leith and Granton area the tram will travel along the coastal crossings on the coastal road and cycle Waterfronts. Due to the scale of development road, serve Ocean Terminal, and travel along advance stop lines are provided at some envisaged, the nature of historic transport Ocean Drive and towards Leith Walk via junctions. As with pedestrian linkage, the links to the rest of the city and concern for Constitution Street. At present it is assumed extension of the existing network of cycle air quality along the existing main transport that there will be eight trams per hour in each routes in north Edinburgh into the LDDF routes in Leith, the scale of development direction at peak times along Tram Line 1 area will be a key requirement of future proposed in the LDDF could not proceed and a certain number of additional trams per redevelopment proposals. without the major improvement in trans- number on Tram Line 2 providing direct con- port infrastructure that the tram will deliver. nection between the LDDF area and West 3.12 There is existing freight rail access to the Should the tram project stall or fail, a revision Edinburgh and the airport. Total Tram Line 1 LDDF area at its east side, crossing Marine to the LDDF will be required which revisits capacity per hour is estimated to 1,840 pas- Esplanade at a level crossing before splitting the scale, content and layout in the LDDF sengers, assuming a two-car tram. into branches serving various sites within the and identifi es an alternative major public east side of the docks. This line connects transport solution in the context of reduced 3.16 A tram depot site, to be provided partly by with the east coast main line at the quantities of development. The principle of Forth Ports, is currently proposed east of Portobello junction. developers making fi nancial contributions to Constitution Street, south of Edinburgh Dock this improvement has been agreed. (Site 1.12, Fig. 1.16 refers). The depot is 3.13 In addition to the level crossing at Marine Signifi cant levels of developer contributions intended to accommodate all Tram Line 1 Esplanade there is a level crossing on Albert related to the totality of development envis- maintenance operations and stabling. Road and several more on the internal dock aged will therefore be sought to help meet road network. The line is in a poor state of the cost of providing the necessary transport 3.17 At present there is a cruise liner berth within repair at a number of locations. improvements, including the proposed tram the LDDF site, located adjacent to Ocean system. These contributions will be sought in Terminal for use by vessels up to 55,000 stages as each phase of development is ap- tonnes. At present more than 50 cruise proved, starting in all probability with propos- liners use the facilities offered within the als for the Waterfront Plaza site. Forth Estuary every year.

Supplementary Planning Guidance Leith Docks Development Framework 25 4 Planning Policy - Overview

Edinburgh and the Lothians Structure Plan

4.1 The Development Plan relevant to the LDDF area is the approved Edinburgh and 4.2 The Structure Plan strategy is based on the the Lothians Structure Plan (approved June 2004) and the North East Edinburgh concept of targeting growth to Core Local Plan (adopted April 1998 and altered January 2004). The Council is currently Development Areas (CDA). The LDDF site is located within the Waterfront Edinburgh preparing the Edinburgh City Local Plan which will replace all existing local plans CDA which comprises Leith, Granton and adopted for the urban area of the City. Portobello, although it is recognised that only Leith and Granton have signifi cant brownfi eld potential for business and housing development. The accessibility of Leith is identifi ed as needing improvement if it is to accommodate strategic business opportunities throughout a wider catchment area. The Structure Plan acknowledges that there is further land capacity for business and housing development on surplus land at Leith docks.

4.3 The Structure Plan supports the principle of mixed use development with the focus on residential at the port of Leith. Policy HOU2 supports the development of suitable urban brownfi eld sites for housing, and encourages higher densities where appropriate. The Structure Plan also states that new high density brownfi eld development should not be at the expense of urban capacity by, for example, leading to over development, town cramming, or the loss of open space.

26 Leith Docks Development Framework Supplementary Planning Guidance 4.4 The approved Structure Plan identifi es a 4.6 The economic development policies of the 4.8 In relation to retail development the series of locations in which housing Structure Plan enable planning authorities to Structure Plan defi nes Ocean Terminal as allocations should be made in relevant local consider the appropriateness of retaining a Major Strategic Shopping Centre and is plans (HOU3). One of them is for a minimum established employment uses where these therefore a sequentially preferable location of 1,700 dwellings in the Waterfront are no longer appropriate as the sole or for that major non-food retailing which can- Edinburgh Core Development Area. principle use. not be accommodated either within or on the edge of the city centre or defi ned town 4.5 Policy HOU5 of the Structure Plan states 4.7 Transport policy in the Structure Plan places centres such as Leith Walk and Leith Central that development of housing land should not much emphasis on improving public transport (Schedule 6.2 and Policies RET 1 and RET proceed beyond the existing infrastructure throughout the Plan period. Consistent with 2). capacity of a site until the required other sections of the Plan policy seeks to improvements are provided or committed. In direct major travel-generating development to 4.9 The Structure Plan protects international, addition, HOU 6 requires that housing the most accessible locations (TRAN2) and national and local historic and built heritage developers provide contributions to remedy higher density development is encouraged in designations from development which would any defi ciencies in local facilities and such locations (TRAN4). The Structure Plan have an adverse effect on the interests for amenities which result from the additional encourages the development of freight which those sites have been designated housing. These can include for example terminals at locations which are readily (ENV1). leisure facilities, open space or town centre accessible to the strategic rail and road improvements. In relation to economic networks (TRAN6). development policy ECON1 requires Local Plans to review the established supply of business and industrial land and, where appropriate, reallocate sites for alternative uses which are no longer suitable for industrial or business use. The CDA’s are identifi ed as the fi rst location for new economic development (ECON2) and should be highly accessible and meet the full range of economic development requirements set out in Local Plans.

Supplementary Planning Guidance Leith Docks Development Framework 27 North East Edinburgh Local Plan

4.10 The adopted North East Edinburgh Local 4.12 The Local Plan identifi es and establishes 4.14 Policy H5A (Alteration) relates to affordable Plan allocates the majority of the LDDF site protection for a number of environmental housing. In relation to major sites such as for industrial use within which general and designations, addressed in more detail in this, the policy requires an affordable housing special industry and storage and distribution Section 8 (Figure 1.05 refers). Policy E11 proportion of 25%. It is also stated that the (principally, dock-related), are encouraged. establishes a presumption against percentage of affordable housing may alter The southern sector of the site, between development which would adversely affect as a result of particular site circumstances. Albert Dock and Tower Street Lane is the integrity of SSSIs and SPAs. Policy E35 In the case of the LDDF area, due to its size, allocated as a Mixed Activities Zone (MAZ) establishes a presumption against proposals the only potential factor justifying a proportion which promotes an appropriate mix of likely to affect the amenity of the coastline, of affordable housing below the 25% require- activities including offi ces, housing, in particular land reclamation which would ment would be extraordinary site preparation shopping, general and light industry and adversely affect the amenity of the coastline. costs. In such a case, the developer will be appropriate leisure uses. Recent expected to provide full and verifi able fi nan- developments including Victoria Quay, 4.13 A formal Alteration to the adopted Local Plan cial details, and demonstrate all sources of Ocean Terminal and Ocean Point, and the was approved in January 2004. This remediatory fi nance have been exhausted. extant permission for residential development regularises the policy position in relation to to the east of Ocean Point, are all included Western Harbour (policy IMP1) following the 4.15 Policy H13 (Alteration) relates to developer within this MAZ. The Waterfront Plaza site, approval of the mixed use redevelopment contributions. This requires necessary which is currently the subject of a mixed use proposals in 2002. It acknowledges the infrastructure or facilities to be ‘available, planning application for residential and offi ce progress of relocation of port-related fi rmly committed or…provided as part of a development, is also located within this zone. industries from the harbour, creating a scheme’. Section 75 agreements to secure signifi cant redevelopment opportunity that such provision, on- or off-site, could relate to 4.11 The Britannia Quay site is allocated within was not envisaged when the original Local transport infrastructure, education provision the Local Plan as a ferry terminal for roll-on, Plan was prepared. (where there is a shortage of school places roll-off ferry services. This requirement has or proposed residential development would since been met by the Rosyth-Zeebrugge create a shortage), affordable housing, daily passenger and freight service. East of community facilities, open space and local Constitution Street the LDDF site is allocated improvement schemes. These contributions for industry and business use and a specifi c will be separate from, and additional to, any site is allocated for these uses at Marine fi nancial assistance to the realisation of Leith Esplanade. Ahead’s objectives.

28 Leith Docks Development Framework Supplementary Planning Guidance National Planning Policy Guidance National Planning Framework for Scotland Supplementary Planning Guidance

4.16The Scottish Executive’s national planning 4.17 The Scottish Executive published the National 4.19 In April 2003 CEC Planning Committee policy and advice identify how the planning Planning Framework for Scotland (NPF) in April agreed “to indicate to prospective developers system can support the Executive’s wider 2004. The NPF is a statement of Scottish that the design principles in the Leith Urban objectives for sustainable development, Executive policy on the long term spatial Design Framework set the standard the economic competitiveness, social justice, development of Scotland up to the year 2025. Council would expect them to achieve”. The environmental quality, design and integrated The NPF supports economic development LDDF aims to interpret the principles of the transport. A range of national documents are and area regeneration and informs Scottish LUDF to achieve a coherent and integrated of relevance to the LDDF area, including: Executive decision making on other plans and spatial structure, urban form and townscape. Scottish Planning Policies (SPPs), National programmes. The key aim of the LUDF is to create a dis- Planning Policy Guidelines (NPPGs), tinctive, accessible waterfront neighbourhood Planning Advice Notes (PANs), Designing 4.18 The NPF recognises that managing pressure which makes the most of the character of the Places, and Historic Scotland’s for economic and housing growth will be a key docks on the seafront and forms an important Memorandum of Guidance on Listed challenge for the future of Edinburgh and extension of Leith. Buildings and Conservation Areas. The highlights the importance of placing new LDDF has been prepared to conform with the development in sustainable locations. In 4.20 The CEC principles on urban design are content of these documents. specifi cally referring to the Leith Docks area, outlined in the “Edinburgh Standards for the NPF identifi es the docks as a “gateway Urban Design” document. This establishes port” for freight transport. The role of the port the importance of design issues in reaching in terms of the signifi cant tonnage of cement decisions on planning applications in the city that is transported from Dunbar Works is also and encourages developers to consider the recognised in the NPF. design implications of new proposals in a city-wide, as well as local, context. It highlights the potential impact of major new development within the city context and encourages high quality urban design at both the strategic masterplan and site specifi c scales.

Supplementary Planning Guidance Leith Docks Development Framework 29 5 Infrastructure Issues: Engineering

Fluvial Flooding

5.1 The Water of Leith fl ows into the impounded dock at Leith and discharges to the 5.2 In conjunction with the design of the Water Forth Estuary through the lock. This fl ow is restricted at periods of high tide and of Leith Flood Prevention Scheme, which is Forth Ports PLC operate fl ood control measures to maintain the level in the currently being promoted by the Council, a hydraulic model of the dock assessed the impounded dock below a statutory threshold level, which is set to prevent fl ooding effects of various fl uvial fl ooding events and upstream. tidal conditions. This has concluded that, subject to operation of the lock fl ood control procedures, the risks of fl uvial fl ooding are considered to be low. The fl ood control procedures at the locks need to be fully integrated with those being developed across the city for the Water of Leith Flood Prevention Scheme. This will be a requirement of future planning permissions for the LDDF area.

30 Leith Docks Development Framework Supplementary Planning Guidance Coastal Protection and Tidal Flooding

5.3The existing coastal defences along the north 5.4 Development ground levels will need to be east of the LDDF comprise various set above the maximum tide levels allowing historical seawalls and concrete revetments, for climate change in accordance with which have been supplemented by tipping Government guidance. However, of inert rubble on the seaward side. The fl ooding due to wave overtopping of the defences will require to be upgraded for the coastal defences will require to be proposed re-development of the site and the incorporated into the design of the defences selection of the engineering solution will ad- and the layout of the developments proposed dress aesthetic, environmental and sustain- adjacent to the coastline. This is being done ability considerations. The environmental for the current waterfront developments at assessment of coastal protection measures Granton Harbour and Western Harbour. will be carried out in the context of other wa- terfront developments in Edinburgh. 5.5 Long-term responsibility for maintenance of the coastal defences, sealing dam and lock gates is expected to remain with Forth Ports as harbour authority.

5.6 Agreement of the Council in consultation with the various statutory authorities, including Scottish Natural Heritage, will be required as part of future planning applications.

Supplementary Planning Guidance Leith Docks Development Framework 31 Drainage

5.7Surface water drainage systems for the 5.8The site lies close to Seafi eld Waste Water 5.9 A separate connection to Seafi eld for foul development will be designed in consultation Treatment Works (WWTW), which receives drainage from the fi rst phase of with SEPA and the Council and will take into all the foul drainage generated from the re-development at the west of the LDDF site account the opportunities to improve the greater Edinburgh area. The existing foul is unlikely to be necessary. Forth Ports has water quality in the impounded docks through drainage network around the site is a commissioned a Drainage Impact the introduction of appropriate surface water historical combined system and is generally Assessment and this will highlight the areas infi ltration systems. at or near capacity. Hence, foul drainage requiring future investment. for the majority of the re-developed dock area will require to be collected and pumped 5.10 Formal consultation is ongoing with to Seafi eld through a new, separate, foul Scottish Water and Stirling Water to assess drainage network connected directly to the the implications of the long-term WWTW. It is likely that the foul drainage development of the LDDF site on the foul fl ows generated by the full development drainage network and the WWTW. proposed for the LDDF will require upgrading works at the WWTW and this will be a requirement of future planning permissions at the LDDF site.

32 Leith Docks Development Framework Supplementary Planning Guidance Utilities

5.11Electricity supply to the new development will 5.12 It is envisaged that gas supply to the full 5.14 Extensions to the existing mains network be achieved by a series of network LDDF development would require a new would be required to service the proposed extensions from two established substations medium pressure connection to the district site with each property requiring a separate in the area and interconnection between gas governor at Bonnington. It is possible connection to the new mains. Forth Ports these substations will strengthen the network that supplies to the fi rst phase of the has commissioned a Water Impact and improve supply resilience. Detailed development could be achieved from the Assessment and this will highlight the areas discussions are underway between existing gas network at Leith. requiring future investment to accommodate Scottish Power and Forth Ports, who the development. currently operate a network within the active 5.13 The site is located at the northern edge of docks, to develop a strategy for power the Scottish Water water supply network for distribution that meets the requirements for Edinburgh, which is fed from Megget the phased re-development of the site. Reservoir in the Borders through three storage reservoirs on the south perimeter of the city. The distribution networks across the city are at or near capacity and some require signifi cant network improvements near the storage reservoirs. It is likely that the fi rst phase of the LDDF development could be supplied from the existing network but that demand generated by the full development would be such that upstream network improvements may be required. It is anticipated that these would be a requirement of future planning permissions at the LDDF site.

Supplementary Planning Guidance Leith Docks Development Framework 33 6 Potential Land uses

Industrial

6.1 The LDDF sets out a framework for one of the most signifi cant planned urban 6.2 The urban setting of the LDDF site and its expansions in Edinburgh’s history. It is therefore crucial that its form and function physical relationship to the historic areas of are carefully considered at the outset. The purpose of the LDDF is to create a mixed north Edinburgh, most notably Leith, supports the development of a new and balanced community which exemplifi es the principles of sustainability in terms residential community to sustain associated of use mix, accessibility and design. The mix of uses within the LDDF site will be services, facilities and jobs. It is anticipated highly infl uential in how successfully the area develops as a sustainable, integrated that residential development will be the community and the scale of the LDDF site necessitates careful consideration of the dominant use throughout the majority of the proposed mix. Clearly, given the long term nature of the Framework the mix of uses development parcels which have emerged through the LDDF process. This is with the will change over time, and it is important to ensure that there is suffi cient fl exibility to exception of the eastern area, which will be enable such change to be accommodated without undermining the overall the focus for consolidated industrial use at objectives. Figures 1.15 a&b refer. the site. It is anticipated that this area could accommodate uses generating a signifi cant number of industrial-related jobs in a format that makes more effi cient use of available land, and not dissimilar to the number of jobs associated with the overall Leith docks area during its port-related operational past.

34 Leith Docks Development Framework Supplementary Planning Guidance Residential

6.3 A key requirement in relation to • a target of 30% of residential units 6.4 Based on the indicative LDDF proposal this residential development within the LDDF should be defi ned as ‘family mix has the potential to deliver 18,000 site is to create a balanced community with housing’; residential units on Forth Ports’ land. This in services and facilities attractive to all sectors turn has the potential to deliver 4,500 of the housing market. Recent develop- • at least 20% of this family housing affordable units in accordance with the ments in the Edinburgh Waterfront CDA have should be a maximum of three established local plan policy requirement of focussed on fl atted formats and in particular storeys; 25%. As a principle, no more than 50 one and two bedroomed fl ats which appeal affordable units should be located in the more to single dwellers or couples. Future • of the remaining 70% of same place. The target of 30% family proposals for the LDDF area must residential units, there should be housing will be split proportionally between demonstrate that there is a range of housing a mix of accommodation, market and affordable tenures leading to types which will appeal to all sectors of the including one, two, three bedroom targets of up to 4050 market family dwellings housing market and in particular to families. and larger units, designed to and up to 1350 affordable family dwellings. Proposals should demonstrate innovation accommodate a range of household in design to achieve urban densities whilst types, including older people and 6.5 A range of facilities and services should be accommodating the general requirements disabled people. integrated within individual development for family living including three, four or more parcels identifi ed for the LDDF site. A mix of bedrooms, private external space, Key considerations in attempting to achieve dwelling sizes and tenures will be expected generous internal space and storage these targets will be market demand and within each of the defi ned sites. standards and easy access to ground fl oor. planning policy. Following analysis, the following guidelines in terms of residential content are possible:

Supplementary Planning Guidance Leith Docks Development Framework 35 Offi ce Local Services Commercial

6.6The LDDF site benefi ts from good acces- 6.7It is anticipated that the scale of the 6.8 The LDDF area should also seek to sibility by public transport throughout the city community emerging within the LDDF site encourage smaller scale commercial and and the implementation of the tram network will necessitate the provision of a range of workshop uses within identifi ed locations. will signifi cantly improve this further. As services including small-scale local shopping, Edinburgh is currently experiencing a decline such, the existing offi ce developments within non-retail services, cafes and restaurants. in the number of local smaller scale the LDDF site (Victoria Quay, Ocean Point) These should be focused within the centres commercial enterprises arising from pressure should be further added to, to provide a identifi ed on Figure 1.06 and this concept is for their redevelopment for residential use. choice of locations for major offi ce develop- identifi ed as a key criterion within the de- The LDDF site provides an opportunity to ment in the Edinburgh city region, and to en- velopment parcels defi ned within the LDDF. facilitate such uses at identifi ed locations well sure that the emerging community is able to This will assist in achieving critical mass and related to proposed centres and benefi ting access a range of jobs without having to rely vibrancy which are crucial in securing the from accessibility from well beyond the LDDF on travelling outwith the LDDF area itself. long-term viability of these enterprises. area itself.

Such offi ce developments should be focused within the established offi ce and mixed-use core of the LDDF area in the vicinity of Ocean Terminal and Victoria Quay, although there is scope for smaller-scale offi ce development elsewhere within the LDDF site. These could be incorporated within mixed-use buildings as well as stand-alone developments. The key to their location will be to ensure that such developments are readily accessible by public transport and contribute to the wider mix of uses. The total amount and distribution of offi ce space should be justifi ed by assessment of likely transport impacts.

36 Leith Docks Development Framework Supplementary Planning Guidance Retail Cultural and Leisure

6.9 The Council is currently considering the 6.11The LDDF area will accommodate a range 6.12 New sports pitch and related needs are to be longer-term need for further non-food of heritage, arts and event-related uses and addressed in a ‘pitch strip’ in the east of the retail development in the city as part of the spaces. These will provide opportunities area. Facilities for water-based leisure uses preparation of the Edinburgh City Local Plan. for Festival and Fringe-related events, in will be sought and convenient access to the Ocean Terminal is defi ned as a Major addition to regular events, exhibitions and docks for small leisure craft should be Strategic Shopping Centre in the approved performances, from major plays to antique provided through examination of the Structure Plan and is a sequentially fairs, book fairs and farmer’s markets. More principle and nature of the sealing dam and preferable location for that major non-food formal leisure and recreational facilities such lock gates. retailing which cannot be accommodated as libraries and a dry sports centre are likely either within or on the edge of the city centre to be required, some of which could be pro- 6.13 In terms of commercial leisure uses, major or defi ned town centres such as Leith Walk vided on suitable sites within Leith’s existing hotel and commercial leisure provision may and Leith Central (Figure 1.06 refers). It is area. Groups representing young people be appropriate around the Ocean Terminal/ possible that the Council may, in the should be consulted at the masterplanning Britannia Quay/Edinburgh Harbour/Victoria Edinburgh City Local Plan, identify a stage to identify their specifi c needs in terms Quay core, thereby benefi ting from direct long-term need to provide further non-food of recreational facilities. access to the transport hub focused on retail space at Ocean Terminal and the Ocean Drive on the east side of Ocean physical capacity to do so has been identifi ed Terminal. in the LDDF.

6.10 Necessary food retail will be provided by existing outlets in Leith, by the new proposed supermarket in Western Harbour, and by a small new supermarket at a new neighbourhood centre in the north east of the area (Figure 1.06 refers). Very small-scale (maximum 150m2 gross internal fl oor area) ground-fl oor convenience retail uses may be appropriate elsewhere, in particular where special active frontages are identifi ed (see Local Services above).

Supplementary Planning Guidance Leith Docks Development Framework 37 Open Space Education

6.14 In relation to uses focussing on the built form, 6.15 School provision will be a necessary • A maximum of 4 double-stream a key component of the LDDF area will be a requirement arising from the scale of primary schools (subject to further hierarchy of public and private open space residential development proposed at the site, study of existing capacity), each and its relationship to the existing public a signifi cant percentage of which will be potentially requiring a 1.2ha site. open space in the Leith area. This hierarchy designed to accommodate families. It is consists of a new community park, over 3ha anticipated that in the long-term additional • 1 new secondary school with a of sports pitches, smaller-scale pocket parks, primary and secondary school capacity will notional capacity of 900 expandable play areas, a sea-edge walkway/linear park be required as part of the redevelopment to 1200 as development progresses. and a hierarchy of urban squares, plazas, proposals to accommodate the anticipated A compact urban design would boulevards and private spaces around demand for schooling arising within the require a site of at least 1.7ha if residential buildings (Fig. 1.10 refers). The LDDF area. While there may be some spare playing fi elds are nearby, if not, quality of open space and public realm capacity in the non-denominational sector the minimum secondary school site provision will be a key consideration that could be utilised by this development, requirement would be 5.54ha. in the determination of future planning ap- there is no such capacity in the secondary or plications for the LDDF site. It is expected denominational sectors. Based on the • 1 single stream denominational that since some of the open space needs of potential numbers and mix of housing units primary school, potentially requiring residents in the LDDF area will be met by identifi ed above, the following long-term a 0.91ha site, which could share a existing open spaces in Leith, particularly in potential school requirements have been campus with a non-denominational the period before the central park is delivered identifi ed: school. in the 3rd phase but also in the long-term, fi nancial contributions to the cost of • An extension to the denominational upgrading and maintaining those existing Holy Rood High School. open spaces will be required from developers in the LDDF area. These are estimates and will be subject to further study. More compact site areas for the primary schools may be justifi able as excep- tions to national regulations.

38 Leith Docks Development Framework Supplementary Planning Guidance Community/Health Facilities

6.16 A site for the new secondary school has 6.19 Certain public facilities serving all of Leith 6.21 At this time, there is no anticipated need for been identifi ed in Site 2.1(Fig. 2.14 refers), should be focused at the most accessible additional investment in hospital facilities between the new neighbourhood centre and locations, within reach of both the existing arising directly from the LDDF proposals, Edinburgh Dock. Associated playing fi elds and new communities. Suitable sites may however if this changes in the future, any are to be provided in the pitch strip to the include those of existing facilities within new hospital facilities should be well located east. Leith’s existing core. Within the LDDF area to serve both existing and new communities. Sites 1.6, 1.11 and 1.12 are particularly 6.17 Site 1.12 between Constitution Street and well-placed to serve both areas. Other 6.22 Other necessary community facilities could Bath Road, if not accommodating the tram facilities intended to serve a more local include premises for police and fi re services depot, would be well-placed for one of the population should be clustered with other and other public service providers. non-denominational primary schools to serve facilities at the defi ned neighbourhood Collocation of emergency services may be both the new and existing communities of centre in Site 3.4 or in defi ned special active appropriate, subject to the general Leith. Site 1.11 to the east could provide an frontages elsewhere. A key principle when requirement for facilities to be located to be acceptable alternative location for such a determining the need for and location of new within reach of both new and existing shared school. Alternative sites to the north or replacement community facilities is that communities. or south of these sites would be less likely to there should not be an adverse impact on serve both communities in an equitable way. provision in existing areas of Leith. 6.23 Cultural and community centres which foster community life, including community centres 6.18 Sites for the other non-denominational 6.20 Provision of medical and related facilities will and places of worship, may be identifi ed primary schools and the denominational be required to meet demand arising from through consultation as requirements at the primary school have not been identifi ed in both within the LDDF area and within masterplanning stage. Space for such uses the framework but will be required in the traditional Leith, and integration between the should be included in the masterplans in masterplans for the northern parts of the two will be a key objective. It is estimated defi ned centres and special active frontages. framework area. that one medical practice per 6-8,000 people will be required, each requiring around 1,000m2 fl oorspace, and this equation will form the basis for estimating future provision as the more detailed proposals are prepared.

Supplementary Planning Guidance Leith Docks Development Framework 39 7 LDDF Proposals – Access and Accessibility

Hierarchy of Accessibility

7.1 To create a sustainable development in transport terms, whereby reliance on the 7.2 The development needs to be accessed private car is minimised, the necessity for trips by car off the development site must safely and to provide for access by a range be reduced, and high levels of accessibility by alternative transport modes achieved. of means of travel. The design of the development can assist in altering the The wide mix of land-uses anticipated on the site and the relationship of these relative attractiveness of different transport land-uses to each other will assist this. To further reduce potential car trips, high modes and in encouraging means of access quality pedestrian, cycle and public transport links will be provided between the site other than the private car. and adjacent areas, particularly north-south with Leith’s existing area but also east-west along the coastal edge. 7.3 In considering the design of the develop- ment, a hierarchy of access by employees, residents and the general public must be adopted. This should give fi rst priority to providing convenient access for pedestrians and cyclists. This may be through, for example, the siting of the main access to a building adjacent to the main street, or other pedestrian and cycle routes, rather than behind a large car park, or the provision of specifi c convenient routes and facilities within the site.

7.4 Priority should be given to the ease of access by high quality public transport including, where necessary, the provision of additional infrastructure or services.

7.5 Finally the needs of potential access by private cars should be assessed. This will include the layout of parking areas and access roads.

40 Leith Docks Development Framework Supplementary Planning Guidance Key Infrastructure Internal Network Points of Access

7.6 Figure 1.04 illustrates existing access to the 7.8The network of internal routes is illustrated 7.9 The major east/ west routes will be site. In order to provide integration with the at Figures 1.07, 1.11, 1.12 and 1.13. Within supplemented by a number of more minor remainder of Leith and with existing pedes- the development site itself two major east/ east/ west links in appropriate locations to trian and cycle routes, the main linkages to west linkages will be provided. The primary complement the major routes. Measures will the development site will be provided via: route will be via Ocean Drive, which will be be put in place to discourage use of these extended eastwards beyond Albert Road and routes as rat-runs. • Ocean Drive; then turn south to join the existing east/ west coast road at a new junction east of Seafi eld 7.10 The east/ west routes will be linked by a • Victoria Quay; Place. In conjunction with this, the series of north/ south routes forming a existing coast road between Salamander gridiron pattern throughout the development • Commercial Quay; Street and Lindsay Road will be downgraded site. Three major north/ south local distributor with respect to car traffi c. routes will be formed as follows (Figure 1.11 • The Shore; refers): It is intended that the new route through • from the northern roundabout • Constitution Street; the development site will become the main adjacent to Ocean Terminal east/west link through the area, enabling the via new bridge links across the • Bath Road; and existing coastal route to be enhanced with Water of Leith and Imperial Dock to respect to pedestrian, cycle and public Edinburgh Harbour and the northern • a new access to the east, joining transport uses. Particular attention will be peninsular east/ west route; Seafi eld Road east of Seafi eld Place. paid to the enhancement of the Bernard • from the primary east/ west route Street area, key to reducing severance via a new bridge over the waterway 7.7 Ocean Drive, Constitution Street and the between the new development and the between Albert Dock and Edinburgh new access will provide the primary all-mode existing areas of Leith. The secondary east/ Dock and east of the Imperial Grain routes into the development with pedestrian/ west local traffi c route through the site will Silo to the northern peninsular east/ cycle-only access provided via Victoria Quay, bisect the northern peninsula of the docks, west route; Commercial Quay and The Shore. running from the northwest tip to a junction • from the eastern end of the northern Signifi cant works will be required in these with Albert Road (Figure 1.11 refers). peninsular east/ west route to the routes to ensure they are capable of catering primary east/ west route and its link for all modes. to Seafi eld Road.

Supplementary Planning Guidance Leith Docks Development Framework 41 Form of Network Pedestrian and Cycle Access and Facilities Access

7.11 The network within the LDDF will facilitate 7.13 Minor routes within the development will be 7.15 In addition to the pedestrian and cycle routes the movement of pedestrians, cyclists, public provided with 6 metre wide carriageways to provided alongside the main network of routes, transport and private vehicles. All major ensure maximum potential for penetration traffi c-free linkages will be provided routes will be provided with 7.3 metre of the site by public transport. 2 metre wide wherever possible. Key routes will include carriageways, 2 metre verges (incorporating verges (incorporating on-street parking and those heritage-based routes identifi ed in on-street planting) and 4 metre wide shared planting) and 4 metre wide footway/ Section 9 (Figure 1.07 refers) and a route from footway/ cycleways. Major road cycleways will also be provided on these The Shore, west to Ocean Terminal via the intersections will be signalised with full links. proposed Victoria Quay walkway and public pedestrian and cycle crossing facilities realm associated with Waterfront Plaza, plus provided. Where intermediate crossings are 7.14 Frontage vehicular access onto the major a route across the existing swing bridge at the required, these will be full carriageway width routes will be minimised to enable western channel into Albert Dock. Toucan crossings. Bus lanes will be required uninterrupted pedestrian and cycle routes to on key links and approaches to junctions. be provided adjacent to main vehicle 7.16 To facilitate north/ south linkage to the west of carriageways. the site, it is an aspiration to provide a link from 7.12 Where the key pedestrian routes identifi ed in Commercial Street, through Victoria Square, Figure 1.07 cross major routes, in the currently secure Scottish Executive particular where The Shore meets Ocean compound, Waterfront Plaza and Ocean Point Drive, pedestrian convenience will be a high to the quayside immediately north of Ocean priority. Such pedestrian crossings will be Terminal (West Pier). This is dependent on subject to a Road User Safety Audit at the consultation with, and the approval of, the design stage to determine the level of Scottish Executive. crossing facility to be provided. 7.17 The existing National Cycle Route 75 ends on Commercial Street opposite Dock Place from where access into the development site is pro- vided via a poorly sited Toucan crossing. It is essential that the route end be better integrat- ed into the proposed development, and this is likely to involve the relocation of the Toucan crossing towards Bernard Street/ The Shore.

42 Leith Docks Development Framework Supplementary Planning Guidance Facilities

7.18 Other key pedestrian/ cycle routes that will 7.21 Throughout the site, all pedestrian and cycle 7.23 Short stay facilities should be easy to use be integrated with the development through facilities will be of the highest standards in and must minimise the potential for damage the provision of appropriate facilities include terms of location, design, fi nishes, signing to the bike: stands that support the bike by the shared footpath/ cycleway from and lighting to encourage their use and en- the wheel only are not acceptable. ‘Sheffi eld’ Roseburn to Craigleith, which currently ends sure the safety and security of users. type stands or wall-mounted loops are the close to Chancelot Mill, the shared footpath/ most appropriate designs. High quality cycle cycleway from Seafi eld Cemetery and 7.22 A major factor inhibiting the use of cycles is storage for dwellings will be required. As a beyond and routes through Leith Links, the lack of certainty in being able to fi nd a principle, communal outdoor cycle parking which will be connected via Bath Road and secure, safe place to leave the cycle at the for residential developments will not be Elbe Street. end of the trip. The provision of good parking acceptable. Principles for incorporating cycle facilities will help to avoid the unsightly, and parking into the public realm will be 7.19 Provision of shared foot/ cycle ways on all sometimes dangerous, clutter of bicycles addressed in the LDDF Public Realm routes within the site, links to the external chained to various other items of street Strategy. Detailed requirements for providing pedestrian/ cycle network and enhance- furniture. Well-positioned cycle parking will for cyclists will form part of future planning ment of the existing east/ west coast road serve to increase the relative amenity of permissions. for non-car modes will signifi cantly improve cycling and reinforce a positive image for it. east to west linkage for pedestrians and cyclists within the area. This will facilitate the Council in its aspiration to develop a leisure route from Cramond to Portobello, currently constrained due to the severance effect of Leith docks.

7.20 Footways, footpaths and cycle tracks will be designed according to the guidelines set out in the CEC Development Quality Handbook ‘Movement and Development’ and ‘Cycling by Design’ published by the Scottish Executive.

Supplementary Planning Guidance Leith Docks Development Framework 43 Public Transport Trams Buses

7.24Public transport will play a key role in 7.25The proposed route of Tram Line 1 will form 7.26 Buses will be capable of penetrating the site facilitating movement within the development a loop through the site, entering at more deeply and widely than the proposed site and between the site and the remainder Newhaven, continuing along the Ocean tram and certainly in the short and medium of the city. It is envisaged that the primary Drive east/ west link, to exit onto Constitution term buses will provide the majority of public east/ west route through the site will act Street. Tram stops will be provided outside transport needs. Provision will be achieved as a key public transport corridor served Ocean Terminal, at Albert Dock and at through extension of some or all of the by both Edinburgh’s proposed Tram Line 1 Newhaven. Given these locations, the ma- successful existing services that currently and buses. Works to the existing portion of jority of the site will fall within 700 metres of terminate at Ocean Terminal and/ or creation this route may be required for it to fulfi l this a tram stop; the maximum passengers are of new services. As the specifi c locations of function. All development should be located likely to walk. various land-uses are fi nalised, consultations within the maximum walking distance cited with bus operators to develop these routings in the Council’s Movement and Development will be necessary. New and altered bus Guidelines. services should not result in an adverse impact on services to existing parts of Leith.

44 Leith Docks Development Framework Supplementary Planning Guidance 7.27In order to enable buses to permeate 7.28 The design and layout of the development 7.29 In order to address air quality issues in the throughout the development, minimum should be such that the maximum walking existing major streets in Leith, it is likely that carriageway widths will be 7.3 metres or a distance to the nearest bus stop should not measures to introduce low-/no-emission bus minimum of 6.0 metres where bus frequency exceed 400 metres, such routes should be vehicles serving the area will be required as is likely to be low. In a development of this safe and convenient. Higher density housing part of the package of transport size it is likely that at least two bus terminus should be located nearer to public transport improvements (see LDDF Proposals - facilities will be required. Potential routes than lower density. Environment and Sustainability section). locations for these should be discussed with bus operators as the development content is progressed. Where desirable, these terminus facilities should be provided whilst development is taking place, even though a bus route may only be partly established.

Supplementary Planning Guidance Leith Docks Development Framework 45 Private Cars Outline Travel Plan

7.30 Car access to and within the site will be 7.31Key to the development of the site will be the 7.32 Key elements which must be considered as provided via the key infrastructure: in addition requirement to minimise the demand for trips the LDDF area is developed include: to the major and minor network links, roads to be made by private car. There are many will be provided in each of the development methods that can be employed to ensure this • The density, scale and mix of land blocks. Direct access from individual sites is achieved, ranging from issues to be uses – clustering shops, will be provided onto these links rather than considered during the planning of the entire commercial development, schools onto the key infrastructure. These access area to the development of individual Travel and housing provides the opportunity roads will be designed in accordance with the Plans for specifi c sites. to live, work and socialise without the guidelines set out in the CEC Development need to travel any signifi cant Quality Handbook ‘Movement and distance thus encouraging walking Development’ and include extensive ‘home and cycling. zone’ areas and appropriate traffi c calming. • The design and layout of the development – the development needs to be amenable to the use of alternatives to single-occupancy car travel. Careful design throughout the LDDF area will be necessary to ensure that pedestrians and cyclists can take the shortest possible route on links that are pleasant to use.

46 Leith Docks Development Framework Supplementary Planning Guidance Individual Land Use Travel Plans

• Planning for higher density 7.33 As specifi c sites are developed, individual developments to be clustered around travel plans will be necessary. Travel plans public transport links. are packages of measures aimed at widening travel choices by all modes of • Provision of high quality and transport and cutting unnecessary car use. accessible public transport links. Travel plans are intended to encourage people to think about the best way of • Parking provision which is making a journey, taking into consideration comparable with that of the city its purpose, environmental impact, local centre, with particular constraints conditions and whether any alternative op- for those uses likely to generate a tions are available. signifi cant amount of personal travel such as commercial and retail uses. 7.34 Site-specifi c travel plans should include objectives, scope of plan, actions, marketing, targets and monitoring, and be administered by a full-time Travel Plan Co-ordinator facilitating a Travel Plan Forum for the LDDF area.

Supplementary Planning Guidance Leith Docks Development Framework 47 8 LDDF Proposals – Environment and Sustainability

Landscape, Townscape and Visual Impact Heritage

8.1 Edinburgh city centre is an internationally recognised built environment, accorded 8.2 Development proposals will be expected to World Heritage Site status. Its landmarks, such as the Castle, Calton Hill and comply with the densities of the development Arthur’s Seat dominate the landscape, and the historical views from and to these contained in the LDDF, and the guidance on building heights and massing. sites across the Firth of Forth are of importance in considering any future development in the Edinburgh area (Figure 1.08 refers). 8.3 Future developments on the site will be assessed for the resulting visual impact. Development proposals will be required to take full account of the historic views from the city over the Firth of Forth.

8.4 The following Scheduled Ancient Monuments are noted on the site: • Albert Dock, Hydraulic Crane And Cabin - Scheduled Monument no. 3528 • Victoria Swing Bridge - Scheduled Monument no. 3709 • Martello Tower - Scheduled Monument no. 2418 • Rennie’s Lock Bridge - Scheduled Monument no. 3849

8.5 Future development proposals should retain and enhance the scheduled sites. Scheduled Monument Consent will be required from Historic Scotland for any works affecting the scheduled sites, including restoration works.

48 Leith Docks Development Framework Supplementary Planning Guidance 8.6The following Listed Buildings are noted on 8.7Listed Building Consent will be required from 8.8 Where development proposals are found the site: the Council for any developments affecting to affect any archaeological interests of the • Albert Dock the character of the listed buildings or their site the developers will be required to seek Category B Listed settings. The LDDF seeks to retain and to preserve archaeological remains in situ • Victoria Dock & Lock Gates enhance the listed features in future as a fi rst option. Where this is not possible, Category B Listed developments, in order to increase the archaeological excavation or an • Imperial Dock Grain Elevator attractiveness and tourism opportunities appropriate level of recording may be an Category B Listed afford by the site’s industrial heritage. All acceptable alternative. • Victoria Swing Bridge listed and scheduled structures should be Category B Listed retained in their original locations together 8.9 The Leith Conservation Area includes part of • Edinburgh Dock & Swing Bridge with all the ancillary structures, fi xtures, the LDDF area, including Albert Dock and the Category B Listed details and materials which allow them to be cluster of listed and scheduled structures to • Edinburgh Dry Dock seen as an integral part of the dock system its west. Category B Listed they were constructed to serve. Sensitively- • Edinburgh Dry Dock Pumping House designed additions to the docks themselves Category B Listed may be appropriate, particularly where they • Alexandra Dry Dock allow better access to the water. A Conserva- Category B Listed tion Plan for the designated structures should • Alexandra Dry Dock Hydraulic Station be prepared and used to inform the design, Category B Listed construction and operation of relevant new • Prince Of Wales Dry Dock Hydraulic development. Station Category B Listed • Prince Of Wales Dry Dock Category B Listed

Supplementary Planning Guidance Leith Docks Development Framework 49 Ecology

8.10 The coastal boundary of the site from Marine 8.11The Imperial Dock SPA is designated as a 8.12 Construction activities have the potential Esplanade in the east to the Western Break- result of a Common Tern colony. Design and to cause signifi cant disturbance to the bird water in the west is adjacent to the Firth of land uses of the adjacent developments will populations of the Firth of Forth and Imperial Forth Special Protection Area (SPA), Site address the potential impacts on the colony Dock Lock SPAs. As the risk of disturbance of Special Scientifi c Interest (SSSI), and and the need for an appropriate assessment varies seasonally, the timing, as well as the Ramsar Site. It is already envisaged that under the Conservation (Natural Heritage method of construction, will have to be the coastal defences along this line will be etc.) Regulations 1991. The height, design carefully planned in each instance to mitigate upgraded, and the design of such defences and lighting of buildings to the south of the any potential detrimental effects on these will need sensitive treatment, taking account Imperial Dock Lock SPA will be restricted protected sites. The details of such mitigation of the ecological designations. In addition, subject to detailed assessment of their will be agreed at the planning consent stage. any development adjacent to the SPA will be potential impact on the colony and the required to undergo an appropriate agreement of Scottish Natural Heritage assessment under the Conservation (Natural (Figures 1.14 and 2.03 refer). Pedestrian Heritage etc.) Regulations 1991. access to certain areas of quayside to the north and possibly south of the colony will have to be restricted at certain times of year to avoid potential confl ict with the interests of the colony.

50 Leith Docks Development Framework Supplementary Planning Guidance Noise

8.13 There is the potential for bat roosts within 8.15 The site currently experiences operational 8.16 Future developments on the site must existing structures on the site, and surveys noise from commercial and industrial comply with Council standards on noise will be required prior to demolition works operations. While signifi cant operational mitigation. to identify sites, and proposals prepared to changes will take place in the early years minimise any impacts. Similar measures will of the phased development of the docks 8.17 Noise assessments will be also be required be required for any other species protected resulting in there being little noise-producing for the potential traffi c impact of the by the Wildlife and Countryside Act 1981 (as activity in the medium– to long-term, there is development proposals. amended). a long-term commitment to continue with the grain unloading and storage at the Imperial 8.14 The LDDF area also includes part of the Grain Silo and the operation of Chancelot Water of Leith Urban Wildlife Site. Impacts Mill. It is likely that the pipe coating activities on ecological resources identifi ed across the on the northern peninsula will also continue site and the opportunities to positively in the short-term. As such, the noise impacts support the objectives of the Edinburgh associated with the ongoing operations Biodiversity Action Plan will be discussed and during the phasing of the development may agreed with the Council and Scottish Natural constrain the use, type and form of Heritage. development to be proposed in any one of the sub-areas. Further work will be undertaken to develop the timing and phas- ing of development.

Supplementary Planning Guidance Leith Docks Development Framework 51 Air Quality Ground Conditions

8.18 The existing site includes a variety of tenants 8.19Air quality, particularly in existing streets in 8.20 The docks at Leith have been created by who carry out different operations and Leith, could potentially be adversely affected periods of successive land reclamation since processes. There are two main sources for by the traffi c impact of the development the early 19th century, resulting in the great air pollutant emissions arising from the proposals. Traffi c air quality assessments, majority of the LDDF site comprising up to existing site at Leith Docks: industrial sourc- based on the scope of the Transport 10m of fi lled ground, overlying natural sands es and traffi c emissions. Existing industrial Assessment, will be required as part of the and boulder clays. Careful consideration will sources are expected to be phased out as Environmental Impact Assessment for the need to be given to the design of foundations the development progresses, with the LDDF proposals. The air quality mitigation for any new development and their exceptions of the Imperial Grain Silo and measures identifi ed in the Environmental interaction with the walls of the existing Chancelot Mill. However it will be necessary Statement, and the transport measures docks. to consider the effects of emissions on future identifi ed in the Transport Assessment, need development. to complement and reinforce one another, and in some instances are likely to be one and the same. At this stage it is thought that these measures will likely need to be addressed through a legal agreement between developer(s) and the Council which refl ects partnership between developers and bus operators to deliver low-/no-emission bus vehicles serving the area.

52 Leith Docks Development Framework Supplementary Planning Guidance Water Quality Sustainability Policy and Targets

8.21 There is a long history of industrial uses in 8.23 This document sets out a strategy for the 8.24 A set of sustainability targets for development the docks, which may have contributed to development of the docks which requires in the LDDF area has been prepared on contamination of the soils and groundwater that the docks themselves will be used for behalf of Forth Ports (Annex A). Masterplans underlying the site. Potentially water-based leisure activities. It should also and development proposals will be expected contaminative land uses have also existed be assumed that with the major increase in to address these targets along with the other immediately landward of the site and people living and working within the area, the principles set out in this document. migration of contamination onto the site is frequency of deliberate or accidental con- also a possibility. Contamination risk tact with the water in the docks will increase assessments will be required prior to signifi cantly. It is therefore necessary that re-development and these will be based on water quality in all of the docks is assessed extensive ground investigations to assess for chemical and biological risks to human soil, groundwater and soil gas conditions. health and, if necessary, measures put in place to improve it to an acceptably high 8.22 The scope of a site-wide preliminary ground level. Consultation with SEPA suggests that investigation has been agreed with the the potential future use of impounded waters Council and this work was programmed to be within the LDDF area for leisure/recreational underway on site during August and purposes could lead to their classifi cation as September 2004. ‘Recreational Waters’ in terms of the Water Framework Directive. Such classifi cation will require the water quality to be established to, and maintained at, the appropriate statutory standards.

Supplementary Planning Guidance Leith Docks Development Framework 53 9 LDDF Proposals – Urban Planning and Public Realm

Sense of Place

9.1 One of the prime objectives of the LDDF is to extend Leith to the seafront with a • Several distinct areas which together seamless but transitional urban continuity, building upon the existing character of form a coherent identity for the whole Leith and the docks with high quality public realm and modern buildings that change of the LDDF area. in scale and architectural treatment to repeat the characteristics of the various key • Strong integration and evolution of elements of the site. In creating a successful balanced urban area, development Leith’s existing social, environmental should create a sense of place based on the following criteria: and economic structures.

• The creation of a legible perimeter urban block structure, defi ned by a robust network of routes stemming from a series of key elements within Leith’s historically rich past, ranging from discrete structures to the overall urban form.

• A robust public realm strategy in which a hierarchy of hard- and soft- landscaped public spaces are created in relation to strongly identifi able locations, complementing both locations of historical interest and planned new buildings. The public realm should consist of places and streets designed for people rather than cars and be safe and enjoyable to spend time in.

54 Leith Docks Development Framework Supplementary Planning Guidance • Provision of clearly defi ned semi- • An identifi able landmark character, private and private external space locating Leith within the wider city within perimeter blocks. context.

• Areas of focus around which local • Building design which provides some centres can be established kind of activity to all public providing a legible hierarchy of groundfl oor frontages, with special centres comprising a range of active frontages in certain defi ned commercial, leisure and community places. facilities. • Creation and protection of • Facilitation of a range of economic far-reaching views to, from and activities with a wide range of em- through the development. ployment opportunities. • Emphasis of the traditions of the • Exploration of the opportunities of site by the use of refi ned palettes of the water edges throughout materials combined with a modern the LDDF area to create vibrant design ethos and high quality activity both on and adjacent to the elevational treatments. water.

Supplementary Planning Guidance Leith Docks Development Framework 55 Visual Corridors and Key Routes

9.2 One of the prime objectives is to link Leith 9.5 The historic centre of Leith should be • The Coastal Walk with the seafront through a series of connected with the seafront through a series passing along the breakwater at Western interconnecting routes and spaces at a size of new pedestrian and cycle routes each with Harbour from the west, crossing the sealing and scale that changes naturally throughout a special character, linking existing dam across the mouth of the harbour over the site (Fig. 1.07). landmarks and historic buildings with major the operational lock gates and meandering new public spaces, reinvigorated docks, along the protected seafront taking in the 9.3 A series of visual corridors – the “Leith heritage, monuments, areas of special views west up the Firth and north to Fife and Reaches” – should be established through interest and the protected seafront. As a connecting with the existing coastal the development to reinforce views to the principle, all of these routes must be pedestrian route to Portobello and back to Castle, Arthur’s Seat and Calton Hill, local publicly-accessible 24-hours a day. the city of Edinburgh along the landscaped views to the docks and views through the “Leith Reaches”. This route will form a crucial development to the sea (Fig. 1.08). 9.6 Four distinctive heritage based routes are part of the Council’s intended pedestrian / proposed (Fig. 1.07): cycle route along the entire waterfront of the 9.4 Guidance for the preservation and city. treatment of these areas keeping the views free of visual obstructions at pedestrian • The Western Harbour link levels will be defi ned in future masterplans a circular route around the largest of the and will form the basis of a new series of existing docks providing views to Britannia historic axes linking Leith with the city. which is permanently docked at Leith, and an opportunity to watch the lock gates open and close for vessels entering the Port of Leith. The Western Harbour link also connects together the sheltered gardens at the heart of the Western Harbour development with a new entertainment centre on Britannia Quay, Ocean Terminal and a major new footbridge linking Edinburgh Harbour to the new Cultural Centre.

56 Leith Docks Development Framework Supplementary Planning Guidance Hierarchy of Public Spaces

• The Marine Trail 9.7 Vehicular pressure of traffi c on the 9.8 The pattern of public realm has developed this new trail links the footpaths and cafes Commercial Street/Bernard Street/ from the provision of an integrated urban along The Shore with the Docklands Salamander Street link should be relieved by design strategy, based on heritage hubs, and Information Centre which is suspended over extending Ocean Drive through to Seafi eld major pedestrian connections to and within the Alexandra Dry Dock. Three new Road, thereby facilitating substantial pub- the site as an extension of the existing urban footbridges provide a dockside walk to Edin- lic realm improvements from Commercial fabric of Leith. It consists of three primary burgh Harbour past small pleasure crafts and Street to Salamander Street. Particular care elements: the street pattern, public spaces/ south facing dock edges. On crossing the should be taken to ensure that this new route hierarchy of centres, and the scale, size and entrance to Imperial Dock it extends to the functions as an active street, does not cause distribution of uses, as described below. Martello Tower and the restored promenade severance between areas to the north and along the Firth of Forth. The walk then joins south, and encourages integration between the coastal path taking in the views along the the old and new Leith. “Leith Reaches” until it winds its way back through the new market square and commu- nity landscape of the Central Park to Bernard Street and the statue of Robert Burns.

• Southern Leith route a shorter but equally diverse walk starting and fi nishing in Leith Links, passing the proposed Maritime Heritage Centre in the Edinburgh Dry Dock, linking with the coastal walk and then heading back towards the Links with Arthur’s Seat dominating the skyline ahead.

Supplementary Planning Guidance Leith Docks Development Framework 57 The Street Pattern Public Spaces / Hierarchy of Centres

9.9 The street pattern is generated by the vari- 9.10 The defi ned town centres of Leith Walk and • Leith Docks Neighbourhood Centre ous visual, urban and pedestrian connections Leith Central, and the Strategic Shopping This is sited at one of the junctions of the to the surrounding area, particularly those Centre at Ocean Terminal represent the proposed new bus network, in the north-east visual corridors and key routes identifi ed in hierarchy of centres as defi ned in the part of the site where the northern peninsula Fig. 1.07 and 1.08, and described above. Of development plan. New food retail will be meets the eastern area around Edinburgh particular importance to this are the Marine restricted to the new Neighbourhood Centre Dock. Key elements to be located at this Trail and the Coastal Walk. The permeability in Site 3.4, with only very small units centre are described in Section 6 and include of the network should be based on blocks of accommodating convenience retail or service a small supermarket, a new secondary between 40m and 100m. uses to be allowed elsewhere. The location school and other community facilities. The of the heritage hubs provides a series of centre should be based around the primary focal locations around which centres of street junction and a pocket park. cultural and leisure activity should be based; proposals should seek to strengthen these • Bernard Street Historic Quarter centres. Each centre should provide The downgrading of the east/west link be- community facilities and local services tween Salamander Street and for the local area. Ground fl oor frontage Commercial Street provides the ability for commercial activity at these locations should major new public realm improvements to be maximised. Other locations where ground be made to Bernard Street. This space can fl oor non-residential uses will be required are become a pedestrian priority area in which defi ned in Figures 2.02-2.22 as special active streetfront activity can now be allowed to frontages. The component centres within the utilise the newly rejuvenated streetscape. LDDF area are (Fig. 1.06): Bernard Street should act as the physical and symbolic heart of Leith in its new form.

58 Leith Docks Development Framework Supplementary Planning Guidance • The Docklands Information Centre • The Cultural Centre, at Imperial Dry Dock • Edinburgh Dock Maritime Centre The Water of Leith and the vibrant A large new urban plaza is proposed at In its newly refi ned form Edinburgh Dock activity that currently exists along The Shore Imperial Dry Dock. The plaza is introverted creates a unique environment within the city. is linked to and extended far into the new and protected from the prevailing winds. The water surface of the dock has potential development within the LDDF area (the An iconic cultural building could face onto for innovative development such as ‘Marine Trail’). This is a series of intimate the plaza and provide a focal point from the houseboats and fl oating homes around which spaces bringing together the listed Alexandra entrance to the Western Harbour. A tree-lined public space, ateliers, start-up businesses, Dry Dock, pump houses and cranes. Local boulevard following the line of the old pipe- and craft workshops could be located. An community individuals and organisations can line assembly area links the cruise liner site historic vessel could be displayed in be involved in and informed about the future with the Cultural Centre. permanent dry dock with a series of local evolution of Leith in a Docklands Information amenities, shops, bars, and restaurants Centre occupying a modern structure • Central Park and Water Garden, adjacent to spilling out onto the newly landscaped dock suspended above the renovated Alexandra the Imperial Grain Silo edges. Dry Dock. Small retail units, cafes and bars At the heart of the neighbourhood is the are located around the base of the new community park, a place to sit out and enjoy buildings animating the street/dock frontages. the local festivals, to watch water-based activities on both sides of the park or to • Ocean Terminal / Britannia Quay Leisure and explore the markets held within the space. Retail Centre The park should be an innovative green The existing operation of Ocean Terminal can space with some hard landscaping be extended to provide greater capacity in its incorporating existing heritage features but existing function, as well as additional new with a majority of green landscaped space, berthing facilities for large vessels visiting forming a hierarchy of environments to enjoy. the Port of Leith. New quay edge activity and 24-hour public access provide a range of leisure facilities including part of the ‘Western Harbour link’, water-based sporting and training facilities sharing the water environment with Britannia.

Supplementary Planning Guidance Leith Docks Development Framework 59 Scale, Size and Distribution of Uses

9.11 The scale and distribution of uses throughout 9.12 In order to provide the area with defi nition it 9.13 In order to ensure public space is an integral the site, and the provision of an integrated is proposed that a hierarchy of spaces and part of the LDDF area as illustrated in Figure spatial network will provide a wide choice routes be developed to refl ect the importance 1.10, masterplans should incorporate the of routes between places and a diversity of and character of particular locations and that following key components: experiences for people living in the area or markers and special treatments of surfaces visiting for recreation. and fi ttings be developed. Visual and • a coherent green and civic space physical links can be controlled to enable strategy for the whole site; a clear defi nition and graduation between public, semi-public, semi-private and private • a hierarchy of public realm realm. The hierarchy is set out in indicative elements including a form in Figure 1.10, and a separate Public community park, heritage squares, Realm Strategy will develop this in more civic squares, pocket parks, detail. quayside walkways, sheltered promenades, sea-side promenade, sports pitches and play areas;

• the legible linkage of spaces and vistas through the planned townscape

9.14 It is essential that public art be fully integrated into the design as a response to the character and specifi cation of the public realm.

60 Leith Docks Development Framework Supplementary Planning Guidance Heritage Features Views

9.15 Heritage features range in scale from small 9.16 The use of landmarks both existing and streetscape items such as bollards, rail lines proposed should provide defi nition to the and quay walls to larger scale structures. urban grain. Landmarks may be buildings, These should be incorporated into landscape spaces, water bodies, public development providing valuable contributions art, or maritime / industrial structures. They to the identity and quality of the public realm. should be of the correct scale in relation to The larger structures such as pump houses the view / vista within which they operate and cranes, lock gates and bridges etc., should they may also constitute part of a collection be utilised to provide landmarks within the of elements in composition. townscape of the area, and a focus for activity. 9.17 Views from the wider context of Edinburgh and its surrounding environs should also be considered. Proposals will be assessed on their impact on these views, those views from within the context of Leith and the LDDF area (Fig. 1.08, 1.09), and from the line of the deep-water channel approach into Leith Docks.

Supplementary Planning Guidance Leith Docks Development Framework 61 Network and Grain - Non-Motorised Transport Network and Grain - Motorised Transport

9.18 Masterplans should defi ne a hierarchy 9.20 The permeability of the new development 9.22 New infrastructure will be provided to of routes that allow choice of movement should be based on a reduced number of improve permeability throughout the sites. In throughout the site. The allowance for routes than that provided for non-motorised particular new bridge structures should non-motorised transport networks should forms, however new development should create signifi cant new landmarks for the take precedent over motorised forms of still provide a high degree of permeability LDDF area. transport. The scale of the network grain and integration with existing networks (Fig. produced for non-motorised modes of 1.11). Non-motorised modes of transport 9.23 Provision for public transport should be transport should be of a fi ner grain to that should generally be separate from motorised available throughout the site including a of motorised forms. Non-motorised routes modes, unless at specifi ed crossing points, variety of bus routes and tram links should be provided adjacent to motorised or in ‘home zone’ areas where a lower speed (Fig. 1.13). transport routes, as well as independently limit exists and non-motorised modes have from them (Figs. 1.11, 1.12). clear priority.

9.19 The provision of new infrastructure in the 9.21 Car parking levels must be agreed with the form of routes, space and structures should Council, and should be located within the ensure that they are articulated through the curtilage of site boundaries. The major- use of landmarks ity of parking should not be visible from the street. Blocks and rows of car parking should be avoided. The majority of visitor parking provision should be provided within individual plots rather than on-street, with remaining visitor spaces provided as general on-street parking shared with non-residential uses.

62 Leith Docks Development Framework Supplementary Planning Guidance Scale and Character

9.24 New development proposals should provide • a coherent strategy for the whole • there are opportunities to provide a a high quality environment incorporating site that provides a hierarchy of limited number of iconic landmark social, environmental and economic needs scale and character; spaces and buildings in specifi c both for the LDDF and for the existing Leith locations: these should vary in scale community. The development should provide • scale and character building on the and use, and must have a positive range and variety in terms of scale, location existing structure of Leith and variety and compatible relationship with and function. Masterplans should incorpo- and character across the site should adjacent uses; rate the following key components: represent a logical progression from this existing structure; • consistency of quality of design, materials and function must be a key • character areas should have a local requirement of future planning focus based on heritage hubs, or applications to maintain appropriate centres of new activity; standards throughout the site, and design competitions should seek to • residential use will be dominant, achieve this where appropriate. As a however a mix of uses must be principle, building elevations visible incorporated; from the public realm should predominately make use of locally- • the majority of the docks should be sourced natural stone; maintained as navigable water bodies and quaysides should be • developments must form direct and identifi ed that allow for waterborne positive relations with the water activity; bodies and provide a variety of uses both on the water and along the waters edge.

Supplementary Planning Guidance Leith Docks Development Framework 63 Massing

9.25 Building heights should be appropriate to 9.26Potential zones within which masterplans 9.27 The acceptability, height, architectural form location and function. New development may be able to justify building heights of up and use of buildings above 16 residential should provide a variety of sizes of 16 residential storeys are identifi ed at storeys will not be decided until the development in accordance with the Waterfront Plaza (due to its high forthcoming city-wide high building study has prevailing building heights identifi ed in Figure accessibility by public transport), and the been approved by the Council. The height of 1.14. north and south edges of the Western buildings on the north-western tip of Harbour (to relate visually to the large Edinburgh Harbour will be restricted subject expanse of water). Precise locations within to detailed assessment of their potential these zones for any development proposals impact on the Imperial Dock SPA and the extending above 10 residential storeys will agreement of Scottish Natural Heritage have to be identifi ed and justifi ed at the (Figures 1.14 and 2.03 refer). masterplanning stage by a complete townscape analysis.

64 Leith Docks Development Framework Supplementary Planning Guidance Residential Densities/Mix of uses

9.28 Development of the LDDF area should 9.29 Dwelling types should be linked with urban provide a range of dwelling types and sizes structure and road hierarchy. Lower (Figs.1.15 a&b). Proposals should density family units should be located in demonstrate innovative solutions to providing quieter areas, whilst fl atted development a mix of uses and dwelling types both in should be focused in busier locations. section and zone planning. Provision for fa- Private open space and children’s play cilities and services should be integrated into provision should meet Council guidelines. the mix of residential areas. These should be generally focused at local centres and provide active frontage in those areas.

Supplementary Planning Guidance Leith Docks Development Framework 65 Figure 1.01 LDDF Area Boundary

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66 Leith Docks Development Framework Supplementary Planning Guidance Figure 1.02 LDDF Port Operations

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Supplementary Planning Guidance Leith Docks Development Framework 67 Figure 1.03 Existing Planning Consents

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68 Leith Docks Development Framework Supplementary Planning Guidance Figure 1.04 Existing Access

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Supplementary Planning Guidance Leith Docks Development Framework 69 Figure 1.05 Environmental / Heritage Designations

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70 Leith Docks Development Framework Supplementary Planning Guidance Figure 1.06 Centres

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Supplementary Planning Guidance Leith Docks Development Framework 71 Figure 1.07 Key Routes

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72 Leith Docks Development Framework Supplementary Planning Guidance Figure 1.08 Views through LDDF Area

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Supplementary Planning Guidance Leith Docks Development Framework 73 Figure 1.09 Views from within the LDDF Area

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74 Leith Docks Development Framework Supplementary Planning Guidance Figure 1.10 Hierarchy of Public Space

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Supplementary Planning Guidance Leith Docks Development Framework 75 Figure 1.11 Network and Grain

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76 Leith Docks Development Framework Supplementary Planning Guidance Figure 1.12 Pedestrian and Cycle Network

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Supplementary Planning Guidance Leith Docks Development Framework 77 Figure 1.13 Public Transport Network

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78 Leith Docks Development Framework Supplementary Planning Guidance Figure 1.14 Scale and Character

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Supplementary Planning Guidance Leith Docks Development Framework 79 Figure 1.15a Land Uses (Tram Depot Option 1)

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80 Leith Docks Development Framework Supplementary Planning Guidance Figure 1.15b Land Uses (Tram Depot Option 2)

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Supplementary Planning Guidance Leith Docks Development Framework 81 Figure 1.16 Site Zoning

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82 Leith Docks Development Framework Supplementary Planning Guidance Figure 1.17 LDDF Site Sections

Supplementary Planning Guidance Leith Docks Development Framework 83 Figure 1.18 Section Key Plan

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84 Leith Docks Development Framework Supplementary Planning Guidance Figure 1.19 Indicative Street Section, Local Distributor

Supplementary Planning Guidance Leith Docks Development Framework 85 Figure 1.20 Indicative Street Section, Secondary Access

86 Leith Docks Development Framework Supplementary Planning Guidance Figure 1.21 Indicative Street Section, Secondary Access

Supplementary Planning Guidance Leith Docks Development Framework 87 Figure 1.22 Indicative Street Section, Block Section

88 Leith Docks Development Framework Supplementary Planning Guidance Figure 1.23 Indicative Street Section, Quay Edge

Supplementary Planning Guidance Leith Docks Development Framework 89 Figure 1.24 Indicative Street Section, Coastal Walkway/Cycleway

90 Leith Docks Development Framework Supplementary Planning Guidance Supplementary Planning Guidance Leith Docks Development Framework 91 10LDDF Proposals

Content

10.1The LDDF phasing has been 10.2 The development is currently projected 10.4 The mix of uses appropriate within the developed in three distinct and clearly to be completed in a time scale of 5-year various phases will evolve over the course of identifi ed parcels, (Fig. 1.16): periods per phase. This sequencing mirrors the development programme. Uses the release of operational land from Forth appropriate to the LDDF area are • Phase 1 Ports and provides a natural extension of the outlined in general terms at Section 6. The Ocean Terminal, Britannia Quay, Waterfront development away from the centre of Leith to Development Principles which follow provide Plaza, Ocean Triangle, and the link to the the sea front. It ensures that the a more fi ne-grained analysis, including Water of Leith, the industrial area and the neighbourhood centre facilities and reference to preferred uses where parcels of land between Commercial Street secondary school are provided midway appropriate. and the new link road. through the overall development of the area, though if necessary to serve population • Phase 2 increases from the fi rst phase, the facilities The area around Edinburgh Dock, the new should be brought forward in the phasing. neighbourhood centre and the residential The detailed development dates within this and schools campus out to the Firth of Forth. broad phasing will be determined by the dates of commitment of vital infrastructure • Phase 3 such as the tram. Edinburgh Harbour, the Central Park and the Northern Peninsula out to the new cruise 10.3 The Framework anticipates that the market liner facilities. will continue to evolve throughout the course of the development. Assumptions and decisions will need to be reviewed at regular intervals to ensure that the development objectives can be achieved or improved.

92 Leith Docks Development Framework Supplementary Planning Guidance Figure 2.01 - Key

Supplementary Planning Guidance Leith Docks Development Framework 93 Development Principles

Site 1.1 Ocean Terminal

10.5 Proposals for this site should incorporate the • Provision for and enhancement of 24-hour • Provision of berthing facilities for vessels items listed below and described in Fig. 2.02 pedestrian and cycle access to quayside around new extension to Ocean Terminal, should form a constituent part of the including marina berthing facilities, and ‘Western Harbour link’. berthing facilities for larger vessels.

• Provision of additional leisure and possibly • Enhancement of public realm at entrance retail facilities as part of a high-quality mixed to Ocean Terminal and new tram halt, and use extension of Ocean Terminal into the enhanced linkages across Ocean Drive to Western Harbour basin. This building could Waterfront Plaza. provide the physical capacity for a further large department store • Public realm enhancements to Ocean Drive, (See Section 6 – Retail), and a range of to encourage a high degree of permeability leisure and other retail functions, water taxi into the outer areas of the LDDF. arrival point and berthing for other maritime activities. The quayside can also provide external market and event spaces, served by the current bus and future tram stops.

94 Leith Docks Development Framework Supplementary Planning Guidance Figure 2.02

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Supplementary Planning Guidance Leith Docks Development Framework 95 Site 1.2 Edinburgh Harbour

10.6 Proposals for this site should incorporate the • Provision of high quality public realm, • Massing and layout should be organised items listed below and described in Fig. 2.03 through streetscape and public open space around a central spine road with the major- in the form of quayside activity, and pocket ity of development to the north and south parks, to form a hierarchy of routes and of this link. Development heights, building spaces and encourage a high degree of design and lighting at the north-west end of permeability through the site and the wider the site (blocks identifi ed with height ‘X’) are LDDF area. Vistas should be maintained that restricted subject to detailed assessment of run through the site area. their potential impact on the Imperial Dock SPA and the agreement of Scottish Natural • An appropriate mix of uses in accordance Heritage. Pedestrian access to certain areas with Section 6 of this document. of quayside to the north and possibly south of the colony will have to be restricted at certain • Special active building frontages should be times of year to avoid potential confl ict with concentrated along quayside areas, and key the interests of the colony. points along the central spine road. • Provision of a new road bridge link to the south, to provide separation of vehicular, pedestrian and cycle modes of transport and a new pedestrian / cycle bridge to the north and south of the westernmost tip of the site. Where the ‘Marine Trail’ meets with the road bridge/central spine road, pedestrian convenience in crossing the road should be achieved through the design detail of the bridge and road in this location.

• Provision for berthing of larger vessels on the quayside of Imperial Dock, including liner and naval vessels.

96 Leith Docks Development Framework Supplementary Planning Guidance Figure 2.03

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Supplementary Planning Guidance Leith Docks Development Framework 97 Site 1.3 Ocean Point and Skyliner Sites

10.7 Proposals for this site should incorporate the • The majority of this area is formed by • Provision of an enhanced public realm to items listed below and described in Fig. 2.04 development that currently has detailed Ocean Drive to the south of the area should planning consent. Should new proposals provide separation of vehicular, pedestrian come forward for these plots, they will be and cycle modes of transport. The existing subject to the principles set out in the eastern road bridge link should be improved document, for example in the provision of to accommodate this. special active frontages to Ocean Drive. • A new mixed-use gateway building could • Provision of a high quality public realm, be formed to the east of the site; this should through streetscape and public open space form a landmark and be of the highest design in the form of quayside activity, and pocket quality. parks, to form a hierarchy of routes and spaces and encourage a high degree of • An appropriate mix of uses in accordance permeability through the site and the wider with Section 6 of this document. LDDF area. Vistas should be maintained that run through the site area.

98 Leith Docks Development Framework Supplementary Planning Guidance Figure 2.04

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Supplementary Planning Guidance Leith Docks Development Framework 99 Site 1.4 Alexandra and Prince of Wales Dry Docks

10.8 Proposals for this site should incorporate the • Provision of a high quality public realm, • Development should seek to provide an items listed below and described in Fig. 2.05 through streetscape and public open space appropriate mix of uses in accordance with in the form of quayside activity, and pocket Section 6 of this document. parks, to form a hierarchy of routes and spaces and encourage a high degree of • Massing and layout should be organised permeability through the site and the wider around the existing quays. Building heights LDDF area. Vistas should be maintained that and massing should be low to refl ect the role run through the site area. of this area as part of the connection space between the existing area of Leith and the • Provision of new pedestrian bridge links areas to the north. should form a continuation of The Shore and form part of the ‘Marine Trail’ to the Martello • Sensitive enhancement and adaptive Tower. rehabilitation of Alexandra Dry Dock to form new Docklands Information Centre – the focus of the ‘Dockland Centre’.

100 Leith Docks Development Framework Supplementary Planning Guidance Figure 2.05

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Supplementary Planning Guidance Leith Docks Development Framework 101 Site 1.5 Britannia Quay

10.9 Proposals for this site should incorporate the • Provision of a high quality public realm, • Provision of an enhanced public realm to items listed below and described in Fig. 2.06 through streetscape and public open space Ocean Drive to the south of the area should in the form of quayside activity, and pocket provide separation of vehicular pedestrian parks, to form a hierarchy of routes and and cycle modes of transport. The existing spaces and encourage a high degree of western link to Lindsay Road adjacent to the permeability through the site and the wider existing mill site should be provided as the LDDF area. Vistas should be maintained that main vehicular approach to the LDDF area run through the site area. from the west.

• An appropriate mix of uses possibly including • Provision for and enhancement of pedestrian a hotel, major commercial leisure use and a and cycle access to the quayside should performance arena, in accordance with form a constituent part of the ‘Western Section 6 of this document. Harbour’ link. A pedestrian/cycle link should be provided through the site to the south to link directly with the existing cycleway at Anchorfi eld.

• Massing and layout should be organised around the existing quayside and road structure. Massing should generally refl ect that of the existing context to the south of the area. Massing may increase toward the north of the site area.

102 Leith Docks Development Framework Supplementary Planning Guidance Figure 2.06

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Supplementary Planning Guidance Leith Docks Development Framework 103 Site 1.6 Victoria Dock / Waterfront Plaza / Ocean Triangle

10.10 Proposals for this site should incorporate the • A public open space to the north-west of the • Provision of special active building frontages items listed below and described in Fig. 2.07 Scottish Executive building at Victoria Quay to Ocean Drive, the main pedestrian routes should be provided to enhance the provision and public spaces. of walkway linkage from the Shore. • Provision for and enhancement of pedestrian • The creation of underground car parking to and cycle access to quaysides of Victoria the south of the Scottish Executive building Dock should form a constituent part of a in order to create a major new public space, permeable network of routes. Opportunity for possibly making use of shallow water as a public realm improvements to Commercial security barrier, would be desirable. Street to reduce traffi c fl ow and speed, providing greater emphasis on pedestrian • Provision of an enhanced public realm to and cycle routes. Ocean Drive should provide separation of vehicular pedestrian and cycle modes of • An appropriate mix of uses in accordance transport and active building frontages. The with Section 6 of this document. existing link to Junction Street should be provided as the main vehicular approach to • Massing and layout should be organised the LDDF area from the western part of Leith. around a network of routes. The roundabout access should be removed and the junction converted to traffi c signals with pedestrian and cycle crossing facilities.

104 Leith Docks Development Framework Supplementary Planning Guidance Figure 2.07

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Supplementary Planning Guidance Leith Docks Development Framework 105 Site 1.7 The Shore

10.11 Proposals for this site should incorporate the • Existing mix of functions within existing • Provision of an enhanced public realm to items listed below and described in Fig. 2.08 buildings should be retained. Ocean Drive should provide separation of vehicular, pedestrian and cycle modes of • Provision for and enhancement of transport. Enhancement of the role of Ocean pedestrian and cycle access to The Shore Drive should mitigate possible severance should form part of the ‘Marine Trail’ to the through the provision of adequate controlled Martello Tower. This should also form a crossing points, including further facilities constituent part of a permeable network of when tram line 1 is constructed. routes. • Major improvements to the existing public • Opportunity for signifi cant public realm realm and pedestrian environment along The improvements to Bernard Street to reduce Shore. traffi c fl ow and speed, providing greater emphasis on pedestrian and cycle routes. • A pocket park focused on the 3 listed Albert Provision should be made for public / civic Dock cranes should be created on the events and gatherings. south-east corner of Albert Dock.

106 Leith Docks Development Framework Supplementary Planning Guidance Figure 2.08

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Supplementary Planning Guidance Leith Docks Development Framework 107 Site 1.8 Albert Road

10.12 Proposals for this site should incorporate the • Provision of a landscaped strip of sports • Provision of an enhanced public realm to items listed below and described in Fig. 2.09 pitches and related facilities, intended to Ocean Drive and Albert Road should provide perform a combined role serving the pitch separation of vehicular, pedestrian and cycle sport needs of the new secondary school modes of transport. and the general community. The landscaping solution for this strip should include trees • The extension of Seafi eld Place should form enclosing the various elements to provide the main vehicular access to the Northern wind shelter and a unifying visual effect. Peninsula area from the east, and provide separation of vehicular, pedestrian and cycle • New provision for industrial, storage, modes of transport. distribution or small-scale offi ce use should be made. Layout should remain fl exible within the site area to allow for a variety of operational activities, though where possible good urban design practice in terms of layout will be expected. Vistas should be maintained that run through the site area.

108 Leith Docks Development Framework Supplementary Planning Guidance Figure 2.09

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Supplementary Planning Guidance Leith Docks Development Framework 109 Site 1.9 Marine Esplanade

10.13 Proposals for this site should incorporate the • New provision for strategic rail freight and • Signifi cant public realm improvements should items listed below and described in Fig. 2.10 waste transfer/management facilities should be made to Salamander Street to reduce be safeguarded in the industrial park. The traffi c fl ow and speed, providing greater layout should remain fl exible within the site emphasis on pedestrian and cycle routes. area to allow for a variety of operational Provision of an enhanced public role to activities, though where possible good urban Ocean Drive should provide separation of design practice in terms of layout will be vehicular, pedestrian and cycle modes of expected. Vistas should be maintained that transport. Ocean Drive should become the run through the site area. main access to the LDDF area from the east.

• At least one existing rail line and sidings • The extension of Seafi eld Place should form should be maintained within the area to allow the main vehicular access to the Peninsula for connection by rail. The proposed area from the east, and provide separation strategic rail freight facility could provide a of vehicular pedestrian and cycle modes of replacement for the existing facilities to the transport. The existing road access route, south-west. Marine Esplanade, should be downgraded or possibly closed at an appropriate location, to reduce unnecessary vehicular traffi c over the existing level crossing.

• The gateway building at the junction with Ocean Drive and Salamander Street will require to be of particularly high design quality due to its prominent location.

110 Leith Docks Development Framework Supplementary Planning Guidance Figure 2.10

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Supplementary Planning Guidance Leith Docks Development Framework 111 Site 1.10 Seafi eld Place

10.14 Proposals for this site should incorporate the • Provision of a landscaped strip of sports • An appropriate mix of uses in accordance items listed below and described in Fig. 2.11 pitches and related facilities, intended to with Section 6 of this document. Proposed perform a combined role serving the pitch uses will be infl uenced by existing sport needs of the new secondary school noise-generating uses nearby. and the general community. • Massing and layout should be organised • Signifi cant public realm improvements should around a network of routes. Massing should be made to Salamander Street to reduce generally refl ect that of the existing context. traffi c fl ow and speed, providing greater emphasis on pedestrian and cycle routes. Provision of an enhanced public role to Ocean Drive, should provide separation of vehicular, pedestrian and cycle modes of transport. Ocean Drive should become the main access to the LDDF area from the east.

112 Leith Docks Development Framework Supplementary Planning Guidance Figure 2.11

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Supplementary Planning Guidance Leith Docks Development Framework 113 Site 1.11 Salamander Place

10.15 Proposals for this site should incorporate the • Signifi cant public realm improvements should • Massing and layout should be organised items listed below and described in Fig. 2.12 be made to Salamander Street to reduce around a network of routes. Massing should traffi c fl ow and speed, providing greater generally refl ect that of the existing context. emphasis on pedestrian and cycle routes. Provision of an enhanced public role to • This site is well-placed to accommodate Ocean Drive should provide separation of those educational and community facilities to vehicular, pedestrian and cycle modes of be shared by both the new and existing transport. Ocean Drive should become the communities of Leith. main access to the LDDF area from the east. • This site would provide a suitable location • An appropriate mix of uses in accordance for one of the non-denominational primary with Section 6 of this document. Proposed schools to serve both the new and existing uses will be infl uenced by any existing communities of Leith. noise-generating uses nearby.

114 Leith Docks Development Framework Supplementary Planning Guidance Figure 2.12

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Supplementary Planning Guidance Leith Docks Development Framework 115 Site 1.12 Baltic Street

10.16 Proposals for this site should incorporate the • Signifi cant public realm improvements should • Massing and layout should be organised items listed below and described in Fig. 2.13 be made to Salamander Street and Baltic around a network of routes. Massing should Street to reduce traffi c fl ow and speed, generally refl ect that of the existing context. providing greater emphasis on pedestrian and cycle routes. Provision of an enhanced • Part of this site covers the Leith Glassworks public role to Ocean Drive, should provide archaeological site. Development proposals separation of vehicular, pedestrian and cycle should address the potential to preserve any modes of transport. Ocean Drive should archaeological remains of the glassworks become the main access to the LDDF area and incorporate them and interpretation from the east. facilities into their design, for example through the creation of public space. • Vistas should be maintained that run through the site area providing visual linkage to the • The provision of the northern part of the site wider area. as a tram depot as currently proposed by TIE would sever parts of the LDDF area • An appropriate mix of uses in accordance physically and visually from Leith’s existing with Section 6 of this document. core. Residential development consisting predominately of urban family housing, with mixed use development adjacent to Bernard Street and the site’s eastern boundary are preferred. If this site is not required for the tram depot, it would be well-placed to ac- commodate one of the non-denominational primary schools to serve both the new and existing communities of Leith.

116 Leith Docks Development Framework Supplementary Planning Guidance Figure 2.13

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Supplementary Planning Guidance Leith Docks Development Framework 117 Site 2.1 East Craigs

10.17 Proposals for this site should incorporate the • Provision of a high quality public realm, • A 1.7ha (minimum) site should be provided items listed below and described in Fig. 2.14 through streetscape and public open space for a secondary school capable of expansion in the form of quayside activity, pocket parks up to a capacity of 1200 pupils. A larger site and coastal park, to form a hierarchy of will be required if a primary school is to be routes and spaces and encourage a high included on-site. degree of permeability through the site and the wider LDDF area. Vistas should be • There should be a focus on family maintained that run through the site area. accommodation.

• Provision of local services should be made at • Massing and layout should be organised the quayside of Edinburgh Dock and around a network of routes. Massing should alongside the neighbourhood centre’s pocket generally refl ect that of the existing context. park.

118 Leith Docks Development Framework Supplementary Planning Guidance Figure 2.14

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Supplementary Planning Guidance Leith Docks Development Framework 119 Site 2.2 East Sands

10.18 Proposals for this site should incorporate the • Provision of a high quality public realm, • Edinburgh Dock should be retained in its items listed below and described in Fig. 2.15 through streetscape and public open space current shape. There may be potential for in the form of quayside activity, pocket parks innovative development on the water in the and coastal park, to form a hierarchy of northern part of the dock, subject to routes and spaces and encourage a high compliance with townscape and listed degree of permeability through the site and building objectives. the wider LDDF area. Vistas should be maintained that run through the site area. • An appropriate mix of uses in accordance with Section 6 of this document. • Provision of local services should be made at the quayside of Edinburgh Dock. Some • Massing and layout should be organised leisure facilities should be placed in around a network of routes. Massing should association with new coastal park. generally refl ect that of the existing context.

120 Leith Docks Development Framework Supplementary Planning Guidance Figure 2.15

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Supplementary Planning Guidance Leith Docks Development Framework 121 Site 2.3 Edinburgh Dock

10.19 Proposals for this site should incorporate the • Provision of a high quality public realm, • Massing and layout should be organised items listed below and described in Fig. 2.16 through streetscape and public open space around a network of routes. Massing should in the form of quayside activity, pocket parks generally refl ect that of the existing context, and coastal park, to form a hierarchy of with the possibility to develop an accent routes and spaces and encourage a high building of greater height to the north of the degree of permeability through the site and new square. the wider LDDF area. Vistas should be maintained that run through the site area. • Edinburgh Dock should be retained in its current shape. There may be potential for • Provision of local services should be made at innovative development on the water in the the quayside of Edinburgh Dock and northern part of the dock, subject to alongside the new square. A cultural facility compliance with townscape and listed build- should be placed in association with the new ing objectives. square, forming the focus of the ‘Maritime Centre’. • The heights, form and massing of buildings on the land between Edinburgh and Albert • An appropriate mix of uses in accordance Docks should allow east-west through-views with Section 6 of this document. from the opposite, eastern side of Edinburgh Dock, to refl ect the role of this site as part of the connection space between the existing area of Leith and the areas to the north.

• A new bridge should be included in the development, located in alignment with the new north-south access road. There is a pre- sumption in favour of retention of the exist- ing listed swing bridge, however this will be considered at the appropriate stage.

122 Leith Docks Development Framework Supplementary Planning Guidance Figure 2.16

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Supplementary Planning Guidance Leith Docks Development Framework 123 Site 2.4 VA Tech

10.20 Proposals for this site should incorporate the • Provision of a high quality public realm • An appropriate mix of uses in accordance items listed below and described in Fig. 2.17 streetscape should form a hierarchy of routes with Section 6 of this document. Proposed and spaces to encourage a high degree of uses will be infl uenced by any existing permeability through the site and the wider noise-generating uses nearby. LDDF area. Vistas should be maintained that run through the site area. • Massing and layout should be organised around a network of routes. Massing should • The VA Tech building is expected to cease generally refl ect that of the existing context. operations at some point in the near-future. If this occurs, the building may have potential as a ready-built location for a new industrial occupier. Alternatively, new development on this site should create new north-south pedestrian routes and incorporate an appropriate mix of commercial uses and community facilities.

124 Leith Docks Development Framework Supplementary Planning Guidance Figure 2.17

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Supplementary Planning Guidance Leith Docks Development Framework 125 Site 3.1 Peninsula

10.21 Proposals for this site should incorporate the • Provision of a high quality public realm • An appropriate mix of uses in accordance items listed below and described in Fig. 2.18 streetscape should form a hierarchy of routes with Section 6 of this document. and spaces to encourage a high degree of permeability through the site and the wider • A public space at the furthest end of the LDDF area. It may be possible to create peninsula will afford views of the proposed public small spaces around or over the lock cruise liner terminal’s operation and gate housings. Vistas should be maintained uninterrupted views west along the Firth of that run through the site area. Forth. The precise siting and design for such a space will be subject to appropriate as- • A new linear park should be formed along the sessment of its impact on the Firth of Forth northern edge of the site, and be designed SPA, and if necessary an alternative site to avoid adverse impact on the Firth of Forth which provides the above qualities will be SSSI and SPA designations which protect the sought in this general location. signifi cant numbers of birds which roost on the natural beach in this location. This may • The landfall location for the ocean liner termi- require the design to discourage public nal must be subject to detailed and access to the natural beach and careful appropriate assessment of its potential consideration of the route of the coastal impact on the Firth of Forth SPA, and the walkway relative to the sea wall in this fi nal position and design determined in location. agreement with Scottish Natural Heritage.

Massing and layout should be organised • Provision of new pedestrian and cycle bridge • around a network of routes. Massing should links across the sealing dam and caisson generally refl ect lower scale development structures should form a continuation of the toward the northern shore and larger scale circular ‘Western Harbour’ link around the development toward the southern part of the Western Harbour basin. site, justifi ed in part by the opportunity to utilise wind resources as a source of renew- • Provision of local services should be made at able energy in building design. the new pocket park at the centre of the site area.

126 Leith Docks Development Framework Supplementary Planning Guidance Figure 2.18

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Supplementary Planning Guidance Leith Docks Development Framework 127 Site 3.2 Martello Tower

10.22 Proposals for this site should incorporate the • A new major civic space should be formed • Provision of new pedestrian and cycle bridge items listed below and described in Fig. 2.19 around the Imperial Dry Dock, identifi ed links should form a continuation of The Shore as ‘Imperial Park’ on Figure 2.19. Provision and form part of the ‘Marine Trail’ to the • Provision of a high quality public should be made for a variety of functions Martello Tower. realm streetscape should form a and activities to occur within this space. This hierarchy of routes and spaces to should include its use as an exhibition / event • Provision for and enhancement of pedestrian encourage a high degree of space, and an allowance for the Dry Dock to and cycle access to quayside should form a permeability through the site and the be operational. constituent part of the ‘Western Harbour’ link. wider LDDF area. Vistas should be maintained that run through the site • The site includes a plot which provides a • A new water park should provide the Martello area. long-term opportunity to accommodate a Tower with a water-based context. major cultural centre or institution. It should • A new linear park should be formed have an international standing and act as • A new north – south ‘outer reach’ linear park along the northern edge of the site, an iconic landmark for the city as a whole. should be formed with a pier structure ex- and be designed to avoid adverse The design quality should be based on the tending beyond the shoreline. impact on the Firth of Forth SSSI and highest achievable, an international design SPA designations which protect the competition should seek to achieve this. • Massing and layout should be organised signifi cant numbers of birds which Active edges to the building should operate around a network of routes. Massing should roost on the natural beach in this lo- on the quayside and to the major civic space. generally refl ect lower scale development cation. This may require the design toward the northern shore and larger scale to discourage public access to the development toward the southern part of the natural beach and careful site. consideration of the route of the coastal walkway relative to the sea • An appropriate mix of uses in accordance wall in this location. with Section 6 of this document.

128 Leith Docks Development Framework Supplementary Planning Guidance Figure 2.19

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Supplementary Planning Guidance Leith Docks Development Framework 129 Site 3.3 Imperial Dock

10.23 Proposals for this site should incorporate the • Provision of a high quality public realm • Provision for and enhancement of pedestrian items listed below and described in Fig. 2.20 streetscape should form a hierarchy of routes and cycle access to quayside should form a and spaces to encourage a high degree of constituent part of a route along the northern permeability through the site and the wider edge of Imperial Dock. LDDF area. Vistas should be maintained that run through the site area. • Plot lines on the southern edge of the site should be varied to provide additional public • A new linear beach park should be formed space / pocket parks. along the northern edge of the site, and provide access to the natural beach edge. • Provision of local services should be made at new pocket parks. • Massing and layout should be organised around a network of routes. Massing should • A new north – south ‘outer reach’ linear park generally refl ect lower scale development should be formed with a pier structure ex- toward the northern shore and larger scale tending beyond the shore line. development toward the southern part of the site. • The reuse of existing crane structures should occur at quayside pocket park locations.

• An appropriate mix of uses in accordance with Section 6 of this document.

130 Leith Docks Development Framework Supplementary Planning Guidance Figure 2.20

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Supplementary Planning Guidance Leith Docks Development Framework 131 Site 3.4 Middle Craigs

10.24 Proposals for this site should incorporate the • Provision of a high quality public realm • Massing and layout should be organised items listed below and described in Fig. 2.21 streetscape should form a hierarchy of routes around a network of routes. Massing should and spaces to encourage a high degree of generally refl ect lower scale development permeability through the site and the wider toward the northern shore and larger scale LDDF area. Vistas should be maintained that development toward the southern part of the run through the site area. site.

• The Leith Docks Neighbourhood Centre • Plot lines on the southern edge of the site should be located at the junction of the should be varied to provide additional public proposed new bus network, in the east end space / pocket parks. of this site. Key elements to be located at this centre are described in Section 6 and include • The reuse of existing crane structures should a small supermarket, a new secondary occur at quayside pocket park locations. school and other community facilities. The centre should be based around the primary • A new north – south ‘outer reach’ linear park street junction and a pocket park. This centre should be formed with a pier structure should be provided in the section phase of extending beyond the shore line. development in order to serve the areas to the east and south. • An appropriate mix of uses in accordance with Section 6 of this document.

132 Leith Docks Development Framework Supplementary Planning Guidance Figure 2.21

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Supplementary Planning Guidance Leith Docks Development Framework 133 Site 3.5 Central Park

10.25 Proposals for this site should incorporate the • Provision of a high quality public realm • A major new community park should be items listed below and described in Fig. 2.22 streetscape should form a hierarchy of routes developed, providing amenity for a variety of and spaces to encourage a high degree of leisure pastime activities. The park should permeability through the site and the wider have a mix of uses associated with it and a LDDF area. Vistas should be maintained that variety of smaller scale environments within run through the site area. its structure. Buildings should be positioned to overlook the park. Key to the character • Massing and layout should be organised of the park will be the absence of public around a network of routes. Massing should roads through it, allowing an uninterrupted generally refl ect lower scale development landscape between the two docks, and the toward the western side and larger scale incorporation of existing dock features such development toward the eastern side of the as the cranes, rail lines and cobbling into the site. landscape design.

• If the Imperial Grain Silo ceases operation at some point in the future, enhancement and adaptive rehabilitation of the building to form new cultural and community facilities would be sought.

• An appropriate mix of uses in accordance with Section 6 of this document.

134 Leith Docks Development Framework Supplementary Planning Guidance Figure 2.22

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Supplementary Planning Guidance Leith Docks Development Framework 135 11 Implementation

11.1 The LDDF, once approved as supplementary planning guidance (SPG), will be used 11.2 Satisfactory masterplans will be required by to inform and assess a subsequent principal outline planning application for the bulk the Council for the groupings of sites of development proposed here, with parallel smaller outline applications for identifi ed in Figure 1.16. These should implement the principles set out in this special elements such as the cruise liner terminal, future masterplans and framework. They should each demonstrate subsequent detailed planning applications. It is intended to incorporate the SPG as how a distinctive character area will be policy for the LDDF area in the new Edinburgh City Local Plan. created. They should be designed and drawn in three dimensions and provide the basis for all types of development (buildings, open spaces, streets and public transport) that will be delivered over the lifetime of the masterplan. They should include the following elements;

136 Leith Docks Development Framework Supplementary Planning Guidance • a statement setting out a vision for 11.3 The masterplan preparation process needs 11.5 It is anticipated that, for the purposes of clar- the masterplan area which the to be informed by consultation with the public ity, and to agree Section 75 contributions, an Council can share with the and relevant organisations and groups. outline planning application will be developer; Annex B lists those groups who have already submitted by Forth Ports PLC for the bulk of signalled an interest in being involved in that the currently undeveloped LDDF site, which • a character description; process, however this list is not exhaustive will provide further detail on proposed devel- and opportunities to be involved should be opment parcels, land uses, densities, phas- • 3-dimensional representation of publicised widely. The proposed Docklands ing and delivery of infrastructure, services proposals; Information Centre at Alexandra Dry Dock and facilities. This principal application will should provide a venue for this process from be accompanied by an Environmental • a movement network; the fi rst phase onwards. Statement and Transport Assessment to take full account of the likely environmental • landscape design; 11.4 Phasing should accord with the diagram and impacts associated with the overall text in the LDDF relating to phasing, although proposals. • a hierarchy of streets with active there will be fl exibility in implementation to ground fl oor frontages; refl ect changing market conditions. The 11.6 A number of key infrastructure proposals developer will largely be responsible for infra- identifi ed in this document will require the • key open spaces; structure, services and facilities necessary to co-operation of landowners other than Forth accommodate the form and scale of Ports to deliver. Forth Ports will be expected • a sustainability statement addressing development proposed. Details shall be to undertake an active role in working with the LDDF Sustainability Targets determined as part of subsequent planning the Council to secure that co-operation and (Annex A); permissions, however the Council’s position thereby implement the strategy set out in the regarding some likely infrastructure framework. • a microclimate study addressing requirements is established in this document. wind, daylight and sunlight issues;

• a statement of the public consultation process and its outcomes.

Supplementary Planning Guidance Leith Docks Development Framework 137 LDDF Sustainability Targets Annex A Prepared by Arup Scotland for Forth Ports plc January 2005

A.1. INTRODUCTION

A.2. SUSTAINABLE DEVELOPMENT

A.3. OBJECTIVES FOR DELIVERING SUSTAINABLE DEVELOPMENT A.3.1 Environmental A.3.2 Natural Resources A.3.3 Societal A.3.4 Economic

A.4. MECHANISM FOR DELIVERY AND TARGETS A.4.1 Access for All A.4.2 Sustainable Drainage A.4.3 Water Supply and Conservation A.4.4 Sustainable Construction Materials A.4.5 Sustainable waste Management A.4.6 Energy Use A.4.7 Noise A.4.8 Transport A.4.9 Air Quality

A.5. SUMMARY

138 Leith Docks Development Framework Annex A - LDDF Sustainability Targets Introduction

A.1 This report is developed from the SPeAR This is a critical point, since the programme assessment undertaken by Arup on behalf of for the SPG envisages implementation over Forth Ports plc into the Leith Docks a fi fteen to twenty year period, and the Development Framework. It draws from technology and advances in sustainable best practice in the UK and seeks to identify development is expected to improve. those areas where targets are appropriate, Therefore it is not appropriate to be and sets outline targets appropriate at this restrictive at this stage, rather to set out the early stage. Following the approval of this target areas and the thrust of target levels Supplementary Planning Guidance (SPG) it that are currently appropriate. is anticipated that a series of applications for planning consent can be brought forward. Once this is granted, a series of applications for planning consent can be brought forward. At that time, the outline targets set out in this document will be developed further taking into account the specifi c proposals for those sites.

Annex A - LDDF Sustainability Targets Leith Docks Development Framework 139 Sustainable Development

A.2 It is now universally accepted that the natural The Government strategic framework There are a great number of possible environment, the world’s resources and “A Better Quality of Life – a Strategy for issues which could arise in connection with environmental stability are under threat from Sustainable Development in the United the LDDF and which, in turn, give rise to a our demands upon them. Unless signifi cant Kingdom” identifi es the main aims of wide range of very different issues that the reduction in the depletion of natural sustainable development at the national level principles of sustainable development cover. resources and the pollution of our which, in turn, informs the various frame- Therefore these targets seek only to outline environment is effectively introduced, the works for delivering sustainable develop- critical areas and apply outline targets to quality of life enjoyed by many today will not ment, including: these. A number of the issues identifi ed in be available for future generations. respect of sustainable development are • Social progress which recognises considered in the Environmental Impact Sustainable development has been defi ned the needs of everyone; Assessment (EIA) which is in course of by the Brundtland Commission (1987) as preparation. This document, in effect, seeks “development that meets the needs of the • Effective protection of the to set out proactive measures to promote the present without compromising the environment; overall sustainability benefi ts of the proposal. ability of future generations to meet their In earlier work these sustainability targets own needs”. The concept of living within the • Prudent use of natural resources; have been grouped according to the capacity of supporting ecosystems has also and following areas: been suggested as a basis for sustainable development. In the urban context, • Maintenance of high and stable • Environmental sustainable development has also been levels of economic growth and defi ned as “development which is employment. • Societal non-damaging to the environment and which contributes to the city’s ability to sustain its • Natural resources social and economic structure”. • Socio-economic

140 Leith Docks Development Framework Annex A - LDDF Sustainability Targets Objectives for Delivering Sustainable Development Environmental

A.3 To achieve a robust implementation strategy A.3.1 • The development of “brownfi eld” • Impacts on ecological resources will for sustainable development, considerable land will use land more effi ciently be fully assessed and minimised. detail of the individual applications must be and reduce the need for the Opportunities for the enhancement of known. At this stage, the different sites may development of “greenfi eld” sites existing ecological resources will be have very different approaches taken in their in the Edinburgh area included in the framework development: our aim is to ensure that the underlying principles of Sustainable • The need to travel and • The industrial heritage of the port will Development are carried forward into the subsequent transport impacts will be enhanced and, where detailed design of individual sites. be minimised, through the appropriate, preserved for future discouragement of car use and generations. An Environmental Set out below are the grouped areas the provision of facilities to Management System (EMS) will be noted as a series of objectives, based upon encourage walking, cycling and implemented to minimise experience elsewhere in the UK. Following the use of public transport construction impacts that we set out a commentary on the mechanisms that could be used to ensure • The design quality of the • Industrial air quality, noise and water the delivery of those targets: these are development will be high and the discharges will be reduced, very much focused on current technology, landscape character strengthened including processes that will be with the clear understanding that future on-going during the course of the technology may improve this. The targets, development and retained and their means of implementation, will be kept under review by Forth Ports when • Nuisances such as odour, litter and developing individual sites. This review will dust will be reduced account for best practice at that time, and would be fully discussed and agreed with the City of Edinburgh Council’s Sustainable Development Unit.

Annex A - LDDF Sustainability Targets Leith Docks Development Framework 141 Natural Resources

A.3.2 • Avoid, Reduce, Reuse and Recycle • Sustainable urban drainage systems • A healthy living environment will be will be the governing philosophy. (SUDS) will be incorporated to ensured throughout the life of the Resource consumption will be protect important local water building, through the use of minimised throughout the project, resources materials that minimise the risk to from the specifi cation of raw • health in construction and use materials to design for Water consumption will be deconstruction minimised, with rainwater collected • The lifespan and fl exibility of for use on site and waste water infrastructure and buildings will be • A waste minimisation plan will be recycling employed maximised adopted to address key waste issues during both the construction and • Energy consumption will be mini- operation of the development mised through the use of ambient energy for light and heat, maximised • Local and recycled materials, and daylighting, appropriate levels of materials from sustainably managed insulation and the installation of renewable sources will be used energy effi cient appliances wherever possible • The potential for on-site and off-site renewable energy sources and combined heat and power will be maximised, in particular, opportunities available for wind and solar power

• The option to create a new waste transfer facility in the east end of the site offers the potential for generating renewable energy, while reducing waste to landfi ll

142 Leith Docks Development Framework Annex A - LDDF Sustainability Targets Societal Economic

A.3.3 • The development will promote • The development will be designed A.3.4 • The development will contribute to the comprehensive regeneration of the to reduce the opportunity for crime, ability of the wider community to area. Overall, the quality of the local creating an environment that is safe generate and retain wealth environment in Leith will be for its occupants improved, resulting in social and • Forth Ports is committed to maintaining health benefi ts for the local • Services, facilities and environments and growing sustainable local sources community will be affordable and accessible to of employment. Where possible, the all sectors of the community, site’s current employers will be • The development will be designed to including the wider Leith and City relocated within the local area, retaining provide a high quality of life for inhabitants employment for members of the local residents and increase the equity community and social inclusion of the Leith • Recreation and community facilities community will be incorporated into the • The creation of high quality buildings Framework, alongside the provision and local environment will attract new • The development will include the of high quality green and open space employers to the area provision of affordable housing that will be accessible to all • Facilities will be made available to encourage small businesses to start up or relocate to the area

• Increased opportunities for skills development will be created through the provision of education and training

• Priority will be given to local businesses to provide goods and services during the design, construction and operation of the development

Annex A - LDDF Sustainability Targets Leith Docks Development Framework 143 Mechanism For Delivery and targets

Access for All Sustainable Drainage

A.4.1 All people need to be able to get around a • A clear commitment to take the issue of A.4.2 The whole development will be designed Framework area. People with restricted inclusive design seriously at the earliest to incorporate Sustainable Urban Drainage mobility can be socially excluded from stages, including setting out the Systems, drawing from SEPA guidance on facilities such as jobs and services and even philosophy and approach to inclusive the most appropriate mechanism for the enjoyment of visiting friends and family. design as well as the key issues of the individual sites. Sustainable drainage is Under the Disability Discrimination Act (1995) particular scheme making use of measures to avoid wastage all service providers are now required to of water and avoid overloading the drainage ensure that buildings are designed to provide • Housing; including the number of systems. They are alternatives to access to everyone. dwellings, by tenure and size, built to conventional storage for the control of Lifetime Homes standards and wheelchair surface water run-off. These techniques not user standards only cater for fl ood peak attenuation, but may Target 1: also improve water quality and the An Access Statement will be prepared • Public Open Space; including children’s environment. that encompasses these issues and will play areas, parks and plazas include: In particular, all external surfaces should • Street furniture; including seats, bollards, normally be permeable (allowing water to vegetation, lighting and display boards percolate into the ground rather than runoff) and include, where ground conditions permit, • Roads; including parking for blue badge the use of infi ltration systems such as holders and accessible road crossings soakaways, grassed swales, infi ltration trenches, ponds, reedbeds and wetlands to • Internal building design mimic natural drainage.

• Public transport infrastructure; including stations and bus stops

• Public facilities; including toilets, informa- tion systems and public art

144 Leith Docks Development Framework Annex A - LDDF Sustainability Targets Water Supply and Conservation

Target 2: A.4.3 The transport, treatment and delivery of A wide variety of measures can be included A statement describing how Sustainable potable water involves the consumption of in a development to reduce water Drainage Systems (SDS) have been energy and resources. A water hierarchy will consumption. These include installation of a integrated into the development will be implemented to: shower, reduced capacity for WC fl ush, use accompany any major application. of ‘grey water’ for toilet fl ushing, use of fl ow • reduce demand for all water restricters to taps, use of low-water use There are possible multi-functional potential appliances, the selection of drought tolerant roles of SDS areas, for instance, the creation • match non-potable supply to plant species in planting schemes, the of new nature conservation areas, non-potable demand incorporation of rainwater collectors for roofs particularly reedbeds, amenity open space and impermeable surfaces and the or as part of a landscape framework for the • supply water from on-site sources. installation of water metering. proposal: these should be addressed as part of this process. Applicants for major development will be required to demonstrate within their design In the disposal of surface water, Scottish proposals that specifi c measures and water Water requires the separation of foul and economy features have been included to surface water sewerage on new enable potable water consumption to be developments. It is the responsibility of the reduced. developer to make proper provision for surface water drainage to ground, water Target 3: courses or surface water sewer. It must not Overall water consumption reduction be allowed to drain to the foul sewer, as this should be 30% and 20% below typical us- is the major contribution to sewer fl ooding. age for residential and commercial/retail premises respectively.

Annex A - LDDF Sustainability Targets Leith Docks Development Framework 145 Sustainable Construction Materials

A.4.4 A site-wide Materials Use and Purchasing Target 4: A target of using materials with no worse than a Strategy that covers all construction and As part of a site-wide Environmental B-rating in the Building Research Establishment’s management activities will be prepared. This Management System, the environmental ‘Green Guide to Specifi cation: An Environmental will include specifi cation clauses and targets design management and review process Profi ling System for Building Materials and for all designers, contractors and suppliers. will ensure that materials are a Components (1998)’ unless it can be demonstrated When demolition is planned, a reclamation fundamental consideration in design and that there is no viable alternative will be adopted audit and a plan for the reuse and recycling long-term use, using recognised within this system. of materials, fi xtures and fi ttings will be pro- environmental impact assessment vided. methodologies, to aim to achieve: • reduction in volume of materials used;

• use of recycled materials – target 15% by volume in buildings and exterior landscape;

• minimisation of waste;

• effective segregation of construction waste;

• designing for durability and low maintenance;

• use of materials that grow;

• use of local materials;

• avoidance of materials harmful to environment and health.

146 Leith Docks Development Framework Annex A - LDDF Sustainability Targets Target 5: • sourcing between 40% and 60% • minimising the movement of Prepare a Materials Use and recycled aggregates for hardcore aggregates and other construction Purchasing Strategy that will involve and in appropriate circumstances, material by road by using engaging contractors for design, con- aiming to increase this to over alternatives such as rail and struction, and management to aim to 60%; waterways; achieve: • maximising use of secondary • best practice for waste aggregates, alternative counts minimisation during construction and alternative constituents of to be adopted (including concrete according to application; appropriate contractual agreements, storage,waste • ensuring aggregates come from segregation, take-back of sources that adopt the highest packaging, etc.); environmental standards; • use of independently accredited • recycling of waste concrete and timber; brick present on the site into aggregates for hardcore via an on • reuse and recycling of materials; site facility, if suffi cient quantities exist; • on-site concrete production and batching plant;

• integration of waste production and disposal activities with a site ‘Sustainable Waste Strategy’ (see next page).

Annex A - LDDF Sustainability Targets Leith Docks Development Framework 147 Sustainable Waste Management

A.4.5 A Waste Management Strategy, will be Target 6: • kerbside collection of separated developed together with the Council and To develop in conjunction with the household and trade wastes from its waste contractors. The strategy should Council a Waste Management Strategy all residences and businesses: accord with targets and principles contained including systems for: metals, plastics, paper and within the Government’s Waste Strategy non-recyclable materials; and 2000, developing a waste hierarchy, with • the provision of suitable waste hazardous waste, furniture, priority being placed in waste reduction, then and recycling storage facilities in textiles, electrical waste and other reuse, recycling and composting, disposal all new development; non-household wastes where with energy recovery, and disposal to landfi ll. appropriate, in collaboration with the Council’s waste collection service;

• delivery of organic wastes from households and gardens to designated Council collection points;

• development of local composting schemes where appropriate in consultation with the Council;

• diverting bulk waste transport off roads to utilise rail networks and the river;

• the disposal of hazardous waste.

148 Leith Docks Development Framework Annex A - LDDF Sustainability Targets In addition to this target, and to support it, • the developers would commit to • utilisation of best practice tech- the following actions are understood to be developing opportunities to minimise niques, with a view to facilitating the consequential upon the Waste Management waste production by maintaining a levels of recycling. This should be Strategy: role in the management of the supply explored in liaison with the Council’s chain during construction and formal waste collection service; estate management duties; • the provision of appropriate in- • the developers would commit to frastructure and mechanisms for working with the City of Edinburgh monitoring waste production should Council to identify adequate space be considered; for the storage and segregation of wastes and recyclable materials • through the above design and generated during both construction management measures, the and operational phases for developer should facilitate the incorporation into buildings or street achievement of City of Edinburgh blocks (for residential properties) on Council targets for recycling and the site; recovery of municipal waste.

• access to collection and storage facilities must be provided for Edinburgh Council waste collection services;

Annex A - LDDF Sustainability Targets Leith Docks Development Framework 149 Energy Use Energy Strategy

A.4.6Developments would include a BREEAM Target 7: A.4.6.1 The above requirements should form (Building Research Establishment All residential buildings should be part of a wider energy strategy which Environmental Assessment Method) designed to achieve a BREEAM rating (or should seek to: assessment, which would be submitted equivalent assessment method and along with the planning application. All ratings) of ‘excellent’. A rating of ‘very • include measures to buildings should achieve an energy use good’ will be acceptable where justifi ed increase energy-effi ciency of target expressed in terms of maximum by site specifi c constraints which the development including (energy related) carbon dioxide emissions prevent achievement of ‘excellent’. All possibilities for low carbon that are equivalent to, or exceed, commercial buildings should be designed residential development contemporary best practice, using to achieve a BREEAM (or equivalent) benchmark fi gures published through the rating of ‘very good’ whilst aiming for an • identify areas of Energy Effi ciency Best Practice Programme ‘excellent’ rating. development that may be or equivalent. naturally ventilated due to the plot context in terms of air quality and noise. This is likely to lead to much lower energy demand in a building compared to an air conditioned counterpart.

• include a commitment to install energy effi cient appliances within buildings, including ‘Class A’ rated white goods in domestic properties.

150 Leith Docks Development Framework Annex A - LDDF Sustainability Targets CCHP Plants – Promoting Effi ciency of Supply Renewable Energy

A.4.6.2 Target 8: A.4.6.3 Target 9: Renewable sources to be considered Consider the feasibility of To fully investigate the include: incorporating a Combined Heat feasibility of incorporating and Power (CCHP) plant on site. provision of on-site renewable • smaller wind turbines within the These should be of ‘good quality’ energy generation of at least 10% proposed development as defi ned by the DETR’s CHPQA of predicted energy generation (at around 100kh/each) – a Quality Assured Programme from renewable sources. for Combined Heat and Power • photovoltaics (Pv) (2000). • solar thermal/panels

• biomass for district heating or CHP

In order to maximise fl exibility for the future installation of renewable energy generation within the scheme, the design strategy for the development will include a framework to protect solar access to buildings. This will include the identifi cation of plots, during detailed masterplanning stage, which are appropriate and which have the potential for application of passive or active solar energy collection. The electrical infrastructure will be designed to be fl exible and ducted in order that it may be replaced in future with low voltage cables to enable widespread distributed energy generation.

Annex A - LDDF Sustainability Targets Leith Docks Development Framework 151 Noise

A.4.7 Development provides the opportunity to use • avoiding, containing or minimising noise Target 10: the best modern technology, design and generation at source In respect of noise, the impact of operation, not just to minimise the generation construction noise and vibration on noise and spreading of noise and protect users, • protecting noise-sensitive uses from noise sensitive developments has be assessed but also to consider how a development can using British Standard 5228 Part 1: 1997 help improve noise environments around it. • minimising noise transfer between activities and Part 4: 1992. Control measures to Developers will be required to consider the within the development, particularly vital with minimise noise and vibration impacts mutual benefi ts of noise control through the more mixed use development using ‘Best Practicable Means’ should be following possible measures: adopted as described in those standards. • ensuring appropriate operational practices The assessment should incorporate, if for noisy activities required, arrangements for the application for the consents procedure for • contributing where possible to wider construction noise under Control of Pollu- improvement by, for instance, appropriate tion Act 1974. land-use zoning, direct screening of noise sources, screening by non-noise sensitive Daytime and night time noise levels at structures and optimal orientation of noise residential properties will be agreed with the sensitive buildings, e.g. designing roadside Council. Potential noise impact of proposals business units to improve road noise in nearby noise sensitive properties will be screening to housing beyond the assessed using British Standard 4142: 1997. development

152 Leith Docks Development Framework Annex A - LDDF Sustainability Targets Transport

A.4.8 It is a fundamental of sustainable • there is good access by public • viable bus routes in through the communities that they are accessible by a transport; development area range of transport modes, and that: • on-street parking controls are in • suitable locations for bus stops place or there are plans to introduce them, and, in the case of residential • safe direct pedestrian routes to bus development; stops or tram halts

• there is a broad range of local shops • displays of local transport information and services to encourage walking. The sustainability of the development • secure, sheltered storage for must be promoted by proposals to bicycles and motorbikes maximise accessibility to the public transport network, and minimise car trips. This can be achieved by providing:

Annex A - LDDF Sustainability Targets Leith Docks Development Framework 153 Green Travel Plans

A.4.8.1 Use of land which involves vehicles Target 11: This list is not exhaustive since Green Travel coming to and from a property will To develop a Green Travel Plan that Plans can only contribute towards mitigation cumulatively have an effect on addresses issues such as: if they form part of a range of other mitigation air-quality. If many cars and / or measures, such as improving public service vehicle generated trips are • minimising car use through transport. The means of transporting freight potentially involved, a Green Travel reduced on-site car parking and business goods will be taken into Plan may need to be submitted prior provision; account in promoting warehouse, retail to the granting of planning commercial development, with their permission. This usually involves a • restrictive parking permits; associated white goods vans and lorries. phased reduction in private car-use through a modal shift to • providing shared hire resources in more sustainable means of transport car pools; and a corresponding reduction in private parking provision. • provision of facilities for recharging electric cars / bikes, parking/storage for cyclists and motorbikes, car sharing / clubs, customer service delivery in commercial / offi ce development.

154 Leith Docks Development Framework Annex A - LDDF Sustainability Targets Air Quality

A.4.9 Use of land which involves vehicles coming Target 12: Key issues in considering the mechanism to and from a property will cumulatively have The design of the individual proposed for reducing emissions are set out an effect on air-quality. If many cars and / or developments will consider measures to below and will be used to inform Target 12. service vehicle generated trips are potentially reduce emissions of air pollutants from involved, a Green Travel Plan may need to the development and also measures to be submitted prior to the granting of planning reduce the exposure of site occupants to permission. This usually involves a phased external air pollution. reduction in private car-use through a modal shift to more sustainable means of transport and a corresponding reduction in private parking provision.

Annex A - LDDF Sustainability Targets Leith Docks Development Framework 155 Dust From Construction Activities Design and Location of Facilities

A.4.9.1 The emission of dust from demoli- A.4.9.2 Careful consideration should be • location of sensitive uses tion and construction activities can given to the site and area such as housing and impact signifi cantly upon local air characteristics. There are areas that children’s play areas away quality and have an adverse effect are more sensitive to air pollution from primary roads to reduce on the health of residents living near than others. The following measures exposure to air pollution; the development. Dust emissions will be considered: can also cause a nuisance, by soiling • the design of buildings to premises and property. The mitigate the adverse effects Environmental Management Strategy of air pollution; referred to previously will contain the measures to be adopted to ensure • restraints on car parking. Best Practicable Means for the control of dust during demolition and construction.

156 Leith Docks Development Framework Annex A - LDDF Sustainability Targets Promoting Alternative Modes of Transport Elimination of Pollutants at Source

A.4.9.3 To maximise public transport use, • parking management to A.4.9.4 A number of measures can be reduce the need to travel and reduce reduce the number of cars adopted to reduce local emissions other potential emissions e.g. from entering the site e.g. through and these help improve local air energy use, the following reducing the number of quality, such as: transport-related measures should spaces available, be considered: employing increased • using energy effi cient charges and limiting the measures in buildings such • provision of segregated maximum standing, subject as natural ventilation and cycling routes where to the parking requirements passive solar heating possible, and within any of disabled people (a new (see above) design strategy, cycling SPG on car-free facilities; development will be • using renewable energy and produced shortly); effi cient supply of energy • use of traffi c management e.g. traffi c resisted zones • the adoption of areas such • using low-emission building a review of public transport as ‘home zones’ or ‘clear materials and paints and systems; zones’, where through traf- encouraging low emission fi c is minimised and traffi c furnishings and furniture to speeds controlled, can improve indoor air quality help to improve local air quality in such areas as well as produce other environmental and safety benefi ts.

Annex A - LDDF Sustainability Targets Leith Docks Development Framework 157 Summary

A.5 The following targets are proposed for the • Street furniture; including seats, •Target 4 LDDF, and are explained in detail. The bollards, vegetation, lighting and •As part of a site-wide Environmental mechanisms for their delivery will be set out display boards Management System, the environmental in a series of document to be developed as •design management and review process the LDDF progresses, and will be kept under • Roads; including parking for blue •will ensure that materials are a fundamen- review by Forth Ports. badge holders and accessible tal consideration in design and long-term road crossings •use, using recognised environmental Target 1 impact assessment methodologies, to aim An Access Statement will be prepared • Internal building design to achieve: that encompasses these issues and will • reduction in volume of materials include: • Public transport infrastructure; used; including stations and bus stops • A clear commitment to take issue • use of recycled materials – target of inclusive design seriously at • Public facilities; including toilets, 15% by volume in buildings and the earliest stages, including set- information systems and public exterior landscape; ting out the philosophy and art approach to inclusive design as • minimisation of waste; well as the key issues of the Target 2 particular scheme A statement describing how Sustainable • effective segregation of construc- Drainage Systems (SDS) have been tion waste; • Housing; including the number of integrated into the development will dwellings, by tenure and size, built accompany any major application • designing for durability and low to Lifetime Homes standards and maintenance; wheelchair user standards Target 3 Overall water consumption reduction • use of materials that grow; • Public Open Space; including should be 30% and 20% below typical us- children’s play areas, parks and age for residential and commercial/retail • use of local materials; plazas premises respectively. • avoidance of materials harmful to environment and health

158 Leith Docks Development Framework Annex A - LDDF Sustainability Targets Target 5 • minimising the movement of Prepare a Materials Use and Purchasing aggregates and other construction Strategy that will involve engaging material, by road by using contractors for design, construction, and alternatives such as rail and management to aim to achieve: waterways;

• sourcing between 40% and 60% • best practice for waste minimisa- recycled aggregates for hardcore tion during construction to be and in appropriate circumstances, adopted (including appropriate aiming to increase this to over contractual agreements, storage, 60%; waste segregation, take-back of packaging, etc.); • maximising use of secondary aggregates, alternative counts and • use of independently accredited alternative constituents of con- timber; crete according to application; • reuse and recycling of materials; • ensuring aggregates come from sources that adopt the highest • on-site concrete production and environmental standards; batching plant;

• recycling of waste concrete and • integration of waste production brick present on the site into and disposal activities with a site aggregates for hardcore via an ‘Sustainable Waste Strategy’ onsite facility, if suffi cient quantities exist;

Annex A - LDDF Sustainability Targets Leith Docks Development Framework 159 Target 6 • delivery of organic wastes from Target 7 To develop in conjunction with the households and gardens to All residential buildings should be de- Council a Waste Management Strategy designated Council collection signed to achieve a BREEAM rating (or including systems for: points; equivalent assessment method and ratings) of ‘excellent’. A rating of ‘very • the provision of suitable waste • development of local composting good’ will be acceptable where justifi ed and recycling storage facilities in schemes where appropriate in by site specifi c constraints which prevent all new development; consultation with the Council; achievement of ‘excellent’. All diverting bulk waste transport off commercial buildings should be designed • kerbside collection of separated roads to utilise rail networks and to achieve a BREEAM (or equivalent) household and trade wastes from the river; rating of ‘very good’ whilst aiming for an all residences and businesses: ‘excellent’ rating metals, plastics, paper and non-re- • the disposal of hazardous waste cyclable materials; and hazardous Target 8 waste, furniture, textiles, electrical Consider the feasibility of incorporating a waste and other non-household Combined Heat and Power (CCHP) plant wastes where appropriate, in on site. These should be of ‘good qual- collaboration with the Council’s ity’ as defi ned by the DETR’s CHPQA – a waste collection service; Quality Assured Programme for Com- bined Heat and Power (2000).

160 Leith Docks Development Framework Annex A - LDDF Sustainability Targets Target 9 Target 11 To fully investigate the feasibility of To develop a Green Travel Plan that incorporating provision of on-site addresses issues such as: renewable energy generation of at least 10% of predicted energy generation from • minimising car use through re- renewable sources duced on-site car parking provi- sion, Target 10 In respect of noise, the impact of • restrictive parking permits, construction noise and vibration on noise sensitive developments has be assessed • providing shared hire resources in using British Standard 5228 Part 1: 1997 car pools and Part 4: 1992. Control measures to minimise noise and vibration impacts provision of facilities for recharging using ‘Best Practicable Means’ should be electric cars / bikes parking/storage for adopted as described in those standards. cyclists and motorbikes- car sharing / The assessment should incorporate, clubs / customer service delivery in com- if required, arrangements for the mercial / offi ce application for the consents procedure for development construction noise under Control of Pollu- tion Act 1974 Target 12 The design of the individual develop- ments will consider measures to reduce emissions of air pollutants from the devel- opment and also measures to reduce the exposure of site occupants to external air pollution.

Annex A - LDDF Sustainability Targets Leith Docks Development Framework 161 Annex B Masterplan Consultation Groups

BAA plc Lesley Duggan, BAA Safe- Note: this list is not comprehensive and the guarding Team, First Point, Buckingham Gate opportunity to be involved in the preparation of more Gatwick Airport, detailed proposals should be widely available to any West Sussex, RH6 0NT Citadel Youth Centre Melissa Byrne, 175 Com- interested parties. Council departments, relevant mercial St, EH6 6JE councillors, and landowners in the LDDF area are not T: 0131 554 0510 City Centre & Leith Mike Fraser, Senior Commu- listed here. National consultees such as Historic Community Education nity Education Worker, South Bridge Resource Centre, Scotland are not listed here, with the exception of BAA. Infi rmary Street The future masterplan preparation process needs to be T:0131 558 3545 Craigentinny Community Caroline Moffat, Craigen- informed by consultation with the public and relevant Council tinny Castle, Loaning Rd. organisations and groups. This list is of groups who EH7 6UP DOSTI Muslim Groups Sarah Gingell, 172 Leith have already signalled an interest in being involved in Walk, EH6 5EA that process. T: 0131 553 2189 Edinburgh Community Richard Whetton, Commu- Safety Partnership nity Safety Manager, CEC Corporate Services T: 0131 469 3827

Edinburgh Sustainable 12 St. Giles St, EH1 1PT Development Partnership T: 0131 469 3804

162 Leith Docks Development Framework Annex B - Masterplan Consultation Groups Edinburgh World Debbie Robertson, 5 Leith - Bonnington John Langton, 195 (3F1) Gt. Lorne Community Roland Reid, 8 (1F2) Smith’s Heritage Trust Charlotte Square, EH2 4DR Community Council Junction St., EH6 5LQ Council Place, EH6 8NT

Edinburgh Young Scot/ Margo Morris, New Parlia- Leith – Harbour Mr A Gordon, 3/8 East Newhaven Community Alyson Cameron, Chairman, Dialogue Youth ment House, Room 5, 5-7 Community Council Cromwell St, EH6 6HF Council 3 Dudley Terrace, EH6 4QQ Regent Road, EH7 5BL T: 0131 550 6810 Leith Links Community Mrs MP Moffett, 12 Clare- NHS Lothian Primary Libby Tait, Head of Service Council bank Crescent, EH6 7NJ and Community Development and Capital Edinburgh Youth Council Rab Byfi eld, Senior Youth & Division Planning, St Roque, Astley Children’s Worker, Commu- Leith Links Residents’ Rob Kirkwood, 7 Prospect Ainsley Hospital, 133 Grange nity Education, Level 1, Wel- Association Bank Road, EH6 7NR Loan, EH9 2HL lington Court, Waterloo Place T: 0131 537 9509 T: 0131 469 3361 Lothian and Borders Fire Gavin Dunlop, Divisional Brigade Offi cer , Operations Plan- North West Community Paul James, Edinburgh Youth Social Sandra Martin, Manager, 54 ning, Brigade Headquarters, Education Senior Community Inclusion Partnership Timberbush, Leith, EH6 6QH Lauriston Place, EH3 9DE Education Worker, (EYSIP) T: 0131 555 5111 T: 0131 228 2401 Broughton High School, Carrington Road, Edinburgh Fort Community Centre Callum MacLeod, Commu- Lothian and Borders Glenn Milne, Architectural T: 0131 332 6316 nity Education Worker, Fort Police Liaison Offi cer, Primary School, North Fort Police Headquarters, Sikh Sanjog Pamela Couper, 172 Leith Street, EH6 4HF Fettes Avenue, EH4 1RB Walk, EH6 5EA T: 0131 553 1074 T: 0131 311 3131 T: 0131 553 4737 also: Leith Action Group Alan Beatson, Secretary, 92 Elizabeth Reynolds, Leith Trinity Community John Dewar, 194 Trinity Restalrig Road, EH6 8BH Sector Inspector Council Road, EH5 3LA

Leith Ahead Susan Tannock Lothian Buses W.W. Campbell, Operations Youth Services Ruth Halley, Youth Services (Leith Ahead provides CEC Corporate Services Director, Advisory Committee Manager access to a wide range T: 0131 469 3879 Annandale St, EH7 4AZ Atholl House, 2 Canning of stakeholders in Leith) Catriona Reece-Heal T: 0131 554 4494 Street, Edinburgh EH3 8EG CEC City Development T: 0131 222 4820 T: 0131 469 3770

Annex B - Masterplan Consultation Leith Docks Development Framework 163