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Queensferry Road, Kirkliston (Land Adjacent

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Queensferry Road, Kirkliston (Land Adjacent 1 +€DlNBVRGH* Item no THE CITY OF EDINBURGH COUNCIL Report no Approval of Matters Specified in Conditions 09/01638/REM at Land Adjacent To Queensferry Road Kirkl iston Development Management S ub-Com mittee of the Planning Committee 1. Purpose of report To consider application 09/01 638/REM, submitted by Walker Group (Scotland) Ltd. The application is for: Development of 83 dwelling houses and associated roads, paths, walls, fences, soft and hard landscaping It is recommended that this application be APPROVED. 2. The Site and the Proposal Site description The site covers 4.14 ha of farmland located to the north of Kirkliston and west of the B800. The site is bounded by farmland to the south extending to existing residential properties on the northern edge of Kirkliston and to the west extending to embankments associated with the M9 spur at a distance of 2 approximately 460 metres. There is a landscaped strip between the site and the 8800 which tapers from north to south. Land to the north of the site contains a submerged gas pipeline beyond which the site is contained by the Queensferry to Linlithgow Rail Link. Land in the northern part of the site is safeguarded by the Parliamentary Act for the Edinburgh Airport Rail Link (EARL) and is identified for temporary construction purposes. Site History October 2006 - the North Kirkliston Development Brief, was approved by the Planning Committee April 2008 - Planning permission was granted for infrastructure works, including road and drainage infrastructure serving the development (07/04254/FUL) April 2008 - Committee resolved to grant outline planning permission for mixed use development comprising new housing, public open space and associated community facilities and reserving a site for a primary school (06/05149/OUT) subject to the conclusion of an appropriate legal agreement February 2009 - A Master Plan was submitted to CEC by the Kirkliston Consortium to support future applications for the North Kirkliston housing site. The master plan is presented for the purposes of information with this application . The master plan sets out the main areas for housing, landscaping and open space with associated infrastructure and also relevant safeguarding for the Edinburgh Airport Rail Link, gas pipeline exclusion zones and areas for noise mitigation and is designed to demonstrate how the housing site shall be successfully integrated with the wider area. The application site is identified as Area E. Area E is to be developed for housing and associated open space. The indicative layout shows housing fronting a centrally located pocket park and the main infrastructure road to the south. Pedestrian links are indicated to the strategic open space to the west and to the landscape belt to the north. The south eastern corner of the site as it adjoins the B800 is suggested as an opportunity to create a stronger urban form. Area E is located within Phase 1 of the development as shown in the master plan. Phase 1 includes the main open space, housing and infrastructure to be provided east of the 9800, SUDS to be provided to the west of the B800 and associated noise bunds and affordable housing. The affordable housing for this site would be located at the western edge of the housing site in the area identified as Area X. This area is considered separately as part of application 0 8/0 0 0 3 1/F UL . 3 May 2009 - Outline planning permission was granted for mixed use development comprising new housing, public open space and associated community facilities and reserving a site for a primary school (06/05149/0UT) following conclusion of a Section 75 Legal Agreement November 2009 - Application received under Section 42 of the Town and Country Planning (Scotland) Act 1997 for amendment to planning condition 4 of consent ref: 06/05149/OUT to replace "610 units" with "675 units". PRE-APPLICATION PROCESS The proposals are for approval of matters specified in conditions. Public consultation was carried out previously in relation to the outline planning application and the North Kirkliston Development Brief. Accordingly there was no requirement for public consultation specifically relating to this application. Prior to the application being submitted, the applicant engaged with CEC Planning and Transport Officers to consider issues relating to the detailed design of the housing units and the site layout in relation to the master plan. The discussions have ensured an improved integration between the housing and the surrounding public realm. DESCRIPTION OF THE PROPOSAL The proposals relate to the master plan prepared for the wider development site and are for 83 housing units including a range of detached, semi- detached and linked dwellings. The dwellings would range in size from 64.3sqm to 187.5sqm (2-5 bedrooms) and from 1.5-2 storeys. A minimum of 100% parking is provided for the individual units, however the larger properties have either integral or detached garages in addition to parking to be provided within front gardens. A total of 16 visitor parking spaces are proposed across the site. Access to the site would be provided via a new junction to be formed onto the infrastructure road to the south. An internal loop road system would provide direct access to residential units located directly off the loop road and would connect with short residential cul-de-sacs and shared parking courts. The area adjoining the western boundary has been designed as a shared surface. A total of 5 properties are proposed to be served via a direct access onto the infrastructure road to the south. A centrally located pocket park is provided and would be fronted by 6 linked residential properties. The properties would have single parking spaces provided either side of the pocket park with a footway providing access to the front doors. 3 pairs of semi- detached houses with corner turret features would be located at the junction with the B800 with parking provided by a rear parking court. 4 A pedestrian link would be provided to the adjoining strategic open space to the west. A further connection would be provided between two houses at the northern boundary of the site, linking with the informal walking route to be formed through the landscaping zone to the north. Proposed materials include mahogany stained timber (for the double glazed windows, external doors and garage doors), Ashton cream coloured rendered block work walls with buff coloured cast stone detailing, Anstone masonry cladding, brown Upvc rainwater goods, Marley Mendip profiled concrete roof tiles with a smooth finish (a mixture of grey or red to be used in the majority of the development), grey Marley Edgemere smooth roof tiles (to be used for the 6 properties located at the SE edge of the site). Boundary materials would include a mixture of 1.8 m screen walls formed in Anstone, 1.8m vertical slatted timber screen fences and with low post and wire fences used for front gardens. Red paviour blocks will be used in the road and in adjacent parking areas with brindle type blocks used in individual driveways. Acoustic glazing and acoustic vents would be included on 13 dwellings located along the northern and eastern site boundaries. An accompanying noise assessment is included with the application. A drainage layout is shown with source control to be provided by filter trenches associated with all plots dealing with driveway runoff. A revised landscape strategy has been submitted detailing specific tree, hedge and shrub planting to be carried out within the site boundary. The centrally located pocket park would be formed in grass with perimeter landscaping; the boundary with the infrastructure road to the south would include landscaping both within front gardens and in separate areas adjacent to the internal road ends and this would also be brought into the development with trees and hedging softening side and rear boundaries as they abut the road. An Access Statement and Sustainability Statement has been provided with accompanying SAP calculations demonstrating energy efficiency and updated elevation drawings showing roof mounted solar panels. Scheme 1 This included a similar layout and design but lacked a sufficiently detailed landscape strategy and details of on site renewable and energy efficiency measures. 5 3. Officer’s Assessment and Recommendations Determininq Issues Do the proposals comply with the development plan? If the proposals do comply with the development plan, are there any compelling reasons for not approving them? If the proposals do not comply with the development plan, are there any compelling reasons for approving them? ASSESSMENT To address these determining issues, the Committee needs to consider whether: (a) the proposals comply in principle with the development plan, the approved North Kirkliston Development Brief and the site wide master plan and are acceptable in transport terms; (b) the proposals are acceptable in terms of design and layout, including amenity landscape provision, the use of appropriate materials and residential amenity; (c) the proposals make suitable provision for sustainability; (d) the proposals can proceed without significant environmental impacts in terms of noise, flooding, aerodrome safety, and archaeology; (e) the proposals are acceptable in terms of education provision and afford able housing . (a) Policies E41 and E42 in the adopted Rural West Local Plan (RWLP) require a high standard of design for new development that is appropriate in terms of its landscape setting and relationship with existing buildings. The development should comply with the Council’s approved guidance on transport matters. The site must also conform to the master plan prepared for the wider development and the approved North Kirkliston Development Brief. The proposals seek to approve the matters of detail from the previous grant of outline planning permission (06/05149/0UT), matters of principle and 6 associated mitigation having already been agreed at that stage.
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