Economy Technical Note

ECONOMY TECHNICAL NOTE

November 2011

SESplan

ECONOMY TECHNICAL NOTE (V8)

CONTENTS

1. INTRODUCTION ...... 1

2. NATIONAL PLANNING POLICY ...... 2

Scottish Planning Policy (SPP)...... 2

National Planning Framework 2 (NPF2)...... 2

3. ECONOMIC CHALLENGES ...... 6

4. KEY (GLOBAL) SECTORS, MARKET ANALYSIS AND EXPECTED DEMAND...... 7

Property Market Consultancy for Scottish Enterprise ...... 17

Edinburgh City Region Benchmarks 2011...... 23

5. EMPLOYMENT LAND SUPPLY ...... 25

Key Employment Locations ...... 26

Land Use Implications ...... 32

6. TRAVEL TO WORK AREAS AND ACCESSIBILITY ...... 32

SESplan Accessibility Analysis...... Error! Bookmark not defined.

Measuring the Economic Value of Transport Connectivity to Edinburgh City Region ...... 34

South East Edinburgh Transport Economic Potential Study ...... 37

7. IT & DIGITAL CONNECTION IMPACTS ON THE ECONOMY ...... 38

8. TOWN CENTRES AND RETAILING ...... 40

Scottish Planning Policy (SPP)...... 40

Economic Challenges and Retail Market Analysis ...... 40

SESplan Retail Context ...... 42

9. ISSUES FOR THE STRATEGIC DEVELOPMENT PLAN ...... 45

Appendix 1- SESplan Employment Land Audit 2010...... 48

Appendix 2- Review of Town & Commercial Centres in the SESplan Area ...... 49

Figure 1- Economic Development & Community Regeneration Diagram- NPF2 Figure 2- NPF2 Strategy Diagram Figure 3- Key (Global) Economic Sectors, Locations and Land-use Implications Figure 4- National (Scottish) Employment Levels Figure 5- Scottish Enterprise East Region Employment Levels Figure 6- Scottish Enterprise South Region Employment Levels Figure 7- National (Scottish) Office Space Demand Figure 8- Scottish Enterprise East Region Office Space Demand Figure 9- Scottish Enterprise South Region Office Demand Figure 10- % Share of Population, GDP and Employment in Edinburgh City Region-2010 Figure 11- GDP Growth, Average Growth Rates- 1999-2009 and Forecasts Between 2010 and 2020 Figure 12- Total Employment Land Allocation in the SESplan area Figure 13- Strategic Employment Locations in the SESplan Area Figure 14- Strategic Employment Locations in the SESplan Area diagram Figure 15- Change in 5% and 10% TTWA Boundaries for Edinburgh Between 1991 Census and 1999-2001 SHS Figure 16- 2001 Census TTW Data at Local Authority Settlement Level Figure 17- Town & Commercial Centres in the SESplan Area

1. INTRODUCTION0B

1.11B To inform the SESplan Main Issues Report (MIR) published in May 2010, an Economy Technical Note (ETN) was prepared which outlined the main economic land-use considerations across the SESplan area.

1.22B Throughout the summer of 2010, the MIR together with the background technical notes were the subject of public consultation. In considering the responses made through the public consultation the ETN has been updated to inform the Strategic Development Plan.

1.3 The starting point for assessing the employment land requirement for the Strategic Development Plan (SDP) is to review national policy, identify key (global) sectors for growth and to review market research and expected employment demand. This involves reviewing a number of factors including, Scottish Government and Scottish Enterprise ambitions for growth in key (global) sectors, partner authorities’ local economic development strategies on the prospects of future growth and the past take up of land. A review has also been undertaken to identify the land-use implications of the demand requirements. An assessment of the existing established employment land supply and the allocations for land in the current development plan has also been undertaken.

1.4 This technical note should be read in conjunction with other supporting documents including:

• Spatial Strategy Assessment Technical Note • Housing Technical Note • Transport Technical Note • Green Network Technical Note • Minerals Technical Note • Green Belt Technical Note • Strategic Environmental Assessment • Action Programme and • Strategic Development Plan

2. NATIONAL PLANNING POLICY

Scottish Planning Policy (SPP) 2.1 SPP requires those involved in land use planning to take a more proactive role in developing sustainable economic growth and sustainable communities. The SDP is required to identify strategic business locations which are of high amenity value, are accessible by all forms of transport and are serviced or are likely to be serviced within 5 years. 2.2 The SDP must also respond to the diverse needs and locational requirements of different sectors and sizes of businesses, whilst being flexible to changing circumstances in order to accommodate new economic opportunities. A range and choice of marketable (effective) sites and locations for businesses must be allocated, including opportunities for mixed use development to meet anticipated demand requirements1.

National Planning Framework 2 (NPF2)

2.3 NPF22 sets out a development strategy aimed at improving Scotland’s economic competitiveness in a sustainable way. The document highlights the importance of City Regions such as Edinburgh as key economic drivers within the European context. Key economic corridors including the Newcastle/ Aberdeen knowledge corridor and the Edinburgh/ Glasgow Collaboration corridor have been identified recognising the wider economic linkages and context of the city region. 2.4 Whilst the cities at the heart of the four emerging city regions are considered key economic drivers, NPF2 also recognises that a more even spread of economic activity can help relieve pressures in high growth areas such as Edinburgh, and provide additional opportunities in other areas. The document identifies strategic concentrations in the SESplan area in the Lothians and South Fife with specific mentions of West Edinburgh (refer to West Edinburgh Planning Framework3), the Edinburgh Waterfront and the Upper Forth (Dunfermline and Rosyth area). These areas are considered to offer significant strategic economic growth potential. 2.5 The document highlights the importance of the SESplan area as a hub for science and technology supporting world-class research and innovation. The Edinburgh Science Triangle, including the Edinburgh Bioquarter, the Roslin BioCentre in Midlothian and Heriot-Watt research park, are priority areas for research and development in life, earth, environmental and animal bio-sciences. West Lothian is recognised as having significant

1 Scottish Planning Policy- Economic Development. Scottish Government. 2 http://www.scotland.gov.uk/Resource/Doc/278232/0083591.pdf 3 http://www.scotland.gov.uk/Resource/Doc/222655/0059965.pdf

opportunities for economic growth at Livingston and the Almond Valley and at Whitburn/Armadale. Energy Park-Fife at Levenmouth in Mid-Fife is identified as a major location for research and development in the renewable energy sector. Rosyth is identified as a location for major economic growth including the development of an international container port terminal. Westfield, also in Mid-Fife is identified as a strategic location for the development of new energy technologies and to accommodate strategic recycling and waste management facilities. The document also highlights that rural areas which lie beyond the city region have economic, environmental and cultural assets of enormous economic and community value and that good connectivity will be critical in realising the full potential of these assets. Opportunities lie in economic diversification and strengthening the knowledge economy. 2.6 Both the Scottish Government and Scottish Enterprise are focussing economic development efforts on key industry sectors and the planning system is expected to promote opportunities to foster the development of strategic business clusters and facilitate the provision of supporting infrastructure. 2.7 NPF2 also makes reference to the importance of digital technology impacting on spatial planning, particularly in rural areas:

“As the rural economy changes, a high quality environment and a strong cultural identity will be key assets in promoting sustainable growth, economic diversification and community development. Key attributes of a competitive rural area include a diverse employment base and high activity rates; good physical and digital connectivity; high quality higher and further education provision; good public and private services; and strong, outward-looking communities with confidence in the future.”

Figure 1 – Economic Development & Community Regeneration Diagram- NPF2

Source- The Scottish Government

Figure 2 –NPF2 Strategy Diagram

Source- The Scottish Government

3. ECONOMIC4B CHALLENGES

3.1 The SESplan member authorities, working with the Forth Valley Councils and Scottish Enterprise, have identified the key economic challenges facing the city region as: • Reducing differences in earnings and economic performance across the region • Addressing the impact of the economic recession • Providing a strong foundation for future growth to maintain competitiveness • Addressing the challenge of globalisation and increased international competition • Dealing with the impacts of changing demographics and the impact on workforce skills requirements • Responding to the challenge and opportunities of climate change

3.2 In order to maintain the economic success of the area, continued enhancement and marketing of the full range of regional assets and collaboration to compete effectively with other city regions will be required. Whilst the SESplan area performs well in comparison with Scotland and the UK it must improve its competitiveness and productivity to challenge similar European and Global city regions.

4. KEY (GLOBAL) SECTORS, MARKET ANALYSIS AND EXPECTED DEMAND

4.1 The figures provided in the SESplan Monitoring Statement highlight that the SESplan area has a higher representation of service activities than Scotland as a whole, and lower proportions working in manufacturing, construction and primary4 activities. The SESplan area is particularly important in a Scottish context for research and development activities, where it accounts for 47% of all Scottish jobs in this sector. Much of this is closely tied to activities at higher and further educational institutions in the area.

4.2 Figures from the Monitoring Statement show that between 1998 and 2008 computing and related IT activities (45% of the Scottish total) and insurance and financial services (45% of the Scottish total) are existing key sectors in the SESplan area. Industrial composition varies significantly across the SESplan area. In the period 1998 to 2008, 91,500 jobs were added in service industries and 8,400 more jobs were available in construction. This is compared with a 40,000 job reduction in manufacturing and a 1,900 job reduction in primary activities over the same period. 5 This trend suggests that an economic transition has been occurring in the SESplan area moving from employment in traditional industries to more knowledge based and service sector employment reflecting long-term trends.

4.3 Employment in financial services in South East Scotland (SES) rose from 37,300 in 1998 to 43,100 in 2008 (+1.5% per annum). Over the same period, the number of workplaces rose from 1,100 to 1,200 (+0.8% per annum), with workplaces employing 1 to 10 employees accounting for 94.6% of net growth.6

4.4 Employment in the manufacture of pharmaceuticals and medical technology fell from 2,800 in 1998 to 1,600 in 2008 (–5.4% per annum).7 Evidence suggests that employment in life sciences manufacturing is likely to continue to decline due to consolidation and outsourcing, but that employment in research activity, such as clinical trials and informatics, is likely to grow.

4.5 The Scottish Government has projected that employment in low carbon industries could potentially increase by 60,000 between 2010 and 2020 (+4.0% per annum), including 26,000 new jobs in renewable energy. Offshore wind research and development and

4 Primary activities include: agriculture, forestry, fishing, mining and quarrying 5 Office for National Statistics, Annual Business Inquiry 6 Office for National Statistics, Annual Business Inquiry 7 Office for National Statistics, Annual Business Inquiry

manufacturing projects could potentially create thousands of new jobs in the SESplan area. 8

4.6 Employment in tourism in the SESplan area fell from 57,900 in 2003 to 56,500 in 2008 (- 0.5% per annum). Over the same period, the number of workplaces rose from 4,600 to 4,900 (+1.1% per annum), with workplaces employing 1 to 10 employees accounting for 97.8% of net growth.9

4.7 Employment in creative industries in the SESplan area rose from 25,000 in 2003 to 26,300 in 2008 (+0.5% per annum). Over the same period, the number of workplaces rose from 3,400 to 4,000 (+1.6% per annum), with workplaces employing 1 to 10 employees accounting for over 90% of net growth.10

4.8 Employment in food and drink in the SESplan area fell from 14,300 in 1998 to 10,500 in 2008 (–3.0% per annum), with large declines in all three sub-sectors. This is broadly in line with national trends.11 Current trends suggest that employment in the food and drink sector will continue to decline for the foreseeable future.

4.9 Employment in universities in the area was 12,000 in 2009 and analyses suggest that employment in universities will decline over the medium-term future due to budget cuts and consolidation.12

4.10 Against this background, and as set out in Figure 3, key priority sectors and preferred locations have been identified by Scottish Enterprise and the Scottish Government. The likely land use implications of the key sectors are also highlighted.

4.11 It should be noted that whilst key sector growth will be a focus for the strategic development plan it is expected that locally important economic sectors and the rural economy will also be supported.

8 Scottish Government (15 November 2010) A Low Carbon Economic Strategy for Scotland 9 Office for National Statistics, Annual Business Inquiry 10 Office for National Statistics, Annual Business Inquiry 11 Office for National Statistics, Annual Business Inquiry 12 The City of Edinburgh Council, Economic Development Unit

Figure 3: Key (Global) Economic Sectors, Locations and Land-use implications

Sector SESplan land use implications

The financial services sector includes banking; insurance and pensions; fund management and asset servicing. The business services sector includes a wide range of activities such as call centre activities, industrial cleaning and professional services such as law and accountancy. The financial and business services sector of South East Scotland (SES) is concentrated in Edinburgh city centre, West Edinburgh, Livingston and Dunfermline/Rosyth. The industry is currently undergoing a period of retrenchment and consolidation but is likely to return to growth in the medium term, although the rapid growth of the last decade is unlikely to resume.13

Many of the largest financial services companies in SES, including Royal Bank of Scotland, Lloyds Banking Group, Standard Life, AEGON UK and the Dunfermline Building Society, have been adversely affected by the global financial crisis and have responded by enacting cost cutting programmes.14 However, this has to some extent been countered by the growth of companies such as Tesco Financial and Bank and Virgin Money, both of which have announced plans to expand in SES. While some consolidation of front office operations business services such as bank branches is likely, this may be offset by the migration of back office operations from London and South East England to SES.

The future land supply requirements of the industry is likely to be characterised by demand for Grade A office accommodation15 in city/town centres or satellite business parks for head office or contact centre functions. In addition, there is likely to be strong demand from smaller firms seeking affordable office premises in central locations.

Land Requirement - modern Grade A office accommodation either within town and urban centres or in business parks.

13 Oxford Economics has projected that Scottish employment in financial services will grow sluggishly, failing to return to 2008 levels before 2018, in contrast to the strong growth of the sector from 1999-2007 (SLIMS East Region Economic Review, March 2009). 14 The Financial and Business Services Key Sector Report published by the Scottish Government in February 2010 outlines the difficulties experienced by the Scottish financial services sector. 15 The most sought-after office space is Grade A or Class A. The property will be finished in order to compete for premier office users and will usually demand rents that are above average for the area. These properties are generally occupied by banks, high-priced law firms, investment banking companies, and other high-profile companies with a need to provide the trappings of financial success. Source-www.officebroker.com 9

Sector SESplan land use implications

The energy generation sector of SES is currently concentrated in East Lothian and Fife, which are home to three conventional power stations (all of which are expected to close over the period 2015–2030 and presently appear unlikely to be replaced in their current form16) and the Scottish Borders, which is home to eight onshore wind farms (166 turbines with a total generating capacity of over 271 MW). In addition, there are substantial head office and support operations in Edinburgh and support, R&D and manufacturing activities in Fife, in particular at Burntisland and at Methil in Levenmouth. Opportunities are also being explored for the ability of the port at Eyemouth to contribute to the sector.

The growth of the renewable energy sector of the SESplan area is presently being driven largely by significant planned investment in Energy offshore wind farm and biomass developments. Areas in South East Scotland which have been identified as potential locations for

offshore wind farm manufacturing and pre-assembly sites are Energy Park Fife in Levenmouth, and Leith in Edinburgh. Land at Rosyth

will also be considered for potential development. Companies in this sector have specific land requirements, including at least 6 hectares of flat industrial space, road access for large goods vehicles and direct access to 150m – 300m long deep water quaysides with high load bearing capacity (at least 3 tonnes /m2). A requirement for up to 500 hectares of such land allocations will be required across Scotland. East Lothian has been identified as the optimal National Grid connection point for offshore wind energy operations.

From an operator’s point of view, the paramount site-selection considerations for wind farm developers will be generation capacity and ease of connection to the National Grid. These factors will influence the choice of search areas, but must be balanced by the capacity of the landscape to absorb them.

16 The three conventional power stations in SES are Cockenzie (coal-fired; Prestonpans, East Lothian), Longannet (coal-fired; Kincardine, Fife) and Torness (nuclear; Dunbar, East Lothian). Cockenzie will reach the end of its operational life in 2015, with Scottish Power proposing to replace it with a Combined Cycle Gas Turbine (CCGT). Longannet will reach the end of its operational life in 2030, with Scottish Power proposing to construct a biomass-fired power station and carbon capture and storage plant on site. Torness is projected to reach the end of its operational life in 2023, with British Energy having no plans to construct a replacement (although an adjacent site has been safeguarded for this purpose). The incumbent Scottish Government has set a target of generating 50% of Scotland’s electricity requirement from renewable sources by 2020, has stated its opposition to the construction of any new nuclear power stations in Scotland and has announced that any coal-fired power plants in Scotland built after 2020 will be required to have carbon capture and storage capability from the first day of operation. 10

Sector SESplan land use implications

In addition to industrial scale developments, community energy projects such as combined heat and power systems and community 17 wind turbines are likely to become more predominant. The allocation of land for new residential developments should incorporate capacity to accommodate such projects. There is also likely to be an increase in the number of businesses looking to install biomass,

wind turbines and other renewable technologies on-site.18

Land Requirement - accessible high-load bearing quayside facilities with access to the North Sea for transportation of off- 19 shore turbines. Additional land will be required for the creation of manufacturing and engineering facilities. These must Energy ideally be accessible by heavy transport and with good proximity to quaysides by road or other means of transport. Also a requirement for new office accommodation that offers research and development facilities for companies specialising in low carbon technologies.

17 The Renewable Heat Action Plan for Scotland (2009) (http://www.scotland.gov.uk/Resource/Doc/290657/0089337.pdf) states, “Post 2020, switching to large scale district heating schemes in more urban areas to renewable heat is likely to occur”. The Community and Renewable Energy Scheme has been established to provide grants of up to £10,000 for community renewable energy projects. 18 The Energy Saving Scotland scheme has been established to provide interest-free loans of up to £100,000 for small businesses planning to install renewable energy generation technologies on-site. 19 The National Renewables Infrastructure Plan 2 (N-RIP) (http://www.scottish-enterprise.com/~/media/SE/Resources/Documents/Sectors/Energy/energy-renewables- reports/National%20Renewables%20Infrastructure%20Plan%20Stage%202.ashx) sets out a response to the infrastructure implications of Scotland having a globally competitive renewables industry. The plan focuses on manufacturing but also considers demonstration, installation and operations and maintenance activity given the linkages across the project cycle. The plan sets out likely port infrastructure requirements and the investment and planning implications of achieving the necessary infrastructure provision and is shaped around a cluster approach based on market interest and considering the development of port infrastructure across Europe for the renewables industry. Fife, Tayside and Edinburgh currently sit within the Forth Tay Cluster which encompasses Port of Dundee, Energy Park Fife and Port of Leith (note: Port of Rosyth has since been added into the plan). Discussions are ongoing with landowners, industry and the public agencies around the investment cases for each location and planning processes required for delivery consents (if appropriate) given tight timescales facing the sector in meeting construction and installation targets. Issues arising from the planning side will be fed back into the next National Planning Framework.

Sector SESplan land use implications

The life sciences sector comprises the three broad, overlapping sub-sectors of health care, pharmaceuticals and biotechnology. Within SES, the life sciences sector is concentrated in the Edinburgh Science Triangle; a network of science parks in Edinburgh, Livingston and Easter Bush / Roslin. The sector also has a significant presence in Tranent and Galashiels. The life sciences sector of SES is currently growing, but moving from large-scale pharmaceutical operations to smaller-scale clinical trials and biotechnology manufacturing operations with smaller spatial requirements.

The Edinburgh BioQuarter development in South East Edinburgh will provide 90,000m2 of office and laboratory space for blue-chip and start-up life sciences companies. Once completed, the BioQuarter and the other science parks of the region will be capable of Life sciences accommodating the majority of future demand for commercial space. Land should be allocated to enable the future expansion of the science parks.

Land requirement - Due to complex requirements such as clean rooms and modern laboratory facilities, blue-chip life sciences companies typically favour bespoke accommodation in dedicated science parks. Smaller life sciences employers are typically accommodated within science parks or in incubator facilities on university campuses. This will require the protection of existing facilities and the provision of sufficient high quality land to be set aside for the future expansion of science parks and campuses.

Sector SESplan land use implications

The creative industries sector of SES is heavily concentrated in Edinburgh, Fife and West Lothian. The sector is dominated by small businesses, micro-businesses and the self-employed. Businesses of this scale will have modest land use requirements but will require access to low-cost business premises close to their client markets. There is usually a high incidence of ‘creative services’ in rural economies. For example, in the Scottish Borders, there is a large number of micro-enterprises selling services to other businesses, including marketing, PR, advertising agencies, architects, designers, photographers or consultants. Although creative industries will tend to account for a smaller share of employment in rural areas than urban, there is some evidence of the link between the size of the creative industries sector and the performance of rural economies – faster growing rural economies in the UK tend to have a higher Creative industries proportion of people employed in creative industries.

The creative industries sector is expanding strongly, with this growth driven by technology-intensive sub-sectors such as architecture, digital media and software development. These sub-sectors will increasingly require access to super-fast fibre broadband, meaning that they will require premises in urban localities connected to super-fast exchanges or in modern business parks.

Land Requirement - additional office accommodation set in high quality environments with good broadband internet connections. Links with educational institutions would be advantageous.

Provision of affordable, fit-for-purpose starter units (workshops and offices) to encourage entrepreneurship and innovation and increase both overall and higher value business start-ups particularly in those areas of the SESplan area which are dominated by small micro businesses. Enabling (and Provision of a comprehensive range of urban and rural employment sites to meet a variety of needs in order to attract a range of Digital) technologies business needs. Addressing the lack of speculative property development in the rural areas of the SESplan area will also be key. Allocations in the Scottish Borders and East Lothian areas specifically and local allocations throughout the wider SESplan area offer significant potential.

Land Requirement - Range of urban and rural employment sites. Affordable, fit-for-purpose starter units and offices.

Sector SESplan land use implications

The food and drink sector encompasses agriculture, fishing and the manufacture of food and drink. Within SES, agriculture is concentrated in Fife, the Scottish Borders and East Lothian, fishing is concentrated in the four coastal local authorities and food and drink manufacturing is concentrated in West Lothian, Edinburgh, Midlothian and Fife.

The scale of food and drink manufacturing is likely to decline, with mass-production operations giving way to smaller niche operations based around premium products, although this trend may to some extent be offset by consolidation, both within the industry and within companies (as seen with the consolidation of the Scottish operations of Diageo).20

The food and drink sector is a significant and growing exporter of goods from Scotland. Businesses in the sector will require easy Food and drink access to main roads and ports to access overseas markets.

Land Requirement - The food and drink manufacturing sub-sector is likely to move away from mass production towards the production of a smaller volume of high-quality outputs, such as luxury or healthy products. This will necessitate smaller- scale but more sophisticated industrial premises complying with stringent health and emissions standards. The agriculture and fishing sub-sectors are likely to continue to decline, but will still require access to arable land and modern harbour facilities. The food and drink sector as a whole will require modern preparation, storage and distribution facilities including cold storage units, mass warehouse space, abattoirs and fish sheds.

20 Employment in manufacturing in Scotland is declining as large-scale, labour-intensive operations are supplanted by smaller-scale, technology-intensive operations, The Food and Drink Key Sector Report (http://www.scotland.gov.uk/Resource/Doc/289239/0088496.pdf) published by the Scottish Government in October 2009 acknowledges that the Scottish food and drink industry is focused on high-quality “luxury” outputs rather than high-volume activities. 14

Sector SESplan land use implications

The tourism sector of SES is concentrated in Edinburgh, which receives over 70% of visitors to the region. There are however numerous other popular tourist destinations throughout the region, in particular historic market towns and attractions in the wider SES area. The future land requirements of the sector are likely to be concentrated around these destinations and along key points of entry for visitors, including Edinburgh Airport, ferry and cruise liner facilities in Rosyth and Leith and key arterial roads such as the A1, M90 and M8. Significant tourism destinations near the periphery of SES (such as St Andrews, Perth and Stirling) will also potentially generate land use requirements. Tourism is an important sector of the Scottish Borders economy, which has the potential for significant growth based on the area’s assets. These assets comprise a high quality natural and built environment, an interesting history with unique customs and events, and a geographical location as a Scottish ‘gateway’ within easy reach of a substantial population.

A target has been set of increasing revenue from tourism in Scotland by 50% from 2006 to 2015. Meeting this target will entail raising visitor numbers by approximately 20%. The Edinburgh and the Lothians Tourism Accommodation Audit21 published by Scottish Enterprise in 2006 calculated that East Lothian, Edinburgh, Midlothian and West Lothian would require a total of between 3,350 and Tourism 4,800 new hotel bedrooms between 2006 and 2015 to accommodate this growth. The Scottish Borders and Fife are likely to require proportionately equivalent levels of provision.

The sector is dominated by small and medium-sized enterprises, and large-scale developments such as new hotels have typically been redevelopments rather than new builds. The future land use requirements of the sector are therefore likely to be modest. Anticipated continued growth in tourism however will potentially create a demand for new developments such as conference centres and exhibition centres, particularly in the event of a large international event taking place in SES. Land should therefore be set aside for this eventuality.

Land Requirement - additional hotel and holiday accommodation facilities which are well linked to tourist locations or are located on sites with good access to public transport hubs. Conserving and enhancing the environmental and cultural heritage of the SESplan area is also required.

21 https://www.edinburgh-inspiringcapital.com/.../edinburgh-accom-audit- %20full-report-oct-2006%5B1%5D.pdf 15

Sector SESplan land use implications

The higher education sector of the SESplan area has been identified as an underlying sector which supports all of the key sectors identified. Universities are concentrated in Edinburgh, with three of the four main universities of South East Scotland based in the city.22 It provides an important complementary role to the life sciences sector and is a key asset in marketing the region to investors. The sector also has a presence in East Lothian (Queen Margaret University), the Scottish Borders (Heriot-Watt University’s Galashiels campus) and Midlothian (the Roslin buildings of the University of Edinburgh). Dundee University23 has a campus for nursing and midwifery education based in Kirkcaldy in Fife. Strong links also exist with St. Andrews University in Fife and universities in the TAYplan area. Educational infrastructure The universities are all presently expanding their student intake, although budgetary pressures may lead to fluctuations in the student (Universities) population over the medium-term.24 Universities in the SESplan area have produced master-plans for their future expansion. The

University of Edinburgh is focused on developing its campuses in South Edinburgh and Roslin, while Heriot-Watt University is to develop their Riccarton and Galashiels campuses, Edinburgh Napier University at Sighthill and Queen Margaret University at Musselburgh. Sufficient land should be set aside to enable the growth of the universities at these sites.

Land requirement - To meet their future property requirements, universities are likely to follow the trend of moving to new builds on the outskirts of urban centres rather than in the urban centres themselves. The increasing focus on science, technology and engineering means that universities will require modern, increasingly sophisticated laboratory facilities.

22 The University of St Andrews is excluded as it does not fall within the SESplan area boundaries. 23 The University of Dundee’s main campus does not fall within the SESplan area boundaries. 24 In January 2010, Universities UK, the representative body for the higher education sector, warned that a shortage of investment would place greater pressure on universities places and lead to more students being refused places. 16

4.12 To date, the research carried out for the key sectors of the SESplan area has not encompassed specific growth forecasts. However, the Scottish Enterprise East Region Economic Review conducted by SLIMS and the Regional Economic Framework, map the key sectors of the wider Edinburgh City Region and set out a broad strategy for building on existing strengths. In addition, an assessment of current and future sectoral trends provides an indication of growth prospects which can inform likely future land and property requirements.

4.13 Each partner authority has also set out economic targets and priority key sectors in their local economic strategies. Many of these closely link with Scottish Enterprise’s ambitions in the key growth sectors and in some cases reflect a desire by member authorities to attract other industrial sectors.

4.14 There are different approaches to calculating the demand for employment uses. Figures and past trends identified in the SESplan Monitoring Statement, which extend over four years (2004-2008), identify a substantial increase in the number of offices, with growth in the SESplan area outpacing Scottish growth (14.1% compared with 8.9%). However, over the same period the number of industrial premises increased only marginally (0.7%), compared with a much faster 7.7% growth for Scotland.

4.15 The Monitoring Statement identified Midlothian and West Lothian as the areas which have experienced the highest growth between 2004-2008 with these authorities seeing job increases of 22% and 16%. In contrast, employment in East Lothian has grown by 2% making it the smallest employment base within the SESplan area.

4.16 The figures in the Monitoring Statement identified that approximately 610,000 jobs are provided by employers in the SESplan area, representing just over a quarter of all jobs in Scotland (2008 data). The number of jobs in the SESplan area grew by approximately 57,500 between 1998 and 2008, amounting to 22% of the net growth across Scotland.

Property Market Consultancy for Scottish Enterprise

4.17 This paper, published in August 2009, provides a brief summary and headline findings of DTZ’s report to Scottish Enterprise on commercial property and employment land in Scotland. The report sets out to investigate if there was any gap between the current supply of business accommodation and the likely future demand across Scotland, and to

explore the extent to which there is market failure in the provision of effective land supply in areas of Scotland.

4.18 DTZ uses a “Labour Demand” technique, based on economic and employment forecasts, to assess demand for commercial property, and the Scottish Property Network and local authority policy and information to assess supply. Three different forecast scenarios are provided – baseline, optimistic and pessimistic. Downward arrows suggest negative growth, upward arrows suggest positive growth and horizontal arrows suggest no change. The analysis and results are presented by the entire Scottish Enterprise area and by its regions – East, West, North, Tayside and South.

4.19 The summary below provides the headline results on a national basis and for the East region, which includes the City of Edinburgh, East Lothian, Fife, Midlothian and West Lothian Councils. The South region includes Scottish Borders and Dumfries & Galloway (outwith SESplan area) Councils.

Employment levels-

Figure 4 – National (Scottish) employment levels

2008 2009 2010 2011

Baseline ↓ -13,000 ↓ -70,000 ↓ -13,000 ↑ Slow recovery Optimistic ↓ -13,000 ↓ -41,000 → ↑ Slow recovery Pessimistic ↓ -13,000 ↓ -94,000 ↓ -34,000 →

Source-14B DTZ (Property Market Consultancy for Scottish Enterprise 2009)

Worst hit sectors nationally: − Manufacturing (-9%) − Construction (-8%) − Financial Services (-8%) − Distribution (-5%) − Other services (-4%)

Figure 5 – Scottish Enterprise East Region Employment Levels Forecasted 2008-10 recovery Baseline ↓ -30,000 2017 Optimistic ↓ -18,000 2013 Pessimistic ↓ -50,000 Limited

Source-15B DTZ (Property Market Consultancy for Scottish Enterprise)

Figure 6 – Scottish Enterprise South Region Employment Levels Forecasted 2008-10 recovery Baseline ↓ -6,000 Limited Optimistic ↓ -4,000 2022 Pessimistic ↓ -8,000 Limited

Source-16B DTZ (Property Market Consultancy for Scottish Enterprise)

4.20 The decrease in employment numbers is expected to be limited, but in relative terms this is comparable with other regions.

Commercial property demand

4.21 The following information is an estimate of the expected property demand taken from the DTZ study. Again three different forecast scenarios are provided – baseline, optimistic and pessimistic. The report suggested that demand for commercial property has lagged one year to employment which represents the time of adjustment for businesses.

Figure 7 – National (Scottish) Office Space Demand

2009 2010 2011 2012 2013

↑ Slow Baseline ↓ -5.4m sq ft ↑ Recovery recovery ↑ Slow Optimistic ↓ -2.2m sq ft ↑ Recovery ↑ Recovery recovery ↑ Slow Pessimistic ↓ -10m sq ft recovery

Source-17B DTZ (Property Market Consultancy for Scottish Enterprise)

Warehouse and industrial space demand: − Slow relative decline, accentuated by the effect of the credit crunch. − In proportional terms warehouse and industrial space account for a small amount of space up-take.

Figure 8 – Scottish Enterprise East Region Office Space Demand Forecasted 2009 2010 2011 recovery Baseline ↓ -2.1m sq ft 2015 Optimistic ↓ -0.8m sq ft → 2012 Pessimistic ↓ -3.7m sq ft 2018

Source-18B DTZ (Property Market Consultancy for Scottish Enterprise)

Warehouse and industrial space demand: − Greater fall in demand

Figure 9 – Scottish Enterprise South Region Office Space Demand Forecasted 2009 2010 2011 recovery Baseline ↓ -182,000 sq ft ↑ 2014 Optimistic ↓ -89,000 sq ft ↑ 2012 Pessimistic ↓ -354,000 sq ft 2015

Source-19B DTZ (Property Market Consultancy for Scottish Enterprise)

South region commercial space demand: − Recovery begins quicker than in other regions − Industrial and warehouse faced with a greater fall in demand

Commercial property supply 4.22 The following is an estimate of the property supply from the DTZ Study which used available information at the time the report was published.

National commercial property supply: − The supply of new office space is increasing, particularly in the cities, as postponed developments were coming forward, but this trend was expected to slow down post- 2009. − There is less industrial space coming forward.

East region commercial property supply: − Total availability is 12.4m sq ft − The majority however is below 5,000 sq ft − Historical supply has increased − Take-up has been stable for office space, but volatile for industrial. South region commercial property supply: − Total availability is 850,000 sq ft − The majority is available in Scottish Borders − Industrial supply makes up the majority of supply − 88% of office property supply is below 5,000 sq ft − There are no available office units above 25,000 sq ft − Industrial units are generally smaller than in the rest of Scotland − Historic take-up rates of office units have been fairly stable at 20,000 sqft a year − Historic take-up rates for industrial space have declined, down from 300,000 sqft in 2003 to 100,000 sqft in 2008.

− SE’s view on commercial property supply in South region: Employment− Low take-upland supply rates reflect lack of suitability rather than lack of demand − Due to sizes of companies operating in the South it is difficult to let anything larger than 1,000 sqft

Issues and constraints East region: − Lack of demand from major companies − Tight labour market − Weak transport infrastructure − Edinburgh as a city is of a small scale − Lack of infrastructure investment − Fragmented ownership of land South Region: − Need for more employment land, particularly in the Eildon and Tweeddale areas − Majority of sites are small − Lack of serviced land, and much of it is reserved for residential development − Fragmented ownership

Conclusions and recommendations

East region: − Commercial property o Over 2m sq ft of office space and 600,000 sq ft of industrial and warehouse space is expected to be vacated in 2009-11. The impact is likely to be most keenly felt in Edinburgh and West Lothian o An additional 800,000 sq ft of new office space is expected to come onto the market in 2009-10, but there is no firm commitment on new industrial space. o There is an adequate supply of office space in the region up to 2014-15, although this is less certain in Midlothian and East Lothian o The same applies to industrial property, however a slow or gradual decline of this sector is expected South region: − Commercial property o Lack of existing office supply o Impact of declining employment levels on demand is proportionally greater than other regions o Falling supply and take-up rates

4.23 The DTZ report suggests that for the early part of the SDP period the take up of new employment land may be slow as Scotland’s economy moves out of recession. The DTZ report expects that a considerable amount of office, industrial and warehouse space will have become vacant during the recession period. The SDP should support the uptake of vacated space in established employment areas whilst continuing to protect the allocated employment land supply for development in the medium to longer term. The plan should allocate a generous supply and range of employment sites in order to plan for economic growth beyond the current impacts of the recession and be flexible to meet any changes to the future economy. Development Plans should establish and monitor the vacancy rates in established employment locations. In order to overcome some of the issues and constraints highlighted in the report, the SDP should support and encourage the improvement of transport and other infrastructure and improve labour market access in order to assist in economic growth.

Edinburgh City Region Benchmarks 2011

4.24 This paper was commissioned by City of Edinburgh Council, undertaken by consultancy Experian, and provides up to date economic indicators for the SESplan area and includes the Stirling, Falkirk and Clackmannanshire areas. Relevant findings include:

Figure 10- Percentage Share of Population, GDP and Employment in Edinburgh City Region- 2010

4.25 Figure 10 shows the percentage shares of the total Edinburgh City Region population, employment and GDP in 2010. The City of Edinburgh accounts for 30% of the city region’s population, 41% of the employment and 41.4% of GDP. Comparing the values in Figure 9 with respective 2009 values identified little change across each local authority area.

4.26 This data presented in Figure 10 gives some idea of the functionality of the Edinburgh City Region. City of Edinburgh and the Lothians is a key employment centre, accounting for 60% of the city region’s employment. Its employment and GDP shares are higher than its population share as it draws in labour from other parts of the city region including Fife, Falkirk, Stirling and the Scottish Borders. The size of the City of Edinburgh economy means it may also benefit from increasing returns to scale, knowledge transfer and competition. As a result of these agglomeration economies, productivity levels (GDP per worker) and prosperity levels (GDP per head) are higher in City of Edinburgh than elsewhere in the city region. Thus the ‘wealth creation’ of residents of the wider city region is not reflected in a simple per head of population estimate. However, it is not only commuting having an effect here as productivity in City of Edinburgh is also higher than the national average reflecting the relative mix of industries in the city, and in particular the concentration of high value-added jobs in financial and business services.

4.27 Between 1999 and 2009, GDP growth in West Lothian, Scottish Borders and Stirling has been particularly high averaging 2.3% each year (figure 11). The economies of Clackmannanshire and Falkirk have all suffered declines at 0.1% each year on average. Significant restructuring of these economies away from a dependence on manufacturing has impacted on levels of growth. However, forecasts for 2010 to 2020 suggest a significant improvement in growth levels for Falkirk and Clackmannanshire. In contrast to the previous report, City of Edinburgh falls by one to take 2nd place behind West Lothian in the 2010 forecast. However, West Lothian is a smaller economy, representing around 11% of the Edinburgh City Region in 2010.

Figure 11- GDP Growth, Average Compounded Annual Growth Rates- 1999 to 2009 and Forecasts Between 2010 and 2020

5.6B EMPLOYMENT LAND SUPPLY

5.1 The SESplan member authorities have recently completed a joint employment land audit for the city region which is available to view at Appendix 1. Figure 12 sets out the employment land supply for the SDP area. These differ from the figures used in the SESplan Monitoring Statement and MIR documents produced previously as a result of the use of more up to date information and figures. The methodology and terminology used to categorise employment land are set out in the SESplan Area Employment Land Audit 2010 at Appendix 1.

Figure 12- Total Employment Land Allocation in the SESplan Area (Ha) Immediately Minor Major Safeguarded Available Constrained Constrained (Ha) Total (Ha) (Ha) (Ha) (Ha) City of Edinburgh 169.6 3.3 7 87.1 267 East Lothian 0 15.8 86.6 0 102.4 25 FifeF F 48.75 73.13 130.6 493.88 746.36 Midlothian 51.37 80.9 34.49 50.72 217.48 Scottish 4.92 Borders 18.63 57.04 25.43 106.02 West Lothian 119.27 71.52 85.59 337.17 613.55

Totals 407.62 301.69 367.71 973.79 2052.81 Source- SESplan Employment land Audit 2010

5.2 Some main points which have been identified in the audit on the SDP area’s employment land supply include: • There is a total of 2052.81 hectares gross of allocated employment land in the SESplan area; • 407.62 hectares gross is immediately available, 671.4 hectares gross constrained with 26 safeguarded sitesF F in the area totalling 973.79 hectares gross; • City of Edinburgh Council has the highest percentage of the total immediately available employment land (42%), followed by West Lothian (29%) and Midlothian (13%). • East Lothian, the Scottish Borders and Fife by comparison have disproportionately a lesser amount of immediately available employment land to the other authorities, showing that there are disparities over the city region area.

25 SESPLAN AREA OF FIFE ONLY 26 Definition of Safeguarded land can be found within the Employment Land Audit at Appendix 1.

• Of the constrained land 301.69 gross hectares are assessed as having minor 27 28 constraintsF F and 369.71 gross hectares having major constraintsF F; • A substantial percentage of East Lothian’s total employment land supply (85%) has major constraints; • 709.31 gross hectares of the SESplan area’s employment land is judged to be 29 effectiveF F (sometimes referred to as “marketable”); • The current effective supply of land could allow for an average land take of approximately 35 gross hectares per annum over the 20 year SDP period, assuming that the sites with minor constraints can be brought forward for development in the 5 year LDP periods. However, in terms of land that is currently available, the existing supply amounts to a total of 410 gross hectares (approx. 300 net), equating to only 6 years supply based on previous take-up rates; • Freeing sites with major constraints would allow an additional 18 gross hectares per annum to be brought forward. However, it is highly unlikely that this can be achieved in less than five years. Therefore, early action needs to be taken, coupled with requisite levels of supporting investment, to address a potential shortfall in the supply of immediately available land beyond the initial 6 year period, by bringing forward land that is currently constrained and/or identifying new allocations that are immediately available for development; • Safeguarded land totalling 973.79 gross hectares has been identified across the SDP area. Whilst some of this land could potentially make a contribution to general employment land supply in future, the majority is specifically intended for specialist uses, or is reserved as option land to facilitate expansion of existing, often large- scale facilities, thereby denying the availability of such sites for mainstream employment requirements.

Key21B Employment Locations

5.3 The SESplan area contains a legacy of well established industrial and business locations, the majority of which have been developed within the last 40 years. These are spread across the whole area and vary considerably in size, function, quality and accessibility. Particularly high concentrations of employment land are found in Edinburgh, Fife and West Lothian. This is reflective of the more densely concentrated and larger populations within these areas. This may also be reflective of the transport

27 Definition of minor constrained land can be found within the Employment Land Audit at Appendix 1. 28 Definition of major constrained land can be found within the Employment Land Audit at Appendix 1. 29 Refer to Figure 1 in the Employment land audit attached at Appendix 1.

communications and available infrastructure within these areas. The main employment locations with developed and available employment land in the SESplan area are:

• City of Edinburgh (Baileyfield, Bioquarter (Little France), City Centre, Dalry, Edinburgh Airport, Edinburgh Park/ South Gyle, Gogar, Granton, Haymarket/ West End, Leith, Newbridge, Quartermile, Riccarton, Seafield, Sighthill, South Queensferry) • East Lothian (Blindwells, Dunbar (Spott Road), Musselburgh (Craighall Business Park), Tranent (Macmerry)) • Fife (Cowdenbeath (Gateside, Glenfield, Thistle, Woodend ), Dalgety Bay (Hillend/ Donibristle, St David’s Business Park), Dunfermline (Calais Muir, Carnegie, Elgin, Halbeath, Pitreavie), Glenrothes (Bankhead, Eastfield, Fife Airport, Pentland Park, Queensway, Southfield, Viewfield, Westwood Park, Whitehill), Inverkeithing (Bellesknowe), Kelty (J4 M90), Kirkcaldy (Dunnikier, Hayfield, John Smith Business Park, Mitchelston, Randolph), Levenmouth (Banbeath, Cameronbridge, Energy Park, Muiredge) Lochgelly (Cartmore, Lochgelly, The Avenue), Mossmorran, Rosyth (Waterfront, Admirality, Innova Campus, Europarc), Westfield) • Midlothian (Bush Estate, Loanhead (Pentland, Edgefield, Ashgrove, Bilston Glen), Roslin Institute, Shawfair, Dalkeith (Salters Park, Sheriffhall South)) • Scottish Borders (Duns (Station Road), Eyemouth (Acredale), Galashiels (Buckholm, Netherdale, Easter Langlee), Hawick (Burnfoot, Mansfield, Gala Law), Peebles (Calvary Park, Southpark), Selkirk (Riverside)) • West Lothian (Armadale (Springfield), Bathgate (Pyramids Business Park, Whitehill, J4M8), Broxburn (East Mains), Livingston (Alba Campus, Brucefield, Gavieside, Beughburn, Deans, Eliburn, Houstoun, Kirkton Campus, Oakbank, Starlaw), Whitburn (Heartlands), Winchburgh).

5.4 As required by SPP, the SDP is required to allocate a series of Strategic Employment sites for industrial and business uses in highly accessible locations. The available strategic employment sites are identified in Figure 13. These sites are considered strategic due to their size, quality and expected function. The key employment sites have been clustered into the identified key employment locations highlighted within the SESplan MIR document.

Figure 13- Allocated Strategic Employment Locations in the SESplan Area Key Strategic Site Preferred Use Status Site Size Employment Name (Ha) Location Central High Density Mixed- Immediately St James Quarter 2 Edinburgh use /Retail/ Business available High Density Mixed- Immediately Caltongate 1 use / Business available High Density Mixed- Immediately Quartermile 1 use / Business available West International Edinburgh Business Gateway Business Safeguarded TBC (IBG) Constrained Gogarburn Business 9 minor Immediately Edinburgh Park Business 16 available Business, General Immediately Newbridge Industrial, Storage 64 available and Distribution Edinburgh Immediately Waterfront Business 33 Waterfront available Business, General Leith eastern Industrial, Storage Safeguarded 20 industrial area and Distribution South East Medical education Bioquarter Safeguarded 40 Edinburgh/ and research Constrained Upper Shawfair/Shawfair Business/Light minor/major and Borders Rail Park Industrial 49 partly developed corridor Immediately Salters Park Business/Industry 18 Available 3.4 Immediately available, 8.1 Sheriffhall South Business/Industry 12 Minor Constrained Constrained A1 corridor Craighall Business Business major 39 Park

Macmerry Business Constrained 6

minor

A1 corridor Constrained 21

Spott Road major Business

Constrained 10 Blindwells Business major

Life & earth Bush Estate Sciences/animal Safeguarded 32 biosciences A701 corridor Life Sciences/animal Roslin Safeguarded 8 biosciences Life Technopole Safeguarded 10 Sciences/Infomatics High amenity Major Tweed Horizons employment site 14 constrained (Use Class 4) Scottish 0.77 immediately Borders hubs available, 16.9 Business, General Charlesfield, St minor Industrial, Storage 20 Boswells constrained, 0.97 and Distribution major constrained 0.5 major Business, General Tweedside Park, constrained 0.4 Industrial, Storage 1 Galashiels immediately and Distribution available 0.91 Immediately Business, General available/ 4 Galalaw, Hawick Industrial, Storage 5 minor and Distribution constrained 1.4 immediately Business, General available, 5.37 7 Pinnaclehill, Kelso Industrial, Storage minor and Distribution constrained Business, General Cavalry Park, 1.3 immediately 1 Industrial, Storage Peebles available and Distribution Business, General 1.78 immediately Gunsgreen, 8 Industrial, Storage available, 6.3 Eyemouth and Distribution minor

constrained

Immediately Alba Campus Business Available 10 Business, General Major Beughburn Industrial, Storage 28 Constrained Livingston, and Distribution Business, General Houston Industrial Immediately Industrial, Storage M8 & M9 Estate Available 7 and Distribution Corridors Springfield Single User Safeguarded 35

Business, General Immediately Heartlands, Industrial, Storage Available 31 Whitburn and Distribution

Eliburn, Livingston Business, General Immediately 12 (ELv25) Industrial, Available Port related &

waterfront business Safeguarded/ Rosyth Waterfront 65 facilities partly developed

Single User/ Safeguarded/ Dunfermline Calais Muir 19 Business Partly developed & M90 Major Dunfermline SLA Business 80 Corridor Constrained Immediately Admirality Business 8 Available Freescale Business Safeguarded 15 Expansion Minor Carnegie Campus Business 12 Constrained Minor Dover Heights Business 12 Constrained Renewable Energy Safeguarded/ Methil Waterfront 30 Park partly developed General Business/ Major Levenmouth SLA 15 Industrial Constrained

Westfield Green Business Park Safeguarded 60 Mid Fife & Kingslaw/ SLA Major Business 40 A92 Corridor Kirkcaldy East Constrained John Smith Safeguarded/ Business 14 Business Park Partly developed

Fife (Glenrothes) Major General 16 Airport Constrained

Lochgelly SLA General Business/ Major 25 Industrial Constrained Mid Fife & Petrochemical A92 Corridor Mossmorran Safeguarded 250 Development

Figure 14- Strategic Employment Locations in the SESplan Area

Land2B Use Implications

5.5 A substantial proportion of existing and new employment opportunities are focussed in the City of Edinburgh. However, the majority of the allocated employment sites are in locations in the wider SESplan area, particularly in Fife (111 sites with 746Ha) and West Lothian (70 sites with 613Ha), within or in close proximity to large conurbations and centres of population and in areas accessible by a choice of transport options. There is a need to increase the amount of immediately available (effective) land across the SESplan area, with higher priorities in East Lothian, Fife and the Scottish Borders. Protecting the supply of employment land from inappropriate development would allow the SESplan member authorities to grow their local economies more effectively. In order to improve the amount of available and effective employment land it is recognised that there will need to be flexibility applied to current employment land allocations, particularly sites with major constraints. Some of the SESplan member authorities are seeking to review current sites with major constraints, with the possibility of de-allocating some existing sites, and re- allocating new alternative sites which are more effective where this is consistent with the development strategy. 5.6 Consolidating growth by reusing brownfield land and intensification of development on sites within existing business parks and industrial estates is one of the most sustainable methods for economic growth. However, this will not be achievable in every instance and there is likely to be a requirement for some greenfield land release for new employment sites. Some existing allocations would benefit from improved access; particularly safe accessibility by walking and cycling but especially by frequent public transport services. In some instances extensions to employment sites in these locations may be required. The promotion of new allocations in existing highly accessible locations, or locations that can be made more accessible would allow sustainable economic growth to take place. These principles were key considerations which have informed the spatial strategy for the SDP.

6.7B TRAVEL TO WORK AREAS AND ACCESSIBILITY

6.1 Travel to work areas were one of the criteria for establishing the SESplan Area. They are also reasonable indicators of people and transport movements across a particular area and can assist in developing policy and strategy.

6.2 There are seven recognised sub-regional travel to work areas (TTWA) identified by the Scottish Government/ GROS as operating in the SESplan area. These are: • Berwickshire

• Dunfermline (extends outwith the SESplan area into the TAYplan) • Edinburgh (incorporates all of the Lothian Authorities) • Galashiels & Peebles • Hawick • Kelso & Jedburgh • Kirkcaldy (extends outwith the SESplan area into the TAYplan)

6.3 Prior to the designation of the city regions, the Scottish Government (then Executive) commissioned a study undertaken by Derek Halden Consultancy, to investigate issues which could determine boundaries for each of Scotland’s four proposed city regions. Such considerations included housing market areas, transport links, travel to work areas (TTWA) and retail catchment areas. This identified an indicative zone of influence of the levels of in- commuting to Edinburgh from surrounding authorities for work at the time the survey was undertaken (see Figure 15).

Figure 15 - Change in 5% and 10% TTWA Boundaries for Edinburgh Between 1991 Census and 1999-2001 Scottish Household Survey

Source- City Regions Boundary Study 2002- Derek Halden Consultancy

SESplan23B Accessibility Analysis

6.4 The Accessibility Analysis was commissioned by SEStran on behalf of SESplan and was undertaken by MVA Consultancy, to support the development of the SDP. It provides an assessment of a range of residential development locations which are being considered by SESplan within the context of the emerging Strategic Development Plan (SDP). A detailed analysis of this Study is provided in the SESplan Transport Technical Note. The MVA Consultancy Accessibility Analysis: Assessment of Potential Development Locations is set out at Appendix 1 of the Transport Technical Note.

6.5 Key findings from the Accessibility Analysis in respect of access to employment at the settlement level are as follows:

• The settlements with the best access to employment by public transport are Ratho Station, Newbridge, Hermiston, Linlithgow and Inverkeithing • The settlements with the best access to employment by car are Ratho Station, Newbridge, Hermiston, Kirkliston and Whitburn. • The highest rates of car commuting within the SESplan area are found in Pencaitland, Cardenden, Yetholm, Longniddry and West Calder. • The highest rates of public transport commuting are found in Danderhall, Newcraighall, Prestonpans, Musselburgh and Wallyford. • The highest rates of active travel commuting are found in Hawick, Duns, Coldstream, Jedburgh and Eyemouth (these coincide with high rates of working locally). • Those settlements with the highest amount of local working are Hawick, Duns, Glenrothes, Jedburgh and Galashiels.

Figure 16 below shows some key, local authority settlement level data from the 2001 Census. Again these figures relate to the average value from each of the nominated settlements.

Figure 16- 2001 Census TTW data at Local Authority Settlement Level

90% Car PT 80% Active % Work in Edin % Work Locally 70%

60%

50%

40%

30%

20%

10%

0% City of East Lothian Midlothian Scottish West Fife Edinburgh Bor de r s Lothian

Source- MVA Consultancy

Measuring24B the Economic Value of Transport Connectivity to Edinburgh City Region

6.6 In 2010 a study was commissioned by City of Edinburgh Council and undertaken by property consultants Halcrow which investigated transport connectivity in the city region and the economic value associated with this.

6.7 Key findings from the study included: • There could be an economic disadvantage from a lack of connectivity. • There are currently around 340,000 jobs in Edinburgh city; however the working age population of the city is 260,000. A gap of 80,000 people. • Good connectivity in the city region is therefore essential to increase the available labour force to sustain economic activity and support economic growth. • Connectivity is considered vital to increasing productivity in the city region. It is recognised that an efficient transport infrastructure network is necessary for the region to compete with other investment locations and cities in the UK, Europe and beyond. Productivity needs to increase by approximately a third if the Edinburgh city region is to compete effectively. • Transport connectivity is defined as the ease with which networks provide access between places both internally and externally of the Edinburgh city region. • When benchmarking Edinburgh city region to other top international performers there is a productivity gap of £9 billion, which is mainly created by a relatively low productivity rate.

• An “Urban sector” economy has the highest potential to be influenced by connectivity. This includes segments of financial and corporate services, and tourism and transport related services. Edinburgh city region’s share of the aggregate economy is 48%. • The components of transport connectivity recognised to have the biggest influence on economic development are: o Speed or journey time; o Cost of journey; o Journey time reliability; o Network coverage and access to strategic transport hubs; o Comfort or quality; and o Safety and security. • A bespoke connectivity index, which is key for productivity, is the ability to reach the employment destination within a 30 minute journey time. This index varies greatly across geographical locations in the city region. • The 30 minute journey time must be a future policy goal, given the economic benefits associated with enhancing access by a city region’s workforce. • Example of monetary value as a result of improvements: 10% reduction in travel time, leads to a productivity increase of 0.4%-1.1%, generating a £0.6 billion annual contribution to the city region economy. • Integrated transport, land use planning and economic development is fundamental, and efforts should be coordinated with SESplan and neighbouring local authorities to improve connectivity and create a single economic space with agglomeration benefits, i.e. an increased labour catchment pool. • The key indicators to monitor should be: o Global and continental accessibility; o Journey time of working age population to strategic development areas. • Global connectivity has the potential for greater economic impacts, while continental connectivity can in some cases have a negative effect due to leakage. • Raising the issue of high-speed broadband connectivity, and if these investments would produce greater/less effect on productivity. • Concluding that transport connectivity will not close the productivity gap on its own but it is an important factor.

South25B East Edinburgh Transport Economic Potential Study

6.8 City of Edinburgh Council also commissioned a report to assess linkages to the South East Area of the city. This was undertaken by Steer Davis Gleave and Colin Buchanan. Key findings from this study included:

30 • The Eddington Transport Study to the GovernmentF F found that “transport constraints have significant potential to hold back economic growth”. • South East Edinburgh is considered an area of growth potential, with the expansion of the BioQuarter and development in Shawfair and Craigmillar. Improved transport linkages could work as a catalyst for unlocking significant economic development potential in the area. • A change in public transport capacity and service may achieve: o 3,000 housing units accommodating up to 7,500 people o 50,000 sqm of commercial space to meet local needs o 200,000 sqm of strategic commercial space aimed at non-local needs o Accommodating 12,500 jobs • Key location factors for bio-medical and related high-tech activities include links to world class research and universities, a suitable legal framework for research, availability and cost of a skilled workforce, international and national connectivity, taxation, access to markets and suppliers, and quality in infrastructure. • Competing cities increasingly offer more sustainable life styles, with high quality of life and investments in high quality public transport and cycle networks. Bio-medical centres tend to be connected to larger labour catchment areas and high speed rail stations and airports. • The benefits of an enhanced public transport network for the south east Edinburgh area are estimated at £220m-£350m. This could potentially double as a result of agglomeration benefits. • Road congestion could act as a barrier to development in the south east area of Edinburgh. • Borders Railway investment is seen as key to unlocking around 12,000 Edinburgh city region jobs and up to 7,000 elsewhere in Scotland. • The proposed ‘orbital bus’ link could provide a means to link the BioQuarter to the rest of the Edinburgh Science Triangle.

30 http://www.thepep.org/ClearingHouse/docfiles/Eddington.Transport.Study%20-%20Rod.pdfHU U

• The study concludes that there is little effect from increased public transport between the BioQuarter and Waverley, but there could be significant additional economic impacts from a BioQuarter-Musselburgh link and/or BioQuarter-Dalkeith link. This can be realised through the development of the Borders Railway and its stations.

6.9 The main considerations of all three of these studies suggest that the proposed plan should aspire to improve transport connectivity throughout the city region, particularly in areas that are currently less accessible. The plan should encourage new strategic economic opportunities to be located where they are accessible to a wide population; particularly areas where there are higher levels of unemployment. Currently the demand for jobs in Edinburgh City exceeds the supply of workers by around 80,000. Transport connectivity is a fundamental aspect in tackling this problem. Improving transportation and telecommunications infrastructure can either expand the labour supply to Edinburgh City or aid in dispersing jobs throughout the wider city region. As Edinburgh City and the SESplan area competes at a global level, transport connections must also be improved to help businesses become more competitive and the Proposed Plan must recognise this and aim to tackle, as far as is possible, the main problems in transport infrastructure.

7.8B IT & DIGITAL CONNECTION IMPACTS ON THE ECONOMY

7.1 The continuing evolution of modern business practices is changing the traditional travel to work paradigm. The economy and diversification of the way people live their lives has, and will continue, to be aided by growth in the digital economy, making rural and home based business and working effectively from home away from a normal place of employment a more practical and realistic proposition. This has opened up opportunities for new ways of working and doing business across various sectors of the economy although speed, if not availability of broadband, is an issue that will require addressing if the UK, Scotland and indeed the SESplan area are to keep pace with competing European and indeed worldwide city regions, which already use higher broadband speed levels. SESplan therefore should help in supporting at least, if not facilitating the development of digital technology to help the city region to compete.

7.2 Modern communication technology can help to both disperse economic activity and reduce existing commuting levels. Whilst many such businesses can operate from home, some require small, often low cost sites.

7.3 Digital technology, as well as allowing speed and quality of communication to improve, can have a marked impact on land use in several ways. For example, with the rise of online buying rising exponentially year on year, this can lead to a requirement of larger storage and distribution facilities that can disperse goods over a wide geographical area, often globally.

7.4 Good quality broadband can also help people to work more effectively at home. This can help people manage busy lifestyles but can also reduce carbon emissions and negative impacts on the climate, by reducing the previously normal manner of travelling to work. Many companies already operate in this way, and this is likely to continue into the future.

7.5 Digital ducting is the physical infrastructure underground that can carry the fibre optic and other cables associated with digital technologies, including data services that can sit alongside traditional infrastructures such as telephone and electricity. Opportunities exist at the early stages of planning developments for developers to consider and/or ensure that the potential for installing the ducting to support services is factored into the infrastructure considerations for these developments to support emerging and future digital technology infrastructure.

7.6 The Digital Scotland report31 states that it is important to stimulate development through planning in the following ways and making the following recommendations:

• Planning regulations should require the installation of ducting suitable for fibre optics as part of all public works and new build, with an appropriate regulatory framework to ensure open and competitive access. • Public procurement of standards-based, open source systems should be used to enable local providers to adapt and build on public investment.

7.7 It is not yet clear as to the extent which the digital economy will have on the spatial environment. What is evident is that the increasing use and quality of digital technology will affect many ways in which people live, not just how they work, and this could impact upon a mix of land uses contained within SESplan. The impact of digital technology could have a major benefit to more remote communities and parties, who can be far away from services. Work should continue to monitor and evaluate the impacts of IT and digital networks on the economy. In the meantime, the plan could support the development of telecommunications and the digital economy, particularly in locations which are less

31 http://idea.ed.ac.uk/Digital-Scotland.pdf

accessible to major economic centres. The Proposed Plan could support and encourage the development of the physical infrastructure under and over ground for new build developments and for retro-fitting existing communities in order to accommodate fibre optic, other cables and technologies associated with digital networks.

8. TOWN CENTRES AND RETAILING

Scottish Planning Policy (SPP)

8.1 Town centres are the favoured locations in Scottish Planning Policy (SPP) for new retail and leisure investment and strong support is given to maintaining and enhancing the vitality and viability of town centres. National Planning Framework 2 (2009) and the Scottish Economic Strategy32 (2007) both recognise that Scotland's cities are the key drivers of the economy as centres of growth and prosperity. It is suggested that cities and other settlements should continue to be the focus for a mix of uses; including retail, leisure, entertainment, recreation, cultural and community facilities. 8.2 Development Plans are expected to identify a network of centres, which could include both town and commercial centres, and to explain the role of each centre within that network. This provides the context to assess development proposals. SPP sets out a sequential approach to manage this which prioritises development within town centres in the first instance. Where development in a town centre cannot be accommodated edge of centre areas followed by established local centres or commercial centres should be considered. Development Plans should indicate whether retail development may be appropriate outwith existing town centres and identify preferred locations. Retail Impact Assessments (RIA) should be undertaken in the instance where a retail development over 2,500 square metres gross floorspace is proposed outwith a defined town centre and is not in accordance with the Development Plan.

Economic Challenges and Retail Market Analysis

8.3 The complex and evolving nature of retailing activity presents a series of challenges for

new development, particularly in town centre locations. Rydens 67th Scottish Property Review33 indicated that new retail development has declined and that headline retail rents have been under pressure in some locations as demand falls and vacancies rise. This trend is likely to continue until market conditions have improved.

32 http://www.scotland.gov.uk/Resource/Doc/202993/0054092.pdf 33 http://www.ryden.co.uk/News/documents/67thScottishPropertyReview.pdf

8.4 In 2009 property and planning consultancy GVA Grimley produced a report titled: 34 Scottish Town Centres: Still the Life and Soul?F F Important considerations highlighted in the report included:

• Scotland’s town and city centres and the retail sector generally have a critical role in the success and recovery of the economy. • Increasing internet shopping and competition from out of centre floorspace combined with reduced expenditure growth rates are making the economics of delivering successful town centre floorspace increasingly challenging. • Edinburgh is the only major Scottish location which has more retail warehouse floorspace than city centre floorspace. • Pipeline development for new retailing shows substantially higher levels of out of town floorspace proposed in Glasgow and Edinburgh than city centre floorspace. Conversely the situation is different in Aberdeen and Dundee where there are higher levels of new city centre floorspace proposed than out of town. • There are some positive signs from the convenience retail sector. General discount chains and major supermarket operators continue to seek new floorspace. • Other complementary town centre uses including hotels, academic sector uses and some civic / community requirements have also sought new floorspace. • The challenge that the retail industry faces is maximising the chances of delivering complicated town centre sites. • Within the current economic climate the possibility of using public sector finance to kick start key central sites which are recognised as priorities within a particular town or region should be considered. Without the delivery of such schemes it will be increasingly difficult for town centres to play their role as a critical element of the Scottish economy. • £60 million Government funding was made available in 2009-10 for town centre improvement from the Town Centre Regeneration Fund. £10,737,059 of this funding has 35 been granted to ten town centre initiativesF F within the SESplan area.

34 http://www.propertyweek.com/Journals/Builder_Group/PHU roperty_Week/26_June_2009/attachments/Scotland%20Tow n%20Centres%20Research.pdf U 35 The successful town centre initiatives that received funding are: Bathgate (BID), Craigmillar (Creating a new heart (town centre)), Dalkeith, Hawick (Town Centre Environmental Improvements), Jedburgh (Town Centre Regeneration Project), Kirkcaldy (Bringing New Life), Lochgelly (Business Centre), Portobello (Building stronger town centres in Edinburgh), Prestonpans & Tranent Town Centres Support Project, West Lothian Towns Regeneration (Armadale, Almondvale (Livingston), Broxburn, Whitburn, and Linlithgow).

8.5 A 2010 research report has also been developed by GVA Grimley titled Scotland’s 36 Town CentresF F. This report supplements the town centre report published in 2009 and provides further important considerations including: • The retail sector continues to face challenges over the next 12 months despite the general success of the Town Centre Regeneration Fund. The challenge continues to be the delivery of larger scale developments and investment opportunities in our town centres. • It is clear from the pipeline data that whilst the total level of pipeline retail floorspace has increased, the level of developments being delivered has reduced. • Options to overcome significant constraints to retail developments involve the public sector taking an investment/ownership interest in a particular scheme via special assistance initiatives such as Tax Increment Finance (TIF) and Local Asset Backed Vehicles (LABV) or other joint ventures. • There remains a general commitment of continued support for our town centres and the sequential approach to site selection must remain as a fundamental element of planning policy, regardless of the current economic situation.

SESplan28B Retail Context

8.6 A series of strategic town centres have been identified from an initial 33 town centres in the SESplan area. A review of the SESplan town centres is attached at Appendix 2 with the town centre and commercial centres in the city region shown on Figure 17. This has been used to identify the major centres operating in the area and has assisted with informing a strategy for the Proposed Plan. There are also smaller-scale town and local centres in the SESplan area which were not listed in the review due to their smaller size. Edinburgh as the regional centre affords the greatest potential for new mixed employment generation. Other strategic town centres are identified as Dunfermline, Glenrothes, Kirkcaldy and Livingston (see Figure 17 and Appendix 2). It is recognised that these centres vary considerably in their size and local roles but that they all perform a range of strategic functions. These centres are also considered best placed to provide new major mixed employment opportunities, a number of which are currently in the development pipeline. There are major town and edge of centre proposals at the St James Centre and on Princes Street in Edinburgh City Centre, The Centre (formally Almondvale) in Livingston, Carnegie Drive in Dunfermline, the Mercat Centre in Kirkcaldy and the Kingdom Centre in Glenrothes.

36 http://www.gvagrimley.co.uk/Documents/publicatiHU ons/research/misc/ScotlandTownCentresOctober2010.pdf U

8.7 A series of strategic commercial centres have also been identified in the area which serve mixed retailing functions in the city region. These commercial centres range in size and type with shopping malls, such as Ocean Terminal and the Gyle Centre, and retail parks such as Newcraighall/The Jewel, Straiton and Halbeath. The majority of commercial centres are concentrated in Edinburgh and at key junctions around the city bypass. There are also six identified commercial centres in Fife (three located in edge of centre locations), one in Midlothian and one in West Lothian. There are major retail developments proposed in commercial centres at Straiton near Loanhead, Halbeath in Dunfermline, Saltire Centre in Glenrothes and for a new commercial centre at Queensgate in Glenrothes. Plans have also been submitted for additional retail growth at Fort Kinnaird Retail Park in Edinburgh. 8.8 In order for town centres to remain competitive, land allocations and strategies will need to be adopted to allow for general environmental improvements and for the consolidation or expansion of the centres. Improving accessibility, including additional and managed car parking provision and enhanced public transport services would allow town centres to compete more effectively. Clearly giving priority to the delivery of large town and city centre schemes will be essential to ensure their delivery. It is also recognised that there are likely to be requirements for development in established out of centre and out of town commercial centres for retailers seeking lower rental values and larger store formats with good access to car parking. Any such development would need to be carefully balanced with regeneration and renewal priorities and to protect town centres in compliance with SPP. 8.9 Retailing, whilst not a defined key sector, remains an important employer, and is particularly important to the vitality of the city and town centres. Key sector requirements outlined in Figure 3 indicate that there may be opportunities to provide additional office and hotel accommodation in town centres to support economic growth whilst complementing the retail, mixed use functions and accessibility that town centres provide.

Figure 17- Town and Commercial Centres in the SESplan Area

This diagram should be cross-referenced with Appendix 2

9. ISSUES FOR THE STRATEGIC DEVELOPMENT PLAN

9.1 SPP requires the SDP to be flexible so that local authorities can respond to the diverse needs and locational requirements of different sectors and sizes of businesses as well as future changes in the economy. 9.2 Scottish Enterprise forecasts for 2008-2011 suggest that for the early part of the SDP period the take up of new employment land may be slow as Scotland’s economy moves out of recession. There is an expectation that a considerable amount of office, industrial and warehouse space will have become vacant during the recession period. The SDP should support the up take of vacant space in established employment areas whilst continuing to protect the allocated employment land supply for development in the medium to longer term. The Plan should allocate a generous supply and range of employment sites in order to plan for economic growth beyond the current impacts of the recession and be flexible to meet any changes to the future economy. In preparing future SDPs it would be useful to establish and monitor the vacancy rates in established employment locations. In order to overcome some of the issues and constraints highlighted in the report the SDP should support and encourage the improvement of transport and other infrastructure and improve labour market access in order to assist in economic growth. 9.3 Promoting sustainable economic growth in the identified key employment locations would allow the economy of the SESplan area to grow in a sustainable manner and address some of the economic challenges identified. The SDP can assist in delivering economic development by identifying and protecting employment land, and allocating a range of strategic business locations which are of high amenity value, are accessible by all forms of transport and are serviced or are likely to be serviced within five years. Scottish Enterprise and the economic strategies of member authorities highlight priority key (global) sectors for economic growth and a number of provisions have already been made to accommodate these. This is set out in Figure 3. Local authorities would also benefit from allocating a range of sites to accommodate different employment types at strategic and local scale to meet anticipated future needs. 9.4 A substantial proportion of the existing employment land supply is constrained. In order to facilitate economic growth and meet SPP requirements for maintaining a good supply of employment land it will be essential to unlock the development potential of constrained sites. This is relevant across the SESplan area but is a particular priority for East Lothian, Fife and the Scottish Borders. At a minimum maintaining and utilising the current total supply of allocated employment land should be a priority for the SDP.

9.5 Complementing the major focus of new employment generation in the City of Edinburgh with supportive provisions allocated throughout the wider SESplan area would support the prominent role of the area as a driver of the Scottish economy. As highlighted in NPF2 this could relieve pressures in high growth areas such as Edinburgh, provide additional opportunities in other areas and improve the overall efficiency of the south east Scotland and Scottish Economy. 9.6 The SDP should aspire to improve transport connectivity throughout the city region as there could be an economic disadvantage from the lack of connectivity. Encouraging new strategic economic opportunities to be located where they are accessible to a wider population, particularly areas where there are higher levels of unemployment would benefit the SESplan area. Currently the demand for jobs in Edinburgh city exceeds the supply of workers by around 80,000. Transport connectivity is a fundamental aspect in tackling this problem. Improving transportation and telecommunications infrastructure can either expand the labour supply to Edinburgh City or aid in dispersing jobs throughout the wider city region. As Edinburgh City competes at a global level, transport connections must also be improved to help businesses become more competitive and the proposed plan must recognise this and aim to tackle the main problems in transport infrastructure. 9.7 Efficient land use planning has the ability to ensure existing and new employment opportunities are highly accessible through a variety of travel options including walking, cycling, bus and rail. However, it is recognised that advances in IT solutions with a high speed broadband network can open up economic opportunities in less accessible areas. 9.8 The continuing evolution of modern business practices is changing the traditional travel to work paradigm. The economy and diversification of the way people live their lives has, and will continue, to be aided by growth in the digital economy making rural and home based business and working effectively from home away from a normal place of employment, a more practical and realistic proposition. 9.9 The increasing use and quality of digital technology will affect many ways in which people live, not just how they work, and this could impact upon a mix of land uses contained within SESplan. The impact of digital technology could have a major benefit to more remote communities and parties, who can be far away from services, such as some remoter areas of the SESplan area. SESplan supports the development of telecommunications and the digital economy, particularly in locations which are less accessible to major economic centres. SESplan supports and encourages the development of the physical infrastructure under and over ground for new build developments and for retrofitting existing communities in order to accommodate fibre optic, other cables and technologies associated with digital networks.

9.10 The challenge in the retail sector continues to be the delivery of larger scale developments and investment opportunities in our town centres. Options to overcome significant constraints to retail developments involve the public sector taking an investment/ownership interest in a particular scheme via special financial assistance initiatives or other joint ventures. There remains a general commitment of continued support for our town centres and the sequential approach to site selection must remain as a fundamental element of planning policy, regardless of the current economic situation.

Appendix 1- SESplan Employment Land Audit 2010

EMPLOYMENT LAND AUDIT 2010

1st April 2009- 31st March 2010

1 Table of Contents

Table of Contents...... 1 List of Tables ...... 3 List of Figures...... 3 Foreword...... 4 Introduction...... 5 Audit Process ...... 6 Key Policies Related to Employment Land...... 7 Employment Land Allocations ...... 10 Land Take 2009-2010...... 15 Glossary of Terms...... 17 Overview of Employment Land Audit Methodology...... 19 List of Sites by Local Authority Area...... 20

2 List of Tables

Table 1 Total Employment Land Allocation Table 2 Total Constrained Employment Land Allocation Table 3 Effective Employment land in the SESplan area Table 4 Fully Developed Employment Land Allocation Sites Table 5 Employment Land Sites Under Construction Table 6 Employment Land Sites loss to change of use Table 7 Total Land Take by Local Authority

List of Figures

Figure 1 Employment Land Categorisation Diagram

Figure 2 Audit Methodology

3 Foreword

Ensuring an effective supply of employment land is one of the most important economic development functions that local authorities carry out. If serviced employment land is not available, firms cannot expand their operations and new businesses cannot be attracted to the community resulting in significant delays in creating jobs.

This is the first time a consistent approach in undertaking an employment land audit has occurred by the SESplan member authorities of City of Edinburgh, East Lothian, Fife, Midlothian, Scottish Borders and West Lothian. The information from this audit will be used to inform the proposed Strategic Development Plan.

The Employment Land Audit is an essential part in the Development Plan process, as it allows us to identify which communities have an adequate supply of employment land that is readily available and capable of attracting and supporting investment. It is also an important document as it provides a context for planning applications relating to employment land.

4 1. Introduction

The Employment Land Audit provides an up to date picture of the status and availability of employment land within the SESplan area between April 2009 and March 2010. This will provide the benchmark for future studies which will be better placed to review land take in the area.

This document provides an evidence base to monitor the effect of employment land policies set out in development plans and each local authorities Employment Land Strategy, relating to the allocation/development of employment land.

The Employment Land Audit assists with the implementation of Employment Land Strategies and monitoring the allocation within the key settlements in the SESplan area.

5 2.9B Audit Process

The availability and quality of allocated employment land is assessed by taking account of the physical, ownership and land use characteristics of the allocated sites.

Assessing these characteristics allows allocated land to be categorised as:

• Immediately Available • Minor Constraints • Major Constraints • Safeguarded sites

For full definitions of the terms used within the Employment Land Audit please refer to the glossary of terms in section 6.

Please note that all land areas presented in the report are in gross hectares. However, it should be noted that the average net developable area, after deduction of the land required for access roads, SUDS features, landscaping etc, is assumed to amount to approximately 75% of the gross area.

A detailed description of the Employment Land Audit process is provided in section 7.X Overview of Employment Land Audit Methodology).X

6 3.10B Key Policies Related to Employment Land

The policies relating to employment land are set out in Government and fife Council policy documents. Documents produced by the Scottish Government set out the vision and guidelines for Scotland as a whole. Local Authority documents give the local perspective and more detail about the strategies and site specific developments.

3.1 Government17B Economic Strategy

The Government Economic Strategy (GES)HU UH was published in November 2007.

The GESHU UH states:

“Support the delivery of the Purpose, that is, to focus the Government and public services on creating a more successful country, with opportunities for all of Scotland to flourish, through increasing sustainable growth.”

The Economic Strategy identifies five Strategic Priorities that are internationally recognised to be critical to economic growth:

• Learning, Skills and Well-being; • Supportive Business Environment; • Infrastructure Development and Place; • Effective Government; and • Equity.

As stated in the HUGES,UH enhancements to Scotland’s transport and infrastructure are key to support and to promote employment opportunities. This will help to create both a wealthier and fairer Scotland – one the five strategic objectives of the GESHU .UH

1 More detail on delivering the strategies can be found within the GESHU F F. UH

3.2 Scottish18B Planning Policy

As part of the Scottish Government's commitment to proportionate and practical planning policies, the previous series of Scottish Planning Policy

(SPP)HU UH and National Planning Policy Guidance (NPPG) have been consolidated into a single statement of national planning policy.

2 Scottish Planning Policy (SPP)HU F F, UH published in February 2010, sets out the Scottish Government planning policy for economic development. It supersedes the Scottish Planning Policy 2: Economic Development, published in November 2002. The current SPPHU UH outlines in its subject policy on economic development that:

1 http://www.scotland.gov.uk/Publications/2007/11/12115041/0 2 http://www.scotland.gov.uk/Publications/2010/02/03132605/0 7 “Authorities should respond to the diverse needs and locational requirements of different sectors and sizes of businesses and take a flexible approach to ensure that changing circumstances can be accommodated and new economic opportunities realised. Removing unnecessary planning barriers to business development and providing scope for expansion and growth is essential.”

SPP also states that:

“The planning system should also be responsive and sufficiently flexible to accommodate the requirements of inward investment and growing indigenous firms.

Planning authorities should ensure that there is a range and choice of marketable sites and locations for businesses allocated in development plans, including opportunities for mixed use development, to meet anticipated requirements and a variety of size and quality requirements.”

The consolidation of the previous subject policies into the single SPP was not a review of established policy, but was seen as an opportunity to rationalise and express policy in more concise terms, providing clarity and greater certainty of intended outcomes. The new style of SPP requires a different approach to expressing and explaining national planning policy, but the changes in wording do not, in most cases, represent a change in policy.

The Employment Land Audit provides a useful tool for the SESplan to measure the performance of employment land development and allocation against the requirements of SPP, not only in terms of the quantity of land that contributes to allocation, but also in relation to the availability, quality and distribution of employment land throughout the city region.

Whilst the term “Marketable” is used in SPP the SESplan authorities have been working to refine the definition of what constitutes Marketable Employment land. This is discussed further in Section 4 of this report.

3.3 Edinburgh & the Lothians Joint Structure Plan 2005-2015

This Plan3 was approved in 2004 and sets out a strategy for the development of Edinburgh and the Lothians to 2015. The strategy has been successful in ensuring an adequate supply of employment land across Edinburgh, East, Mid and West Lothian although there has been some local variation from this. For example, the take up in Midlothian fell between 2003 - 2005 due to industrial sites being at or near capacity, significant infrastructure constraints and time taken to receive consents and develop sites. The predominance of the allocation of large sites combined with demand for smaller units has resulted in difficulties in achieving the critical mass of investment to service such sites. At present there are ample consents and allocations in place to meet projected demand for office space.

3 http://www.elsp.gov.uk/CurrentStructurePlan.htm 8 3.4 Fife Structure Plan 2006 - 2026

The Scottish Government approved this Plan4 in May 2009. The Plan which sets out the development strategy and strategic land use policies for Fife up to 2026 requires Local Plans to identify a 7 year supply of employment land in settlements above 5,000 in population and in clusters within rural areas. In addition the Local Plans should identify new strategic employment areas in a number of strategic locations and land for Class 4 office use in the sub- regional and district town centres. The early stage this plan is at in its life period means there has been limited opportunity to monitor the effectiveness of the strategy and policies contained therein.

3.5 Scottish Borders Structure Plan 2001-2018

This Plan5 was approved in 2002 and altered in 2009. The key aim of the Plan is to support a development strategy which promotes sustainable principles and which recognises and builds upon the unique character of the Scottish Borders and its individual communities. The need to provide the right conditions for economic prosperity is a key priority of the Scottish Borders Council, with the aim to continue to strive to create jobs locally whilst also enabling communities within the Borders to take advantage of jobs outside the area, particularly in Edinburgh. The Plan provides for a range and choice of land in locations served by excellent transport links and infrastructure. These locations are most likely to be found in the Central Borders, which is best placed to capitalise on the reinstatement of the Borders Rail Line. The Borders faces difficult issues associated with the loss of jobs in key industries such as farming and manufacturing. Changes in shopping patterns nationally have also contributed to economic difficulties.

3.6 Strategic Development Plan: SESplan

The Planning etc. (Scotland) Act 2006 stated the removal of Structure Plans and the creation of Strategic Development Plans (SDPs). This involved the formation of Strategic Development Planning Authorities (SDPAs) which consists of a group of local authorities working together to prepare and develop an SDP for wider city regions. Fife Council is in the unique position of being close to both Edinburgh and Dundee, and is a member of two SDPAs – Edinburgh and South East Scotland Plan (SESplan) and Tayside Plan (TAYplan). For the purposes of this study only the employment land allocations within the SESplan area of Fife have been assessed.

The SDPA provides a forum for authorities to develop a common approach to matters that extend beyond local authority boundaries. The new regional boundaries are intended to reflect the concentration around cities, therefore taking into account housing markets, travel to work areas and access to services.

The SDPs are expected to set out a clear vision and spatial strategy for each region, and provide a plan which is strategic and easier to use than the Structure Plans.

4 http://www.fifedirect.org.uk/topics/index.cfm?fuseaction=advicetopic.display&subjectid=F0F739ED-508B-DE79- 47D3A6D0F83A12CD&objectid=2D3EE97C-DAEE-DBB5-4D01C7E1FC05C5A9 5 http://www.scotborders.gov.uk/life/planningandbuilding/plansandresearch/2747.html 9 Local Development Plans will still be required and will sit below the SPDs to provide further detail for developments in the local authority area.

4.1B Employment Land Allocations

The Employment Land Allocation categories are shown below. These differ from those published in the 2008 audit report due to consultation with neighbouring authorities as part of the preparation for the SDPs (Strategic Development Plans).

The availability of each site for development within the Employment Land Audit is categorised as:

• Immediately Available – Land judged to have no significant constraints and considered to be effective.

• Minor Constraints –This is land that has some constraint(s), but in most professional judgement would be thought could be made available within a 5 year period and considered to be effective.

• Major Constraints –This is land that has constraint(s) of a significant nature and in most professional judgements would not be made available within a 5 year period and is not considered to be effective.

Safeguarded - These “allocations” are normally subject to constraints which may or may not be removed during the 5 year period. Such sites are those which typically comprise (a) land identified in development plans for specialist uses or company expansion purposes, or (b) land which is not currently allocated in development plans for employment use but which may be considered suitable for allocation in the longer term in a future development plan. In (b), safeguarding would protect these sites from alternative uses. Allocations which fall within the safeguarded category will not be considered to contribute towards the normal employment land supply.

10 Figure 1 - Employment Land Categorisation Diagram

1. 2. 3. Immediately Constrained- Constrained- Available Minor Major

4. Safeguarded

Total Employment Land Allocation = Immediately Available + Minor Constraints + Major Constraints

Total Constrained = Minor Constraints + Major Constraints

Total Effective = Immediately Available + Minor Constraints

Safeguarded Employment Land

11 Table 1 details Total Employment Land Allocation excluding Safeguarded employment land. These allocations constitute the mainstream supply of employment land in the city region.

Table 1 – Total Employment Land Allocation Immediately Minor Major Safguarded Available Constrained Constrained (Ha) Total (Ha) (Ha) (Ha) (Ha) City of Edinburgh 169.6 3.3 7 87.1 267 East Lothian 0 15.8 86.6 0 102.4 Fife 48.75 73.13 130.6 493.88 746.36 Midlothian 51.37 80.9 34.49 50.72 217.48 Scottish 4.92 Borders 18.63 57.04 25.43 106.02 West Lothian 119.27 71.52 85.59 337.17 613.55

Totals 407.62 301.69 367.71 973.79 2052.81

Table 2 below details SESplan’s Constrained Employment Land Allocation broken-down by minor and major constraints.

Table 2 – Total Constrained Employment Land Allocation

Gross Area % of Total (ha) Employment Land Constrained Employment Land 671.4 33 Allocation Minor Constraints 301.69 15

Major Constraints 369.71 18

Table 3 below details SESplan’s Effective Employment Land Allocation broken-down by immediately available and land with minor constraints. Effective employment land is the part of the allocation that is considered to be capable of being developable within a 5-year time horizon; essentially employment land that would be considered “marketable” as defined within SPP. This primarily comprises sites that are immediately available, supplemented by minor constrained sites, as defined above.

Table 3 – Effective Employment Land in the SESplan area

% of Total Gross Area (ha) Employment Land Effective Employment Land 709.31 35 Allocation Immediately Available 407.62 20

Minor Constraints 301.69 15

12 The SESplan member authorities have jointly agreed that safeguarded land is not considered part of the main stream supply of employment land. Instead it is land which is specifically reserved for specialist employment uses, for company expansion purposes or possibly for use as a future employment land allocation not yet identified within a development plan. Essentially safeguarded employment land should be considered a supplement to the mainstream employment land supply and cannot be considered in the same way as the normal supply primarily due to the uncertainty of whether the sites will or will not be developed within a 5 year (LDP) period. Take up of large safeguarded sites are normally infrequent and can result in significant distortion to the normal annual land take figures and again should be treated carefully. The safeguarded supply of land totals at just over 886 gross hectares.

Some important facts to note are:

• There is a total of 2052.81 gross hectares of allocated employment land in SESplan area; • 407.62 gross hectares are immediately available, 671.4 gross hectares constrained with safeguarded sites in the area totalling 973.79 gross hectares; • City of Edinburgh Council has the highest percentage of the total immediately available employment land (42%), followed by West Lothian (29%) and Midlothian (13%). • East Lothian, Fife and the Scottish Borders by comparison have disproportionately a lesser amount of immediately available employment land to the other authorities, showing that there are disparities over the city region area. • Of the constrained land 301.69 gross hectares are assessed as having minor constraints and 369.71 gross hectares having major constraints; • A substantial percentage of East Lothian’s total employment land supply (85%) has major constraints; • 709.31 gross hectares of the SESplan area’s employment land is judged to be effective (sometimes referred to as “marketable”); • The current effective supply of land could allow for an average land take of approximately 35 gross hectares per annum over the 20 year SDP period, assuming that the sites with minor constraints can be brought forward for development in the 5 year LDP periods. However, in terms of land that is currently available, the existing supply amounts to a total of 407 gross hectares (approx. 398 net), equating to only 6 years supply based on previous take-up rates;

13 • Freeing sites with major constraints would allow an additional 18 gross hectares per annum to be brought forward. However, it is highly unlikely that this can be achieved in less than five years. Therefore, early action needs to be taken, coupled with requisite levels of supporting investment, to address a potential shortfall in the supply of immediately available land beyond the initial 6 year period, by bringing forward land that is currently constrained and/or identifying new allocations that are immediately available for development; • Safeguarded land totalling 973.79 gross hectares has been identified across the SDP area. Whilst some of this land could potentially make a contribution to general employment land supply in future, the majority is specifically intended for specialist uses, or is reserved as option land to facilitate expansion of existing, often large-scale facilities, thereby denying the availability of such sites for mainstream employment requirements.

14 5. Land Take 2009-2010

Table 4 shows the sites fully developed during the audit period of 1st April 2009- 31st March 2010. Table 5 shows sites under construction during the audit period.

Table 4 – Fully Developed Employment Land Allocation Sites Gross Use Settlement Site Ref Site Name Area Class (Ha) Bathgate EBb4 Pottishaw Place 0.35 4,5 & 6 Broxburn EUB3 Youngs Road north east 0.67 4,5 & 6 Broxburn EUB15 Youngs Road South 0.95 4,5 & 6 Dunfermline 64 Masterton Park – 1 0.21 4 Duns DU015 Cheeklaw 14 0.13 5 Duns DU017 Cheeklaw 16 0.44 5 Innerleithen IN003 Traquair Road East (part) 0.06 5 Kirkcaldy 106 Dunnikier Business Park – 2 0.48 4 Kirkcaldy 112 Randolph Court 0.47 5 Linlithgow ELI7 Mill Road West (2 plots) 0.33 4,5 Livingston ELv56 Redcraig west 5.09 4,5 & 6 Methil 198 Fife Energy Park – 2 5.4 5 Musselburgh BUS5 Olivebank 0.56 4 & 5 Newton by South ENn1 Newton North 1 4,5,6 Queensferry Rosyth 75 Admiralty Park 1.06 4 Riverside 5, Car Parks south Selkirk SE016 0.4 4 west of entrance Selkirk SE024 Ettrick Riverside 0.1 4 St Boswells CF001 Charlesfield 1.36 5 Whitsome WH001 Waste Transfer Station 0.8 6

Total 19 sites 19.86

Table 5 – Employment Land Sites Under Construction Gross Use Settlement Site Ref Site Name Area Class (Ha) 4 with Beaverbank Place/Logie Green some Edinburgh Site 7 0.42 Road Class 1 and 3 Glenrothes 35 Pentland Park North 0.56 4 Kirkcaldy 106 Dunnikier Business Park - 2 0.41 4 Kirkcaldy 117 Midfield Court 0.08 5 Lochgelly 202 105-199 Main Street 0.19 4 Selkirk SE010 Riverside 3 - Site of Yarrow Mill 0.42 4

Total 6 Sites 2.08

Table 6 – Employment Land Sites loss to change of use Gross Use Settlement Site Ref Site Name Area Class (Ha) Sui Chirnside CH005 Berwick Road 3 0.09 Generis Chirnside CH004 Berwick Road 4 0.04 9 Coldingham Road, Eyemouth Eyemouth EY010 0.37 7 Industrial Estate Loanhead MLP e8 Nivensknowe 1.3 1 Shawfair MLP E1 Shawfair Park 1.17 8

Total 5 Sites 2.97

Table 7 – Total Land Take by Local Authority Authority Number of sites Gross Area (Ha) City of 1 0.42 Edinburgh East Lothian 1 0.56 Fife 8 8.86 Midlothian 2 2.47 Scottish Borders 12 4.21 West Lothian 6 8.39

Total 30 sites 24.91

The majority of land-take in the SESplan area between 2009-2010 took place in Fife, West Lothian and the Scottish Borders. Land-take in Midlothian during the audit period saw the loss of employment land to non-Class 4,5 and 6 uses. The Scottish Borders also saw the loss of three sites for alternative uses.

16 6.13B Glossary of Terms

Employment25B Land Comprises land allocated for general industrial and business/office use, storage and distribution uses, business parks and specialist technology parks including research and development uses. This comprises of Classes 4

(Business), 5 (General Industrial) and 6 (Storage or Distribution) of the 1997HU

Town and Country Planning (Use Classes) (Scotland) Order. UH

Employment26B Land Allocation Comprises all undeveloped land allocated for employment use in Adopted Local Plans or, has a valid planning consent for such use.

Constrained27B Land Comprises undeveloped land that is subject to one or more constraints which hinders or prevents development. In broad terms this can include ownership constraints, infrastructure/servicing constraints or physical constraints. Constraints are categorised as:

28BMinor Constraints Land with minor constraints and marketable. This is land that has some constraint(s), but in most professional judgement would be thought as effective.

29BMajor Constraints Land with major constraints and not marketable. This is land that has constraint(s) of a significant nature and in most professional judgements would not be classified as effective.

Owner constraints: • Option Land • Seeking Alternative Use • Special Conditions Sale • Unwilling Seller

Infrastructure/servicing constraints: • No Road Access / Infrastructure • No Service - Water • No Service - Gas • No Electrics • No Drainage (Foul) • No Drainage (Surface) • No Telecommunications

Physical constraints: • Topography Constraint • Ground Conditions Constraint • Contamination

Effective (Marketable) Land SPP states that this is land which meets business requirements, has a secure planning status, can be serviced within 5 years.

Immediately Available Land Comprises of undeveloped land which has a secure planning status, is fully serviced and has no constraints to immediate development.

Under Construction Sites or parts of sites where development has commenced but is not completed.

Fully Developed Sites or parts of sites where development is complete.

Change of Use Use has changed from original allocation of employment land to other use class, including housing, leisure, retail, community use, long term lease, mixed redevelopment and other.

Gross Area The total area within the site boundaries, including roads and landscaping. All gross areas within the report are presented in hectares.

Net Area Calculated as a proportion of the gross developable area of a site, typically taken as 75% depending on site characteristics.

Employment Land Audit An annual audit of employment land allocations within Fife.

Single User Site The allocation is reserved by a single user i.e. the land is not available for use by multiple companies.

Specialist Use Site This applies to sites that are designated for special uses, for example Life Sciences (BioQuarter, Bush Estate, Riccarton) port related (e.g. Leith, Rosyth Waterfront) or energy-related (e.g. Fife Energy Park at Methil).

Option Land Land retained by an adjacent owner to provide option for future expansion.

18 7. Overview of Employment Land Audit Methodology

Figure 2 - Audit Methodology

Employment Land Windfall Allocation Employment Land Allocation within (sites with planning permission not Development Plans included within adopted local plans)

List of sites to be included in the Annual Employment Land Audit

Collect information including ownership, land use, physical and Check for planning applications on marketability characteristics for each allocated employment land employment land allocations site.

Enter the data into the information systems and produce a profile containing the key details for each allocated employment land site

Produce Employment Land Audit

19 8. List of Sites by Local Authority Area

Spreadsheet 1- City of Edinburgh Council

Spreadsheet 2- East Lothian Council

Spreadsheet 3- Fife Council

Spreadsheet 4- Midlothian Council

Spreadsheet 5- Scottish Borders Council

Spreadsheet 6- West Lothian Council

20 on Categorisati Constraints that apply) Use (Tickall Preferred Status Planning Ownership Area (ha) Site Ref Site Name Settlement Public Net Class 4 Permission Planning Allocated Private Gross Safeguarded (Major) Constrained (Minor) Constrained Available Immediately Location Use Environmental Physical/ Infrastructure Ownership Specialist Single User Class 6 Class 5 / / / / / / / / / / / / / / / / / / / / / / / / / / / / / n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a . .22 . 51 . 311 .70.18 0.07 16 33.1 7 5.7 15 25 0.5 20 0.42 1.5 99 99 999 999 9999999 99999 999 9 999 99 999999999999999 999999999999999999999999999999 99 9999 99999999999 999 9 9999999999999999 9 9 99

Morrison Street

CA4 ECLP4 Quartermile Q9 99 9 999 999 9 9 999 99 999 999 99 999 99 9 99 9999 99 9 99 9

BUS 3 ECLP Leith Eastern Industrial Area

WAC1c ECLP Salamander Place

9999999 9 9 99 9 99 BUS 1A Edinburgh BioQuarter Phase ECLP 1

BUS 1B Edinburgh BioQuarter Phase ECLP 2

Site 1 ECLP Newcraighall (land south of) 9

Site 2 ECLP Niddrie Junction

WAC2 ECLP Waterfront

BUS 2 ECLP Edinburgh Park

Site 5 ECLP 1 Lochside Way

CA3 ELP Fountainbridge

.41504 . 043372232. 832. . . 717904 0.45 0.41 7.9 27.1 3.3 8.5 20.5 18.3 26.8 2.3 7.2 3.3 10.4 3.5 0.43 1.5 0.64 0 WAC 1a & b ECLP Western Harbour

CA2 ECLP Caltongate

CA1 St James Quarter

Site 6 ECLP 47, 49 Annandale Street

ECON 1 South Scotstoun, S. RWELP Queensferry

ECON 1a South Scotstoun, S. RWELP Queensferry

ECON 2 RWELP Ferrymuir, S. Queensferry

ECON 3 RWELP Clifton Newbridge

ECON 4 Cliftonhall Road/West RWELP Newbridge

ECON 5 RWELP Claylands

ECON 7 Newbridge North (former RWELP Grampian Foods)

ECON 8 Newbridge West (Continental RWELP Tyres) 9 9 ECON 9 RWELP Gogarburn ECON 10/HSG 7 RWELP Port Edgar, S. Queensferry 9 9 Riccarton Research Park ED7 RWELP Extension

ED5 RWELP Turnhouse Road

Site 1 RWELP Ferrymuir, S. Queensferry

Site 2 RWELP Ferrymuir, S. Queensferry ADOPTED LOCAL PLAN 2008 Other business land / vacant / derelict & empty units of concern Land take up annual record- from 1st April commencing in 2010

2010 2010 2009 2008 2008

Settlement Musselburgh Haddington Macmerry Dunbar Tranent Prestonpans Wallyford Blindwells Dunbar Prestonpans North Berwick Macmerry Gladsmuir North Berwick Musselburgh Musselburgh Prestonpans Haddington - k oated C

Site Name g Business park ext Kirk Park Par Business Craighall Owner retaining for retaining Owner future housing Former Lothian Rd Tantallon - Tesco Bruntons NHS superstore care health primary centre and day centre - Change Olivebank 2009 group and DSE - West Road Mid development Housing - Mcinroy Alderston and Links and Wood vet Cumulative take land economic gross up total Old Craighall Junction Junction Craighall Old Gateside Maltings Beraline Oak Tree site Hospital rd Rd Spott Kingslaw West Road Mid Barbachlaw Blindwells Yard Haulage Hughes fabric building - and on empty currently the market Sayers Former Benn Factory - Empty - being options various considered Business park RBS land sold to Purdie - on currently the market 2 phase Elvingston - park and 3 science to housing linked enablin

Site Ref Bus 8 Bus 6 Bus 1 Bus 2 Bus 6 Bus Bus 7a 7 Bus 7 Bus 4 Bus Bus 11 Bus 10 Bus 12 3 Bus TOTALS 2 Bus TOTALS OVERAL L TOTAL 9 Bus 4 Bus 5 Bus Bus 10 5 Bus Gross 5.8 4 39 5 3.5 3.6 unsure 1.5 20.6 4.4 1 4 10 102.4 1.6 1 2.6 105 0.63 8.1 0.56 11 3.3 12.59 Area (ha) Net (80% of gross) 4.64 3.20 31.20 4.00 2.80 2.88 1.20 16.48 3.52 0.80 3.20 8.00 81.92 0.45 0.36 0.28 1.25 0.8 3.14 85.06 0.50 Gross Area (Sq 58,000 40,000 390,000 50,000 35,000 36,000 15,000 206,000 44,000 10,000 40,000 100,000 1,024,000 0 0 0 16,000 10,000 26,000 1,050,000 6,300 metres) Net (80% of gross) 46,400 32,000 312,000 40,000 28,000 28,800 12,000 164,800 35,200 8,000 32,000 80,000 819,200 4,500 3,600 2,800 12,500 8,000 31,400 850,600 5,040 Public Y Ownership Private YYYYYYY YYY YY Y Y Y Y Y Y Allocated (Planning YY Y approved) Planning Status Planning Permission YY Y (Application submitted) Class 4 3 3 333 3 3 3 333 3 3 3 3 3 3 Preferred Use Class 5 33 3333 3 3 3 3 3 3 (Tick all that Class 6 33 3333 3 3 3 3 apply) Single User Specialist 33 3 3 Ownership YYYYYYYYY Y Y Infrastructure YYY Y YYYY YY Physical/ Constraints YY Environmental YY Use Location Immediately 3 Available Constrained 33 3 3 3 3 Categorisation (Minor) Constrained 3 33 333 33 3 3 3 (Major) Safeguarded oated C

Site Name Business park ext Kirk Park Park Business Craighall Junction Craighall Old Gateside Maltings Beraline Oak Tree site Hospital rd Rd Spott Kingslaw West Road Mid Barbachlaw Blindwells - Yard Haulage Hughes for retaining Owner future housing Former Lothian - building fabric and on empty currently the market Sayers Former Benn Factory - various being options considered Business park RBS - on to Purdie sold land currently the market 2 and phase Elvingston - linked park 3 science enabling to housing Rd Tantallon , eet, Edinburgh, eet, Edinburgh,

Ownership ille Str Royal Bank of Scotland Plc, 36 St Andrew Square, Square, Andrew 36 St Plc, of Scotland Bank Royal 2YB EH2 Edinburgh, 593 Ltd, 24a Melv LEDGE 7NS EH3 4FE YO19 York Fulford, House, Persimmon 19 Rutland Agents, Ltd, Estate Park Lothian 2BB EH1 Edinburgh, Square, Trading Estate 1 Cupar Solutions, Property In-Site 4SX Fife, KY15 Cupar, Haddington, Bidge, Victoria Products, Malt Pure 4BD EH41 9 Developments, Group (PPG) Property Premier 4DR EH2 Edinburgh, Square, Charlotte Howarth Brooklands, Jakes, and Kim Jakes John 5EE BD13 Bradford, Cullingworth, Road, James McNeill/Hallhill Developments Ltd, c/o EH3 Edinburgh, Crescent, 15 Atholl LLP, Brodies 8HA Ltd Society Co-operative Angus & Borders Lothian 70 High Street, Selkirk, Selkirkshire,TD7 4 Council Lothian East Yellowcraig, House, Lysander Wallace, Howard 5HP EH39 Lothian, East Dirleton, Business Group, Castlebridge Resources Scottish FK10 Clackmannanshire, Alloa, Nr Gartlove, Park, 3PZ Dunbar Innerwick Farmhouse Home Thurston 1SA EH42 Rydens. -In receivership Agents Graham and Sibbald, - agents (Owner) Wilkie Jim Edinburgh - on the to Purdie sold land RBS park Business currently market to - linked park 2 and 3 science phase Elvingston enabling housing Council Lothian East

Settlement Musselburgh Haddington Dunbar Tranent Prestonpans Wallyford Blindwells Dunbar Prestonpans North Berwick Macmerry Gladsmuir North Berwick Macmerry DATABASE_REF 13 16 17 18 19 21 22

SITE_NAME Fulmar Way Calais Muir North Axis Point Glenfield IE Cartmore Extension Woodend IE Woodend Extension

SETTLEMENT DALGETY BAY DUNFERMLINE DUNFERMLINE COWDENBEATH LOCHGELLY COWDENBEATH COWDENBEATH

Board of Management Robert Thomson & OWNER Muir Group Scottish Enterprise Smart Fife Council Fife Council of Lauder College Stewart Wells Hill DEVELOPER Unknown Unknown Unknown Unknown Unknown Unknown Unknown DEVELOPMENT STATUS Allocated Allocated Allocated Allocated Allocated Allocated Allocated WINDFALL (not in adopted local plan but has PP) No No No No No No No PLANNING PERMISSION No No No Yes No No No GROSS_AREA (m2) 12643.63 51810.19 53888.20 16252.33 10963.32 4683.94 47828.43 GROSS_AREA (ha) 1.26 5.18 5.39 1.63 1.10 0.47 4.78 EASTING 315660 313635 313397 316184 318710 315742 315974 NORTHING 683904 686968 687035 692832 694694 690468 690506 AUDIT_REPORT_CATEGORY Constrained Constrained Constrained Constrained Constrained Immediately Available Constrained MARKETABLE No Yes Yes Yes Yes Yes No CATEGORISATION Major Constraint Minor Constraint Minor Constraint Minor Constraint Minor Constraint Immediately Available Major Constraint AUDIT_YEAR 2010 2010 2010 2010 2010 2010 2010 SITE_TYPE Brownfield Greenfield Greenfield Greenfield Brownfield Brownfield Greenfield MIXED_USE No No No No No No No CLASS4 Yes Yes Yes Yes Yes Yes Yes CLASS5 No Yes Yes Yes Yes Yes Yes CLASS6 Yes Yes Yes Yes Yes Yes Yes PHYSICAL_ACCESS_CONSTRAINT No No No No No No No SERVICED_WATER_CONSTRAINT No Yes Yes No Yes No Yes SERVICED_GAS_CONSTRAINT No Yes Yes No Yes No Yes SERVICED_ELECTRICS_CONSTRAINT No Yes Yes Yes Yes No Yes SERVICED_FOUL_DRAINAGE_CONSTRAINT No No No No No No No SERVICED_SURFACE_DRAINAGE_CONSTRAINT No No No No No No No SERVICED_TELECOMMUNICATIONS_CONSTRAINT No Yes Yes No Yes No Yes TOPOGRAPHICAL CONSTRAINT No No No No No No No GROUND_CONDITION_CONSTRAINT No No No No No No No CONTAMINATION No No No No No No No SEEKING CONDITIONS ON SALE Yes No No No No No No SPECIAL_CONDITIONS ON SALE No No No No No No No UNWILLING_SELLER No No No No No No No

Immediately Available 48.34 Constrained Minor 73.13 Constrained Major 130.6 Safeguarded 494.29

Total 746.36 23 25 26 30 32 33 34 36 37

Cocklaw Street - 1 Conscience Bridge Forthview IE Kincardine B.P Bankhead (South) Eastfield IE - 2 Eastfield IE - 1 Pentland Park (South) Wheatstone Place (West)

KELTY CAIRNEYHILL NEWMILLS KINCARDINE GLENROTHES GLENROTHES GLENROTHES GLENROTHES GLENROTHES

Cocklaw Developments BrakenLea William Karl Josef Tanner Peter William McLaren Fife Council Andrew Davie Andrew Davie Fife Council Fife Council

Unknown Unknown Unknown Unknown Unknown Unknown Unknown Unknown Unknown Allocated Allocated Allocated Allocated Allocated Allocated Allocated Allocated Allocated No No No No No No No No No Yes No No No No No No Yes No 32489.22 6819.51 4273.70 84643.12 31094.23 8808.14 7263.49 6207.20 23548.19 3.25 0.68 0.43 8.46 3.11 0.88 0.73 0.62 2.35 313606 303989 300468 293978 329255 329136 328828 326913 325137 693801 686220 686370 686806 698879 699687 699617 700255 699177 Constrained Constrained Constrained Constrained Constrained Constrained Constrained Immediately Available Constrained Yes No No No Yes No No Yes Yes Minor Constraint Major Constraint Major Constraint Major Constraint Minor Constraint Major Constraint Major Constraint Immediately Available Minor Constraint 2010 2010 2010 2010 2010 2010 2010 2010 2010 Brownfield Greenfield Greenfield Brownfield Greenfield Greenfield Greenfield Greenfield Greenfield No No No No No No No No No Yes Yes Yes Yes Yes Yes No Yes No Yes No Yes Yes No Yes Yes No Yes Yes No Yes Yes No Yes No No No No No No No No No No No No Yes Yes No Yes Yes No No No Yes Yes Yes No Yes Yes No No No Yes Yes Yes No Yes Yes No No No Yes No No No No No No No No No No No No No No No No No No Yes Yes No Yes Yes No No No Yes Yes No No No No No No No No No No No No No No No No No No No No No No No No No No No No Yes No No No No No No No No No No No Yes Yes No No No No Yes No No No No No No 38 39 40 41 42 44 45 47 49 Crompton Road Crompton Road Wheatstone Place (East) Crompton Road (East) Nasmyth Road Whitworth Road - 1 Dalton Road - 1 Whitworth Road - 3 Detroit Road (North) (West) GLENROTHES GLENROTHES GLENROTHES GLENROTHES GLENROTHES GLENROTHES GLENROTHES GLENROTHES GLENROTHES

SIPP Pension Trustees Conway Investments Unknown Fife Council Fife Council Fife Council Fife Council Scottish Enterprise Fife Council Ltd Properties Ltd Unknown Unknown Unknown Unknown Unknown Unknown Unknown Unknown Unknown Allocated Allocated Allocated Allocated Allocated Allocated Allocated Allocated Allocated No No No No No No No No No No No Yes No No No No Yes Yes 18926.95 15790.49 45161.94 76063.79 3101.70 19402.65 25935.37 122466.98 22019.70 1.89 1.58 4.52 7.61 0.31 1.94 2.59 12.25 2.20 325273 325646 325428 325977 325574 326287 326854 326813 326197 699180 699170 698721 698740 698993 698823 699102 698735 699828 Constrained Constrained Constrained Constrained Immediately Available Constrained Immediately Available Constrained Constrained No No Yes Yes Yes Yes Yes Yes Yes Major Constraint Major Constraint Minor Constraint Minor Constraint Minor Constraint Minor Constraint Immediately Available Minor Constraint Minor Constraint 2010 2010 2010 2010 2010 2010 2010 2010 2010 Greenfield Greenfield Greenfield Greenfield Greenfield Greenfield Greenfield Greenfield Greenfield No No No No No No No No No No Yes Yes Yes No Yes Yes No Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes No Yes Yes No Yes No No No Yes No Yes No No Yes No Yes Yes Yes No Yes No Yes Yes No Yes Yes Yes No Yes No Yes Yes No Yes Yes Yes No Yes No Yes Yes No No No No No No No No No No No No No No No No No No No Yes No Yes No Yes No Yes Yes No Yes No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No Yes No No No No No No No No 50 51 53 54 55 56 58 61 63

Westwood Park - 3 Westwood Park - 1 Westwood Park - 4 Whitehill IE - 1 Whitehill IE - 2 Rothes Bankhead Park - 1 Bankhead Park - 3 Masterton Park - 3

GLENROTHES GLENROTHES GLENROTHES GLENROTHES GLENROTHES THORNTON GLENROTHES GLENROTHES DUNFERMLINE

Landteam (Glenrothes) Scottish Enterprise Scottish Enterprise Lincoln Land CTL Estates Omnivale Ltd Scott Sheridan Estates Scott Sheridan Estates Scottish Enterprise Ltd Unknown Unknown Unknown Unknown Unknown Unknown Unknown Unknown Unknown Allocated Allocated Allocated Allocated Allocated Allocated Allocated Allocated Allocated No No No No No No Yes Yes No No No No No No No Yes No Yes 105265.14 40742.10 32882.82 7496.38 2992.59 87079.27 3097.04 6730.52 8705.86 10.53 4.07 3.29 0.75 0.30 8.71 0.31 0.67 0.87 328485 329033 328416 324941 324859 328027 329036 329153 311623 699075 698714 698841 699531 699363 697207 699638 699635 684816 Constrained Constrained Immediately Available Constrained Constrained Constrained Immediately Available Immediately Available Immediately Available No No Yes No No No Yes Yes Yes Major Constraint Major Constraint Immediately Available Major Constraint Major Constraint Major Constraint Immediately Available Immediately Available Immediately Available 2010 2010 2010 2010 2010 2010 2010 2010 2010 Greenfield Greenfield Greenfield Greenfield Greenfield Greenfield Greenfield Greenfield Brownfield No No No No No No No No No Yes Yes Yes No No Yes Yes Yes Yes No No No Yes Yes Yes No No No No No No No No Yes No Yes No No No No No No Yes No No No Yes Yes No No No Yes No Yes No Yes Yes No No No Yes No Yes No Yes Yes No No No Yes No No No No No No No No No No No No No No No No No No No No No Yes Yes No No No Yes No Yes No No No No No No No No No No No No No No No No No No No No No No No No Yes No No No No No No Yes No No Yes No No No No No No No No No No No Yes Yes No No Yes No No No No 64 67 69 72 73 75 76 79 80

Masterton Park - 1 Dover Heights - 1 Elgin Street IE Belleknowes IE - 2 Belleknowes IE - 1 Admiralty Park Primrose Lane Rosyth Europark - 1 Rosyth Europark - 2

DUNFERMLINE DUNFERMLINE DUNFERMLINE INVERKEITHING INVERKEITHING ROSYTH ROSYTH ROSYTH ROSYTH

Scottish Enterprise Scottish Enterprise Muir Group Muir Group Private Scottish Enterprise Smart Scarborough Muir Teesland / Rosyth 2000

Unknown Unknown Unknown Unknown Unknown Unknown Unknown Unknown Unknown Allocated Allocated Allocated Allocated Allocated Allocated Allocated Allocated Allocated No No No No Yes No No No No Yes No No No No No No No No 91612.48 124073.66 5753.82 2714.72 17136.16 69238.80 70804.15 30980.00 23589.92 9.16 12.41 0.58 0.27 1.71 6.92 7.08 3.10 2.36 312154 312650 309019 312658 312759 310499 310636 310702 310559 684624 685574 686169 683811 683794 683406 684507 682471 682408 Immediately Available Constrained Constrained Constrained Constrained Immediately Available Constrained Immediately Available Immediately Available Yes Yes No No No Yes No Yes Yes Immediately Available Minor Constraint Major Constraint Major Constraint Major Constraint Immediately Available Major Constraint Immediately Available Immediately Available 2010 2010 2010 2010 2010 2010 2010 2010 2010 Greenfield Greenfield Brownfield Brownfield Brownfield Greenfield Greenfield Brownfield Brownfield No No No No No No No No No Yes Yes No Yes Yes Yes Yes Yes Yes No No Yes Yes Yes Yes Yes No No No No No Yes Yes Yes Yes No No No No No No Yes No No No No No Yes No Yes Yes No Yes No No No Yes No Yes Yes No Yes No No No Yes No Yes Yes No Yes No No No Yes No No No No No No No No Yes No No No No No No No No Yes No Yes Yes No Yes No No No Yes No No No No No No No No No No No No No No No No No No No No Yes No No No No No No No No No No Yes No No No No Yes No No No No No No No No No No No No No No No 81 82 86 89 94 95 96 99 101

Rosyth Europark - 3 Rosyth Waterfront - 3 British Telecom Pitreavie Drive Natal Place Yard 9, Thistle IE Yard 6, Thistle IE Lochgelly IP Burntisland Docks

ROSYTH ROSYTH CROSSFORD DUNFERMLINE COWDENBEATH COWDENBEATH COWDENBEATH LOCHGELLY BURNTISLAND

Teesland / Rosyth 2000 Scarborough Muir Philip Charles Smith Blue Group Fife Council Industrial Estates Ltd Industrial Estates Ltd Fife Council Forth Ports

Unknown Unknown Unknown Unknown Unknown Unknown Unknown Unknown Unknown Allocated Allocated Allocated Allocated Allocated Allocated Allocated Allocated Allocated No No No No No No No No No No No No No No No No Yes No 6189.44 9813.05 28787.59 3353.31 2995.73 2252.52 855.82 28760.93 26568.29 0.62 0.98 2.88 0.34 0.30 0.23 0.09 2.88 2.66 310714 311079 307581 310922 316497 317241 317255 319370 323713 682341 682143 687084 684892 691492 691527 691494 693494 685624 Immediately Available Constrained Constrained Constrained Constrained Constrained Constrained Constrained Constrained Yes Yes Yes Yes No No No Yes No Immediately Available Minor Constraint Minor Constraint Minor Constraint Major Constraint Major Constraint Major Constraint Minor Constraint Major Constraint 2010 2010 2010 2010 2010 2010 2010 2010 2010 Brownfield Brownfield Brownfield Greenfield Brownfield Brownfield Brownfield Brownfield Brownfield No No No No No No No No No Yes No Yes Yes Yes No Yes Yes Yes No Yes No No Yes Yes Yes Yes Yes No No No No No No Yes Yes Yes No No No No No No No No No No No Yes No No Yes Yes Yes Yes No No Yes No No Yes Yes Yes Yes No No Yes No No Yes Yes Yes Yes No No No No No No No No No No No No No No No No No No No No No No No No No Yes Yes No No No No No No No No No No No No No No No No No No No Yes No No No No No No No No No No No No Yes Yes No No No No No No No No No No No No No No Yes No No No No No 103 104 105 106 107 108 109 110

Westfield - 1 Lochtyside John Smith Business Park - 5 Dunnikier Business Park - 2 Mitchelston (North) Midfield Road Dunnikier Business Park - 1 Rosslyn Street

NR BALLINGRY KINGLASSIE KIRKCALDY KIRKCALDY KIRKCALDY KIRKCALDY KIRKCALDY KIRKCALDY

Private Fife Council Fife Council Fife Council Muir Group Muir Group Fife Council Fife Council

Unknown Unknown Unknown Unknown Unknown Unknown Unknown Unknown Allocated Allocated Allocated Allocated Allocated Allocated Allocated Allocated No No No No No No Yes No No No No Yes No No No No 27980.81 26642.87 7034.33 54362.08 123870.54 74558.79 21543.47 13278.26 2.80 2.66 0.70 5.44 12.39 7.46 2.15 1.33 319488 323634 325247 328407 328817 328770 328585 329293 697805 698269 694558 694672 695037 694723 694300 695003 Constrained Constrained Constrained Immediately Available Constrained Constrained Immediately Available Constrained Yes No Yes Yes No No Yes No Minor Constraint Major Constraint Immediately Available Major Constraint Major Constraint Immediately Available Major Constraint 2010 2010 2010 2010 2010 2010 2010 2010 Greenfield Greenfield Greenfield Greenfield Greenfield Greenfield Greenfield Greenfield No No No No No No No No Yes No Yes Yes Yes Yes Yes No Yes Yes No Yes No Yes No Yes Yes No No Yes No Yes No No No No Yes No No No No No Yes Yes Yes No Yes Yes No Yes Yes Yes Yes No Yes Yes No Yes Yes Yes Yes No Yes Yes No Yes No No Yes No No No No No No No Yes No No No No No Yes Yes Yes No Yes Yes No Yes No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No Yes Yes No No No No No No No No No No 114 117 118 119 120 121 139 163 176 Old Babygro Factory Former Diosynth Kingslaw Midfield Court Smeaton IE Mountfleurie Methill No. 3 Muiredge Rosyth Waterfront - 1 Hayfield P Facility KIRKCALDY KIRKCALDY KIRKCALDY LEVEN METHIL BUCKHAVEN ROSYTH KIRKCALDY BUCKHAVEN

JMD Commercial Private Sana Afzal Arshad Fife Council Scottish Enterprise Unknown Scarborough Muir JRP Services Ltd Susan Boyack Developments Ltd Unknown Unknown Unknown Unknown Unknown Unknown Unknown Unknown Unknown Allocated Allocated Allocated Allocated Allocated Allocated Allocated Allocated Allocated No No Yes No No No No Yes No No No No No Yes No No Yes No 147542.44 7035.33 7235.49 8646.70 24008.05 95301.77 183673.16 15690.15 43256.30 14.75 0.70 0.72 0.86 2.40 9.53 18.37 1.57 4.33 329606 328901 328677 336792 337954 335172 311566 327260 335249 695508 694394 693031 700963 699887 698934 681992 693546 698685 Constrained Immediately Available Immediately Available Constrained Immediately Available Constrained Constrained Immediately Available Constrained No Yes Yes No Yes No No Yes No Major Constraint Immediately Available immediately Available Major Constraint Immediately Available Major Constraint Major Constraint Immediately Available Major Constraint 2010 2010 2010 2010 2010 2010 2010 2010 2010 Greenfield Greenfield Brownfield Greenfield Brownfield Greenfield Brownfield Brownfield Brownfield No No No No No No No No No No No No Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes No No No Yes Yes Yes Yes Yes Yes No No No No No No No No No Yes No No No No Yes Yes No No Yes No No No No Yes Yes No No Yes No No No No Yes Yes No No No No No No No Yes No No No No No No No No Yes No No No Yes No No No No Yes Yes No No No No No No No No No No No No No No Yes No No No No No No No No No No No Yes No No No No No No No No No No Yes No No No No No No No No No No No No No No No No No No 179 181 182 183 190 191 201 204 Ridgeway Land to Pitreavie Crescent Merchant House Land Oppo Primrose Lane Carberry Road Barclay Court Southfield IE - 8 Land to West Castle Ind Centre West DALGETY BAY DUNFERMLINE KIRKCALDY ROSYTH KIRKCALDY KIRKCALDY GLENROTHES DUNFERMLINE

Fife Council Fife Council Unknown Unknown Arnold Clark Pro-Scot Fife Council Dingwall Property Ltd

Unknown Unknown Unknown Unknown Unknown Unknown Unknown Unkown Allocated Allocated Allocated Allocated Allocated Allocated Allocated Allocated Yes Yes Yes Yes Yes Yes No Yes Yes Yes Yes Yes Yes Yes Yes Yes 465.38 1661.17 2475.63 3385.28 17264.89 4289.66 11756.79 4813.37 0.05 0.17 0.25 0.34 1.73 0.43 1.18 0.48 316072 310051 329350 310871 328620 328702 326349 310354 684340 685834 694493 684440 694177 694380 699292 685541 Immediately Available Immediately Available Constrained Immediately Available Immediately Available Immediately Available Immediately Available Immediately Available Yes Yes No Yes Yes Yes Yes Yes Immediately Available Immediately Available Major Constraint Immediately Available Immediately Available Immediately Available Immediately Available Immediately Available 2010 2010 2010 2010 2010 2010 2010 2010 Brownfield Greenfield Brownfield Brownfield Greenfield Greenfield Greenfield Brownfield No No No No No No No No No Yes No No Yes Yes Yes No Yes No No Yes Yes Yes Yes No No No Yes Yes Yes Yes Yes Yes No No Yes No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No DATABASE_REF 14 15 20 27 28 29 31

Kincardine Power Longannet Power Longannet Power SITE_NAME Ferris Way Calais Muir South Mossmorran - 1 Fife Airport - 1 Station Station - 2 Station - 1 NEAR SETTLEMENT DALGETY BAY DUNFERMLINE KINCARDINE KINCARDINE KINCARDINE GLENROTHES COWDENBEATH OWNER Lear Investments Ltd Scottish Enterprise Exxon Chemicals Scottish Power Scottish Power Scottish Power Fife Council DEVELOPER Unknown Unknown Unknown Unknown Unknown Unknown Unknown DEVELOPMENT STATUS Allocated Allocated Allocated Allocated Allocated Allocated Allocated WINDFALL (not in adopted local plan but has PP) No No No No No No No PLANNING PERMISSION No Yes No No No No No GROSS_AREA (m2) 6451.63 353292.46 1691116.05 313047.67 59467.98 54357.07 163802.55 GROSS_AREA (ha) 0.65 35.33 169.11 31.30 5.95 5.44 16.38 EASTING 315866 313515 318751 292377 294947 293907 324448 NORTHING 683973 686258 690805 688250 685679 686206 699377 AUDIT_REPORT_CATEGORY Constrained Constrained Constrained Constrained Constrained Constrained Constrained MARKETABLE No No No No No No No CATEGORISATION Major Constraint Major Constraint Major Constraint Major Constraint Major Constraint Major Constraint Major Constraint AUDIT_YEAR 2010 2010 2010 2010 2010 2010 2010 SITE_TYPE Brownfield Greenfield Greenfield Brownfield Brownfield Brownfield Greenfield MIXED_USE No No No No No No No CLASS4 Yes Yes No No No No No CLASS5 No Yes No No No No Yes CLASS6 Yes Yes No No No No No PHYSICAL_ACCESS_CONSTRAINT No No No No No No Yes SERVICED_WATER_CONSTRAINT No Yes Yes Yes Yes Yes No SERVICED_GAS_CONSTRAINT No Yes Yes Yes Yes Yes No SERVICED_ELECTRICS_CONSTRAINT No Yes Yes Yes Yes Yes No SERVICED_FOUL_DRAINAGE_CONSTRAINT No No No No No No No SERVICED_SURFACE_DRAINAGE_CONSTRAINT No No No No No No No SERVICED_TELECOMMUNICATIONS_CONSTRAINT No No Yes No No No No TOPOGRAPHICAL CONSTRAINT No No No No No No No GROUND_CONDITION_CONSTRAINT No No No No No No No CONTAMINATION No No No Yes No No No SEEKING CONDITIONS ON SALE No No No No No No No SPECIAL_CONDITIONS ON SALE No No No No No No No UNWILLING_SELLER No No No No No No No SPECIALIST IND PETROCHEMICAL No No Yes No No No No SPECIALIST IND PORT No No No No No No No SPECIALIST IND ENERGY No No No Yes Yes Yes No HIGH_AMENITY No Yes No No No No No SINGLE_USER No Yes No No No No Yes GREEN_BUSINESS_PARK No No No No No No No SCIENCE_PARK No No No No No No No RENEWABLE ENERGY PARK No No No No No No No OPTION_LAND Yes No Yes Yes Yes Yes No 46 52 57 65 66 71 78 87 90

Whitworth Road - 2 Westwood Park - 2 Riverside Masterton Park - 2 Masterton Park - 4 Pitreavie Way RD57 Site Rosyth Waterfront - 2 Hillend IE

GLENROTHES GLENROTHES THORNTON DUNFERMLINE DUNFERMLINE DUNFERMLINE ROSYTH DUNFERMLINE DALGETY BAY Spectrogon Scottish Enterprise Scottish Enterprise Scottish Enterprise Sky Somerfield Babcock Scarborough Muir Grant Construction Unknown Unknown Unknown Unknown Unknown Unknown Unknown Unknown Unknown Allocated Allocated Allocated Allocated Allocated Allocated Allocated Allocated Allocated No No No No No No No No Yes No No No Yes No No Yes No No 4615.59 19362.82 232616.49 4102.71 10937.19 34529.24 239245.63 100245.71 1149.33 0.46 1.94 23.26 0.41 1.09 3.45 23.92 10.02 0.11 326566 328891 328197 311936 311667 310456 309279 311414 315522 698705 698867 697027 684810 684691 685244 682489 681694 683970 Constrained Constrained Constrained Immediately Available Constrained Constrained Constrained Constrained Constrained No No No Yes No No No Yes No Major Constraint Major Constraint Major Constraint Immediately Available Major Constraint Major Constraint Major Constraint Minor Constraint Major Constraint 2010 2010 2010 2010 2010 2010 2010 2010 2010 Greenfield Greenfield Brownfield Greenfield Greenfield Greenfield Brownfield Brownfield Brownfield No No No No No No No No No Yes Yes No Yes Yes No No Yes Yes Yes No No No No Yes No Yes No Yes No No No No Yes No Yes No No No Yes No No No No No No No No Yes No No No Yes Yes No No No Yes No No No Yes Yes No No No Yes No No No Yes Yes No No No No No No No No No No No No No No No No No No No No No Yes No No No Yes Yes No No No No No No No No No No No No No No No No No No No No No No No No No Yes No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No Yes No No No Yes Yes No No No No No No No No No No No No No No No No No No No Yes No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No Yes Yes No Yes Yes Yes No No Yes 93 100 111 122 172 173 174 175 184

John Smith Business John Smith Business John Smith Business John Smith Business Mossmorran - 2 Freescale Extension Randolph Place Fife Energy Park 4 John Smith Business Park - 6 Park - 1 Park - 2 Park - 3 Park - 4 NEAR DUNFERMLINE KIRKCALDY METHIL KIRKCALDY KIRKCALDY KIRKCALDY KIRKCALDY KIRKCALDY COWDENBEATH Exxon Chemicals Motorola Fife Council Scottish Enterprise Fife Council Fife Council Fife Council Fife Council Fife Council Unknown Unknown Unknown Unknown Unknown Unknown Unknown Unknown Unknown Allocated Allocated Allocated Allocated Allocated Allocated Allocated Allocated Allocated No No No No No No No No No No No No No No No No No No 1149573.48 143516.25 6761.26 33000.32 10941.78 41978.42 14088.56 8794.90 12079.70 114.96 14.35 0.68 3.30 1.09 4.20 1.41 0.88 1.21 320614 313052 330144 336232 325228 325349 325350 325409 325431 690969 687236 694165 698340 694324 694690 694549 694391 694578 Constrained Constrained Constrained Constrained Constrained Constrained Immediately Available Immediately Available Immediately Available No No No No Yes No Yes Yes Yes Major Constraint Major Constraint Major Constraint Major Constraint Minor Constraint Major Constraint Immediately Available Immediately Available Immediately Available 2010 2010 2010 2010 2010 2010 2010 2010 2010 Greenfield Greenfield Greenfield Brownfield Greenfield Greenfield Greenfield Greenfield Greenfield No No No No No No No No No No No No No Yes Yes Yes Yes Yes No Yes Yes No No No No No No No No No No No No No No No No No No No No Yes No No No Yes No No Yes No Yes No No No Yes No No Yes No Yes No No No Yes No No Yes No Yes No No No No No No No No No No No No No No No No No No No No No Yes No No No No Yes No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No Yes No No No No No No No No No No No No No No No No No No No No Yes No No No No No No No No No Yes Yes Yes Yes Yes No Yes No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No Yes Yes Yes No No No No No No 185 186 187 188 194 196 197

John Smith Business Park - 7 John Smith Business Park - 8 John Smith Business Park - 9 John Smith Business Park - 10 Dalton Road - 2 Fife Energy Park 6 Fife Energy Park 5

KIRKCALDY KIRKCALDY KIRKCALDY KIRKCALDY GLENROTHES METHIL METHIL Fife Council Fife Council Fife Council Fife Council Eurocastors Ltd Scottish Enterprise Scottish Enterprise Unknown Unknown Unknown Unknown Unknown Unknown Unknown Allocated Allocated Allocated Allocated Allocated Allocated Allocated No No No No No No No No No No No No No No 11430.52 14660.17 7892.20 14945.19 5088.10 155912.15 9961.19 1.14 1.47 0.79 1.49 0.51 15.59 1.00 325493 325573 325476 325564 326857 336544 336514 694596 694610 694410 694421 699241 698548 698806 Immediately Available Immediately Available Immediately Available Immediately Available Constrained Constrained Constrained Yes Yes Yes Yes No No No Immediately Available Immediately Available Immediately Available Immediately Available Major Constraint Major Constraint Major Constraint 2010 2010 2010 2010 2010 2010 2010 Greenfield Greenfield Greenfield Greenfield Greenfield Brownfield Brownfield No No No No No No No Yes Yes Yes Yes Yes No No No No No No Yes No No No No No No Yes No No No No No No No No No No No No No No Yes Yes No No No No No Yes Yes No No No No No Yes Yes No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No Yes Yes Yes Yes Yes Yes No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No No Yes No No 199 200

Fife Energy Park 3 Fife Energy Park 1

METHIL METHIL Scottish Enterprise Scottish Enterprise Unknown Unknown Allocated Allocated No No No Yes Total 10555.39 3418.55 4942938.25 Sq m 1.06 0.34 494.29 Ha 336788 337033 699047 699213 Constrained Constrained No No Major Constraint Major Constraint 2010 2010 Brownfield Brownfield No No No No No No No No No No Yes Yes Yes Yes Yes Yes No No No No No No No No No No No No No No No No No No No No No No Yes Yes No No No No No No No No No No No No Midlothian Council Economic Land Supply Audit 2009/2010 (including position up to December 2010)

Settlement Bonnyrigg Loanhead Loanhead Loanhead Dalkeith Dalkeith Gorebridge Gorebridge Newtongrange Newtongrange Danderhall Shawfair Shawfair Shawfair Shawfair Rosewell Dalkeith Dalkeith Loanhead Roslin Roslin Near Roslin Near Roslin Near Bilston Near Bilston Near Roslin Near Roslin

Site Name oad (increased by MLP Hopefield Bilston Glen IE Straiton Burghlee Salters Road Thornybank IE (increased due to demolition) Redheugh Engine Road Butlerfield R Stobhill 2008) Hunters Yard Monktonhall Yards Marshalling Millerhill Shawfair Park (increased by MLP 2008) Mains Whitehill Gorton Road Sheriffhall South Hardengreem (JEC reduced site by 2.37 ha post 2008 audit) Ashgrove Oatslie Roslin Institute - life sciences/specific use Gowkley Moss - life sciences/specific use Technopole - life sciences/specific use Easter Bush (2008) - life sciences/specific use Gowkley Moss North (2008) - life sciences/specific use Gowkley Moss South (2008) - life sciences/specific use New Milton (2008) - life sciences/specific use MLP MLP MLPe1 MLPe1 MLP MLPe2 MLPe1 MLP MLP MLPe2 MLPe2 MLP MLP MLP MLP MLP MLP MLP MLP MLP MLP MLP MLP MLP Site Ref MLPe7 MLPe9 MLP E1 e16 e3 4 0 E5 3 9 E4 e28 5 5 e26 e24 E2 E3 E6 E7 b5 b3 b2 B1 B2 B3 B4 Gross 5 3.23 0.4 2.5 17.5 8.35 10.5 1.78 0.26 7.5 1.5 17.15 27.28 17.68 13 2.5 11.5 4.13 10 5 7.95 7.44 10.33 7.5 7.5 2.5 7.5 Area (ha) Net n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a Public √ √ √ √ Ownership Private √√√√√√√ √ √√ √ √√√√√√√√√√√√ Allocated √√√ √ √ √ √√√√ √ √√ √ √√√√√√√√√√√√√ Planning Status Planning Permission Class 4 √√√√√√√√√√√√√ √ √√√√√√ √ Preferred Use Class 5 √ √√√ √√√√ √ √√√√√√ (Tick all that Class 6 ? √ √ ? apply) Single User √√√√ Specialist ??√ √ √√ √√√√√√√ Ownership √ √ √ Infrastructure √ √ √√√ √ √√ √√ √√√√ Constraints Physical/ Environmental √ √ √√√√√√√ √√√√ Use √ Location √ √ √ Immediately (5.79h √ Available √√ √a) √√ (9.18ha) √‐3.38 √√√ Constrained √ (8.5ha) √‐8.12 √ Category (Minor) √ √√√√√ √√ √√√√ √ Constrained (2.56h (Major) a) √√√ Safeguarded √√√√√√√ Settlement Chirnside Chirnside Chirnside Chirnside Chirnside Coldstream Coldstream Coldstream Coldstream Duns Duns Duns Duns Duns Duns Duns

Site Name Car Park on Hillview Berwick Road Berwick Road Berwick Road Hillview Industrial Estate Lennel Mount Southfield 1 3 Berwick Road 4 3 (part) Industrial Estate 1 Gallowsknowe North Cheeklaw 2 Cheeklaw 3 Cheeklaw 9 Cheeklaw 10 Peelrig Farm Cheeklaw 13 Cheeklaw 14 Site Ref CH001 CH002 CH003 CH004 CH005 CO001 CO002 CO006 CO008 DU002 DU003 DU009 DU010 DU011 DU014 DU015 Gross 0.65 0.11 0.74 0.04 0.09 0.23 0.12 0.19 7.2 0.44 0.7 0.17 0.07 3.9 0.3 0.13 Area (ha) Net Public ;; ;; Ownership Private ;; ; ; ; ; ; ; Unknown ;;;; Allocated ;;;; ;; ; ; ; ;;;;;;; Planning Status Planning Permission ;;; ; ; ; Class 4 ;;;; ;; ; ; ; ;;;;;;; Class 5 ;;;; ;; ; ; ; ;;;;;;; Preferred Use (Tick Class 6 ;;;; ;; ; ; ; ;;;;;;; all that apply) Single User Specialist Ownership ; Infrastructure ; ; Physical/ Constraints Environmental Use Location Immediately Available ; ; ; ; ; ;;; ; Constrained Categorisation (Minor) ; ; Constrained (Major) ; ; Safeguarded ; Under Construction Taken Up Taken Up

Immediately Available 18.63 Constrained minor 57.04 Constrained major 25.43 Safeguarded 4.92 Total 106.02 Taken up 3.75 Under Constructon 6.04 Duns Eyemouth Eyemouth Eyemouth Eyemouth Eyemouth Eyemouth Eyemouth Eyemouth Greenlaw Greenlaw Whitsome Earlston Earlston Galashiels Galashiels Galashiels Galashiels Hawick Hawick Coldingham Road, Extension to Commercial Gunsgreen Gunsgreen Eyemouth Eyemouth Duns Road Duns Road Waste Netherdale Road , James Industrial Industrial Industrial Industrial Industrial Industrial Transfer Huddersfield Industrial Netherdale Thompson Mansfield Cheeklaw 16 Gunsgreenhill Estate 1 Estate 2 Estate Estate 2 Acredale 3 Acredale 4 Acredale 5 Estate Estate 1 Station Mill Road 1 Townhead Street 2 Estate Galafoot Estate South Bridge Park/Gardens DU017 EY007 EY008 EY009 EY010 EY011 EY013 EY014 EY015 GR001 GR002 WH001 EA001 EA002 GA007 GA009 GA011 GA012 HA007 HA008 0.44 6.3 0.6 1.18 0.37 0.77 0.35 1.08 1.25 0.37 0.26 0.8 0.21 4.6 0.22 0.27 2.59 0.45 0.23 0.1

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Taken Up Taken Up Taken Up Hawick Hawick Hawick Hawick Hawick Hawick Hawick Hawick Jedburgh Jedburgh Jedburgh Jedburgh Jedburgh Jedburgh Kelso Kelso Kelso Kelso Kelso Kelso

Part of Part of Part of Burnfoot Ind Land West Of Site east of Site west of Land North of Pinnacle Pinnaclehill/S Pinnaclehill/S Pinnacle Est, Hamilton Longhorn Galalaw, Land to Rear Recycling Gala Law North West Bankend Behind Shell Industrial Western Part Northern Part Hill/SpyLaw pylaw Road pylaw Road Hill/SpyLaw Weensland Rd Hardware zEL60 of H&J Coal station North Burnfoot South Station Estate of zEL7 of zEL7 Oxnam Road III IV VI VII South Pinnaclehill Wooden Linn HA010 HA012 HA013 HA014 HA017 HA018 HA019 HA020 JE001 JE002 JE003 JE004 JE005 JE007 KE003 KE005 KE006 KE007 KE008 KE010 0.49 1.06 0.28 0.91 0.03 0.22 4 5 0.96 0.26 1.78 1 3.4 0.19 0.34 0.35 0.21 0.49 5.58 3.2

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Under Construction Morebattle Newtown St Boswells Selkirk Selkirk Selkirk Selkirk Selkirk Selkirk Selkirk Selkirk Selkirk Selkirk Selkirk St Boswells St Boswells St Boswells St Boswells St Boswells

Tweed Mill Riverside 5, Extension to Site ( Car Parks Riverside 5 - Land North Riverside 6 - Croft Whinfield Riverside 3 - Site of Yarrow Dunsdale undeveloped south west of Former West of the North of the Ettrick Industrial Park Tweed Horizons Expansion Road Riverside 1 Riverside 2 Mill Road 1 part) entrance playing field Weaving Shed Yarn Store Riverside Charlesfield Charlesfield Charlesfield Charlesfield Charlesfield MO001 NE003 SE002 SE003 SE008 SE010 SE011 SE014 SE016 SE017 SE018 SE020 SE024 CF001 CF002 CF003 CF004 CF008 0.6 13.9 0.16 0.83 0.62 0.42 0.21 0.3 0.4 1.62 0.34 0.68 0.1 1.36 13.29 3.64 0.33 0.64

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Under Construction Taken Up Taken Up Taken Up St Boswells Tweedbank Tweedbank Tweedbank Broughton Innerleithen Innerleithen Lauder Peebles Peebles Peebles West Linton

Tweedside Park - North Lauder Deanfoot Road Tweedbank Tweedside Park -Scottish Natural Former Traquair Road Traquair Road Industrial Employment Charlesfield Industrial Estate 1 Beside Barbour Heritage site Station Yard East East (part) Estate South Park Cavalry Park Cavalry Park Land CF009 TW001 TW002 TW004 BR001 IN002 IN003 LA002 PE002 PE003 PE010 WL001 0.77 1.39 0.51 0.43 0.38 0.85 0.06 2 0.73 0.28 1.05 0.65

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Taken Up INDUSTRIAL PLANNING IMMEDIATELY CONSTRAINED CONSTRAINED SITE REF ESTATE/TOWN ADDRESS SITE AREA (Ha) OWNERSHIP USE CLASS LOCAL PLAN CATEGORISATION REQUIREMENTS STATUS AVAILABLE MINOR MAJOR SAFEGUARDED Site for extension of bonded warehouse only. Flood Local Plan EAd3 Addiewell Addiewell West 8.43 Private 6 H risk assessment required. allocation 9 Consideration for class 4 use providing design is Easter Inch, compatible with adjacent residential properties at Local Plan EBg2 Bathgate Easter Inch 7.06 SEE&L 4, 5 & 6 B Easter Inch Steading. Suitable for sub-division. allocation 9 Protection of existing mature woodland on west boundary (Minimum 10m stand off from buildings to Local Plan EBg3 Bathgate Inch Wood South 2.46 SEE&L 4, 5 C trees crown drip-line). allocation 9 Allocated for high amenity, single user employment development or developments of comparable national importance. Two 13 ha core development areas each comprising approximately 3 ha for buildings, 5 ha for internal landscaping and 5 ha for access and parking. Remaining undeveloped half of farm (54 ha) requires structural planting. 150 m wide woodland belt between Starlaw Farm West and Starlaw Road, and woodland block separating Starlaw Farm East and Tailend South bonded warehouses. Landscaped hill between 2 sites. Access from existing Starlaw West Site set within roundabout or single additional Livingston EBg8 Bathgate Starlaw Farm 80 Private 4 G access from Starlaw Road. Countryside Belt 9 Local Plan EBb1 Blackburn Riddochill 28.19 WLC 4, 5, 6 A None specified in adopted plan. allocation 9

High quality design of elevation fronting onto M8 required. Riddochhill site subject of joint venture rehabilitation proposals and tackling burning bing. Allowance for possible road dualling of adjacent A801 to west to be retained. Existing tree belts to be retained and right-of-way retained or realigned. Good quality structural woodland Planning permission planting required, including 50m granted 2004 and buffer along south boundary to M8. planning permission Provide cycle path on eastern edge for rehabilitation EBg7 Blackburn Pottishaw 50 Private 6 F linking Wester Inch and Standhill areas to Blackburn.scheme granted. 9

Whitehill Industrial Estate, Compliance with A89/A7066 enviornmental Local Plan EBb2 Bathgate Inchmuir Road 2.46 Private 4, 5 & 6 A improvement strategy along north boundary. allocation 9 Local Plan Whitehill allocation - SITE Industrial Estate, Retention of structural woodland screen planting NOW EBb4 Bathgate Pottishaw Place 0.35 WLC/Private 4, 5 & 6 A along southern boundary. DEVELOPED 9 Worked bing, partly restored Potential ground stability issue. Access and junction with B9080 require improvement. Flood risk assessment required. Uses should cause minimal disturbance to adjacent village / golf course. Additional woodland shelterbelt screen planting on Local Plan EBd1 Bridgend Bridgend Bing 9.34 Private 6 I northern boundary. allocation 9

East Mains Industrial Estate, Youngs Road Local Plan EUB1 Broxburn. South 1.68 Private 4, 5 & 6 A None specified in adopted plan. allocation 9 Local Plan East Mains allocation - SITE Industrial Estate, Youngs Road north NOW EUB3 Broxburn. east 0.67 WLC 4, 5 & 6 A Flood risk assessment. DEVELOPED 9 Retention of medium term safeguard to provide potential access to East Broxburn CDA. East Mains Retention of structural woodland Industrial Estate, planting along west boundary. Local Plan EUB5/6 Broxburn. Clifton View 0.65 WLC/Private 4, 5 & 6 A Suitable for sub-division. allocation 9

East Mains Industrial Estate, Local Plan EUB7 Broxburn. Youngs Road north 0.8 WLC 4, 5 & 6 A None specified in adopted plan. allocation 9 Local Plan East Mains allocation - SITE Industrial Estate, Youngs Road Flood risk assessment. Building stand-off 10m from NOW EUB15 Broxburn. South 0.95 WLC 4, 5 & 6 A West Wood tree crown drip line. DEVELOPED 9

Flood risk assessment. Culverting of Beugh Burn not acceptable. New upgraded west access road with shared use cycle/footpath along edge required as existing right of way. Prohibit entry from east access of site to north. Retain mature shelterbelt on south boundary and plant new shelterbelt straddling Beugh Burn and also along east boundary with Green Bing. Re-development of adjacent Tarmac/Wimpey depots Local Plan EUB14 Uphall Stankards South 7.09 Private 4, 5 & 6 A acceptable. allocation 9 Flood risk assessment. Upgrading of access road and junction. Link footpath to east bus stop. Minimisation of nuisance to nearby houses and businesses. Potential ground stability and contamination issues. Whitrigg Industrial Retention of mature woodland Estate, East Whitrigg Industrial boundary shelterbelt to north and Local Plan EEW2 Whitburn Estate, North East 2.63 Private 6 I east. allocation 9 Flood risk assessment. Upgrading of access road and junction. Minimisation of nuisance to nearby houses and businesses. Rehabilitated colliery. Whitrigg Industrial Unsuitable for buildings. Estate, East Whitrigg Industrial Suitable for open storage uses. Local Plan EEW3 Whitburn Estate, South West 2.54 WLC 6 I Retention of west shelterbelt. allocation 9 Dedicated access for A803. Suitable for campus type office buildings. No building along immediate road frontage (quality landscape buffer on entrance to town). Retention of single mature frontage tree and incorporation into layout. Landscape buffer planting on the two non-frontage site boundaries. Indication of restriction of building height to 8 m above finished Draft Planning Brief ELI2 Linithgow Boghall East 3.32 Private 4 D ground level. Prepared (1997) 9

Mill Road Mill Road Industrial Industrial Estate, Estate - Mill Road Flood risk assessment. HGV traffic discouraged. Local Plan ELI4 Linlithgow Bridge West (2 plots) 0.6 WLC 4,5 A Landscaping works along east and south boundaries.allocation 9

Local Plan Mill Road Mill Road Industrial allocation - SITE Industrial Estate, Estate - Mill Road HGV Traffic discouraged. Landscaping works along NOW ELI7 Linlithgow Bridge West (2 plots) 0.33 WLC/Private 4, 5 A east and south boundaries. DEVELOPED 9 Expansion of adjacent business use site only and maintain the combined uses for single-user occupation. Physical integration with adjacent existing high amenity business use required. Piecemeal development will be resisted. No separate access onto Blackness Road. Substantial areas of structural woodland planting and internal landscaping (incorporating important landscape features) to continue the existing open, campus appearance. Safeguarding of views from M9 Mill Road and Blackness Road. Industrial Estate, Sun Expansion Typically only 20% of the allocation Local Plan ELI8 Linlithgow Bridge Land 9.6 Private 4 H to be developed as new buildings. allocation 9

Planning permission for 3 units (1056/2000) of 7,897sqm for production/ distribution/ warehousing and associated offices and car parking. Planning permission granted for 3 business units on Brucefield Protection of shelterbelt on west boundary (no 07/07/06 under Industrial Park, Brucefield Park buildings within 10 of crown drip line of trees). reference ELv2 Livingston west 2.19 Private 4, 5 & 6 A Access from north boundary only. 0373/FUL/06 9 Brucefield Access from east boundary. Retain and enhance Industrial Park, mature hedge on south boundary and central Local Plan ELv3 Livingston Brucefield east 0.94 Private 4, 5 & 6 A shelterbelt. allocation 9 Brucefield Industrial Park, Minimal disturbance to nearby residential properties. Local Plan ELv63 Livingston Brucefield north 0.77 Private 4 D Retention of footpath along northern boundary. allocation 9

Compliace with A89 Environmental Improvement Strategy with structural planting along north Deans Industrial Nairn Road, north boundary. Protetction of trees on east boundary (no Local Plan ELv5 Estate, Livingston east 2.04 Private 4, 5 & 6 A buildings within 10m of crown drip line of trees) allocation 9 Access from Dunlop Square only. Retention of Deans Industrial Dunlop Square mature woodland planting on west and south Local Plan ELv9 Estate, Livingston west 1.55 WLC/Private 4, 5 & 6 A boundaries. allocation 9

Deans Industrial Caputhall Road Local Plan ELv15 Estate, Livingston east 0.68 Private 4, 5 & 6 A None specified in adopted plan. allocation 9

Deans Industrial Caputhall Road Local Plan ELv16 Estate, Livingston central 0.58 Private 4, 5 & 6 A None specified in adopted plan. allocation 9

Deans Industrial Caputhall Road Local Plan ELv17 Estate, Livingston west 0.29 Private 4, 5 & 6 A None specified in adopted plan. allocation 9 Site with planning permission for Deans Industrial waste transfer ELv18 Estate, Livingston Caputhall Road 1.98 WLC 6 I None specified in adopted plan. station. 9 Culverting of Lochshot Burn no permissible. Access from Barracks roundabout. Additional structural woodland Eliburn Campus, Appleton Parkway shelterbelt planting along south Local Plan ELv21 Livingston west 12 Private 4, 5 H boundary. - SHIN ETSU SINGLE USER allocation 9 Access from Appleton Parkway roundabout. Outline planning Regard to proximity and amenity permission for Eliburn Campus, Appleton Parkway of school house. hotel and leisure ELv22 Livingston north west 0.74 SEE&L 4 E Suit smaller scale building(s). use (2001). 9 Minimum set back from crown drip line of mature woodland on northern boundary. Access from Appleton Parkway roundabout. Eliburn Campus, Appleton Parkway Retention of Barrack strip along Local Plan ELv23 Livingston north east 5.58 SEE&L 4, 5 C east boundary. allocation 9

Flood risk assessment. Consideration of adjacent residential amenity. Retention of, and addition to, woodland planting along shelterbelt adjacent to burn on east boundary and at Barracks Strip on west boundary. Preferred access form Houston Eliburn Campus, Houston Road Road but potential from ELv23 Local Plan ELv24 Livingston north 5.78 SEE&L 4, 5 C adjacent. allocation 9 Single User appropriate and consistent with SPP2. Development must respect location of Lochshot Burn and Greenway to south and no buildings within 10m of south boundary. Access form Appleton Parkway. Footpath along whole frontage/ west site boundary to link into existing footways. Additional structural woodland SPP2 and E&LSP Eliburn Campus, Appleton Parkway shelterbelt planting along south site of national ELv25 Livingston east 12.9 SEE&L 4, 5 G boundary. importance. 9 Single User of master planned sub-division. Footpath connection along east boundary with small pedestrian footbridge over burn, to connect to Greenway (route assessment required). Access from Appleton Parkway and footpath along frontage of site and connect to existing footways. Eliburn Campus, Appleton Parkway Respect Lochshot Burn and Local Plan ELv26 Livingston south 5.75 SEE&L 4,5 C Greenway to north. allocation 9

Retain and enhance existing mature woodland on western boundary. Access from Appleton Parkway. Footpath along site frontage and connect to existing footways. Eliburn Campus, Appleton Parkway Additional landscaping to north Local Plan ELv27 Livingston south west 0.9 SEE&L 4, 5 C of site. allocation 9 Access from Appleton Parkway. Single user or master planned sub-division. Respect amenity of adjacent residential areas to east and south. Additional structural woodland Eliburn Campus, Appleton Parkway shelterbelt planting along south Local Plan ELv28 Livingston south east 5.13 Private 4, 5 C and east boundaries. allocation 9 Provision of cycle route along west boundary to allow connection to Knightsridge cycle path to northwest. Protection of shelterbelt on west boundary (no buildings within 10m minimum of the crown drip line of trees). Access from Nettlehill Road. Pipeline diagonally crosses site northeast to southwest. Planning permission granted under reference 0653/FUL/08 for Erection of a 10,000sqm class 6 maturation warehouse with associated works and Hazardous Substnaces Houston Industria Nettlehill Road Consent granted under reference 1011/HZ/08 for Local Plan ELv30 Estate, Livingston west 2.06 Private 4, 5, 6 A the storage of 25,000 tonnes of ethanol (alcohol) allocation 9

Houston Industria Local Plan ELv32 Estate, Livingston Firth Road west 0.84 Private 4, 5, 6 A None specified in adopted plan. allocation 9

Houston Industria Local Plan ELv34 Estate, Livingston Firth Road south 2.38 Private 4, 5, 6 A None specified in adopted plan. allocation 9

Planning permission granted in 2007 under reference 1334/05 for Erection of a 5892sqm warehouse with Houston Industria Structural planting on east boundary adjacent to 616sqm of office ELv36 Estate, Livingston Nettlehill Road east 1.47 Private 4, 5, 6 A houses retained or supplemented. space 9

Houston Industria Houston Site suitable for other commercial uses. Access from Planning brief ELv62 Estate, Livingston Interchange east 1.31 Erigal 4 E Houston Road. approved 2005. 9

Kirkton Campus, Minimise disruption to surrounding woodland to northLocal Plan ELv37 Livingston Simpson Parkway 0.65 Private 4, 5 C and west. allocation 9 Flood risk assessment. Capable for sub-division into 3 distinct areas each capable for subdivision. Quality frontage development. Footpath connection and minor pedestrian bridge across Killandean Burn to link with Greenway to north. Northeast site suitable for single/low rise building, subject to engineering works that accommodate any flood risk Local Plan to site and downstream and allocation - May Kirkton Campus, Former Rosebank provides a landscape masterplan need sub-division in ELv39 Livingston Nursery 8.3 WLC 4, 5 C for the lower area to the south. LDP 9 Master -plan prepared- various sized sites available. Completion of recreational walkway on south boundary. Road connection from West Livingston CDA to west (across Killdean Burn) to link to Charlesfield Road extension needs to be safeguarded. Planning permission under reference 0403/ARM/07granted on northern element of ELv41on 31 May 2007 to TKC ALBA LLP for approval of reserved matters for the erection of a 13,451sqm class 4 office/laboratory facility with associated access roads, parking and landscaping. Planning permission granted under reference 0691/FUL/07on part of the southern most element of ELv41 for Erection of 3 class 4 office blocks totalling 3500sqm with associated works to Miller Developments Ltd. Planning permission also granted on the southern most element under reference High amenity class 0185/FUL/09 for Erection of bottling facility (Class 5) 4 developments. - Kirkton Campus, and ancillary offices (Class 4) with associated works sites need individual ELv41 Livingston Alba Campus 24.61 SEE&L/Private 4 D to on 22/07/09 to the Glenmorangie Company. referencing in LDP 9

Kirkton Campus, Local Plan ELv43 Livingston Macintosh Road 4.79 Private 4, 5 C Access from Macintosh Road. allocation 9

Access from Macintosh Road. Planning permission granted 03/03/2008 for Erection of 2912 sqm Kirkton Campus, Macintosh Road business/industrial units with associated car parking Local Plan ELv44 Livingston west 0.89 Private 4, 5 C and landscaping proposals to Ashwood Scotland Ltd allocation 9

Access from Lister Road. Previous application reference 0279/P/99 withdrawn for 14/04/2004 for Outline permission for construction of Class 4 or Kirkton Campus, Kirkton South class 5 new build facilities to Scottish Life Assurance Local Plan ELv45 Livingston Road 0.93 Private 4, 5 C Co Ltd (the Royal London, who have sold the site on)allocation 9 Access from existing spur off Gregory Road. Retention of shelterbelt along western boundary (no buildings within 10m of crown drip line of trees. Previous application reference 0279/P/99 withdrawn for 14/04/2004 for Outline permission for Kirkton Campus, construction of Class 4 or class 5 new build facilities Local Plan ELv46 Livingston Gregory Road east 3.31 Private 4, 5 C to Scottish Life Assurance Co Ltd. allocation 9

Kirkton Campus, Gregory Road Local Plan ELv47 Livingston west 1.37 Private 4, 5 H Access from existing site to west. allocation 9

Access from Gregory Road. Suitable for sub-division with master plan.Previous application reference 0279/P/99 withdrawn for 14/04/2004 for Outline Kirkton Campus, permission for construction of Class 4 or class 5 new Local Plan ELv48 Livingston Gregory Road 7.98 Private 4, 5 C build facilities to Scottish Life Assurance Co Ltd. allocation 9 None specified in adopted plan. Outline Planning Kirkton Campus, permission granted for Class 4 Business Units on Local Plan ELv49 Livingston Gregory Road 0.8 Private 4, 5 C 10/12/99 to Scottish Life allocation 9 None specified in adopted plan. Planning permission Sub-divided to 6 Kirkton Campus, granted to the council on 21/01/04 for construction of plots with 4 ELv52 Livingston Allen Road 1.09 WLC 4 D an access road. remaining. 9 Safeguarded by SPP2. Secondary access from Murieston Road. Separation of Linhouse Water and protection of watercourses from Draft development surface water contamination. brief prepared. Removal of power lines across SPP2 and E&LSP Linhouse Water preferred. site of national Core area approx. 50ha suitable for importance single user. situated within Oakbank/Linhous Existing structural planting and Livingston ELv54 e, Livingston Linhouse 75.68 WLC/Private 4, 5 G recreational foot and cycle paths. Countryside Belt. 9 Existing bund retained to north and east open space area. Right turn lane on A71 dependent on scale of use. Alternative access from A71 or access from east boundary. Planning permission granted under reference 0271/FUL/08 for Formation Local Plan of access road and hard standing to form an allocation - SITE Oakbank/Linhous industrial storage area (class 6) ( part in retrospect) NOW ELv56 e, Livingston Redcraig west 5.09 Private 4, 5 & 6 A to Mr T Dawson (Newbridge Industrial Estate) DEVELOPED 9 Single access from Oakbank Park Road. Retention of woodland on north and west boundaries. Bunding along northern boundary to maintain residential amenity to north. Pedestrian/cycleway across central portion of site linking Murieston Oakbank/Linhous East Road to south of railway/ Local Plan ELv59 e, Livingston Williamston North 1.77 SEE&L/Private 4, 5 & 6 B Williamston South site. allocation 9 Design/massing to respect prominent skyline viewed from north and minimise visual impact from Linhouse Valley. Upgrade of adjacent recreational route to west linking north to Williamston North site and west and south into existing path network. Planning brief for site approved November 2009. Planning permission granted on 30/10/09 under reference 0474/FUL/09 for Construction of Development new access road and sub division of site for future situated within Oakbank/Linhous development of business units to West Lothian Livingston ELv60 e, Livingston Williamston South 7.29 WLC 4,5 C Council. Countryside Belt. 9 Flood risk assessment. Drainage impact assessment. Planting to west to be retained. Houston Landscaped frontage to Houstoun Interchange (north Road and the A899 (Livingston Approved Planning ELv68 Livingston west) 1.04 WLC 4 D Road). Brief 2008. 9 100m protection zone on north boundary with Tailend Moss SSSI. Access form existing Tailend roundabout or new roundabout on Starlaw Road also potentially serving Starlaw Farm and Tailend South. Quality development fronting onto Starlaw Road. Various consents granted for the elements of the ELv57 site. Planning permission granted on western most element under reference 0815/01 for Erection of 2 business units (7885sqm) for Class 4/5 use to Scottish Enterprise on 16/04/02. Planning permission granted on 16/02/04 for elemen north of Tailend Roundabaout for Erection of a 2107sqm (Class 4) light industrial block with associated service yard, bicycle and car parking under reference 1437/03 to Thomas Mitchell Developments. Planning permssion granted on High pressure 20/10/06 to Ashwood Scotland Ltd for Erection of 5 ethylene gas office buildings (class 4) (total gross floor area pipeline along 3500sqm) with associated works at site south of west boundary. Tailend Roundabout under ereference 0344/FUL/06. HSE consultation Planning permission granted on 31/08/09 under zone. - Site will Starlaw Park, application reference 0390/FUL/09 for Erection of a require to eb sub- ELv57 Livingston Starlaw Park 5.91 SEE&L/Private 4, 5 & 6 B, C, D 2058 sqm industrial unit with associated offices, car pdivided in the LDP 9 Site safeguarded for high amenity office park development. M8 frontage requires high standard of architectural and landscape design. Planning permission granted under application reference 0265/03 for Importation Deer Park of material to form development platform including re Business Park, location of drainage ditch to J&W Muir, Muir House Local Plan ELv61 Livingston Deer Park 0.8 Private 4 D on 27 May 2003. allocation 9 Re-alignment of Beugh Burn and integrated SUDS scheme. Access from Dechmont roundabout/Pumpherston Road. Consideration of integration with adjacent proposed park & ride facility. Protection of existing amenity of adjacent residential properties. Retention of shelterbelt along south boundary (thinning and replacement planting required). Master plan to include variety of plot sizes. Original site area of 33Ha. 5.4 Ha removed due to consent for Dobbies garden centre Local Plan ELv64 Livingston Beugh Burn 27.61 Private 4, 5, 6 A site (class 1) allocation 9

Almond Business Almondvale Local Plan ELv65 Park, Livingston Business Park 1.25 Private 4 D None specified in adopted plan. allocation 9 None specified in adopted plan. Although there services into the site that could make the site either immediately available or a mino constraints site, the site owners have aspirations to develop the site for alternative uses as of November 2010 (Cala Properties Ltd) submitted a Proposal of Application Almond Business Almondvale Notice for alternative uses including, class 2, 3, 7, 8, Local Plan ELv66 Park, Livingston Business Park 1.66 Private 4 D 10 11, and PFS. allocation 9 None specified in adopted plan. Although there services into the site that could make the site either immediately available or a mino constraints site, the site owners have aspirations to develop the site for alternative uses as of November 2010 (Cala Properties Ltd) submitted a Proposal of Application Almond Business Almondvale Notice for alternative uses including, class 2, 3, 7, 8, Local Plan ELv67 Park, Livingston Business Park 0.8 Private 4 D 10 11, and PFS. allocation 9 Suitable for small to medium to medium sized business premises. Master plan and landscaping proposals due to location within AGLV. Alternative uses for parts of the site will be considered favourably provided they remain minor and ancillary to the principle Local Plan use of the site for business, allocation - SITE Newton by South general industrial and storage & NOW ENn1 Queensferry Newton North 1 Private 4, 5 & 6 B distribution. DEVELOPED 9

Suitable for small, self-contained, single user industrial/business use. Use existing access to west. Mature shelterbelt on northern boundary to be retained and under-planted. Outline Planning permission granted to JJ Land Purchases under reference 0358/P/99 for Planning permission in principle for class 4 business Outline planning use, class 5 general industry use and class 6 permission granted Westwood, West storage/distribution use at Five Sisters Business and master plan EWc1 Calder Westwood Central 6.3 Private 4, 5 & 6 A Park, Westwood, by West Calder prepared. 9 Respect proximity of adjacent Five Sisters scheduled ancient monument.Outline Planning permission granted to JJ Land Purchases under reference 0358/P/99 for Planning permission in principle for class 4 business use, class 5 general industry use and class 6 storage/distribution use at Five Sisters Business Park, Westwood, by West Calder. Westwood, West Masterplan identifies site area of EWc4 for class 4 Local Plan EWc4 Calder Westwood west 1.32 Private 4, 5 & 6 A uses only. allocation 9 None specified in adopted plan. Outline planning permission for business/general industrial/storage or distribution uses granted 20/06/95 to Rydens. No work on site however took place and consent has Local Plan EWb3 Whitburn Drum Farm 1.56 Private 4 D lapsed. allocation 9

Flood risk assessment. Master plan prepared. Access from B7066. Direct access from development-funded M8 junction and new distributor road. Asserted right of way north-south across site. Site must integrate with “Heartlands” proposals at Polkemmet to south.Site now largely serviced with roads and other services, oruginal application under reference 0125/FUL04 for first phase for access roads and assocaited infrastructure to develop site approved on 11/12/04. Various amendments have been granted since then and consent for other developments on site including offices/hotel and supermarket. Site area peviously given in WLLP of Planning permission 54.09, but site area reduced due to granted for a hotel, services/infrastructure/structural landscaping and and office use EWb4 Cowhill, Whitburn Cowhill, Whitburn 30.09 WLC/Private 4, 5 & 6 B alternative uses. (class 4) 9 Policy EM 4 in the adopted West Lothian Local Plan states that: Springfield, between Armadale and Whitburn, has potential in the long term for economic development to meet the next generation of employment land requirements. This will be dependent upon the introduction of major new transportation infrastructure. Any land release will only be considered within the context of the Strategic Development Plan (SDP) for Edinburgh and South East Scotland and secured through the preparation of the consequent Local Development Plan (LDP). In the meantime, this area will be safeguarded as a strategic reserve. Piecemeal North of Whitburn development which would prejudice the long term & South of potential Local Plan Springfield Farm Armadale unknown WLC/Private of the site will be resisted. safeguard 9

CORE DEVELOPMENT AREAS:

Bathville CDA, Local Plan Armadale 45.4 Private 4, 5 & 6 allocation 9 Camps, Calderwood, East Calder Local Plan (CDA) 20 Private 5 allocation 9 West Livingston Local Plan (Gavieside CDA) 40 Private 4, 5 allocation 9 East Broxburn Local Plan (CDA) 4.76 Private 4 allocation 9 Winchburgh Local Plan (CDA) 39.43 Private 4, 5 & 6 allocation 9 CDA TOTAL 149.59 TOTALS Immediately Available (Ha) 119.27 Ha Minor Constrained (Ha) 71.52 Ha Major Constrained (Ha) 85.59 Ha Safeguarded (Ha) 337.17 Ha

NB LOCAL PLAN CATEGORISATI ONS EMPLOYMENT SITES: LOCAL PLAN CATEGORISATION

In allocating land for business and industrial uses falling within Use Classes IV, V and VI, the Local Plan has to recognise the diverse range of activities that are carried out within these Use Classes, as well as providing a range of choice of locations for each activity. The Local Plan has also to accommodate the possibility that the nature of development will change within the Local Plan period.

Accordingly, this Local Plan has adopted a more detailed categorisation of the land supply than its predecessors,as identified in paragraph 5.28, and has allocated new sites to address potential constraints. This categorization recognises that different types of development falling within Use Classes IV, V and VI will have different locational and environmental requirements – for example a high quality office complex and a recycling centre.

The categorisation will assist businesses and developers to identify the sites most suited to their purposes, and will allow the council to steer proposals towards the most appropriate locations.

The categorisation of sites is as follows:

Core categories

A. General Needs industrial – these tend to be the older, more traditional industrial estates, or new allocations for a similar purpose, where the broadest range of class IV, V and VI uses would be acceptable. The full range of industrial uses can be accommodated, subject to the appropriate controls on those which may have an impact on the local amenity, i.e. potentially hazardous or other bad neighbour uses, which may raise local environmental issues and impact on neighbouring businesses. It is unlikely that there will be restrictions on open storage, or small Specialist categories

E. Class IV and Ancillary uses – The Local Plan recognises the need for the provision of service activities within or adjacent to industrial and office parks, to cater for demand from those working in the vicinity.Accordingly a small number of sites have been allocated for a Class IV use, or ancillary activities, such as a crèche, leisure centre, hotel or restaurant, that will complement the local business use. Finalised West Lothian Local Plan 2005.

F. Class VI only – recent trends in distribution and logistics have seen a change in the scale and nature of development associated with those activities. In response West Lothian has allocated a specialist site dedicated to development for that purpose, at J4M8 to the south west of Bathgate. Ready access to the M8 makes this location ideal for large scale Class VI development, of a high standard of design, in a well landscaped setting.

G. Single user sites – SPP2 Economic Development (2002) maintains the allocation of two proven sites in West Lothian, for large scale single users, or for masterplanned developments of a national significance. This allocation reflects the special status of the sites at Linhouse and Eliburn.

H. Single User Expansion – Previous Local Plans have allocated specific sites for high amenity, single user development. This category reflects the existence of additional development land that would facilitate the future expansion of these major employers, but which would not be SITE REF EAd3 EBg2 EBg3 EBg8 EBb1 EBg7 EBb2 EBb4 EBd1 EUB1 EUB3 EUB5/6 EUB7 EUB15 EUB14 EEW2 EEW3 ELI2 ELI4 ELI7 ELI8 ELv2 ELv3 ELv63 ELv5 ELv9 ELv15 ELv16 ELv17 ELv18 ELv21 ELv22 ELv23 ELv24 ELv25 East East East East East Whitrigg Whitrigg Mill Road Mill Road Mill Road Whitehill Whitehill Mains Mains Mains Mains Mains Industrial Industrial Industrial Industrial Industrial Brucefield Brucefield Brucefield Deans Deans Deans Deans Deans Deans Easter Industrial Industrial Industrial Industrial Industrial Industrial Industrial Estate, Estate, Estate, Estate, Estate, Industrial Industrial Industrial Industrial Industrial Industrial Industrial Industrial Industrial Eliburn Eliburn Eliburn Eliburn Eliburn INDUSTRIAL Inch, Estate, Estate, Estate, Estate, Estate, Estate, Estate, East East Linlithgow Linlithgow Linlithgow Park, Park, Park, Estate, Estate, Estate, Estate, Estate, Estate, Campus, Campus, Campus, Campus, Campus, ESTATE/TOWN Addiewell Bathgate Bathgate Bathgate Blackburn Blackburn Bathgate Bathgate Bridgend Broxburn. Broxburn. Broxburn. Broxburn. Broxburn. Uphall Whitburn Whitburn Linithgow Bridge Bridge Bridge Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Mill Road Mill Road Whitrigg Industrial Industrial Whitrigg Industrial Estate - Estate - Inch Youngs Youngs Youngs Youngs Industrial Estate, Mill Road Mill Road Sun Nairn Dunlop Caputhall Appleton Appleton Appleton Houston Appleton Addiewell Easter Wood Starlaw Inchmuir Pottishaw Bridgend Road Road Clifton Road Road Stankards Estate, South Boghall West (2 West (2 Expansion Brucefield Brucefield Brucefield Road, Square Caputhall Road Caputhall Caputhall Parkway Parkway Parkway Road Parkway ADDRESS West Inch South Farm Riddochill Pottishaw Road Place Bing South north east View north South South North East West East plots) plots) Land Park west east north north east west Road east central Road west Road west north west north east north east SITE AREA (Ha) 8.43 7.06 2.46 80 28.19 50 2.46 0.35 9.34 1.68 0.67 0.65 0.8 0.95 7.09 2.63 2.54 3.32 0.6 0.33 9.6 2.19 0.94 0.77 2.04 1.55 0.68 0.58 0.29 1.98 12 0.74 5.58 5.78 12.9 WLC/Priv WLC/Priv WLC/Priv WLC/Priv OWNERSHIP Private SEE&L SEE&L Private WLC Private Private ate Private Private WLC ate WLC WLC Private Private WLC Private WLC ate Private Private Private Private Private ate Private Private Private WLC Private SEE&L SEE&L SEE&L SEE&L USE CLASS 6 4, 5 & 6 4, 5 4 4, 5, 6 6 4, 5 & 6 4, 5 & 6 6 4, 5 & 6 4, 5 & 6 4, 5 & 6 4, 5 & 6 4, 5 & 6 4, 5 & 6 6 6 4 4,5 4, 5 4 4, 5 & 6 4, 5 & 6 4 4, 5 & 6 4, 5 & 6 4, 5 & 6 4, 5 & 6 4, 5 & 6 6 4, 5 4 4, 5 4, 5 4, 5 LOCAL PLAN CATEGORISATION HBCGAFAAI AAAAAAI I DAAHAADAAAAAI HECCG for high quality bing, assessme assessme access for of assessme User amenity, design of partly nt. nt. A803. adjacent nt. appropriat single elevation restored. Culverting Upgrading Suitable business Considera e and user fronting Potential of Beugh of access for use site tion of consistent employme onto M8 ground Burn not road and Flood risk campus only and adjacent with nt required. stability acceptable junction. assessme type office maintain residential SPP2. developme Riddochhil issue. . New Link nt. buildings. the amenity. Developm nt l site Access upgraded footpath to Upgrading No combined Retention ent must or subject of and west east bus of access building uses for of, and respect developme joint junction access stop. road and along single- Compliace Culverting addition location of nts of venture with road Minimisati junction. immediate user with A89 of to, Lochshot comparabl rehabilitati B9080 with on of Minimisati road occupatio Environme Lochshot Minimum woodland Burn and e on require Retention shared nuisance on of frontage n. ntal Burn not set back planting Greenway national proposals improvem of medium use to nearby nuisance (quality Physical Improvem permissibl from along to south importanc and ent. term cycle/footp houses to nearby landscape integration ent e. crown shelterbelt and no Considera e. tackling Flood risk safeguard ath and houses buffer with Strategy Access Access drip line of adjacent buildings tion for Two 13 ha burning assessme to provide along businesse and on adjacent with from from mature to burn on within 10m class 4 core bing. nt potential edge s. businesse entrance existing Protection structural Barracks Appleton woodland east of south use developme Allowance required. access to required Potential s. to town). high of planting roundabou Parkway on boundary boundary. providing Protection nt areas for Uses East as existing ground Rehabilitat Retention amenity shelterbelt Access along Access t. roundabou northern and at Access design is of existing each possible Complianc should Broxburn right of stability ed colliery. of single Flood risk business on west from east north from Additional t. boundary. Barracks form compatible mature comprisin road e with cause CDA. way. and Unsuitable mature assessme use boundary boundary. Minimal boundary. Dunlop structural Regard to Access Strip on Appleton with woodland g dualling A89/A706 minimal Retention Flood risk Prohibit contamina for frontage nt. HGV HGV required. (no Retain and disturbanc Protetction Square woodland proximity from west Parkway. Site for adjacent on west approxima of 6 Retention disturbanc of assessme entry from tion buildings. tree and traffic Traffic Piecemeal buildings enhance e to of trees on only. shelterbelt and Appleton boundary. Footpath extension residential boundary tely 3 adjacent enviornme of e to structural nt. east issues. Suitable incorporati discourag discourag developmewithin 10 mature nearby east Retention planting amenity Parkway Preferred along of bonded properties (Minimum ha for A801 to ntal structural adjacent woodland Building access of Retention for open on ed. ed. nt will be of crown hedge on residential boundary of mature along of school roundabou access whole warehous at Easter 10m stand buildings, west to be improvem woodland village / planting stand-off site to of mature storage into layout. Landscapi Landscapi resisted. drip line of south properties. (no woodland south house. t. form frontage/ e only. Inch off from 5 ha for retained. ent screen golf along west 10m from north. woodland uses. Landscap ng works ng works No trees). boundary Retention buildings planting boundary. -Suit Retention Houston west site Flood risk Steading. buildings internal None Existing strategy planting course. None boundary. None West Retain boundary Retention e buffer along east along east separate Access and of footpath within 10m on west None None None None SHIN smaller of Barrack Road but boundary assessme Suitable to trees landscapin specified tree belts along along Additional specified Flood risk Suitable specified Wood tree mature shelterbelt of west planting and south and south access from north central along of crown and south specified specified specified specified ETSU scale strip along potential to link into nt for sub- crown drip-g and 5 ha in adopted to be north southern woodland in adopted assessme for sub- in adopted crown drip shelterbelt to north shelterbelt on the boundarie boundarie onto boundary shelterbelt northern drip line of boundarie in adopted in adopted in adopted in adopted SINGLE building(s) east from existing REQUIREMENTS required. division. line). for access plan. retained boundary. boundary. shelterbelt plan. nt. division. plan. line. on and . two non- s. s. Blackness only. . boundary. trees) s. plan. plan. plan. plan. USER . boundary. ELv23 footways. Planning permissio n for 3 units (1056/200 0) of 7,897sqm for production / distributio n/ warehousi ng and associated offices and car parking. Planning Planning permissio permissio n granted n granted 2004 and for 3 Outline planning business Site with planning permissio Local Plan Local Plan Local Plan Local Plan units on planning permissio SPP2 and Site set n for allocation - allocation - allocation - Draft allocation - 07/07/06 permissio n for E&LSP within rehabilitati SITE SITE SITE Planning SITE under n for hotel and site of Livingston on NOW NOW NOW Brief NOW reference waste leisure national Local Plan Local Plan Local Plan Countrysid Local Plan scheme Local Plan DEVELO Local Plan Local Plan DEVELO Local Plan Local Plan DEVELO Local Plan Local Plan Local Plan Prepared Local Plan DEVELO Local Plan 0373/FUL/ Local Plan Local Plan Local Plan Local Plan Local Plan Local Plan Local Plan transfer Local Plan use Local Plan Local Plan importanc PLANNING STATUS allocation allocation allocation e Belt allocation granted. allocation PED allocation allocation PED allocation allocation PED allocation allocation allocation (1997) allocation PED allocation 06 allocation allocation allocation allocation allocation allocation allocation station. allocation (2001). allocation allocation e. IMMEDIATELY AVAILABLE 9 9999 999 CONSTRAINED MINOR 9 9 9 99 9 9 999999 9 CONSTRAINED MAJOR 999 999 999 SAFEGUARDED 9 999 Springfield ELv26 ELv27 ELv28 ELv30 ELv32 ELv34 ELv36 ELv62 ELv37 ELv39 ELv41 ELv43 ELv44 ELv45 ELv46 ELv47 ELv48 ELv49 ELv52 ELv54 ELv56 ELv59 ELv60 ELv68 ELv57 ELv61 ELv64 ELv65 ELv66 ELv67 ENn1 EWc1 EWc4 EWb3 EWb4 Farm

Houston Houston Houston Houston Houston Deer Park Almond Almond Almond Newton by North of Eliburn Eliburn Eliburn Industrial Industrial Industrial Industrial Industrial Kirkton Kirkton Kirkton Kirkton Kirkton Kirkton Kirkton Kirkton Kirkton Kirkton Kirkton Oakbank/ Oakbank/ Oakbank/ Oakbank/ Starlaw Business Business Business Business South Westwood Westwood Whitburn Campus, Campus, Campus, Estate, Estate, Estate, Estate, Estate, Campus, Campus, Campus, Campus, Campus, Campus, Campus, Campus, Campus, Campus, Campus, Linhouse, Linhouse, Linhouse, Linhouse, Park, Park, Park, Park, Park, Queensfer , West , West Cowhill, & South of Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston Livingston ry Calder Calder Whitburn Whitburn Armadale

Houston Almondval Almondval Almondval Appleton Appleton Appleton Houston Former Kirkton Interchang e e e Parkway Parkway Parkway Nettlehill Firth Road Firth Road Nettlehill Interchang Simpson Rosebank Alba Macintosh Macintosh South Gregory Gregory Gregory Gregory Allen Redcraig Williamsto Williamsto e (north Starlaw Beugh Business Business Business Newton Westwood Westwood Drum Cowhill, south south west south east Road west west south Road east e east Parkway Nursery Campus Road Road west Road Road east Road west Road Road Road Linhouse west n North n South west) Park Deer Park Burn Park Park Park North Central west Farm Whitburn 5.75 0.9 5.13 2.06 0.84 2.38 1.47 1.31 0.65 8.3 24.61 4.79 0.89 0.93 3.31 1.37 7.98 0.8 1.09 75.68 5.09 1.77 7.29 1.04 5.91 0.8 27.61 1.25 1.66 0.8 1 6.3 1.32 1.56 30.09 unknown SEE&L/Pr WLC/Priv SEE&L/Pr SEE&L/Pr WLC/Priv WLC/Priv SEE&L SEE&L Private Private Private Private Private Erigal Private WLC ivate Private Private Private Private Private Private Private WLC ate Private ivate WLC WLC ivate Private Private Private Private Private Private Private Private Private ate ate 4,5 4, 5 4, 5 4, 5, 6 4, 5, 6 4, 5, 6 4, 5, 6 4 4, 5 4, 5 4 4, 5 4, 5 4, 5 4, 5 4, 5 4, 5 4, 5 4 4, 5 4, 5 & 6 4, 5 & 6 4,5 4 4, 5 & 6 4 4, 5, 6 4 4 4 4, 5 & 6 4, 5 & 6 4, 5 & 6 4 4, 5 & 6

CCCAAAAECCDCCCCHCCDGABCDB, C, DDADDDBAADB User of of cycle assessme plan from ed by bund access ssing to 100m safeguard alignment specified specified for small for small, proximity assessme Policy EM master route nt. prepared- existing Access SPP2. retained to from respect protection ed for high of Beugh in adopted in adopted to medium self- of nt. Master 4 in the planned along west Capable various spur off from Secondary north Oakbank prominent zone on amenity Burn and plan. plan. to contained, adjacent plan adopted sub- boundary for sub- sized sites Access Gregory Gregory access and east Park skyline north office park integrated Although Although medium single Five prepared. West division. to allow division available. from Lister Road. Road. from open Road. viewed boundary developmeSUDS there there sized user Sisters Access Lothian Footpath Access connectio into 3 Completio Road. Retention Suitable Murieston space Retention from with nt. scheme. services services business industrial/ scheduled from Local Plan connectio from n distinct n of Previous of for sub- Road. area. of north and Tailend M8 Access into the into the premises. business ancient B7066. states n along Appleton to areas recreation Access application shelterbelt division Separation Right turn woodland minimise Moss frontage from site that site that Master use. monument None Direct that: east Parkway. Knightsrid each al from reference along with of lane on on north visual SSSI. requires Dechmont could could plan and Use .Outline specified access Springfield boundary Retain and Single ge cycle capable walkway Macintosh 0279/P/99 western master Linhouse A71 and west impact Access high roundabou make the make the landscapin existing Planning in adopted from , between with small enhance user or path to for on south Road. withdrawn boundary plan.Previ Water and dependent boundarie from form standard t/Pumpher site either site either g access to permissio plan. developmeArmadale pedestrian existing master northwest. subdivisio boundary. Planning for (no ous protection on scale s. Linhouse existing of ston immediatel immediatel proposals west. n granted Outline nt-funded and footbridge mature planned Protection n. Road permissio 14/04/200 buildings application of of use. Bunding Valley. Tailend architectur Road. y available y available due to Mature to JJ Land planning M8 Whitburn, over burn, woodland sub- of Quality connectio n granted 4 for within 10m reference watercour Alternative along Upgrade Flood risk roundabou al and Considera or a mino or a mino location shelterbelt Purchases permissio junction has to connect on division. shelterbelt frontage n from 03/03/200 Outline of crown 0279/P/99 ses from access northern of assessme t or new landscape tion of constraint constraint within on under n for and new potential in to western Respect on west developmeWest 8 for permissio drip line of withdrawn surface from A71 boundary adjacent nt. roundabou design. integration s site, the s site, the AGLV. northern reference business/ distributor the long Greenway boundary. amenity of boundary nt. Livingston Erection of n for trees. for water or to recreation Drainage t Planning with site site Alternative boundary 0358/P/99 general road. term for (route Access adjacent (no Footpath CDA to 2912 sqm constructi Previous 14/04/200 None None contamina access maintain al impact on Starlaw permissio adjacent owners owners uses for to be for industrial/ Asserted economic assessme from residential buildings connectio west business/i on of application 4 for specified specified tion. from east residential route to assessme Road also n granted proposed have have parts of retained Planning storage or right of developme nt Appleton areas to within n and (across ndustrial Class 4 or reference Outline in adopted in adopted Removal boundary. amenity west nt. potentially under park & aspiration aspiration the and permissio distributio way north- nt to meet required). Parkway. east and 10m minor Killdean units with class 5 0279/P/99 permissio plan. plan. of power Planning to north. linking Planting to serving application ride s to s to site will be under- n in n uses south the next Access Footpath south. minimum pedestrian Burn) to associated new build withdrawn n for Outline Planning lines permissio Pedestrian north to west to be Starlaw reference facility. develop develop considere planted. principle granted across generation from along site Additional of the bridge link to car facilities to for constructi Planning permissio across n granted /cycleway Williamsto retained. Farm and 0265/03 Protection the site for the site for d Outline for class 4 20/06/95 site. Site of Appleton frontage structural crown drip Structural Site across Charlesfiel parking Scottish 14/04/200 on of permissio n granted Linhouse under across n North Landscap Tailend for of existing alternative alternative favourably Planning business to Rydens. must employme Parkway and woodland line of planting suitable Minimise Killandean d Road and Life 4 for Class 4 or n granted to the Water reference central site and ed South. Importatio amenity of uses as of uses as of provided permissio use, class No work integrate nt land and connect to shelterbelt trees). on east for other disruption Burn to extension landscapin Assurance Outline class 5 for Class council on preferred. 0271/FUL/ portion of west frontage to Quality n of adjacent November November they n granted 5 general on site with requireme footpath existing planting Access boundary commerci to link with needs g Co Ltd permissio new build 4 21/01/04 Core area 08 for site linking and south Houstoun developmematerial to residential 2010 2010 remain to JJ Land industry however “Heartland nts. This along footways. along from adjacent al uses. surroundin Greenway to be proposals (the Royal n for Access facilities to Business for approx. Formation Murieston into Road and nt fronting form properties. (Cala (Cala minor Purchases use and took place s” will be frontage Additional south Nettlehill None None to houses Access g to safeguard Access to London, constructi from Scottish Units on constructi 50ha of access East Road existing the A899 onto developmeRetention None Properties Properties and under class 6 and proposals dependent of site and landscapin and east Road. specified specified retained or from woodland north. ed. from Ashwood who have on of existing Life 10/12/99 on of an suitable road and to south of path (Livingsto Starlaw nt platform of specified Ltd) Ltd) ancillary to reference storage/di consent at upon connect to g to north boundarie Pipeline in adopted in adopted suppleme Houston to north Northeast Planning Macintosh Scotland sold the Class 4 or site to Assurance to Scottish access for hard railway/ network. n Road. including shelterbelt in adopted submitted submitted the 0358/P/99 stribution has Polkemme the existing of site. s. diagonally plan. plan. nted. Road. and west. site permissio Road. Ltd site on) class 5 west. Co Ltd. Life road. single standing Williamsto Planning Road). Various re-location along plan. a Proposal a Proposal principle for use at lapsed. t to introductio

High Planning Draft pressure permissio developme ethylene n granted nt gas in 2007 brief pipeline under prepared. along reference SPP2 and west 1334/05 E&LSP boundary. for High site of HSE Erection of amenity national consultatio Outline a class 4 importanc Developm n planning Planning 5892sqm Local Plan developme e Local Plan ent zone. - Local Plan permissio permissio warehous allocation - nts. -sites Sub- situated allocation - situated Site will allocation - n granted n granted e with Planning May need need divided to within SITE within Approved require to SITE and for a hotel, 616sqm of brief sub- individual 6 plots Livingston NOW Livingston Planning eb sub- NOW master and office Local Plan Local Plan Local Plan Local Plan Local Plan Local Plan office approved Local Plan division in referencin Local Plan Local Plan Local Plan Local Plan Local Plan Local Plan Local Plan with 4 Countrysid DEVELO Local Plan Countrysid Brief divided in Local Plan Local Plan Local Plan Local Plan Local Plan DEVELO plan Local Plan Local Plan use (class Local Plan allocation allocation allocation allocation allocation allocation space 2005. allocation LDP g in LDP allocation allocation allocation allocation allocation allocation allocation remaining. e Belt. PED allocation e Belt. 2008. the LDP allocation allocation allocation allocation allocation PED prepared. allocation allocation 4) safeguard 9999999 999 9 9 9 9 99 9 9 9 999 999 999 9 9999 99 9 Camps, CORE Calderwoo West Immediat DEVELO Bathville d, East Livingston East ely Minor Major PMENT CDA, Calder (Gavieside Broxburn Winchbur Available Constrain Constrain Safeguar AREAS: Armadale (CDA) CDA) (CDA) gh (CDA) TOTALS (Ha) ed (Ha) ed (Ha) ded (Ha)

119.27 Ha 71.52 Ha 85.59 Ha 337.17 Ha

CDA TOTAL 45.4 20 40 4.76 39.43 149.59

Private Private Private Private Private 4, 5 & 6 5 4, 5 4 4, 5 & 6

Local Plan Local Plan Local Plan Local Plan Local Plan allocation allocation allocation allocation allocation 99999

Appendix 2- Town & Commercial Centres in the SESplan Area

Appendix 2- SESplan Town Centres Review Population (based upon Catchment mid-2008 Population (Best Town and edge of centre Strategic Settlement estimates) guess approx) Centre size (Sqm Gross) Number of units Annual Turnover Anchor retailers National Rating Range of functions Development Activity Public Transport Accessibility centre? Reason Regular bus services. Rail services The centre only serves a local shopping available 1 km to the south of the town Armadale 11,410 Local 9,575 85 N/A 0 Unknown No catchment and is considered too small to merit centre on the Edinburgh Glasgow (via strategic status. Airdrie) line. A new 66,000 sq ft Morrisons Whilst having a fairly large floorspace Superstore has recently been Regular bus services. Rail services considering the size of the settlement 35,242 (includes retail Scotland-46th UK- Leisure Hub, Conv & Comp developed on the former Edgar located near to the eastern boundary of population, the centre does not offer a strong Bathgate 18,270 35,000 park on edge of traditional 161 £53,465,701 0 No 528th shopping hub Allen site which is located within the town centre on the Edinburgh enough multi-national retail offering to merit town centre) the defined town centre Glasgow (via Airdrie) line. strategic status and does not draw a large boundary. enough catchment. Regular bus services. Not directly accessible by rail services. New station The centre is considered too small to merit Bonnyrigg 14,300 Local 9,000 65 N/A 0 Unknown No proposed at Eskbank on Waverley Line strategic status. project. The centre only serves a local shopping Regular bus services. Not directly Broxburn/Uphall 14,650 Local 11,479 101 N/A 0 Unknown No catchment and is considered too small to merit accessible by rail services. strategic status. Regular bus services and a major rail The centre is considered too small to merit Burntisland 5,940 Local 5,620 54 N/A 0 Unknown Tourist Centre station on the Fife Circle/East Coast No strategic status. main line. With the exception of PC World and possibly Internal centre Local to that part of Leisure Hub, Conv & Comp Regular bus services. Nearest rail Corstorphine 29,110 124 N/A 1 Unknown No Tesco the centre only serves a local shopping in Edinburgh Edinburgh shopping hub services at South Gyle Station. catchment internal to Edinburgh. Application submitted for a Leisure Hub, Conv & Comp Regular bus services and a rail station The centre is considered too small to merit Cowdenbeath 11,640 30,000 17,751 97 £18,157,748 1 Unknown 50,000 sq ft supermarket on an No shopping hub on the Fife Circle line. strategic status. edge of town centre site. Regular bus services.Not directly Administrative centre, convenience Planning proposal for accessible by rail services. New station The centre is considered too small to merit Dalkeith 11,660 40,000 22,973 139 £26,535,327 1 Unknown No hub, leisure hub Sainsburys upermarket proposed at Eskbank on Waverley Line strategic status. project. Regular bus services and a rail station The centre is considered too small to merit Dunbar 7,960 25,000 11,428 103 N/A 0 Unknown Tourist Centre No on the East Coast main line. strategic status. Recent expansion of the The fourth largest of the area's town centres Kingsgate shopping centre offering a large range of services which Leisure Hub, Cultural Hub, Conv & Major bus station located at Queen 71,980 (Excludes retail at (approx 150,000 sq ft). New draws a large catchment outwith the Scotland- 23rd Comp shopping hub, Ann Street in the town centre. Fife Dunfermline 46,430 200,000 Carnegie Drive Retail 234 £196,800,000 3 bus station built on alternative Yes settlement boundary. Offers a diverse mix of UK- 270th Administrative centre, Civic hub, Circle line rail station located to the Park) town centre site. Consent multinational and independant retailers. Is a Tourist centre approved for edge of centre southeast of the town centre. tourist destination. Offers a range of civic Tesco store approx 90,000 sq and cultural facilities. Is a focus for public ft. transport. By far the largest of the centres offering the Major mixed use proposals highest number of services in the city region. Princes Street- International Tourist Centre, have permission at the St. Major bus station at St Andrews Sq, Offers a diverse mix of multinational and 369,410 (Both Old & New £345,350,959 Old Scotland- 2nd, Cultural Hub, Civic hub, Leisure James Quarter and Caltongate tram route under development on Edinburgh 454,280 1.2 million 1,432 6 Yes independant retailers. Is an administrative Town areas) Town- UK- 7th Hub, Comparision Retail Hub, for replacement retail and Princes St, local and national rail capital. A major tourist destination. Offers a £54,007,100 Administrative centre. additional leisure, office and services at Waverley Station. range of civic and cultural facilities. Is a retail. focus for public transport. The centre is considered borderline strategic as it is the principle retail centre in the Borders area. The eigth largest of the area's town Recent expansion on edge of centres offering a large range of services traditional town centre. ASDA Major bus station at Ladhope Vale. Not drawing a fairly large catchment outwith the Leisure Hub, Conv & Comp and Tesco supermarkets Scotland- 28th directly accessible by rail services but settlement boundary. Offers a diverse mix of Galashiels 14,430 80,000 39,055 255 £85,384,369 3 shopping hub, Civic hub, Tourist developed and non-food units No UK- 378th proposals for new rail hault as part of multinational and independant retailers. Is a centre created, all over 100,000 sq ft. Waverley Line project. tourist destination. Offers a range of civic and Plans for reintroducing a rail cultural facilities. Is a focus for public transport. hault. However future strategic expansion opportunities are likely to be limited due to built environment constraints. Recent development of ASDA Currently the sixth largest of the area's town store (85,000 sq ft) on edge of centres, however proposed expansion will town centre. Consents significantly increase the centre's floorspace approved for 160,000 sq ft elevating it to fifth. It offers a range of expansion of Kingdom Major bus station on Church Street Leisure Hub, Convenience and services which draws a fairly large 39,653 (Excludes retail at Scotland-26th Shopping Centre in the town adjacent to the main shopping mall in Glenrothes 38,750 130,000 129 £143,100,000 2 Comparison shopping hub, Yes catchment outwith the settlement boundary. Queensway) UK- 344th centre. 80,000 sq ft of non-food the town centre. Not directly Administrative centre, Civic hub Offers a large mix of multinational retailers. approved for edge of centre accessible by rail services. Is an administrative capital. Offers a range of site. Bus station recently civic and cultural facilities. Is a focus for refurbished. Town Centre public transport. Future strategic expansion Action Plan under opportunities through Action Plan. development. Recent completion of a Internal centre Leisure Hub, Conv & Comp Sainsburys superstore. Regular bus services. Nearest rail The centre only serves a local shopping Gorgie/Dalry Local to that part of Edinburgh 32,202 280 N/A 1 Unknown No in Edinburgh shopping hub Alterations to former Somerfield services at Haymarket Station. catchment internal to Edinburgh. for new Aldi store Administrative centre, convenience Regular bus services. Not directly The centre is considered too small to merit Haddington 8,850 25,000 20,460 152 N/A 0 Unknown No hub, leisure hub, tourist centre accessible by rail services. strategic status. The centre is considered borderline Strategic. Whilst having the seventh largest floorspace of Scotland-49th Leisure Hub, Conv & Comp Approved consent for a Regular bus services. No rail the city region town centres, the centre does not Hawick 13,990 35,000 41,433 248 £54,564,190 1 No UK-548th shopping hub, Tourist centre Sainsburys supermarket. connections. offer a strong enough multi-national retail offering and does not draw a large enough catchment. Regular bus services and a rail station The centre is considered too small to merit Inverkeithing 5,180 Local 5,430 52 N/A 0 Unknown No on the Fife Circle line. strategic status. Approved consent for a Regular bus services. Not directly The centre is considered too small to merit Kelso 5,470 10,000 14,808 166 £15,804,428 0 Unknown No Sainburys supermarket. accessible by rail services. strategic status. Consent for expansion of the The third largest of the area's town centres Mercat shopping centre offering a large range of services which (Approx 180,000 sq ft)and Major bus station located at Hunter draws a large catchment outwith the Leisure Hub, Conv & Comp Scotland-17th replacement of existing Place in the town centre. East Coast settlement boundary. Offers a diverse mix of Kirkcaldy 48,630 250,000 75,350 262 £217,500,000 3 shopping hub, Administrative Yes UK-198th swimming pool with new Main line rail station located adjacent multi-national and independant retailers. Is a centre, Civic hub, Tourist centre leisure centre on alternative to the north of the town centre. tourist destination. Offers a range of civic town centre site. Bus station and cultural facilities. Is a focus for public recently replaced and transport. upgraded. Regular bus services. Tram route under Internal centre Local to that part of Leisure Hub, Conv & Comp The centre only serves a local shopping Leith Central 28,616 201 N/A 1 Unknown development.Not directly accessible by No in Edinburgh Edinburgh shopping hub catchment internal to Edinburgh. rail services. Regular bus services, nearest rail Internal centre Local to that part of Leisure Hub, Conv & Comp The centre only serves a local shopping Leith Walk 40,235 320 N/A 0 Unknown services at Waverley Station. Tram route No in Edinburgh Edinburgh shopping hub catchment internal to Edinburgh. under development. Application submitted for a Major bus station located on Promenade 8850 (25,000+ 50,000 sq ft Tesco supermarket adjacent to High Street. Not directly 18,630 (Excludes retail at Scotland-53rd UK- Leisure Hub, Conv & Comp The centre is considered too small to merit Leven including Methil 40,000 110 £54,060,026 2 on an edge of town centre site. accessible by rail services.Proposals to No Riverside Retail park) 608th shopping hub strategic status. & Buckhaven) Bus station has been replaced reopen rail service with new station and upgraded recently. proposed at Bawbee Bridge. Regular bus services. Rail services Leisure Hub, Conv & Comp The centre only serves a local shopping Local plus a tourist located near to the eastern boundary of Linlithgow 13,360 11,000 100 £38,642,622 1 Unknown shopping hub, Administrative hub, No catchment and is considered too small to merit draw the town centre on the Edinburgh Tourist centre strategic status. Glasgow (via Falkirk) line. Recent expanision of the The second largest of the area's town shopping mall. Over 300,000 centres offering a large range of services Major bus terminal between designer Leisure Hub, Conv & Comp sq ft expansion including 2 which draws a large catchment outwith the 131,000 (shopping malls Scotland-6th UK- outlet centre and main shopping mall Livingston 54,740 400,000 235 £236,944,690 5 shopping hub, Administrative department stores. Primark is Yes settlement boundary. Is the administrative and retail parks) 90th in town centre. Not directly accessible centre, Civic hub developing a new 67,000 sq ft capital for the West Lothian area. Offers a by rail services. unit at the centre on the site of range of civic and cultural facilities. Is a the former West Lothian focus for public transport. House. Consent for a 30,000 sq ft Regular bus services and a rail station The centre is considered too small to merit Lochgelly 6,490 Local 8,710 61 N/A 0 Unknown supermarket on a town centre No on the Fife Circle line. strategic status. site. With the exception of a Waitrose supermarket Internal centre Local to that part of Leisure Hub, Conv & Comp Regular bus services. Not directly Morningside/Bruntsfield 32,740 280 £29,238,119 1 Unknown No the centre only serves a local shopping in Edinburgh Edinburgh shopping hub accessible by rail services. catchment internal to Edinburgh. Whilst having a fairly large floorspace Tesco has developed a considering the size of the settlement Administrative hub, leisure hub, supermarket on the edge of the Regular bus services. Rail services population, the centre does not offer a strong Musselburgh 22,380 35,000 25,842 180 £63,065,882 0 Unknown No tourist centre town centre at Olive Bank located to the west of the town centre. enough multi-national retail offering to merit recently. strategic status and does not draw a large enough catchment. Internal centre Local to that part of Leisure Hub, Conv & Comp Regular bus services, nearest rail The centre only serves a local shopping Nicolson/Clerk Street 37,824 287 N/A 0 Unknown No in Edinburgh Edinburgh shopping hub services at Waverley Station. catchment internal to Edinburgh. The centre is considered too small to merit North Berwick 6,530 Local 11,844 116 N/A 0 Unknown Tourist Centre Regular bus services and a rail station. No strategic status. The centre only serves a local shopping Regular bus services. Not directly Peebles 8,160 20,000 15,589 145 £15,166,106 0 Unknown Tourist Centre No catchment and is considered too small to merit accessible by rail services. strategic status. A new supermarket and retail Regular bus services. Not directly The centre is considered too small to merit Penicuik 16,010 30,000 9,970 70 £13,794,588 0 Unknown units were constructed during No accessible by rail services. strategic status. 2008 Internal centre Local to that part of Leisure Hub, Conv & Comp Regular bus services, nearest rail The centre only serves a local shopping Portobello 16,177 153 £9,121,377 0 Unknown No in Edinburgh Edinburgh shopping hub services at Bruntstane Station. catchment internal to Edinburgh. Regular bus services. Rail station The centre is considered too small to merit Prestonpans 46 N/A 0 Unknown No 7,910 Local 5,140 0.5miles from town centre. strategic status. Internal centre Local to that part of Leisure Hub, Conv & Comp Regular bus services, nearest rail The centre only serves a local shopping Stockbridge 18,466 195 £10,783,231 0 Unknown No in Edinburgh Edinburgh shopping hub services at Waverley Station. catchment internal to Edinburgh. Whilst having the 5th largest retail floorspace of Internal centre Local to that part of Leisure Hub, Conv & Comp Regular bus services. Nearest rail Tollcross 48,469 382 £59,411,101 0 Unknown No a town centre, the centre only serves a local in Edinburgh Edinburgh shopping hub services at Haymarket Station. shopping catchment internal to Edinburgh. Regular bus services. Nearest rail The centre is considered too small to merit Tranent 9,000 Local 11,375 93 N/A 0 Unknown No services at Prestonpans. strategic status. The centre only serves a local shopping Regular bus services. Not directly Whitburn 10,700 Local 11,661 106 N/A 0 Unknown No catchment and is considered too small to merit accessible by rail services. strategic status. Sources- Retail floorspace survey 2004- City of Edinburgh Council Town Centre Surveys 2008- East Lothian Council 2008 Survey of Occupants- Midlothian Council Retail Floorspace Survey 2004/05- West Lothian Council Retail Capacity Study 2010 /GOAD- Fife Council 2007 survey (distribution of units), GOAD 2005- Scottish Borders Council Annual Business Enquiry Ryden Annual Reports 2006-2010 Colliers CRE Annual Reports Appendix 2- Commercial Centres in the SESplan Area Settlement Floorspace size (sq m) Type Retailers with largest floorplates

Cameron Toll Edinburgh 25,287 Shopping Mall Sainsbury's, BHS Carnegie Drive Dunfermline 12,000 Mainly Bulky Goods Retail park B&Q, Halfords Craigleith Edinburgh 23,825 Open Class 1 Retail park Sainsbury's, Next, Fife Central Kirkcaldy 21,790 Restricted Class 1/ Bulky Goods Retail park Sainsbury's, B&Q Halbeath Dunfermline 21,787 Mainly Bulky Goods Retail park ASDA, Homebase Hermiston Gait Edinburgh 18,329 Mainly Bulky Goods Retail park B&Q, Tesco Linlithgow Linlithgow 5,116 Restricted Class 1 Retail park Argos, Homebase Meadowbank Edinburgh 10,892 Open Class 1 Retail park Sainsbury's, TK Maxx Newcraighall/The Jewel Edinburgh 92,379 Open Class 1 Retail park & grouping of units ASDA, B&Q Ocean Terminal Edinburgh 28,647 Shopping Mall Debenhams, BHS Queensway *AoMU/ Queensgate Glenrothes 16,258 Food shopping/ leisure grouping of units Morrisons, ASDA Riverside Leven 8,900 Restricted Class 1/ Bulky Goods Focus, Argos Saltire Centre Glenrothes 14,997 Open Class 1/ Bulky Goods Homebase, Matalan Straiton Loanhead 66,000 Open Class 1 Retail park IKEA, Costco The Gyle Edinburgh 32,873 Shopping Mall M&S, Morrisons Wester Hailes Edinburgh 6,974 Open Class 1 Shopping precinct Lidl

*AoMU= Area of Mixed Use Anchor Retailers Range of functions- ASDA Tesco Leisure Destination- Containing 3 or more of the following Morrisons facilities- Cinema Sainsburys Theatre Co-op Ten-Pin Bowling M & S Bingo Hall Waitrose Sports Centre/ Gym BHS Opera Hall Debenhams Concert Venue Primark Plus some of the following: Range of Pubs/Bars Dunnes Stores Range of Cafes/Restaurants TK Maxx Harvey Nichols Administrative/ Civic Hub- Local Authority HQ Offices/ Townhall Containing at least 3 of the following Civic Centre Generally stores with 2,000 sq m + floorspace Conference Centre Police Station Sheriff Court Government Offices College

Tourist Centre- Containing at least 3 of the following Tourist Information Centre Castle/ Palace Cathedral/ Abbey Museum/ Heritage Centre(s) Art Gallery(s) Theatre Farmers/ Christmas market Other visitor attraction Plus some of the following Range of Hotels/ B&Bs/ Hostels Cafes/ Restaurants

Cultural Hub- Containing at least 6 of the following Civic Centre Library Art Gallery Museum/ Heritage Centre(s) Exhibition Centre Theatre Opera Hall Churches War Memorial Major Park/ Outdoor Public Space College

Business hub- Range of Commercial Offices (range of non-food commercial uses) Range of Banks & Building Societies Range of Estate Agents, Law firms & Accountants Conference Facilities

Convenience Retail Hub- Contains a variety of food retailers Contains two or more major supermarkets

Comparison Retail Hub- Contains one or more Department Stores Contains a large variety of multiple retailers Contains a variety of independent stores