Planning Permission in Principle 11/01494/PPP at Land Adjacent to 34 Cramond Road North Edinburgh

DINB RGH + Itemno I • Report no THE CITY OF EDINBURGH COUNCIL Planning Permission in Principle 11/01494/PPP at Land Adjacent To 34 Cramond Road North Edinburgh

Development Management Sub-Committee of the Planning Committee

1 Purpose of report

To consider application 11/01494/PPP, submitted by AMA (New Town) Ltd .. The application is for: Option 3 - Tennis and Cricket. Application for planning permission in principle for proposed sports facilities (tennis centre and cricket centre), sports pavilion and care village (class 8) including ancillary retail (class 1), health hub/sports clinic and creche (class 10). Details brought forward for approval: layout, building footprints, massing and heights.

It is recommended that this application be Granted by Committee.

2 The Site and the Proposal

Site description

The application site, which measures 6.2 hectares in area, is located at the north-east extremity of Cramond village and is accessed from Cramond Road North to the south. The site is currently vacant and is the southern part of the former Moray House Institute of Education campus at Cramond. The northern part of the campus has already been developed for residential purposes. There are traditional detached dwellings to the immediate west of the site, with larger three storey flatted dwellings to the south-west corner. To the east and north-east of the site are open fields which form part of the Green Belt, an Area of Great Landscape Value and a Local Nature Conservation Site. At the south-eastern corner of the site there are Category B and a Category C(s) listed (reference 50793 and 30269) detached dwellinghouses. To the south of the site is Cramond Road North with Bruntsfield Links golf course beyond. The golf course is designated as open space and is within the Green Belt and part of the Area of Great Landscape Value. There are mature trees within the southern and eastern boundaries of the site. The north-west and south-west boundaries are bounded by residential properties.

Site History

January 1999 - A development brief for the entire campus was approved.

30 January 2003 - Permission was granted to demolish buildings and redevelop the whole Cramond Campus site for residential, sports and recreational purposes (Application reference - 01/01881/FUL). The consent was subsequently amended to omit the country club element of the proposals.

28 June 2006 - An application was submitted for the erection of a new sports pavilion and construction of sports pitches and associated car park on the southern part of the Cramond Campus site (Application reference - 06/02715/FUL) The application has not been determined.

24 December 2007 - An Application was submitted in outline for the erection of enabling facilities for sports pitches, including sports pavilion, mini supermarket, offices, care home etc on the southern part of the Cramond Campus site (Application reference - 08/00007/0UT). The application has not been determined.

28 May 2008 - Permission was granted to modify condition 16 of consented application 01/01881/FUL (Application reference - 05/02947/FUL). The original condition stated that 'the approved pavilion and sports pitches shall be constructed/laid out and fully operational, to the satisfaction of the Head of Planning, prior to the occupation of no more than 50% of the approved dwellings on the site'. The condition was modified as follows:- 1) 'the approved pavilion and sports pitches shall be fully constructed to the satisfaction of the Head of Planning and Strategy, prior to the commencement of construction of no more than 88% of the approved dwellings on the site' 2) 'within 1 year of the date of this consent, the grass playing fields shall be fully prepared and seeded to the satisfaction of the Head of Planning and Strategy.

25 June 2009 - Permission was granted to modify condition 2 of consented application 05/02947/FUL (Application reference - 09/01175/FUL). The modification relaxed the period within which the grass playing fields shall be fully prepared and seeded for a period of 12-18 months.

2 28 November 2011 - The same applicant has submitted a parallel application for planning permission in principle for proposed sports facilities (cricket centre and football pitches), sports pavilion and care village (Class 8) including ancillary retail (Class 1), health hub/sports clinic and creche (Class 10) (Application reference - 11/01492/PPP).

28 November 2011 - The same applicant has submitted a parallel application for planning permission in principle for proposed sports facilities (tennis centre and football pitches), sports pavilion and care village (Class 8) including ancillary retail (Class 1), health hub/sports clinic and creche (Class 10) (Application reference - 11/01493/PPP).

Pre-Application Process

In line with planning legislation, a Proposal of Application Notice (11/01494/PAN) was submitted on 4 May 2011 to the Council as planning authority with a copy provided to Cramond & Barnton Community Council. Further copies were also provided to the local ward members, Margaret Smith MSP, The Cramond Association and the Almond Neighbourhood Partnership.

A staffed exhibition was held in Cramond Kirk Hall on 17 and 21 June 2011 and a public meeting held on 23 June in the same venue. The exhibitions were attended by 71 people with a further 115 people attending the public meeting. Following the events, a total of 82 feedback forms were received. Issues raised included the relationship between the sports pavilion and neighbouring properties, the height of the development, traffic and parking, noise and light levels, and community benefits.

A copy of the Pre-Application Consultation report is available to view on the Planning and Building Standards Portal.

Description Of The Proposal

Planning permission in principle is sought for a mixed use development comprising new sports facilities (tennis centre and football pitches), including a sports pavilion; a care village (incorporating a care home and assisted living apartments), a small retail store, health hub/sports clinic and creche.

The matters to be approved at this stage are site layout, building footprints, massing and heights.

The sports pavilion will be set 30 metres from the north-west boundary and will be a maximum height of 10 metres. The pavilion will have a square footprint and will be flanked by 9.5 outdoor tennis courts and a tournament sized cricket pitch. This aspect of the proposals will have 79 car parking and 2 coach parking spaces.

There will be 4 blocks of assisted living units linked at ground floor level set in the south-west corner of the site. The blocks will be a maximum height of

3 11.9 metres. Private amenity space will be provided between the units and the southern boundary. This aspect of the proposals will have 46 car parking spaces.

The care home will be set in the eastern-most part of the site and will have four wings. The care home will have a maximum height of 8.7 metres. Private amenity space will be provided between the wings. New tree planting will be provided between the care home and existing properties to the south and the proposed football pitches to the north. This aspect of the proposals will have 25 car parking spaces.

The community hub building will be situated on the axis of the south boundary and the new access road. The building will contain a convenience store (230 sqm net f1oorspace), a creche, a health hub/commercial space and a physio/sports injury clinic. The building will be a maximum height of 8.6 metres. An outdoor play area will be provided for the creche. This aspect of the proposals will have 21 car parking spaces set to the rear of the building. A new bus waiting area will be provided at the front of this building.

For the avoidance of doubt, matters including building design and materials, landscaping and drainage are to be reserved for future consideration.

The original scheme has been amended: - The assisted living units have been reduced from 5 to 4 storeys; - The assisted living units now have a connecting, ground floor dining/communal area; and - The football pitches have been repositioned marginally further west.

The following documents have been submitted in support of the application, all of which are available to view via Planning & Building Standards online services:

- Design Statement; - Transport Statement; - Planning Policy Statement; - Landscape Statement; - Noise Impact Assessment; - Drainage Report; and - Pre-Application Consultation Report.

3. Officer's Assessment and Recommendation

Determining Issues

Do the proposals comply with the development plan?

If the proposals do comply with the development plan, are there any compelling reasons for not approving them?

4 If the proposals do not comply with the development plan, are there any compelling reasons for approving them? ASSESSMENT

To address these determining issues, the Committee needs to consider whether: a) the principle of the proposed development is acceptable; b) the scale and design of the proposals is appropriate; c) the proposals preserve or enhance the historic environment; d) the proposals impact upon natural heritage; e) the proposed development raises any road safety implications; and f) the proposal is acceptable in terms of residential amenity for existing and future residents. a) The application site is identified by the Edinburgh City Local Plan as part of the urban area. The proposed development of sports facilities and a care village, would be compatible with the local plan designation.

The site, along with the new housing development to the north-west previously formed part of Edinburgh University's estate. Following a rationalisation of the university's estate, the campus was sold and a development brief was prepared. It was identified that the current application site would be used for sports pitches and ancillary facilities.

The primary component of the current planning application is the introduction of a tennis centre and a tournament specification cricket pitch situated either side of a dedicated pavilion. It is acknowledged that the proposed care home, assisted living units and commercial hub do not accord with the brief. However, economic circumstances are very different from when the brief was approved in 1999 and the extra development has been proposed as a means to fund the sports provision. The site is vacant and has been in an unsightly condition for over a decade. The ability to deliver new sporting facilities that will provide a boost to the local community and develop a prominent gap site outweigh strict adherence to development brief in this instance. The objective of achieving sports facilities will be met and is in accordance with the overall aim of the brief.

Many of the comments submitted stress that the proposals are contrary to Scottish Planning Policy (SPP) by way of the loss of high quality playing fields. However, new pitches will be provided that are of tournament standard and will support a mix of sports. Sport Scotland has advised that the proposals meet the requirements of the SPP.

5 There is also concern raised that the proposals lack genuine community benefits by proposing facilities that will be run on a membership basis and the absence of any public open space. The management arrangements of the sports facilities are not a matter that can be controlled by planning but it should be noted that the previous pitches were only publicly available on a limited basis. The proposals will open up a large area of land and new pedestrian routes to the north and south-west of the site will improve access to the open fields further east. With better access to existing open space, which is recognised for its outstanding quality, it is not considered necessary to have a small area of public open space within the application site.

The small-scale nature of the retail element means that there is no requirement to demonstrate that there are alternative suitable sites available in identified retail centres. Cramond has no retail offering at present and the proposal will fill a local gap in provision. The convenience store will also be easily accessible by a range of travel modes and meets the terms of Policy Ret5.

In summary, the proposals accord with the development plan and national planning policy. To ensure that the objectives of the brief are met and compliance with the SPP, it is recommended that a suitable legal agreement be concluded to ensure the delivery of the sports facilities prior to the other elements. While the non-sporting elements of the proposals do not comply with the development brief the objective of delivering sports facilities will be met. These elements are necessary to realise the potential benefits derived from developing a longstanding gap site and providing new sports facilities. The proposed development is acceptable in principle. b) Within the wider Cramond area, the predominant building type is 2-storey, detached dwellinghouses set within generous gardens. However, it is notable that on the two boundaries of the site that are developed, there are blocks of flats that are 3 and 4-storeys high. Following revisions, there are no elements of the proposals that are higher than 4 storeys.

The assisted living units have been lowered from 5 to 4 storeys and set back over 20 metres from the road and will now sit comfortably next to the adjacent flatted block. Existing mature trees along the southern boundary will help screen these units from Cramond Road North. It is recognised that the view west along Cramond Road North will change as a result of the proposals. The reduction in height and the increase in tree cover at the site entrance will help minimise the impact but the overall character of this specific part of Cramond will change from a rural to an urban form. This character change is considered acceptable as the eastern edge of the application site and the established properties to the south-east form a natural boundary to Cramond village.

The 3-storey care home will sit closest to the open fields to the east. The visual analysis demonstrates that the proposed footprint and height can sit comfortably in this location, particularly in relation to the landscaped edge. A

6 The 3-storey care home will sit closest to the open fields to the east. The visual analysis demonstrates that the proposed footprint and height can sit comfortably in this location, particularly in relation to the landscaped edge. A radial layout has been proposed to break up the massing on all elevations. There are established trees on the eastern boundary that will be further supplemented by new planting to help soften the impact from the east.

The height of the community hub building will be comparable to the detached property to the east. Given the prominent position on the roadside, the scale of this building reflects that when heading east, people are leaving the urban area and the building heights step down accordingly. The advanced building line supports the prominence of the role of the building and helps create some activity on the access road.

The footprint of the sports pavilion and tennis centre is extensive. However, the submitted illustrations demonstrate that a building can be designed within the dimensions sought without compromising the development to the north. The orientation of the pavilion enables the dual function of spectator seating area and indoor tennis facility to be provided and thereby minimises the amount of accommodation needed. Due to site levels, the height of the pavilion will sit lower than the f1atted block to the north.

The parking layout has been designed in a manner that provides the necessary parking adjacent to each element of the proposal. The layout will be interspersed with landscaping to soften the perceived impression of a 'sea of car parking'.

Looking at the proposals as a whole, the proposed buildings, married with the relatively open setting of the sports pitches, can be interpreted as a variation of the dominant building type in the area. The areas of amenity space, associated with the assisted living units and the care home, are small when compared to some gardens in the locality but are generous when compared to those in the housing scheme to the north. Overall, the balance of development, parking and open space recognises both the wider and immediate context of Cramond and represents an appropriate level of development for the site.

In summary, the proposed layout, scale and massing represents a natural conclusion to the urban area and takes cognisance of its immediate context. c) The two dwellinghouses immediately to the south-east of the site are listed buildings. Both properties are notable examples of their architect's work (lnnes Thomson and Morris & Steedman respectively). Both are set back within their plots but both are accessed from and designed to front Cramond Road North. None of the proposals will alter the direct view of these buildings from Cramond Road North. Views from the east will also be unchanged and those from the north are already heavily obscured by mature trees. The view of these properties from within the site has not been available for some time and even before was a semi-private view. Nevertheless, the applicant proposes to introduce semi-mature trees along this boundary to reinforce the

7 The application site has been extensively surveyed for archaeological remains as part of previous applications and no significant remains have been recovered. A previous survey did find a post-Medieval road with possible Roman origins to the east of the site. The City Archaeologist has advised that a watching brief should be conducted and can be controlled by planning condition.

In summary, the proposals preserve the setting of the listed buildings and archaeological heritage will be monitored. d) The land immediately to the east of the application site forms part of an Area of Great Landscape Value (AGLV) and the mature trees along the site boundary form an important visual buffer. Glimpses of the proposed care home will be possible from the east but additional tree planting will be introduced along this boundary to keep the impact to a minimum. As previously highlighted, the eastern boundary is considered to form a natural conclusion to the urban area and given the site's current condition the proposed development will improve the setting of both the AGL V and the urban area.

An ecology survey has been undertaken and no protected species have been found to inhabit the site. The site's condition including the small pond that has formed supports limited ecology but may act as a site for foraging. The full landscaping programme will be reserved for future consideration but the layout of the proposed buildings would enable wildlife to travel along the boundaries. Prior to work commencing, further checks will be carried out to ensure that there are no protected species present.

The boundary trees are important to the successful integration of the proposed development. To address some initial concern, the football pitches have been repositioned further west as not to encroach upon the root systems. Tree protection measures and details of supplementary planting will be reserved.

In summary, the proposals will improve the landscape setting of the urban area and will not prejudice nature conservation. e) Concern has been raised over additional traffic generated by the proposals. With the site being vacant at present there will be a marked increase in travel movements to and from the site. An assessment has been undertaken which anticipates that there will be approximately 80 vehicles entering and 56 vehicles exiting the site during peak periods. It is stated that the local road network has sufficient capacity to accommodate the extra vehicles. Transport Planning does not object to this aspect of the proposals.

The proposed level of parking within the site meets the Council's parking standards for day-to-day requirements. However, there is concern that large sporting events could result in both existing and proposed residential parking areas being abused. Such events are likely to be infrequent, approximately 2- 3 per year, and on that basis an agreement has been reached in principle with

8 the Council to use land to the south-east as a temporary overspill car park. Transport Planning does not object subject to the overspill parking area being secured through a legal agreement.

A new bus turning and waiting area will be formed within the site. The proposal provides a well designed solution that will not impact upon amenity and will help support the commercial hub.

In summary, the existing road network can support the additional traffic and arrangements can be implemented to ensure that there is sufficient parking provision. f) The reintroduction of outdoor sports facilities into a residential area will result in an increase in noise. The supporting noise assessment has highlighted that noise associated with the football pitches will impact upon amenity. A 2 metre high acoustic barrier is proposed between the pitches and the nearest residential properties. Environmental Assessment has raised concern that the mitigating measures will not be sufficient and do not support the football element of the proposals.

However, the site has historically been used for sports use and football pitches have previously been consented on this site. Planning cannot control the type of sports played on the facilities, this is a management issue. As previously raised, there are a number of benefits to having the site redeveloped. Therefore, given the historic use of the site for sports pitches, the existing consent for football, the ability for management arrangements to be put in place to control noise (hours of operation) and the implementation of an acoustic barrier, it is considered that the proposed sports facilities can be supported and the impact upon residential amenity minimised.

Floodlighting will be provided as part of the new sports facilities. It is acknowledged that this can be a nuisance to residents and a full lighting assessment will be required at the detailed stage.

The proposed buildings are set away from the site boundaries and will not deprive neighbouring windows of sunlight. Due to the orientation of the site, overshadowing will largely fall within the site.

The footprints of the proposed buildings are in excess of 9 metres from the site boundary. The proximity of the proposed care home to existing properties has raised concerns over privacy. However, the indicative building design shows that a scheme can be provided that has no overlooking windows on the affected boundary. Furthermore, semi-mature trees are to be planted along this boundary that will further maintain privacy. The western-most assisted living units will be set in a gable-to-gable context with another flatled block and is acceptable.

The outlook of residential properties will undoubtedly change as a result of the proposals. However, the proposals respect the constraints of the site and are compatible with the urban context.

9 The proposed development will inevitably lead to increased activity on the site including evenings and weekends. Some elements of the proposals have led to suggestions that there will be an increase in anti-social behaviour. Instances of anti-social behaviour are a matter for the management of the facilities and can be controlled through other legislation.

In summary, sports pitches are an established use on the site and measures can be introduced to minimise noise disruption. There are design solutions available to protect residential amenity in respect of floodlighting, privacy, overshadowing and outlook.

Cramond & Barnton Community Council

The Cramond & Barnton Community Council have commented on the proposals. Full details can be found in Appendix A.

Conclusion

In conclusion, the proposals accord with the development plan, non-statutory guidelines and national planning policy. The proposals will see the delivery of a key objective of the brief and the non-sporting elements are compatible with the overall brief. The proposed layout, scale and massing is consistent with the urban form. There are design solutions available to mitigate the impact upon residential amenity, road safety and nature conservation. There are no material considerations that outweigh this conclusion.

It is recommended that the Committee approves the proposals subject to firstly, a legal agreement in respect of securing the sports facilities, restricting the assisted living units to residential care and transport infrastructure and secondly, conditions relating to archaeology, noise, drainage, contamination and ventilation.

10 REASON FOR DECISION

John Bury Head of Planning & Building Standards

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Advice to Committee Members and Ward Councillors

The full details of the application are available for viewing on the Planning and Building Standards Portal: www.edinburgh.gov.uk/planning.

If you require further information about this application you should contact the following Principal Planner, Bruce Nicolson, 0131 5293516, [email protected]

If this application is not identified on the agenda for presentation and you wish to request one at the Committee meeting, you must contact Committee Services by 9.00a.m. on the Tuesday preceding the meeting. Contact details can be found in the Committee agenda papers.

11 Appendix A ·EDINBVR.GH· THE CITY OF EDINBURGH COUNCil

CITY DEVELOPMENT Application Type Planning Permission in Principle Application Address: Land Adjacent To 34 Cramond Road North Edinburgh

Proposal: Option 3 - Tennis and Cricket. Application for planning permission in principle for proposed sports facilities (tennis centre and cricket centre), sports pavilion and care village (class 8) including ancillary retail (class 1), health hub/sports clinic and creche (class 10). Details brought forward for approval: layout, building footprints, massing and heights. Reference No: 11/01494/PPP

Consultations, Representations and Planning Policy

Consultations

Cramond & Barnton Community Council

C&BCC role is to interpret the views of the community as they have evolved, bearing in mind that there are two distinct communities. Firstly the general community concerned with the impact of the overall development and secondly the Brighouse flat community and other property owners surrounding the development who have very specific concerns.

Whilst there is a general concern that the proposals now on offer are far removed from the concept and criteria outlined in the 1999 Planning Brief there is a realism that progress should be made as this aspect of the site has lain fallow for far too many years. Accordingly the community as a whole do seem to acknowledge that subject to deliverability being achieved, the development concept before us now should be progressed. There are however significant qualifications to this view in the interests of the community and environment as a whole and in the interests of the residents most affected.

We comment specifically as follows:

Sports Facilities

AMA's survey findings confirm our view that the general community are broadly supportive of the current plans, favouring cricket and tennis as the pavilion for indoor courts has little impact on them. Whilst the Brighouse flats residents would also prefer the option of cricket and tennis, they very much dislike the impact of the sports pavilion and tennis hall on their views and

12 amenity. To avoid the tennis hall, which is perhaps the greater concern, football would be the alternative but there is some negativity regarding this option due to the anticipated noise and potential for unruly behaviour.

C&BCC does acknowledge the logic and efficiency of the central pavilion and the longitudinal nature reduces the impact on the Brighouse flats. During the consultation process the pavilion has been moved to 30 metres from the boundary (but only 25 metres for the football option) and the tennis hall lowered by 1.8 metres. Whilst the proportion of the sports part of the site remaining 'green' or 'open' is large, significant concerns remain regarding the impact of the buildings on the Brighouse flats.

Reviewing the layout, there is no reason in our view why the pavilion needs to be nearer the boundary for the football option.

It is clear that the impact on the adjacent properties would be reduced were the ground level lowered generally. Albeit this is an application in principle, heights are most relevant and we are concerned that this application is presented without a single ground level datum stated. Sections have been produced at three locations and we are advised in the site description that there is a fall of 2 - 3 metres from the south west corner to the north east corner plus a statement that the soil heap will be regraded. We believe the levels on the site may already be artificially high but are clear that some reduction across the site would be beneficial and that the tennis hall could be lowered perhaps a further metre - all to the benefit of impact on the adjacent properties.

C&BCC has had sight of an option presented by the Brighouse flat community to move the tennis hall away from the pavilion to the east, linked by an upper level glazed (?) corridor and understand that AMA have discounted this option due variance from the tennis brief - gallery view of the hall, loss of one court and proximity to the retained boundary trees. In our view this option presented is worthy of a more detailed study and we note that reference to it has not been included in the pre- application consultation report.

It may indeed be possible to create a 1st floor gallery beyond the corridor some minor infill of the valley roof could achieve this and there would be no loss of a court should the proximity to the trees be acceptable. The importance of the retained boundary trees is fully acknowledged but we suggest a detailed tree study to establish if compliance with the guidelines of 10 metres from the canopy rather than 20 metres from the bole would be acceptable in this instance for trees numbered 3301, 02, 03, 04 and 05.

The concerns expressed about the cricket option are largely overcome by a commitment from the City to lease the field to the south east for additional parking for major events and by some enforcement of parking restrictions within the Brighouse roadways.

13 The worries of many regarding the impact the football academy are certainly not lessened by the noise impact assessment, which shows non compliance with the Council's criteria in 1st floor rooms of adjacent properties. As we all know noise travels upwards and there appears to be no mitigation proposed or perhaps able to be proposed. The Council should review this technical aspect with the greatest care as this does affect the amenity of adjacent properties.

The landscape report indicates care with the design of the floodlighting proposals but this requires careful technical review by the Council and agreement with all regarding reasonable hours of operation.

Care Home

We understand that the demographics of the area suggest the need for this facility and it has general support from the community. Concerns about the height and impact on the Listed property 14 Cramond Road North appear to have been addressed in the pre application consultation carried out.

A similar study does not however appear to have been carried out in respect of 12 Cramond Road North and we note that the viewpoints requested by the Council did not include the view from the garden of this property. Whilst in this instance there is no overlooking concern, the proximity and height of the gable does have visual and amenity impact and there is no indication of special mitigation measures. A visual impact assessment is required.

The Retail Units

The objections C&BCC expressed regarding the large retail unit included in a previous application no longer exist and the proposals have general support, acknowledging however that access will be predominantly by car and bus.

Assisted Living Apartments

The concept proposed does appear to be innovative in this area and is to be welcomed but there is much concern in the community regarding the height at 5 stories and we consider it essential that this height be reduced to 4 stories, with level 4 acceptably being set back and largely glazed.

AMA has indicated an absolute need for 60 flats (64 are proposed) but in our view the design and layout must be reviewed to ensure the height is restricted to 4 stories. It may be that with a ground floor glazed link only one rooftop dining facility is required for two blocks enabling economies and a number of level 4 flats or the floor plate might be altered to increase the number of flats per floor. Whatever, it is not acceptable to justify an additional 2 floors over the neighbouring property by saying level 4 matches the ridge line rather than the eaves line.

There is no precedent along the secondary arteries of Cramond Road North, Gamekeeper's Road or Whitehouse Road for buildings of this height and such

14 a precedent must not be allowed, as it will impact on the character of the area. To advise that the buildings are largely screened in summer by a belt of mature and 'maturing' deciduous trees is just not acceptable.

We note the clarification from Services for Communities that these apartments in their view come under the category that requires affordable homes provision and we would in this particular instance acknowledge an offsite provision is appropriate.

Pedestrian and Vehicular Access

We note the provision of a second bus lay-by, which seems sensible and are pleased to see the provision of a pathway within the site offering a safer access than along the narrow Cramond Road North pavement.

Our comments above under the sports facility heading are key to ensuring acceptable traffic arrangements at major events.

Community gain

C&BCC remain of the view that some form of genuine community facility should be made available by AMA on site and the Community Council would expect to be involved in the detail of such a proposal alongside AMA and Edinburgh Council.

We consider that a meeting room, kitchen and toilet facility could be set aside on the 1st floor of 'The Community Facility Building' free of charge for community use and this would help meet a significant need in the area.

We do not believe access to rooms at potentially subsidised commercial rates in the pavilion, as suggested, provides the type of community gain which we believe is reasonable given that we are considering a development of 200 plus houses together with a 90 bed care home, retail units and an assisted living apartment complex to support a commercial sports facility.

Conclusion

C&BCC is pleased that these proposals have come forward and subject to the qualifications above, support the applications with one final proviso- there is need for an enforceable planning condition to ensure that the care village and shops cannot be progressed without the sports and leisure facility.

Transport Planning

No objections to the application subject to the following conditions being applied.

All accesses must be open for use by the public in terms of the statutory definition of 'road' and require to be the subject of applications for road construction consent.

15 Prior to the issuing of consent the applicant to enter into a suitable /egal agreement to make provision for the following: a) A staff travel plan for the care home and if applicable the assisted living housing elements of the application. (Reason: To encourage staff to use sustainable transport modes to and from the development site) b) Make a payment to the council of £2500 for the survey and any resulting adjustments to the timings on the Cramond Road North / Gamekeepers Road signalised junction. (Reason: The development proposals will result in addition movements through this junction and monitoring and adjustments to regulate traffic flow will be necessary once the development is operational). c) Make application if directed by the Head of Transport and meet the cost of any Traffic Regulation Order (TRO) as considered necessary to control parking within the development site or on adjacent public roads as a result of development (Reason: To control any indiscriminate parking that may occur as a result of development. An assessment will be made during the first year after full completion of the development site) d) Enter into an agreement for the provision of an off site parking area at a location and design to be agreed with the Head of Transport to be used in the event of tournaments being staged within the development site .(Reason: To accommodate excess parking requirements during large scale events)

CONDITIONS a) Public Transport Provision

The bus lay over stop (West lay by) to be clearly marked for service buses only and be dimensioned appropriately to accommodate such vehicles. The bus stop (East Jay by) to be designed to the satisfaction of the Head of Transport and the design to include:

a) Bus Shelter including solar lighting b) Real Time information board c) Low level boarding kerbs

b) Protection of Parking Areas

Control barriers to be provided to protect parking areas for the care home and assisted living areas of the development site the use of barriers will be at the discretion of The Local Area Roads Manager. The design and locations to be agreed with the Head of Transport and there use will only be linked to large scale events. (Reason to protect resident parking during special events being held within the development site).

c) Vehicular Circulation

16 A Stage 1 Road Users Safety Audit to be submitted for the internal roads and the access roundabout off Cramond Road North. (Reason to ensure safe vehicle movements through the site and at access point) d) Cycle Route

A cycle route to be identified through the site and linked to the cycle network (reason to ensure safe cycle penetration through and to the development site e) Major Events

All major events will be subject to discussions with the departments Events Officer. On confirmation of each discipline the sport operator to make contact with the Events Team to ascertain future requirements in the event of any major tournament on the development site. All measures identified by the Events Officer to be met by the operator at no cost to the council.

INFORMATIVE

Network road improvements were carried out during the house building element of the development site. The resulting improvements were requested considering the whole site including the present application consideration.

Services for Communities (Environmental Assessment)

The application proposes a mixed use development on a vacant site which was previously used as a sports pitch for the former Dunfermline College of Physical Education, located North of Cramond Road North. There are existing residential properties neighbouring the site to the west and north.

Air Quality

This site is in close proximity to Ferry Road which has been identified being a cause of concern with regards to transport related local air pollution.

The application includes 171 car parking spaces for the site. The site is well served in terms of public transport, walking and cycling connections. The applicant has also committed to investigating the integration of city car club spaces, as recommended in the Development Control: Planning for Air Quality (2010 Update).

Contaminated Land The site previously had a number of operations which may have caused the land to become contaminated. Therefore this Department will recommend a condition which ensures that the land is made suitable for the end uses proposed.

Floodlighting

17 Due to the close proximity of the residential properties a full lighting assessment must be carried out and provided during the detailed stage, a condition will be recommended to ensure this is carried out.

An acoustic assessment provided to support this application has addressed all the possible noise impacts that may be created with such a development and suggests possible mitigation where required. The main areas of concern assessed include the creche, bar/function rooms, tennis courts and cricket pitches. Conditions will also be recommended to ensure that noise from the class 1 operations do not affect amenity.

Creche (Class 10) Service for Communities Environmental Health Officers do receive complaints regarding noise produced from children using the outside areas of nurseries when in close proximity to residential properties. This proposal looks to introduce a new nursery close to residential properties; the acoustic assessment has been based on 20 children playing outside and shows that with mitigation there will be no adverse impacts on amenity. The mitigation suggested will be a 2m acoustic barrier, Environmental Assessment will recommend conditions to this effect and recommends that 'soft' play surfaces should be incorporated to reduce any impact noise.

Noise from Bar and Function Room There are residential properties located approximately 40m from the proposed Bar and Function Room.

The acoustic assessment has identified what level of insulation is necessary to protect residential amenity. The applicant sates that as this is a new building it will be designed specifically to control noise. Environmental Assessment are satisfied that this will be achievable but will require a detailed technical acoustic assessment to demonstrate what this will entail at the detailed stage.

This department will require further information at the detailed stage that shows what specific mitigations methods will be used for example acoustic entrance/egress acoustic mechanical ventilation to allow any windows to remain closed during functions and music Iimiters/cut offs should all be considered during the design stage. If not designed correctly then there could be adverse impacts on residential amenity.

Furthermore, outside function areas will only be supported by this department if hours of use are conditioned, and any plant and or delivery noise can be controlled by similar conditions.

A noise impact assessment must be provided at the detailed stage to ensure that nearby residential properties will be protected from noise.

Tennis Courts (Class 11)

18 The applicant proposes to develop ten outdoor and eight indoor tennis courts, there are residential properties located approximately 30m to the north. The applicant has assessed the potential noise impacts created by the outdoor tennis courts. It concludes that the predicted noise levels would not affect residential amenity concerning noise. Environmental Assessment concurs with this aspect of the acoustic assessment.

Cricket Pitches (Class 11) The stand will be capable of accommodating 2000 supporters, however it's anticipated that this will only be full during occasional international matches during daytime hours. The applicant has advised that a more typical scenario will see 100 visitors attending weekly matches. There are residential properties located 60m to the north.

The applicant recognises that international matches will significantly increase noise levels, however they believe that such events will not attract complaints due to the infrequent nature of such events happening during daytime hours.

The applicant has demonstrated that there will be no issues with the weekly events and Environmental Assessment concurs with this.

Road Traffic Noise The applicant has assessed potential noise impacts from the road traffic on the proposed assisted living flats and nursing home. Acoustic glazing will be used as mitigation to ensure amenity will be protected, Environmental Assessment will recommend a condition.

Odour

The application proposes Class 3 premises, kiosks, bar, pavilions, a care home, class 10 and class 11 premises which may all include food operations. Ventilation is likely to be required to adequately deal with kitchen effluvia from these premises and ensure that they reach an appropriate height. Therefore, the siting of such premises and ventilation equipment will require to be fully assessed at the detailed stage to ensure that odours from food operations do not impact upon localised residential amenity.

Environmental Assessment has no objections to this application subject to the following conditions:

Site in General

Contaminated Land

1. Prior to the commencement of construction works on site:

(a) A site survey (including intrusive investigation where necessary) must be carried out to establish to the satisfaction of the Head of Planning , either that the level of risk posed to human health and the wider environment by contaminants in, on or under the land is acceptable, or that remedial and/or

19 protective measures could be undertaken to bring the risks to an acceptable level in relation to the development; and (b) Where necessary, a detailed schedule of any remedial and for protective measures, including their programming, must be submitted to and approved in writing by the Head of Planning.

Any required remedial and/or protective measures shall be implemented in accordance with the approved schedule and documentary evidence to certify those works shall be provided to the satisfaction of the Head of Planning.

Floodlighting

2. The development shall not commence until a scheme for protecting the existing residential accommodation from excessive additional illumination and/or glare has been submitted and approved in writing by the Head of Planning. The scheme should show that the design, installation and operation of the floodlighting system shall be such that no floodlighting bulb or floodlighting bulb reflecting surface shall be visible within any residential premises. All works which form a part of the approved scheme shall be completed to the satisfaction of the Head of Planning prior to the floodlighting scheme coming into full use. No floodlighting permitted for cricket use.

Class 1 Retail

3. All music and vocals, amplified or otherwise, shall be so controlled as to be inaudible within any neighbouring premises.

4. The design, installation and operation of any plant, machinery or equipment shall be such that any associated noise complies with NR25 when measured within any nearby living apartment, and no structure borne vibration is perceptible within any nearby living apartment.

5. The sound insulation properties or sound transmission characteristics of the structures and finishes shall be such that no impact or airborne noise from the normal operations within the application premises is audible in any neighbouring living apartment.

6. Hours of operation will require to be agreed at the Approval of Matters in Conditions (AMC) stage.

7. Deliveries and collections, including waste collections, will require to be agreed at the Approval of Matters in Conditions (AMC) stage.

Class 3 Food and Drink and other Non Classified

8. Ventilation: (i) The kitchen shall be ventilated by a system capable of achieving 30 air changes per hour, and the cooking effluvia shall be ducted a suitable exhaust point as agreed with the Planning Authority to ensure that no cooking odours escape or are exhausted into any neighbouring premises.

20 (ii) The ventilation system shall be installed, tested and operational prior to the use hereby approved being taken up.

9. Hours of operation of the premises will require to be agreed at the Approval of Matters in Conditions (AMC) stage.

10. Hours of operation and siting of any external seating area will require to be agreed at the Approval of Matters in Conditions (AMC) stage.

11. Hours of deliveries and collections, including waste collections, will require to be agreed at the Approval of Matters in Conditions (AMC) stage.

12. The design, installation and operation of any plant, machinery or equipment shall be such that any associated noise complies with NR25 when measured within any nearby living apartment, and no structure borne vibration is perceptible within any nearby living apartment.

13. The sound insulation properties or sound transmission characteristics of the structures and finishes shall be such that no impact or airborne noise from the normal operations within the application premises is audible in any neighbouring living apartment

14. Development shall not commence until a scheme for protecting the neighbouring residential properties from noise from activities associated with the proposed Bar and Function Room has been submitted in the form of an acoustic report. To be approved in writing by the Head of Planning; all works which form part of the approved scheme shall be completed to the satisfaction of the Head of Planning before any part of the development is occupied.

Class 8 Care Home

15. Ventilation: (i) The kitchen shall be ventilated by a system capable of achieving 30 air changes per hour, and the cooking effluvia shall be ducted a suitable exhaust point as agreed with the Planning Authority to ensure that no cooking odours escape or are exhausted into any neighbouring premises. (H) The ventilation system shall be installed, tested and operational prior to the use hereby approved being taken up.

16. The design, installation and operation of any plant, machinery or equipment shall be such that any associated noise complies with NR25 when measured within any nearby living apartment, and no structure borne vibration is perceptible within any nearby living apartment.

17. To protect from road traffic noise, insulation shall be completed in accordance with the requirements specified in the acoustic report R-5750- RGM-CS dated 18 November 2011. The requirements detailed in paragraph 5.33.

21 18. Hours of deliveries and collections, including waste collections, will require to be agreed at the Approval of Matters in Conditions (AMC) stage.

Class 10 Non Residential Institutions

19. The creche shall be completed in accordance with the requirements specified in the acoustic report R-5750-RGM-CS dated 18 November 2011. The requirements detailed in paragraph 6.4.

20. All music and vocals, amplified or otherwise, shall be so controlled as to be inaudible within any neighbouring premises.

21. The sound insulation properties or sound transmission characteristics of the structures and finishes shall be such that no impact or airborne noise from the normal operations within the application premises is audible in any neighbouring living apartment.

22. The design, installation and operation of any plant, machinery or equipment shall be such that any associated noise complies with NR25 when measured within any nearby living apartment, and no structure borne vibration is perceptible within any nearby living apartment.

23. Ventilation: (i) The kitchen shall be ventilated by a system capable of achieving 30 air changes per hour, and the cooking effluvia shall be ducted a suitable exhaust point as agreed with the Planning Authority to ensure that no cooking odours escape or are exhausted into any neighbouring premises. (ii) The ventilation system shall be installed, tested and operational prior to the use hereby approved being taken up.

24. Hours of deliveries and collections, including waste collections, will require to be agreed at the Approval of Matters in Conditions (AMC) stage.

25. Hours of operation of the premises will require to be agreed at the Approval of Matters in Conditions (AMC) stage.

Class 11 Assemblv and Leisure

26. All klaxon, music and vocals, amplified or otherwise, shall be so controlled as to be inaudible within any neighbouring premises.

27. Hours of operation will require to be agreed at the Approval of Matters in Conditions (AMC) stage.

28. The sound insulation properties or sound transmission characteristics of the structures and finishes shall be such that no impact or airborne noise from the normal operations within the application premises is audible in any neighbouring living apartment.

22 29. Hours of deliveries and collections, including waste collections, will require to be agreed at the Approval of Matters in Conditions (AMC) stage.

30. The design, installation and operation of any plant, machinery or equipment shall be such that any associated noise complies with NR25 when measured within any nearby living apartment, and no structure borne vibration is perceptible within any nearby living apartment.

Services for Communities (Affordable Housing)

Services for Communities has worked with Planning to develop a methodology for assessing housing requirements by tenure, which supports an Affordable Housing Policy (AHP) for the city. The AHP makes the provision of affordable housing a planning condition for sites over a particular size. The proportion of affordable housing required is set at 25% (of total units) for all proposals of 12 residential housing units or more. This is consistent with Policy Hou 7 Affordable Housing in the Finalised Edinburgh City Local Plan.

The applicant has suggested (in paragraphs 2. 12 and 2. 13 of the Planning Statement accompanying these applications) that the presence of some communal facilities and a certain level of care provision is sufficient to justify that the proposed units are not mainstream housing units, but rather should be considered as an application for a 60 bed residential institution. Should colleagues in Planning consider this application to be for a residential institution, the AHP would not apply, as the AHP only applies to developments of mainstream market housing.

However, an examination of the accompanying drawings for the proposed apartments would suggest that these apartments are entirely consistent with mainstream residential housing units. Should colleagues in Planning consider this to be an application seeking Planning Permission in Principle for a maximum of 60 residential units, the AHP would apply, and 25% of the units (15 units) will be required to be of approved affordable housing tenures, as those are found in PAN212010 and within the Council's Affordable Housing Policy.

To pick one example, a clear example of the drawings which suggest these properties will be mainstream residential units (albeit with the added attraction of some communal facilities located within the complex) is found on the PDF document listed on the Planning Portal as "111014921PPP Assisted Living Apartments - Proposed 3rd Floor Plans". All four of the apartments on this drawing are of a considerable size (certainly more than compliant with the Edinburgh Standards for New Build Homes) being between 73.3sqm and 92.5sqm in internal area per household. Each apartment has the full range of amenities one would expect within a mainstream residential apartment. There is a full-sized kitchen indicated in each drawing. There is a bathroom and a separate toilet/washroom in each of the apartments. There is a dining area and a separate living area. Each apartment is self-contained and has its own lockable front door onto the stairwell.

23 This appears to be some distance removed from the type of accommodation and care provision that one generally finds in residential institutions in the city, such as an example at the Edmonstone Estate in recent years. The key determining factor in this case (from an AHP perspective) will be around what use class this proposal is considered to be; whether Planning colleagues consider this proposal to be an application for a residential institution or mainstream residential accommodation. Services for Communities would advocate that there is sound reason to consider this proposal as an application seeking Planning Permission for 60 mainstream residential units, in which case the AHP would apply and 15 units would be required.

The Department will be happy to assist in any further discussions around AHP in this application.

Archaeology

The site lies to the south of the main Roman Fort at Cramond constructed in 140AD as part of the Antonine Wall border system and in particular the defended Annex which formed a major supply base for the early 3rd century campaigns of Septimius Severus. Current evidence suggests that the Roman presence at Cramond may have been largely continuous been these two periods of occupation. The site was evaluated by ADC Archaeology in 2000, a process which lead to the major excavation in 2003 of the ditches and stone defended gateway of the 3rd Century Annex underlying the AMA Housing Development along with evidence for earlier phases of ditches and occupation. The Evaluation results of the former sports pitches, which this application related to, where largely negative though the remains of a post medieval road with possible Roman origins was discovered along the eastern half of the site.

This application must therefore be considered under terms of the Scottish Government's Scottish Planning Policy (SPP), PAN2/2011 and Scottish Historic environment Policy (SHEP) and also CEC's Edinburgh City Local Plan (adopted 2010) policies ENV8 & ENV9. The aim should be to preserve archaeological remains in situ as a first option, but alternatively where this is not possible, archaeological excavation or an appropriate level of recording may be an acceptable alternative.

As stated in response to earlier application the evidence from the evaluation indicates that out with the remains associated with the post-medieval/roman road this site suffered from modern landscaping. As a result the chances of widespread, significant archaeological remains occurring are considered to be low. Nevertheless important questions regarding the origins and route of the historic road identified in 2000 still need to be addressed by excavation. Also having re-evaluated the 2000 results in light of the later main excavations and evidence emerging from out with similar forts, the possibility although low of important cut features (e.g. ditches, road quarry pits) cannot fully be discounted as occurred in 2000. As such I would now recommend that significant ground breaking works the site as a whole should now be

24 archaeologically monitored in order to fully record excavate and analyse any significant surviving buried remains that may be disturbed.

It is recommended that these programme of works be secured using a condition based upon the model condition stated in PAN 42 Planning and Archaeology (para 34), as follows;

'No development shall take place on the site until the applicant has secured the implementation of a programme of archaeological work (Excavation, reporting and analysis & publication) in accordance with a written scheme of investigation which has been submitted by the applicant and approved by the Planning Authority. '

The work must be carried out by a professional archaeological organisation, either working to a brief prepared by CECAS or through a written scheme of investigation submitted to and agreed by CECAS for the site. Responsibility for the execution and resourcing of the programme of archaeological works and for the archiving and appropriate level of publication of the results lies with the applicant.

Culture & Sport

Option 3 - Tennis and Cricket

Site layout

The cricket season runs from April - September and the majority of outdoor tennis could also be limited to these months. This means indoor tennis and cricket could be the only sport areas generating an income out with these months.

As highlighted in comments for option 2, we would recommend that the design of the outdoor tennis area is reconsidered. Provision of outdoor synthetic pitches for football and rugby training and recreational use would give this option more flexibility and increase revenue streams. The installation of a sand-based synthetic surface that could be used for tennis but also other sports such as hockey and football, for training and matches, is another option.

The cricket outfield could be designed so that football and rugby matches can take place within this area out with the cricket season.

Design of synthetic and grass sports pitches

We would recommend the developer appoints a specialist sports pitch consultant to design and project manage the construction of any synthetic and grass pitches - as opposed to this work being carried out by the project architect or contractor designed pitches.

Maintenance

25 Provision should be made for the storage of maintenance equipment for the grass and synthetic pitches. Access around the site and onto pitches for maintenance equipment and machinery should also be considered. We would recommend tractors with grass cutting and brushing machinery (for the synthetic pitches) are kept on site to ensure all pitches are maintained to a high standard.

Facility Management

We would be grateful if the developer could inform Culture & Sport about their plans for the management of the new sport facility.

Sport Scotland

The above proposal consists of the development of Tennis Facility with 8 indoor and 10 outdoor courts, a Cricket pitch with 5 practice nets and associated changing and spectator seating. The development is compensation for the loss of the Moray House playing fields, which were formally on site. The former playing fields were specifically designed to cater for the curricular and sporting needs of the Moray House P.E College.

The planning history of the site is long and complicated and over the last 12 years the applicant has suggested several sporting developments with which to satisfy the requirements of the SPP (previously NPPG11 / SPP11). Sportscot/and has commented on all previous proposals.

Sportscot/and's key concern in relation to this development is that the requirements of the SPP are satisfied in terms of the loss of playing fields. The SPP states that playing fields and sports pitches should not be redeveloped except where:

- the proposed development is ancillary to the principal use of the site as a playing field,

- the proposed development involves a minor part of the playing field which would not affect its use and potential for sport and training,

- the playing field which would be lost would be replaced by a new playing field of comparable or greater benefit for sport and in a location which is convenient for its users, or by the upgrading of an existing playing field to provide a better quality facility either within the same site or at another location which is convenient for its users and which maintains or improves the overall playing capacity in the area, or

- a playing field strategy prepared in consultation with sportscot/and has demonstrated that there is a clear excess of sports pitches to meet current and anticipated future demand in the area, and that the site could be developed without detriment to the overall quality of provision.

26 The developer proposes to satisfy the third criteria of the SPP. The type of sports facilities however differs from the original playing fields which catered for the curriculum of the P.E college. Over 12 years have passed since the previous pitches were used during which time alternative facilities have developed nearby. Given the time which has elapsed since the original planning application I would consider the exact replacement of the previous playing fields, which were originally designed to cater for the needs of the P.E college to be unnecessary. The proposal to focus on two key sports is therefore considered acceptable.

In terms of Tennis there are currently 35 sites with a total of 87 tennis courts across Edinburgh. Indoor Tennis courts are provided in the Craiglockhart Tennis Centre (6.2 miles from site), David Lloyd - Newhaven harbour (5.8 miles), David Lloyd - Glasgow Road (3.2 miles). Another indoor tennis facility in the Cramond area would provide the city with a well distributed and range of public and private facilities.

The key issue to consider is the management arrangements and funding is in place to ensure the facility will be developable and sustainable and help develop the tennis in Edinburgh, without being a threat the existing clubs and facilities. There may be a danger that an additional 8 indoor courts and 10 outdoor courts may provide more capacity than the city currently requires. It has however been highlighted in the Draft Edinburgh facility strategy that interest in Tennis is generally perceived as growing, and that there are cases where communities are attempting to obtain funding to improve existing local courts. It is understood that the developer has met or has plans to discuss the proposals in detail with Tennis Scotland and local clubs which is we/comed by sportscot/and. Nonetheless it should be recognised that if a club or several clubs are willing to transfer operations to Cramond the sale and subsequent development of existing tennis courts may be one option to raise the necessary funds to maintain the facilities proposed. Whether this would be a preferable option for established clubs remains to be seen.

The Draft Edinburgh Facilities Strategy states participation is "fairly static" but has highlighted a need for better maintained synthetic wickets and net practice areas as well as more and cheaper indoor practice facilities. The biggest single requirement for cricket in Edinburgh is a dedicated training and match ground for the Saltires, who currently play at the Grange - the home of the SGB Scottish Cricket. In this respect, as with Tennis detailed discussions with the governing body and interested clubs would be necessary to establish a potential operator for the facility. As with the proposed Tennis facility the sustain ability of the centre should be the key consideration. The proposed sports facilities would appear to serve some of the demand for cricket facilities in the city.

Overall the proposed sports facilities would appear to serve an identified need for both Cricket and Tennis and provide high quality facilities which would be capable of accommodating high level performance and competition. Sportscot/and's support of the facilities can not be expressed at the moment whilst there remains unanswered questions over the operation, management

27 and funding of the facilities. sportscotland do not however raise any objections to the application as it is considered that the requirements of paragraph 156 of the SPP would be satisfied.

Scottish Water

Scottish Water has no objection to this planning application. Since the introduction of the Water Services (Scotland) Act 2005 in April 2008 the water industry in Scotland has opened up to market competition for non-domestic customers. Non-domestic Household customers now require a Licensed Provider to act on their behalf for new water and waste water connections.

However, please note that any planning approval granted by the Local Authority does not guarantee a connection to our infrastructure. Approval for connection can only be given by Scottish Water when the appropriate application and technical details have been received.

Due to the size of this proposed development it is necessary for Scottish Water to assess the impact this new demand will have on our existing infrastructure. With any development of 10 or more housing units, or equivalent, there is a requirement to submit a fully completed Development Impact Assessment form.

Marchbank Water Treatment Works may have capacity to service this proposed development.

The water network that serves the proposed development may be able to supply the new demand.

Water Network - Our initial investigations have highlighted there may be a requirement for the Developer to carry out works on the local network to ensure there is no loss of service to existing customers. The Developer should discuss the implications directly with Scottish Water.

Edinburgh Waste Water Treatment Works may have capacity to service this proposed development.

The waste water network that serves the proposed development may be able to accommodate the new demand.

Waste water Network - Our initial investigations have highlighted there may be a requirement for the Developer to carry out works on the local network to ensure there is no loss of service to existing customers. The Developer should discuss the implications directly with Scottish Water.

In some circumstances it may be necessary for the Developer to fund works on existing infrastructure to enable their development to connect. Should we become aware of any issues such as flooding, low pressure, etc the Developer will be required to fund works to mitigate the effect of the

28 development on existing customers. Scottish Water can make a contribution to these costs through Reasonable Cost funding rules.

Scottish Water is funded to provide capacity at Water and Waste water Treatment Works for domestic demand. Funding will be allocated to carry out work at treatment works to provide growth in line with the Local Authority priorities. Developers should discuss delivery timescales directly with us.

If this development requires the existing network to be upgraded, to enable connection, the developer will generally meet these costs in advance. Scottish Water can make a contribution to these costs through Reasonable Cost funding rules. Costs can be reimbursed by us through Reasonable Cost funding rules

A totally separate drainage system will be required with the surface water discharging to a suitable outlet. Scottish Water requires a sustainable urban drainage system (SUDS) as detailed in Sewers for Scotland 2 if the system is to be considered for adoption.

These proposals may involve the discharge of trade effluent to the public sewer and may be subject to control as defined in Part 11 of the Trade Effluent Control and Charging Scheme. No substance may be discharged to the public sewerage system that is likely to interfere with the free flow of its content, have detriment to treatment / disposal of their contents, or be prejudicial to health.

Appropriately sized grease traps must be installed on all drainage outlets from food preparation areas. No substance may be discharged to the public sewerage system that is likely to interfere with the free flow of its content, have detriment to treatment / disposal of their contents, or be prejudicial to health.

An appropriate water storage system Water storage equivalent to 24 hours usage is recommended for commercial premises. Details of such storage installations must be forwarded can be discussed to Scottish Water's Customers Connections department at the above address.

If the connection to public sewer and/or water main requires to be laid through land out-with public ownership, the Developer must provide evidence of formal approval from the affected landowner(s). This should be done through a deed of servitude.

It is possible this proposed Development may involve building over or obstruct access to existing Scottish Water infrastructure. On receipt of an application Scottish Water will provide advice that we will require to be implemented by the developer to protect our existing apparatus.

SEPA

29 We ask that the planning condition in Section 2 be attached to the consent. If any of these will not be applied, then please consider this representation as an objection. Please also note the advice provided below.

This advice is given without prejudice to any decision made on elements of the proposal regulated by us, which may take into account factors not considered at the planning stage.

Advice for the planning authority

1. Foul Drainage

1.1 We note that foul drainage from the proposal will be directed to the existing public sewer and as such we have no further comment on this aspect of the proposal. We would recommend that Scottish Water is consulted to ensure the existing system has adequate capacity.

2. Surface Water Drainage (these comments are based on the single Drainage Report submitted for all three applications)

2. 1 We would highlight that it is unclear whether the discharge of surface water is to an adjacent watercourse, in which case 1 level of SUDS treatment will be required for roofs and 2 levels of treatment for parking and roads. Please note that the permeable paving proposed, which only constitutes 1 level of treatment - an additional granular sub-base would be required to achieve 2 levels. We require further details of the underground storage proposed as initial thoughts are that whilst this provides attenuation, it will not provide treatment.

2.2 Notwithstanding this request for clarification, we object unless a planning condition is attached to any consent requiring the discharge of surface water to the water environment to be in accordance with the principles of the SUDS (Sustainable Drainage Systems) Manual (C697) published by CIRIA.

2.3 We have not considered the water quantity aspect of this scheme. Comments from Scottish Water, where appropriate, the Local Authority Roads Department and the Local Authority Flood Prevention Unit should be sought on the SUDS strategy in terms of water quantity/flooding and adoption issues.

2.4 Surface water drainage from the construction phase should also be dealt with by SUDS. Such drainage should be in accordance with C648 and C649, both published by CIRIA. It should be noted that oil interceptors are not considered SUDS in their own right but are beneficial as part of the treatment train.

2.5 If the proposed discharge is to Scottish Water's network, we have no remit to comment on the surface water drainage strategy for the site and the applicant should consult Scottish Water.

30 3. Site Waste Management plan (SWM plan)

3. 1 For this scale of mixed development we would expect details of how waste will be minimised at the construction stage. A SWM plan is recommended and should be required by planning condition. The SWM plan should include,

Construction practices which would minimise the use of raw materials and maximise the use of secondary aggregates and recycled or renewable materials; Waste material generated by the proposal reduced and re-used or recycled where appropriate on site (for example in landscaping not resulting in excessive earth moulding and mounding). There may be opportunities to utilise surplus soils for sustainable purposes elsewhere.

3.2 To do this effectively all waste streams and proposals for their management should be identified, including any materials excavated on site and the importation of any waste materials to the site. Accordingly, we recommend a planning condition, requiring a site specific site waste management plan to address these points. This is in accordance with the objectives of Scottish Planning Policy and the National Waste Plan which aim to minimise waste production and reduce reliance on landfill for environmental and economic reasons. To assist, the following wording is suggested:

At least two (2) months prior to the commencement of any works, a full site specific Site Waste Management plan (SWM plan) must be submitted for the written approval of the planning authority [in consultation with SEPAl and all work shall be carried out in accordance with the approved plan.

Reason: to minimise waste production and reduce reliance on landfill.

4. Waste management

4.1 Scottish Planning Policy Paragraph 215 states that "residentia/, commercial and industrial properties should be designed to provide for waste separation and collection". In accordance with this policy and PAN 63 Waste Management Planning, space should be designated within the planning application site layout to allow for the separation and collection of waste. This includes provision to separate and store different types of waste, kerb side collection and centralised facilities for the public to deposit waste for recycling or recovery ("bring systems'').

4.2 Please consult with your authority's waste management team to determine what space requirements are required within the application site layout. Detailed advice for the applicant

5. Surface Water Drainage

31 5. 1 We have objected unless a condition relating to surface water drainage is inserted into any consent granted for this proposal. Further information is included here for the applicant.

5.2 It is a requirement of the Water Environment (Controlled Activities) (Scotland) Regulations 2005 (as amended) (CAR) that sites are drained by Sustainable Drainage Systems (SuDS).

5.3 The surface water scheme should follow the treatment train within the SuDS Manual, CIRIA C697 and close-to-source infiltration SuDS provided where ground conditions are suitable. If there is poor infiltration, or land contamination is an issue at the site, non-infiltration SuDS may be required and will have a greater land take.

5.4 Any discharge from construction sites must comply with General Binding Rules (GBR) 10 and 11.

6. Site Waste Management plan

6. 1 Advice on how to prepare a site waste management plan is available on the netregs website and from Envirowise who also provide free advice on resource efficiency. Further advice on the reuse of demolition and excavation materials is available from the Waste and Resources Action Programme. Further guidance can also be found at our website. Information on waste prevention and waste minimisation is available on our waste minimisation webpage.

Representations

The application was advertised on 2 December 2011. There has been 48 letters of representation received, including from the Cockburn Association and the Cramond Association, objecting to the proposals. Of the 48 representations, 21 follow a standard template.

There is some support for the principle of cricket and tennis facilities being located on the site.

The main points of objection/concern are: a) Issues relating to the principle of the proposed development, addressed in assessment a); - contrary to Scottish Planning Policy, - loss of high quality playing fields, - contrary to the Planning Brief for the site, - lack of community benefits, b) Issues of scale and design, addressed in assessment b); - impact upon the quality and character of the local environment, - height of the pavilion, care home and assisted living units, - proximity of the pavilion to existing housing,

32 - lack of open space, - overdevelopment, - the scale and footprint of the pavilion, - impact upon view of the approach to Cramond, - design of the parking layout, c) Issues relating to the historic environment, addressed in assessment c); - impact upon the setting of listed buildings, d) Issues relating to nature conservation, addressed in assessment d); - impact upon an Area of Great Landscape Value and the Green Belt, - loss of wildlife, e) Issues relating to road and pedestrian safety, addressed in assessment e); - increased traffic generation, - abuse of residential parking areas, f) Issues relating to residential amenity, addressed in assessment f); - increase in noise and disturbance, - light pollution, - overshadowing and loss of sunlight, - loss of privacy, - loss of outlook, - potential anti-social behaviour and loss of security.

Non-material issues raised relate to loss of open views and reduction in property values.

Full copies of the representations made in respect of this application are available in Group Rooms or can be requested for viewing at the Main Reception, City Chambers, High Street.

Planning Policy

The application site is identified within the Edinburgh City Local Plan as part of the urban area. The site is also the subject of an approved development brief.

Relevant Policies:

Relevant policies of the Edinburgh and Lothians Structure Plan Policy ENV1 D states that local plans should include policies for protecting and enhancing Regional and Local Natural Built Environment Interests. Relevant policies of the Edinburgh City Local Plan. Policy Des 1 (Design Quality and Context) sets general criteria for assessing design quality and requires an overall design concept to be demonstrated. Policy Des 2 (Co-ordinated Development) establishes a presumption against proposals which might compromise the effective development of adjacent land or the wider area.

33 Policy Des 3 (Development Design) sets criteria for assessing development design. Policy Des 4 (Layout Design) sets criteria for assessing layout design. Policy Des 5 (External Spaces) sets criteria for assessing landscape design and external space elements of development. Policy Des 6 (Sustainable Design & Construction) sets criteria for assessing the sustainable design and construction elements of development. Policy Des 8 (Urban Edge Development) sets criteria for assessing development on sites at the Green Belt boundary. Policy Des 10 (Tall Buildings) sets out criteria for assessing proposals for tall buildings. Policy Env 3 (Listed Buildings - Setting) identifies the circumstances in which development within the curtilage or affecting the setting of a listed building will be permitted. Policy Env 8 (Protection of Important Remains) establishes a presumption against development that would adversely affect the site or setting of a Scheduled Ancient Monument or archaeological remains of national importance. Policy Env 9 (Development of Sites of Archaeological Significance) sets out the circumstances in which development affecting sites of known or suspected archaeological significance will be permitted. Policy Env 11 (Landscape Quality) establishes a presumption against development which would adversely affect important landscapes and landscape features. Policy Env 12 (Trees) sets out tree protection requirements for new development. Policy Env 15 (Sites of Local Importance) identifies the circumstances in which development likely to affect Sites of Local Importance will be permitted. Policy Env 16 (Species) sets out species protection requirements for new development. Policy Env 17 (Flood Protection) sets criteria for assessing the impact of development on flood protection. Policy Env 18 (Air, Water and Soil Quality) sets criteria for assessing the impact of development on air, water and soil quality. Policy Os 1 (Open Space Protection) sets criteria for assessing the loss of open space. Policy OS2 (Playing Fields Protections) sets criteria for assessing the loss of playing fields. Policy Hou 2 (Housing Mix) requires the provision of a mix of house types and sizes in new housing developments. Policy Hou 4 (Density) sets out the factors to be taken into account in assessing density levels in new development. Policy Hou 7 (Affordable Housing) requires 25% affordable housing provision in residential development of twelve or more units. Policy Hou 8 (inappropriate Uses in Residential Areas) establishes a presumption against development which would have an unacceptable effect on the living conditions of nearby residents. Policy Ret 5 (Out of Centre Retail Development) identifies the circumstances in which out-of-centre retail development will be permitted.

34 Policy Ret 7 (Entertainment and Leisure Developments - Other Locations) sets out the circumstances in which entertainment and leisure developments will be permitted outwith the identified preferred locations. Policy Tra 1 (Major Travel Generating Development) supports major travel generating development in the Central Area, and sets criteria for assessing major travel generating development elsewhere. Policy Tra 2 (Planning Conditions and Agreements) requires, where appropriate, transport related conditions and/or planning agreements for major development likely to give rise to additional journeys. Policy Tra 4 (Private Car Parking) requires private car parking provision to comply with the parking levels set out in supplementary planning guidance, and sets criteria for assessing lower provision. Policy Tra 5 (Private Cycle Parking) requires cycle parking provision in accordance with levels set out in supplementary guidance. Policy Tra 6 (Design of Off-Street Car and Cycle Parking) sets criteria for assessing design of off-street car and cycle parking. Relevant Non-Statutory Guidelines Non-statutory guidelines on BIODIVERSITY sets objectives for habitat creation and enhancement, lists protected species and how developments can make provision for these, and lists the sites of national and local nature conservation interest. Non-statutory guidelines 'DAYLlGHTING, PRIVACY AND SUNLIGHT' set criteria for assessing proposals in relation to these issues. Non-statutory guidelines on Developer Contributions and Affordable Housing gives guidance on the situations where developers will be required to provide affordable housing and/or will be required to make financial or other contributions towards the cost of, providing new facilities for schools, transport improvements, the tram project, public realm improvements and open space. Non-statutory guidelines on 'MOVEMENT AND DEVELOPMENT' establish design criteria for road and parking layouts. Non-statutory guidelines on 'PARKING STANDARDS' set the requirements for parking provision in developments. Non-statutory guidelines The Protection of Key Views guideline aims to safeguard public views to those features which define Edinburgh's character. In order to achieve this, a number of key views have been specifically identified for protection. View cones for each key view have been separately defined. The impact of any proposed development on a key view will be assessed in terms of its effect on the view. While there will be a presumption in favour of protecting the views, it is recognised that the Edinburgh skyline has been formed by generations adding to and evolving the skyline. Positive additions to the skyline tend to be elegant and slender - spires and towers. Non-statutory guidelines on 'QUALITY OF LANDSCAPES IN DEVELOPMENT' sets detailed design principles for hard aad soft landscaping, including the retention of existing features, and relates these principles to different types of development. Non-statutory guidelines on the 'SETTING OF LISTED BUILDINGS' supplement local plan conservation and design policies, providing guidance for the protection and enhancement of the setting of listed buildings. Non-statutory guidelines on "Trees and Development" provides guidance on the information required to support planning applications in respect of tree

35 protection, the retention of trees of landscape, biodiversity or amenity significance, and encourages new tree planting where appropriate. Non-statutory guidelines 'The Edinburgh Standards for Sustainable Building' sets principles to assess the sustainability of major planning applications in Edinburgh. Non-statutory guidelines 'The Edinburgh Standards for Streets' sets out principles and guidance whose aim is to achieve a coherent and enhanced public realm. Non-statutory guidelines on Edinburgh Standards for Urban Design sets criteria for the quality of design in new development to maintain and improve the visual image and identity of Edinburgh. Non-statutory guidelines 'The Edinburgh Standards for Housing' sets out principles and guidance whose aim is to achieve high quality, successful and sustainable residential developments.

36 Appendix B ·EDINBVR.GH· THE CITY OF EDINBURGH COUNCIL

CITY DEVELOPMENT Application Type Planning Permission in Principle Application Address: Land Adjacent To 34 Cramond Road North Edinburgh

Conditions/Reasons associated with the Recommendation

It is recommended that this application be Granted by Committee, subject to the conditions, reasons and informatives stated below.

Conditions:-

1. Prior to the commencement of construction works, details of the undernoted matters shall be submitted and approved by the planning authority in the form of a detailed layout of the site and include detailed plans, sections and elevations of the buildings and all other structures and any supporting information. a) Design and appearance of all development, including design of all external features and glazing specification. b) Car and cycle parking, parking management arrangements including barriers, access, road layouts and alignment, and servicing areas. c) Waste management and recycling facilities. d) Footpaths and cycle routes. e) Boundary treatments (overall site and individual plots). f) Surface water management plan and drainage arrangements. g) Existing and finished site and floor levels in relation to Ordnance Datum. h) Hard and soft landscaping details including. (i) detailed landscaping plan. (ii) a schedule of all plants, including trees, to comprise species, plant size and proposed number and density. (iii) inclusion of hard landscaping details. (iv) landscape management plan including schedule for implementation and maintenance of planting scheme. (v) all tree works and tree protection measures.

37 i) Existing and proposed services such as cables, pipelines and substations. j) Floodlighting. k) Sustainability. I) Operational requirements of the buildings including opening hours, deliveries/collections, ventilation, servicing and external plant machinery. m) Acoustic barriers. n) Design of bus stop and waiting area.

2. No development shall take place until the applicant has secured the implementation of a programme of archaeological work, in accordance with a written scheme of investigation which has been submitted to and approved in writing by the Head of Planning and Building Standards, having first been agreed by the City Archaeologist.

3. i) Prior to the commencement of construction works on site: a) A site survey (including intrusive investigation where necessary) must be carried out to establish to the satisfaction of the Head of Planning and Building Standards, either that the level of risk posed to human health and the wider environment by contaminants in, on or under the land is acceptable, or that remedial and/or protective measures could be undertaken to bring the risks to an acceptable level in relation to the development; and b) Where necessary, a detailed schedule of any required remedial and for protective measures, including their programming, must be submitted to and approved in writing by the Head of Planning and Building Standards. ii) Any required remedial and/or protective measures shall be implemented in accordance with the approved schedule and documentary evidence to certify those works shall be provided to the satisfaction of the Head of Planning and Building Standards.

4. Prior to the commencement of any works, a scheme detailing two levels of sustainable drainage (SUDS) surface water treatment shall be submitted for the written approval of the planning authority, in consultation with SEPA, and all work shall be carried out in accordance with the approved scheme. The scheme shall be developed in accordance with the technical guidance contained in The SUDS Manual (C697) and should incorporate source control.

5. A minimum of 2 months prior to the commencement of any works, a full site-specific Site Waste Management Plan shall be submitted for the written approval of the Head of Planning, in consultation with SEPA, and all work shall be carried out in accordance with the approved scheme.

6. Use Classes 1. 3. 8. 10 and 11

The design and installation of any plant, machinery or equipment shall be such that any associated noise complies with NR25 when measured within any nearby living apartment, and no structure borne vibration is perceptible within any nearby living apartment.

38 7. Use Classes - 3, 8 and 10 i) The kitchen shall be ventilated by a system capable of achieving 30 air changes per hour, and the cooking effluvia shall be ducted to a suitable exhaust point to ensure that no cooking odours escape or are exhausted into any neighbouring premises, all to the satisfaction of the Head of Planning. ii) The ventilation system shall be installed, tested and operational prior to the use hereby approved being taken up.

8. Use Classes - 1,3, 10 and 11

The sound insulation properties or sound transmission characteristics of the structures and finishes shall be such that no impact or airborne noise from the normal operations within the application premises is audible in any neighbouring living apartment.

9. The care home insulation, creche and football pitches shall be completed in accordance with the requirements specified in the acoustic report R-5750-RGM-CS, dated 18 November 2011. The requirements are detailed in paragraphs 5.33, 5.49 and 6.4.

10. Development shall not commence until a scheme for protecting the neighbouring residential properties from noise from activities associated with the proposed Bar and Function Room has been submitted in the form of an acoustic report to be approved in writing by the Head of Planning; all works which form part of the approved scheme shall be completed to the satisfaction of the Head of Planning before any part of the development is occupied.

11. Prior to work commencing, a Stage 1 Road Users Safety Audit shall be submitted to and agreed in writing by the Head of Planning.

(n.b. The RUSA shall assess the internal roads forming part of this development and the access roundabout off Cramond Road North).

Reasons:-

1. In order to enable the Head of Planning & Building Standards to consider this/these matter/s in detail.

2. In order to safeguard the interests of archaeological heritage.

3. In order to ensure that the site is suitable for redevelopment, given the nature of previous uses/processes on the site.

4. To ensure adequate protection of the water environment from surface water run-off.

39 5. To minimise waste production and reduce reliance on landfill.

6. In order to safeguard the amenity of neighbouring residents and other occupiers.

7. In order to safeguard the amenity of neighbouring residents and other occupiers.

8. In order to safeguard the amenity of neighbouring residents and other occupiers.

9. In order to safeguard the amenity of neighbouring residents and other occupiers.

10. In order to safeguard the amenity of neighbouring residents and other occupiers.

11. In order to safeguard the interests of road safety.

Infomatives

It should be noted that:

1. a) Application for the approval of matters specified in conditions shall be made before the expiration of 3 years from the date of the grant of planning permission in principle, unless an earlier application for such approval has been refused or an appeal against such refusal has been dismissed, in which case application for the approval of all outstanding matters specified in conditions must be made within 6 months of the date of such refusal or dismissal. b) The approved development shall be commenced not later than the expiration of 3 years from the date of grant of planning permission in principle or 2 years from the final approval of matters specified in conditions, whichever is later.

2. Consent shall not be issued until a suitable legal agreement, including those requiring a financial contribution payable to the City of Edinburgh Council, has been concluded with the Council in relation to: i) the sports facilities are implemented and fully operational prior to any other part of the development being occupied; ii) the assisted living units are restricted to Class 8 (residential institution);

40 iii) an off-site parking area is provided, the design and location of which is agreed with the Head of Planning, to accommodate large events; iv) the survey and any resulting adjustments to the timings on the Cramond Road North/Gamekeeper's Road signalised junction; v) a staff travel plan for the care home and assisted living units; and vi) Traffic Regulation Orders.

3. All major events will be subject to discussions with the Council's events team in consultation with Transport officials. On confirmation of each discipline the sport operator shall make contact with the events team to ascertain future requirements in the event of any major tournament on the development site. All measures identified by the events officer to be met by the operator at no cost to the Council.

End

41 Appendix C ·EDINBVRGH· THE CITY OF EDINBURGH COUNCIL

CITY DEVELOPMENT Application Type Planning Permission in Principle Proposal: Option 3 - Tennis and Cricket. Application for planning permission in principle for proposed sports facilities (tennis centre and cricket centre), sports pavilion and care village (class 8) including ancillary retail (class 1), health hub/sports clinic and creche (class 10). Details brought forward for approval: layout, building footprints, massing and heights. Reference No: 11/01494/PPP

Location Plan Reproduction from the Ordnance Survey mapping with permission of the Controller of Her Majesty's Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Licence Number 100023420 The City of Edinburgh Council 2005.