, , Phase 2 ema 1 INDICATIVE DEVELOPMENT PROPOSAL BLINDWELLS - PHASE TWO HARGREAVES SURFACE MINING LTD JANUARY 2015 3 2 CONTENTS 1.0 INTRODUCTION 1.1 PURPOSE OF MASTERPLAN 1.2 CORE OBJECTIVES 2.0 CONTEXTUAL ANALYSIS 2.1 THE SITE 2.2 NEIGHBOURHOOD CONTEXT 2.3 IMMEDIATE CONTEXT 2.4 VIEWS 2.5 CHARACTER AND IDENTITY 2.6 CONSTRAINTS & OPPORTUNITIES 2.7 EXISTING MOVEMENT & CONNECTIONS 2.8 CORE PATH NETWORK 2.9 POTENTIAL MOVEMENT & CONNECTIONS 2.10 PUBLIC TRANSPORT NETWORK 2.11 ACCESS TO LOCAL AMENITIES 2.12 SURROUNDING HERITAGE 3.0 LDP CONTEXT 3.1 PHASE ONE DESIGN CONCEPT 3.2 PHASE TWO DESIGN CONCEPT 3.3 GREATER BLINDWELLS CONCEPT 3.4 PHASE TWO MASTERPLAN 4.0 ARCHITECTURE / MATERIALS / ARCHITECTS + MASTERPLANNERS 5.0 CONCLUSION ema 5 4 1.0 : INTRODUCTION 1.0 : INTRODUCTION This document has been prepared in support of our representation for this site and its inclusion within the emerging Local Development Plan. The approach has been to outline the characteristics of the site including development constraints and opportunities. We have used this information to develop a deliverable outline proposal for the new settlement at Blindwells. Author ARCHITECTS + MASTERPLANNERS EMA Architects + Masterplanners ema 7 6 1.1: PURPOSE OF THE MASTERPLAN The purpose of the masterplan for Blindwells, East Lothian is to develop a well informed, integrated and creative solution for residential development on the site which has been identified within the East Lothian Local Plan for housing. The masterplan accords with the measures set out within the Development Framework for the site and Phase One of the masterplan has already been submitted for Planning Permission in Principle. This document illustrates how Phase Two can continue and PHASE TWO enhance the design objectives proposed in the initial phase to deliver a coherent and deliverable masterplan. A1 PHASE ONE ALLOCATED SITE 1.2: CORE OBJECTIVES The core objectives of the masterplan are to: A198 / RAILWAY Provide appropriate physical environments to support strong communities Support a rich and pleasurable quality of life for inhabitants and visitors Connect people and places by providing ease of movement within, and through developments ARCHITECTS + MASTERPLANNERS Create places of distinction and enduring quality. ema View South East 9 8 2.0 : CONTEXTUAL ANALYSIS 2.1: THE SITE Phase Two of the Blindwells masterplan consists of approximately 82.5 hectares of land. The second phase of the masterplan sits to the east of land previously submitted for Planning Permission in Principle and forms a continuation of the proposed new settlement at Blindwells. The site is bounded to the north by the A198 and east coast railway line and to the south by the A1. To the north of the A198 beyond the farmland lies predominantly two storey residential developments within Cockenzie and Port Seton. To the south and east there is open farmland and to the West lies Meadowmill Sports centre and thereafter Prestonpans. Access to the site will be from A198 to the west and south west off the Bankton interchange. These are well linked with the A1 and A198 providing good access to local amenities and the existing public transport network. The site itself was used for open cast mining and evidence of PHASE ONE PHASE TWO this remains on site today. ARCHITECTS + MASTERPLANNERS ema Extract from East Lothian Local Plan 2008 11 10 2.2: NEIGHBOURHOOD CONTEXT LONGNIDDRY PORT SETON 2.3: IMMEDIATE CONTEXT COCKENZIE North - A198 / East coast railway line The Blindwells site lies immediately to the north east of Tranent. It sits approximately 30 minutes by The A198 is a single carriageway road which is primarily used to serve the foot to the coast. Due to the current use of the land housing areas to the north and south towards the east coast and Edinburgh. there is no planting on the site worthy of retention. Alongside the road runs the East Coast Main Line (ECML) which links Edinburgh There are, however, significant landscape and other A198 to London and is electrified along the whole route. No houses front onto this features at the site’s boundaries and more widely road it is lined by the railway line on one side and trees on the other. This around it that define the landscape characteristics creates quite a rural environment with gateways into development pockets of the area. and a green edge supplemented by the trees. West - A198 / Meadowmill To the West the A198 connects the A1 and Tranent to the coastal trail to the north and the nearby towns. It is lined by trees on both sides and bridges over the ECML. The small area of Meadowmill is also located here which houses the PHASE TWO 800 m 1600 m 2400 m B listed St Joseph’s School with gates and gate piers, the East Lothian Golfing PHASE ONE SITE 10 minute walk 20 minute walk 30 minute walk range and Meadowmill Sports Centre. PRESTONPANS South - A1 The A1 is the main dual carriageway that connects Edinburgh and the West to the East coast and the South to England. The road has a timber fence along this stretch of the site which will be enhanced through the development. A1 Proposed open space / countryside The site is also exposed along the eastern boundary to the open countryside. A1 Again supplementary planting will be required to define the edge of settlement, protect key views and provide shelter from the elements and this can be achieved through a landscape framework. ARCHITECTS + MASTERPLANNERS TRANENT ema CONTEXT DIAGRAM MACMERRY 13 12 2.4: VIEWS 2.4: VIEWS Views can be obtained from the proposed development site which will be key to the development and success of the new neighbourhood in this area. These are the views towards the coast, which will be visible from the north of the new settlement and longer views towards the Firth of Forth with Cockenzie power station in view. It will also be possible to see Berwick Law from the development site. Cockenzie 1. VIEW TOWARDS EDINBURGH AND ARTHUR SEAT Power Station and Berwick Law will be visible throughout the development however the Forth will only be visible from the higher parts of the site, these key views serve to locate the proposed development and will contribute to the sense of place and identity. 3. PHASE ONE PHASE TWO FUTURE PHASE 4. 1. 2. VIEW TOWARDS COCKENZIE POWER STATION 2. AND FIRTH OF FORTH 4. VIEW TOWARDS NORTH BERWICK 3. VIEW TOWARDS NORTH BERWICK LAW ARCHITECTS + MASTERPLANNERS ema LOCATION OF VIEWPOINTS 15 14 2.5: CHARACTER + IDENTITY 2.5: CHARACTER + IDENTITY The site is currently defined by its open nature and sloping topography. The character and identity of the surrounding areas are created by pockets of low density residential developments which have been built up during different periods of East Lothian’s history. These developments have a wide variety of styles and character but are predominantly two storey with pitched roofs. Some of the housing fronts onto the street whilst others turn their back creating more intimate / introverted developments. There are a number of Historical Buildings and features surrounding the application site which also serve to define this area such as the battle of Prestonpans, St Germains, Seton Collegiate Church and St Joseph’s Cottages. EXISTING LOCHAN ON SITE OF PHASE ONE HOUSING AT MEADOWMILL The masterplan should respond to these positive features from the nearby towns and the surroundings - taking precedent from existing streetscapes whilst creating new residential streets and routes through the new settlement. Features such as new Local Centre, Town Park and proposed open space will provide opportunities for the new settlement to integrate into the community. The result should be a special place which contributes to East Lothian’s rich architectural tradition by creating a new 21st century neighbourhood which fully respects its location, history and context. HOUSING IN PORT SETON ARCHITECTS + MASTERPLANNERS ema HOUSING IN COCKENZIE HOUSING IN PRESTONPANS LINE MAIN COAST EAST HOUSING IN TRANENT PORT SETON LONGNIDDRY 17 16 2.6: CONSTRAINTS + OPPORTUNITIES 2.6: CONSTRAINTS + OPPORTUNITIES COCKENZIE SETON A198 COLLEGIATE A198 The site has a number of constraints and opportunities which have informed CHURCH the design process. EAST COAST MAIN LINE To the north the site is bounded by the East Coast Mainline and to the south by ST GERMAINS the A1. To the west the site is accessed from the A198 which links the proposals HOUSE / to the A1 and surrounding towns. DOVECOT B6371 There are however a number of opportunities which should be maximised within the masterplan. B6371 B1361 - Allow the continuation of primary routes and landscape features associated with Phase One, such as Princes Park, to inform and define Phase Two. B1361 LOCHAN PRESTONPANS - Potential to establish a vehicular / pedestrian route at Winton Loan to link PHASE ONE PHASE TWO FUTURE PHASE the masterplan with MacMerry to the south and relieve traffic pressure on the A198 A1 A198. - Provide pedestrian and cycle access to Port Seton and Tranent and the wider WALKING / CYCLE ROUTE footpath network. - Take advantage of prominent views to the south and surrounding context. POTENTIAL SITE ACCESS/ This will assist to define the character and identity of the new neighbourhood. PRIMARY ROUTES POTENTIAL ACCESS TRANENT A1 WINTON LOAN ARCHITECTS + MASTERPLANNERS A199 ema MACMERRY CONSTRAINTS AND OPPORTUNITIES DIAGRAM 19 18 2.7: EXISTING MOVEMENT + CONNECTIONS LONGNIDDRY PORT SETON 2.7: EXISTING MOVEMENT + CONNECTIONS COCKENZIE The development of the new settlement should aim to aid and improve the existing movement and connections throughout East Lothian. The site has good access to public transport networks, these connections should be enhanced by the new development by providing routes to and through the site encouraging permeability not only for future residents but for the surrounding community as a whole.