RAW HOLDINGS – EAST CALDER DEVELOPMENT FRAMEWORK PROPOSALS

CONTENTS 1.0 Introduction 1.1 General 1.2 The Development Framework process 1.3 The Local Plan

2.0 Assessment 2.1 Local Plan requirements. 2.2 Land ownerships 2.3 Topography 2.4 Ground conditions 2.5 Existing movement 2.6 Site context 2.7 EIA findings 2.7.1 Landscape 2.7.2 Ecology 2.7.3 Archaeology 2.8 Other physical constraints 2.9 Other practical constraints 2.10 Open space and play requirements. 2.11 New secondary school 2.12 Traffic Impact

3.0 Design analysis

4.0 Design proposals 4.1 Landscape structure 4.2 Open space and play strategy 4.3 Movement strategy 4.4 Development parcels 4.5 Development Framework 4.6 Housing Densities 4.7 Land Take Assessment

5.0 Project delivery

6.0 Urban Design.

1.0 INTRODUCTION 1.1 General The Raw Holdings West area to the east of East Calder has been allocated within the Finalised West Lothian Local Plan as an area of mixed use forming part of a larger allocation referred to as Calderwood.

An Outline Planning Application has been submitted for the balance of the Calderwood area i.e. the Almondell allocation. The Almondell application, however, also includes part of Raw Holdings area within which it is proposed that the new secondary school and road links be located.

It would seem appropriate in this light not to consider the Almondell application in isolation but to relate it to Raw Holdings particularly as Raw Holdings provides a number of elements required in the Local Plan common to both Almondell and Raw Holdings.

This document seeks to provide a framework for the Raw Holdings area which, if adopted by the Council, can be used as a tool to manage the development at Raw Holdings which is complex due to numerous Land Owner interests.

1.2 The Development Framework process. The framework is influenced and informed firstly by an assessment of the site and secondly by the local plan requirements. This document commences with the site assessment elements then progresses through to the formation of design proposals taking all into account. The Development Framework will primarily:- • Illustrate integration with the existing and the proposed community • Set a landscape framework • Locate the main movement arteries for pedestrians, cyclists and vehicles. • Establish a structure for land use including:- o an open space strategy o residential development o potential other compatible uses • Identify basic design principles • Demonstrate how individual land interests can be progressed independently.

1.3 Consultations. 1.3.1 Community engagement. In addition to the above assessment and associated design proposals a Draft Development Framework document was the subject of full Community engagement. A number of resultant elements have been incorporated within this latest version of the document. 1.3.2 Other stakeholders WLC Planning Dept. have implemented consultation with other stakeholders such as SEPA, SNH as well as internal Council Depts.

1.4 The Local plan

Figure 1 illustrates the Local Plan allocation area.

Raw Holdings was originally allocated along with Almondell as part of the Calderwood CDA with the combined sites requiring to accommodate approximately 2800 residential units. Although the FWLLP did not specify how many units should be accommodated in each area, the requirements set out in FWLLP paragraph 7.89 indicated a generally low density form of development in the Raw Holdings area. However, the Reporter’s to the LPI expressed their concern at this approach and recommended that Raw Holdings be treated as a key area which will require careful consideration. They went on to recommend that the key objective for the Raw Holdings West allocation is to ensure that the existing community at East Calder and the Almondell allocation are fully integrated through higher density, well designed development, with good footpath, cycleway, public transport, and road links.

A detailed examination of the Council’s original position and the recommendations of the Reporter’s was set out in the Committee Report UPDATED SUPPLEMENTARY PAPER – CALDERWOOD (October 2008). The Report specifically addressed the Raw Holdings West allocation which formed part of the Calderwood CDA. The paper demonstrated that notwithstanding the changes made by the Reporter, many of the requirements set out in the original paragraph 7.89 could still be delivered.

The Committee paper then went on to demonstrate, by way of a masterplan / land-take exercise, just how the requirements of the FWLLP could be met. More importantly, the paper explains that in preparing the paper, officers had met with landowners to discuss their intentions and the Raw Holdings Landowners confirmed their position to the Council in writing, clarifying the following:

• Confirm support for the objectives for the Raw Holdings having regard to the original position of West Lothian Council, which included: o land to be safeguarded for a non-denominational secondary school, o extension of St Paul’s RC Primary School and o land for a new cemetery (if not allocated at Almondell) o land for an extension to Mansefield Park o land for additional public car parking to serve the existing village centre at East Calder o land for the extension of the existing health centre or for the construction of a new health centre to serve East Calder and Calderwood o provision of affordable housing o ensure that East Calder and Calderwood are fully integrated with good road, footpath, cycleway and public transport links;

• Confirm willingness to participate in round-table discussions with West Lothian Council to develop and progress the masterplan process.

• Confirm support for a masterplan process to determine the land use pattern for Raw Holdings West, in conformity with sound planning guidance, providing an appropriate landscape framework including shelter belts and green wildlife corridors within which new development can take place. Furthermore, it was accepted that the number of houses for the area will be determined by the masterplan process.

• Confirm that the masterplan process and design principles established in the FWLLP2005 will dictate the density of residential development necessary to fund the key objectives and infrastructure, however for the avoidance of doubt, the Landowners did not see Raw Holdings as a high density location (i.e. “high density (45 units per hectare)” as defined in the FWLLP2005.

• Confirm that the Reporter’s use of the term “higher density” should be taken to mean higher than the undefined “very low density” proposed in the Finalised WLLP and the evidence led at the Inquiry. For the avoidance of doubt, the Landowners understand the Council’s average density for main stream residential development to be 30 dwellings per hectare and that within the CDA’s net residential densities within housing areas should average at least 25 residential units per hectare. Furthermore, subject to consideration of the masterplan process and design principles, an appropriate net residential density for Raw Holdings West would be less than 25 dwellings per hectare. Indeed, the average densities in Raw Holdings West would be likely to be closer to the definition of low density expressed in the FWLLP2005, i.e.15 units per hectare.

The recommendation of the Reporter’s was accepted by West Lothian Council and the allocation of land at Raw Holdings for “mixed use” as part of the larger Calderwood Core Development Area (CDA) was confirmed in the adopted West Lothian Local Plan (WLLP) 2009 with specific reference to its key objective to ensure integration of the existing settlement at East Calder and the Almondell allocation.

2.0 ASSESSMENT 2.1 Local Plan requirements 2.1.1 General For the purposes of this document all relevant policies, principles and strategies included within the Local plan have been applied. 2.1.2 CDA All generic requirements as listed in appendix 7.1 of the Local Plan have been applied. 2.1.3 Site specific The following requirements for the Raw Holdings area have been extracted from appendix 7.1 of the Local Plan:- • Land for non- denominational secondary school • Extension to St Paul’s RC Primary School (land and improved access also required) • Network of pedestrian and cycleway links including cycle way connections to National Cycle Route 75 and Kirknewton Railway Station. • Public Car Park at East Calder • Land for the extension of the existing health centre or for the construction of a new health centre • Extension of Mansfield Park

2.2 Land ownerships 2.2.1 The land ownership drawing illustrates the various land owner interest. There have been numerous previous joint discussions between the main area owners. There are some small area ownerships within the site area which are presently excluded from the proposals.

Figure 2 illustrates the various land ownerships.

2.3 Topography 2.3.1 The land form falls fairly regularly from a high of approx 135 AOD at the southern boundary down to a level of approx 120 AOD on the northern boundary. Apart from the quarry and its associated spoil heap, a secondary small pond and an open running ditch there a no other topographical features to speak of.

2.4 Ground Conditions 2.4.1 Geology A desktop study has revealed that the majority of the area is covered in naturally occurring glacial till deposits. There are also localised areas of:- • Made ground associated with mineral extraction works and the dismantled railway line • Areas of alluvium associated with the small running ditch • Bedrock at or near the surface. • Historic quarrying.

There are also two fault lines traversing the site.

2.4.2 Mineral stability A desktop study has revealed that a large area in the north east corner has been subjected to mining activities and is not suitable for the location of buildings.

This area is identified in Figure 3

2.4.3 Contamination Following a desk top study it is considered likely that there are potential minor localised areas of contamination associated with mining, railways, agricultural land use and old bings.

2.4.4 Conclusions The above is based on desktop studies and therefore more detailed intrusive investigations will be required at an appropriate time to confirm findings, however, in general there would appear to be no real difficulties in developing the majority of the site. The main constraint, that of mining activities in the north east corner, will be addressed in the proposed land use within the development framework.

2.5 Existing movements The main existing connection points for pedestrian and cycle ways are located in Figure 4

New proposed paths will aim to link to these connection points providing the necessary links from the existing to the new community with particular reference to the need for safe routes to the new school and links to the park and ride and railway station at Kirknewton.

Existing public transport routes, existing paths within Raw Holdings and National Cycle Route 75 are also illustrated in Figure 4.

2.6 Site context The site, whilst sitting primarily adjacent to the existing east urban edge of East Calder, is sandwiched between the existing village and an existing and proposed employment area to the east (Camps Industrial Estate).

The adjacent built form of East Calder which is primarily two storey detached, semi-detached and terraced housing provides reference for the new area. An average density of 28/ha exists in the areas immediately adjacent to Raw Holdings.

A park and primary school also exists on this existing urban edge.

Within the site there are a number of existing buildings:- • Those associated with small holdings (houses and small agricultural buildings). To be retained. • East Calder Sports Centre. To be retained. • A Garden Centre. To be relocated to facilitate construction of Secondary school.

The proposals will take account of the need to sympathetically address the existing buildings within the site while reflecting the established built form in the majority of the development parcels.

See Figure 5 illustrating the context.

2.7 EIA findings 2.7.1 Landscape Urban edge treatment There is a need to mitigate the visual impact of the Calderwood area through the use of structural landscaping at the development’s edge in the form of new tree belts. EIA para 9.135 – “structural edge treatments will assist in reducing the scale and appearance of the built form in views from the surrounding area” This is also a Local Plan requirement para 7.89 - “ Strong and substantial landscaping treatments are required to the eastern and southern boundaries of the Calderwood allocation”. Existing wild life corridor Retention and enhancement of wildlife corridor on the route of the old railway line is advised. Where this is impacted by proposals to build the new secondary school an alternative new corridor should be provided to ensure continuity. EIA para 9.133. Network of parkland To be provided with associated play facilities all linked by green corridors.

2.7.2 Ecology The following are extracts from the EIA which have direct impact on the development framework. All other issues raised within the EIA are deemed to apply. Wildlife corridor As above. Water bodies Two ponds exist within Raw Holdings. It is proposed that these be retained. Existing woodland and hedgerows. As far a practicable these are to be retained.

2.7.3 Archaeology Pre- construction intrusive investigations will be required in the vicinity of Raw Farm.

2.8 Other physical constraints 2.8.1 Existing small holdings These exist within the Raw Holdings area and it is the intention to integrate these sympathetically within the development framework.

2.8.2 Ponds Whilst the EIA calls for the retention of these features the Local Plan makes reference to a need to research further the potential to fill in the Quarry pond. Its relationship to the proposed secondary school requires careful consideration and discussion through consultation with the Council and Community. Further study is required to assess potential for integration of the ponds into the development.

2.9 Other practical constraints 2.9.1 Land owners There are a number of land owners within the area and there have been attempts by them to unite to address delivery of the development. However, due to their varying needs it may be more practical to find a solution that allows each of them to deliver their own areas independently of each other. The layout will seek to provide a framework that facilitates this in a physical manner.

The joint delivery of other common Council requirements poses further challenges and these are discussed later in the document.

2.10 Open space and Play requirements Council standards will be applied with particular reference to West Lothian Open Space Strategy - Ironside Farrar - April 2005.

2.11 New Secondary school The new secondary school will form a key component of the Calderwood area. It is seen as an essential element in the integration of Almondell, Raw Holdings and East Calder. As such movement to and from the school site is key. The development framework will seek to address what is seen as practical in this respect but recognises that full consultation on this matter will be required with the Council and Community. It is anticipated that this dialogue will be initiated during consultations on the Almondell application. In addition the scale and configuration of the school site is still to be determined and will form part of the above consultation. Boundaries as illustrated in the development framework / land parcel figures may require adjustment as a result.

2.12 Traffic impact That submitted as part of the Almondell application will require amendment as and when the Development Framework for Raw Holdings is in a finalised state.

3.0 DESIGN ANALYSIS 3.1 General This section aims to:- • Compile the constraints as identified during assessment • Propose mitigation measures as identified during assessment • Integrate the desires as identified in the assessment such as:- o Movement ƒ To and from the existing and proposed community ƒ To school ƒ To rail etc o Enhanced facilities • Identify opportunities o To create spaces o Enhance the existing built environment o Create focal points and point of reference. • Incorporate the requirements of the Local Plan.

The Design Analysis is illustrated in Figure 6.

4.0 DEVELOPMENT FRAMEWORK PROPOSALS 4.1 Landscape structure See Figure7. 4.2 Open space and play strategy See figure 8. Refer also to Land Take Assessment section. 4.3 Movement strategy See Figure 9 4.4 Development parcels See Figure 10. 4.5 Development Framework. See Figure 11. 4.6 Housing Densities. See Figure 12. 4.7 Land Take assessment. See Figures 13 and 14.

5.0 PROJECT DELIVERY 5.1 General In order to address the complexities of multi land ownership the Development Framework seeks to provide independent access to each independent land owner interest. This would allow each of them to initiate local infrastructure to serve their areas as and when appropriate without the need for a united approach.

However, the delivery of common elements such as the land for the extension to Mansfield Park and the extension to St Paul’s RC Primary School requires a different approach.

The land owner(s) delivering these elements will require some form of compensation from all of those benefitting from the delivery of the land necessary for the common elements and as it may prove too difficult for the various land owners to unite legally to recognise this it is proposed that the Council take a leading role to address this issue.

This approach could take the form of the Council purchasing the necessary land then reclaiming payment from all of those in Calderwood through the use of Section 75 agreements.

If the affected land owner(s) was willing to co-operate it may be possible to make compensation payments relative to house completions again administered by the Council through Section 75 agreements.

Alternatively the Council could consider the use of Supplementary Planning Guidance to address the delivery of the Common elements.

It is the intention to initiate discussions with the Council to explore opportunities for them to address possible solutions.

6.0 URBAN DESIGN 6.1 General It is the intention to expand on this issue as and when the main elements of the Development Framework are further advanced / established through discussions with the Community and the Council.

Figure 14

RAW HOLDINGS -- EAST CALDER

LAND TAKE ASSESSMENT Jan 10

NET RESIDENTIAL DENSITY DENSITY DENSITY SITE AREA 20 – 30/ha 15 -25/ha 15 – 20/ha SCHOOL OTHERS 10/ac 8/ac 6/ac OPEN SPACE PROVISION hectares No. of houses No. of houses No. of houses hectares hectares A 0.69 14- 21 WLC Standard B 0.4 8 -12 6 acre rule C 0.68 14-20 490 houses at 2.36 people per house hold = 1156 people D 2 40 -60 6ac of open space (including sports provision) to be provided for every 1000 people E 1.92 38 - 58 7ac 2.8ha required F 0.7 14 - 21 G 2.16 43 - 65 Area proposed in Raw Holdings Development Framework H 1.13 23 - 34 Mansfield Park Extension 1.9ha I 1.4 28 - 42 Open space / green corridors 2.94ha J 3.4 51 - 85 K 2.2 33 - 55 total 4.84ha L 2.86 43 - 57 M 4.35 65 - 87 In addition an allowance for tertiary spaces within development parcels has been allowed. Development parcels reduced by 15% to recognise this need. TOTAL 23.89 10.7 1.12 total houses 414 - 617 Sports provisions Some exist in Mansfield Park New provisions in St Pauls and Secondary school could lead to a reduction in the extent of Open Space proposed.

Average density in Raw Holdings = 20/ha

Average density in Almondell = 29/ha

East Calder densities Area north of Raw Holdings = 31/ha Area south of Raw Holdings = 28/ha No. of houses Area west of Raw holdings = 24/ha

Average density in East Calder (adjoining Raw Holdings) = 27.9/ha

SUMMARY -- PROPOSAL That a target of a maximum of 500 houses be set for the Raw Holdings area. Variation only subject to detailed design considerations.