Raw Holdings – East Calder Development Framework Proposals
Total Page：16
File Type：pdf, Size：1020Kb
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.