Swanston Farm

Representations to the Edinburgh Local Development Plan, Main Issues Report

For and on behalf of Swanston Farms Ltd.

January 2012

Quayside House, 127 Fountainbridge, Edinburgh EH3 9QG www.gva.co.uk

TABLE OF CONTENTS

Introduction 1

Introduction 2

Site Aerial Photo 3

The Future Vision 4

Site Photos 5

Background to Swanston Farm 6

Planning Context 7

Local Authority Boundaries 8

Local Plan Extracts 9

Park-and-Ride (Initial Concept Diagrams, 2009) 10

Park-and-Ride (Conceptual Plan & Indicative Sketch Masterplan, 2009) 11

SITE ANALYSIS 13

Existing Site Analysis 14-15

Existing Site - 3D Model 16

INDICATIVE PROPOSALS 17

Initial Conceptual Proposals - Swanston Adventure Centre 18-19

INTRODUCTION

This submission to the Edinburgh Local Development Plan - Main Issues Report relates to Swan- ston Farm Ltd’s landholding at Swanston, Lothianburn, which is situated mostly within the City of Edinburgh Council’s area but also Midlothian Council. The information relates to Swanston’s long term aspirations to deliver a leading destination outdoor adventure type activities area in close proximity to the Midlothian Snow Sports Centre, thus delivering an appropriate gateway landmark destination to both Edinburgh and Midlo- thian.

COMMUNITY ENGAGEMENT To date Swanston Farm has met with the following stakeholders, to discuss and obtain feedback on the proposals:

• Various Councillors of the City of Edinburgh Council

• Various Councillors of Midlothian Council

• Fairmilehead Community Council

• Pentlands Neighbourhood Partnership

• Pentland Hills Regional Park

• Midlothian Snow Sports Centre

• Pentland Rangers

• Friends of the Pentlands

• Lothianburn Golf Club In general, the proposals have been positively received, with the various stakeholders keen to engage further. Swanston remain committed to continued engagement with these and other groups / individuals in the future.

January 2012 1 SITE CONTEXT & BACKGROUND SITE DESCRIPTION Lothianburn Golf Club was established in 1893 at the south- MIDLOTHIAN SNOW SPORTS CENTRE, HILLEND Just five miles from the heart of Edinburgh’s West End, the 700 ern end of the Swanston Farm landholding. Immediately to the south and east of the Swanston Farm is acre Swanston Farm site is located at the foot of the Pentland The Swanston Golf Club was opened to the public in 1927, the Snow Sports Centre owned and operated by Midlothian Hills immediately to the south of the city of Edinburgh, close with a new clubhouse being completed in 2007, it comprises Council. This popular facility is Britain’s biggest artificial ski to the junction of the A702 (Biggar Road) and the Edinburgh an 18-hole course and a 9-hole par-3 Templar course. slope. Activities include skiing, snowboarding, freestyle, “tub- Bypass (A720). In 2006, significant archaeological excavations took place in bing” and parties, chairlift rides, lessons, race training, the 360 The site boasts elevated views over the city of Edinburgh. the area of the Swanston Golf course (see aerial photo below). Café, and conference / meeting facilities. Within its boundaries the site includes: Swanston Farm; the historic village of Swanston; the ‘T’ wood; and two golf courses (Lothianburn and Swanston Golf Clubs). SITE HISTORY The first record of Swanston village appears in 1214ad as part of the district of Redhall. The village of Swanston grew up in the early eighteenth century around the farm and originally consisted of ten thatched cottages. The thatched cottages still remain but were reno- vated in about 1960. At the turn of the 20th century the stone cottages of New Swanston were built round a grass area just across the burn from the old village.

Archaeological excavations - aerial photo from south - looking north Hillend Ski Centre (from Lothianburn Golf Course)

Bartholomew Survey Atlas of Scotland, 1912 The Swanston Golf Clubhouse (2007) Historic photo of Swanston Village

2 SITE AERIAL PHOTO

EDINBURGH BYPASS

SWANSTON FARM SWANSTON GOLF CLUB SWANSTON

‘THE STEADING’

SWANSTON GOLF COURSE FUTURE SWANSTON PARK & RIDE VILLAGE SITE

LOTHIANBURN GOLF COURSE LOTHIANBURN GOLF CLUB LOTHIANBURN

A 702

THE ‘T’ WOOD

HILLEND SKI CENTRE OWNERSHIP BOUNDARY

January 2012 3 THE FUTURE VISION THE VISION FOR SWANSTON which will encourage wider use and knowledge of the ter of the Green Belt. Swanston Farm has been in the same family ownership for 60 natural environment. Creating a development framework/masterplan to guide years. They have a long term vision to develop a world class • Develop an eco/adventure tourism hub located close future development of the area and enabling appropriate eco/adventure tourism destination which will encourage to the City of Edinburgh promoting a variety of outdoor controls to be put in place at the beginning of the process greater use and knowledge of the natural environment of the leisure activities and expanding the use and knowledge of which will ensure that any development will be appropriate Pentland Hills region. the natural environment. and sustainable and will not unnecessarily detract from the A SHARED STRATEGIC VISION • Provide educational opportunities promoting the natural natural beauty of the existing landscape. Swanston seek to engage with key partner stakeholders to history and ecological value of the area. POSSIBLE APPROPRIATE USES develop and promote a shared strategic vision for the wider • Improve public access to and active use of the site. Swanston seek to promote a range of ecologically sensitive area, which encourages improved public awareness, access • Provide and promote additional outdoor activities to at- recreational outdoor activities and complimentary facilities and protection of this outstanding natural asset. tract local residents and tourists. oriented at attracting visitors and serving the eco/adventure tourism and leisure industry markets for both tourists and lo- The intention would be to set up partnerships with a wide SOME POSSIBLE KEY PARTNERS/STAKEHOLDERS range of interested public and private bodies who are pre- cal residents alike, which could include: • City of Edinburgh Council pared to sign up to and assist in enabling, developing and Adventure/Eco-Tourism Oriented Services: • Midlothian Council delivering this shared vision through a comprehensive mas- • Visitor information/ education centre terplan framework for the whole area. • Private business (existing and future) • Educational activities/ guided tours (nature trails, school KEY IDEAS TO BE EXPLORED • Pentland Regional Park trips) • Improved public awareness of the value of the natural • Midlothian Snow Sports Centre Adventure/Eco-Tourism Oriented Business: environment through education. • Local residents • Health spa • Improved public access through encouraging appropri- • Sport Scotland • Restaurant/bar ate uses which are visually and ecologically sensitive and environmentally, economically and socially sustainable. • Scottish Natural Heritage • Outdoor sports equipment store • Improved protection and conservation of the natural • SEPA • Cycle hire/repair environment through public education and maintenance • Visit Scotland • Leisure / tourism retail programmes, funded by public and private enterprise • Historic Scotland Adventure/Eco-Tourism Oriented Accommodation: partners. • Transport Scotland • Short and long stay cottages/ lodges / hotel DEVELOPMENT ASPIRATIONS • Scottish Water Adventure/Eco Business Accommodation: • Create an environmentally , economically and socially sustainable approach to future development. • Fairmilehead Community Council • Business enterprise hub/ startup units • Enhance and maintain the existing natural setting of the • Local Business Development/ Enterprise Agencies Outdoor Activities: site. • Relevant Sports bodies/clubs • Mountain bike centre • Promote the value of the natural environment through CONTROLLED DEVELOPMENT • Walking/running/orienteering/golf/climbing sport and recreation education, tourism and leisure uses. Swanston is committed to responsible development which • Family adventure activities • Promote ecologicaly and visually sensitive development will not unnecessarily detract from the existing open charac-

4 SITE PHOTOS

1 A702, looking north 2 Entrance to Swanston Farm, Swanston Road 3 The Swanston Golf Clubhouse, 2007 4 Entrance to Hillend Ski Centre (off A702)

5 Lothianburn Golf Clubhouse, A702 (ca. 1910) 6 Swanston Farm, The Steading (late 18th/early 19th C.) 7 Swanston Village - ‘New Cotages’, (ca. 1850) 8 View from Lothianburn Golf course, looking east

9 The Steading, Public House, A702 10 The ‘T’ wood 11 Swanston Village - ‘Thatched Cotages’, (mid 18th C.) 12 Midlothian Snow Sports Centre, Hillend

January 2012 5 BACKGROUND TO SWANSTON FARM

Swanston Farm continues to operate as a working farm with High- land cattle, Scottish Greyface and Texel cross sheep and free range hens. The farm supplies the restaurant at Swanston with its own produce. However, over the years, the family who run the farm has diversified and the following facilities are now provided within the landholding: • 6 holiday cottages that have been awarded a 4 star grade by the 2 Scottish Tourist Board

• 10 long term let cottages situated in the vicinity of Swanston vil- 6 lage. SWANSTON STEADING

GOLF COURSE GOLF COURSE LOTHIANBURN • The converted Swanston steadings that provide 14 high quality, CLUB SWANSTON HOUSE open plan office accommodation of between 50-500 sq m. 5 SWANSTON CLUB 3 VILLAGE • Swanston Livery Stables that include indoor riding schools, 7 HOUSE 1 jumping paddocks and outside grass riding arenas. 11 10 9 LOTHIANBURN GOLF COURSE • Swanston Golf Club, which includes a new state of the art club- 4 house facility. 8 12 • “The Restaurant at Swanston” that is located within the clubhouse. • The Swanston Lounge Bar, also situated within the clubhouse building. Over the years, the family has undertaken various initiatives which

have benefited the landholding and the wider area. For example, GOLF COURSE SWANSTON extensive planting has been undertaken along the southern boundary of the A720 City by-pass with the aim of enhancing the tranquil- lity and visual amenity of the area. Other initiatives include encouraging public access via improved paths and routes throughout the area. The principal area to which this response document relates is that which is currently occupied by the Lothianburn Golf Course. This area is shown on the plan opposite. The golf course has been leased by Swanston Farm for a number of years. However this lease will expire in the next few years and we are exploring alternative options for the use of the land. As a result, there is a significant opportunity to deliver further im-

provements to this area. The family envisage that any such im- OWNERSHIP BOUNDARY provements would be entirely complementary to the diversification and other improvements that they have delivered in relation to the remainder of the Swanston Farm property over recent years. It is also considered that this area could facilitate improvements to the existing Snow Sports Centre to the south. Ownership Plan 1:15000

6 PLANNING CONTEXT PLANNING CONTEXT • Public service facilities sures, a type of monument found throughout Lowland Scotland and dating to the 2nd and 1st millennia BC. The majority of Swanston Farm lies within the City of Edin- • Tourism/leisure retail • Both Swanston village and the two prehistoric sites are of burgh Council’s boundary. However, the area to the east of • Hotel the A702 is situated within Midlothian Council’s jurisdiction. regional archaeological and cultural significance. • Other uses (restaurant, bar/café, vehicle servicing, con- • Intimate relationship between the buildings and the land- Edinburgh City Local Plan venience store, garden centre, farm shop etc) scape. The Edinburgh City Local Plan was adopted in January 2010. • Housing • The immediate surrounding land uses are predominantly As detailed by the Proposals Map extract (over), the entire site agricultural, open space and recreational. • Possibility to enhance the existing petrol filling station. is subject to the following policy designations: • The wider setting of the Pentland Hills which envelopes the • Entrance linkages to the Snow Sports Centre. • Green Belt village. The indicative sketch masterplan submitted as part of the • Pentland Hills Regional Park Boundary • The wooded areas around the village are important ele- representations is shown on pages 9 & 10 of this document. ments of the character of the village and its setting. • An Area of Great Landscape Value Swanston Village Conservation Area • Spectacular panoramic views out over the village to land- In addition, large parts of Swanston Farm are situated within The following is noted within the Swanston Conservation marks such as Arthur’s Seat, the Forth and islands, Dun- a Designated Conservation Area (Swanston Conservation Area Character Appraisal, as forming part of its essential bar, Bass Rock, Traprain and Berwick Law. Area) and the golf courses are designated as Open Space. character: Midlothian Local Plan • Rare surviving example of a relatively intact, late post- medieval farming community within Edinburgh and the The Midlothian Local Plan was adopted in December 2008. Lothians. The area to the east of the A702 is designated as ‘Protection of the Green Belt’ as well as ‘Protection of the Countryside’ and • Strong sense of enclosure with shelterbelt planting surrounding the village. ‘Prime Agricultural Land’. This area is also designated as a ‘Safeguarded Park and Ride Site’. • Distinctive vernacular architecture with the only thatched properties remaining within the Edinburgh City boundary. The Park and Ride site benefits from Outline Planning Permis- • Settlement development and use clearly expressed in the sion (reference: 08/00139/OUT). In addition, Swanston Farms buildings i.e. early farm workers thatched cottages, 18th Limited has submitted an application for Planning Permis- century water house, post-improvement farm steading, sion in Principle for the erection of a hotel and restaurant/bar stone-built workers housing, field boundaries, dykes, golf at land between the A720 and the permitted park and ride courses and clubhouses. site (reference: 09/00614/PPP). This application has yet to be • Contrast between the earlier more organic nature and determined by Midlothian Council. form of the thatched properties and the planned stone Finally, representations were submitted to the Midlothian built cottages with slate roofs. Council Development Plan Scheme in July 2009 and also the • Predominance of traditional materials i.e. stone, slate, SESPlan Main Issues Report in August 2010 relative to this thatch, harl. area. The representations relate to various possible uses and • Swanston Cottage and its associations with Robert Louis SwanSton activities which would complement the park and ride facility Stevenson and the architect, Sir Robert Lorimer. ConServation area and enhance the wider local area, making use of the car park • The setting of the village within an agricultural landscape CharaCter appraiSal at off peak times. These potential uses included: is an important visual element. • Public leisure and tourism activities • Evidence of two prehistoric single-ditched circular enclo-

January 2012 7 LOCAL AUTHORITY BOUNDARIES

SWANSTON CONSERVATION AREA

CITY OF EDINBURGH COUNCIL MIDLOTHIAN COUNCIL MIDLOTHIAN AREA BOUNDARY CONSERVATION

MIDLOTHIAN COUNCIL CITY OF EDINBURGH COUNCIL OWNERSHIP BOUNDARY

Planning Context Plan 1:15000

8 LOCAL PLAN EXTRACTS

Adopted CEC Local Plan 2008 (extract) Adopted Midlothian Local Plan 2008 (extract)

KEY TO SYMBOLS KEY TO SYMBOLS Safeguarded Park and Ride

1 Protection of the countryside

3 Prime Agricultural Land

Protection of the Greenbelt

January 2012 9 PARK-AND-RIDE SITE (ORIGINAL CONCEPT DIAGRAMS PRODUCED IN 2009)

The ‘Sustainable Gateway Village’ concept has been discussed with officials at Mid- lothian Council for many months as a result of the Park-and-Ride proposals at this location. The various plans shown here and on the next page were submitted to Midlothian Council and SESPlan in 2009, as part of initial policy preparation docu- ments.

10 PARK-AND-RIDE SITE (CONCEPT PLAN & INDICATIVE SKETCH MASTERPLAN PRODUCED IN 2009)

CITY CENTRE

GOLF COURSE

PENTLAND REGIONAL PARK LINK TO HILLEND SKI FIELD & LEISURE ACTIVITIES & PENTLANDS R.P. KEY TO SYMBOLS

Landmark/ Signal Buildings

Conceptual Layout Plan 1:5000 Indicative Sketch Site Plan 1:2500

January 2012 11 12 SITE ANALYSIS

January 2012 13 EXISTING SITE ANALYSIS UNDERGROUND GAS MAJOR TRANSPORT ROUTHES EXISTING WATERCOURSES DIRECTION (DOWN) SLOPE OVERHEAD ELECTRICAL CABLES LAND CONTOURS

Site Constraints Plan 1:5000

14 EXISTING SITE ANALYSIS - GATEWAY STUDY AREA

FLAT LAND

RIDGE

MID LEVEL PLATEAU

LOWER LEVEL PLATEAU

Existing roads & buildings Existing contours, watercourses, banks & vegetation

January 2012 15 EXISTING SITE - 3D MODEL

THE ‘T’ WOOD

HILLEND SKI SWANSTON CENTRE VILLAGE

SWANSTON FARM

EDINBURGH A702 BYPASS

THE STEADING PUBLIC HOUSE

ESSO PETROL STATION EXISTING HOUSING

APPLICATION FOR HOTEL/RESTAURANT

A702 PERMITTED PARK & RIDE

16 INDICATIVE PROPOSALS

January 2012 17 INITIAL CONCEPTUAL PROPOSALS - SWANSTON ADVENTURE CENTRE The initial conceptual proposals relate to delivering long term The planning system has a role to play in helping to create an POSSIBLE APPROPRIATE USES sustainable leisure activities at this important gateway loca- environment where physical wellbeing is improved and activ- Adventure/Eco-Tourism Oriented Services: tion to Edinburgh and Midlothian. ity made easier. • Visitor information/ education centre An exciting new leisure destination venue could be created, The SPP also states that the planning system should operate • Educational activities/ guided tours (nature trails, school taking advantage of the obvious synergies and linkage be- in support of the Government’s central purpose of increasing trips) tween the proposals and the Snow Sports Centre. Together, sustainable economic growth. These proposals will accord this could create a critical mass that will ensure the long term with this key aim providing investment and jobs within the Adventure/Eco-Tourism Oriented Business: future of the landmark location - the UK’s biggest artificial ski area. • Health spa slope. Swanston has a proven track record of delivering good qual- • Restaurant/bar Low impact leisure activities such as a mountain bike centre/ ity appropriate development in this location, as well as man- • Outdoor sports equipment store family adventure activities are proposed across part of the aging the property and encouraging its use by the public. • Cycle hire/repair landholding. More commercially oriented activities and uses These proposals aim to continue to build on the good work are proposed to the east within the ‘Gateway Study Area’. already undertaken and secure the long term success of the • Leisure / tourism retail Such uses would be focussed on the tourism/ leisure philoso- farm and wider area for future generations to enjoy. Adventure/Eco-Tourism Oriented Accommodation: phy that is at the heart of the proposals. It is envisaged that these initial proposals and ideas will be • Short and long stay cottages/ lodges / hotel This commercial element is required in order to ensure that worked up in detail over the coming months/years with con- Adventure/Eco Business Accommodation: the overall proposals are viable and realistic. Built develop- tinued and further input from the key stakeholders. ment will take advantage of the natural topography within • Business enterprise hub/ startup units the ‘Gateway Study Area’. Outdoor Activities: The proposals are consistent with National Planning Policy. • Mountain bike centre The SPP promotes open space and physical activity. It states • Walking/running/orienteering/golf/climbing that access to good quality open spaces and opportunities for sport and recreation make important contributions to a • Family adventure activities healthier Scotland.

PENTLAND REGIONAL PARK GATEWAY TO EDINBURGH/ CITY OF EDINBURGH

MIDLOTHIAN BYPASS

SNOW SPORTS SWANSTON CENTRE ADVENTURE CENTRE

LINKAGE & SYNERGY DEFINITIVE EDGE TO CITYDEFINITIVE EDGE TO

STEEP TOPOGRAPHY LOW GRADIENT URBAN AREA INDICATIVE SKETCH SECTION

18 INITIAL CONCEPTUAL PROPOSALS - SWANSTON ADVENTURE CENTRE

SWANSTON FARM CITY OF EDINBURGH NEW SIGNALLED JUNCTION NEW LEISURE USES AND DEVELOPMENT ASSOCIATED

FUTURE PARK & RIDE SWANSTON VILLAGE

OUTDOOR NEW LEISURE LINK LOW IMPACT LEISURE /FORESTRY IMPACT LOW AREA AGRICULTURE  ACTIVITIES LOW IMPACT HUB LEISURE ACTIVITIES

GATEWAY STUDY AREA

THE ‘T’ WOOD UPGRADED ACCESS ROUTES UPGRADED ACCESS FUTURE PARK & RIDE FACILITY FUTURE PARK

HILLEND SKI CENTRE

January 2012 19