West Strategic Design Framework 13 May 2010

1 KEY for Figures 5 - 12

Proposed cycle route Existing cycle route

New roads

Hard landscaping / car parking

Road improvements

Bus Corridor

Main road access Other access

Tram Line / Tram Stop Future Tram Line

250m distance from tram stop

New Railway Line

Building Building with active frontage at ground level

Landscape improvement / Garden spaces

Trees Avenues Woodland Planting All aerial photographs are by Cities Revealed Aerial Water course Photography copyright the GeoInformation Group 2005 Potential water course diversion

2 CONTENTS

Page

1 Introduction 4

2 The Vision 6

3 Landscape and Public Realm 8

4 Buildings 10

5 Movement 12

6 Infrastructure 14 Safeguard for potential additional runway 7. International Business Gateway 16

8 Royal Highland Centre 20

9. Edinburgh Airport 22

10. Station and Newbridge 24

Royal Highland Centre International Business Gateway 11. Delivery 28 Newbridge Appendix 1 – Planning Constraints and Opportunities 29 Land for future relocation of RHC Appendix 2 – Contextual Analysis 36

Figure 1 - Aerial view of area covered by West 0 500 1000m Edinburgh Strategic Design Framework

3 1 INTRODUCTION

Figure 2 - Indicative Phasing of Development in West Edinburgh

2010 Land Use 2013 Land use 2030 Land use 0 2.5km Airport Royal Highland Centre / ’s National Showground International Business Gateway Land safeguarded for potential second runway

The Role of the West Edinburgh Strategic Design Framework

1.1 West Edinburgh is an area of national economic Gateway (IBG) and housing led-regeneration in the preparation of the new Strategic Development Plan importance with significant potential to attract inward Newbridge and Ratho Station. Development in West which will replace the existing structure plan. investment, create new jobs and develop new visitor Edinburgh will come forward in a phased manner over a infrastructure and facilities in a high quality and long period of time (see Figure 2). How It Has Evolved sustainable environment. Scottish Planning Policy, in the form of the West Edinburgh Planning Framework 1.3 The WESDF forms part of a hierarchy of planning policy 1.5 A draft version of the WESDF was approved for (WEPF) recognised the potential of the area and and guidance covering West Edinburgh and should be consultation purposes in October 2008. Comments required the preparation of strategic design guidance to read in conjunction with the other relevant documents. submitted during the consultation period and through help deliver the vision. See Figure 3. It will be a material consideration subsequent meetings with relevant stakeholders in the determination of planning applications in including Architecture and Design Scotland and the 1.2 The West Edinburgh Strategic Design Framework West Edinburgh and subsequent master plans and West Edinburgh Development Partnership have (WESDF) is a key planning tool in helping to shape development proposals should accord with its principles. informed this final version. future development in West Edinburgh (see Figure 1). It sets out strategic design principles to guide the 1.4 This version of the WESDF will guide proposals which 1.6 There have been a number of significant changes to the expansion of Edinburgh Airport, the improvement and come forward in the next few years and will set the WESDF since the draft stage. These are as follows: future relocation of the Royal Highland Centre (RHC), context for longer term development. The WESDF will the development of a new International Business be subject to review as required, for example following

4 Figure 3 - Hierarchy of Planning Policy and Guidance National Planning Framework 2

National Policy West Edinburgh Planning Framework

Scottish Planning Policy

Edinburgh and the Lothians Structure Plan 2015

Development Plan Rural West Edinburgh Local Plan 2006

Finalised RWELP Alteration (approved 25 February 2010)

West Edinburgh Strategic Design Framework

The Edinburgh Standards for Sustainable Building, Streets and Urban Design Edinburgh Planning Guidance Development Management Guidelines

Parking Standards

• The draft WESDF assumed the relocation of the RHC • The WESDF relates closely to the RWELP Alteration How it is Structured to land to the south of the A8 by 2013 as set out in the and therefore some changes have been made to ensure 1.7 The WESDF sets out a clear vision for the future of WEPF. As a result of changes to BAA’s airport expansion that the final WESDF accords with the finalised RWELP West Edinburgh (section 2). In order for this vision to proposals, the RHC will now not need to relocate until Alteration approved on 25 February 2010. be realised, the WESDF sets out the strategic design 2020 at the earliest and more likely 2030. In the interim principles on which development proposals and master period prior to relocation, The Royal Highland and • The WESDF has been subject to strategic environmental plans should be based. Sections 3-6 provide a strategic Agricultural Society of Scotland (RHASS) intends to assessment (SEA) and an interim environmental report overview of West Edinburgh looking at landscape, develop within and adjacent to its existing site to the north was published for consultation purposes in October 2008. buildings, movement and infrastructure. More site of the A8. The final WESDF sets out strategic design Some changes have been made following comments specific guidance is provided for Edinburgh Airport, principles to guide these proposals. made by the SEA consultation authorities and other the Royal Highland Centre, the International Business respondents. Gateway, Newbridge and Ratho Station (sections • The final WESDF takes account of the outcomes of the 7-10). In preparing master plans and bringing forward West Edinburgh Transport Appraisal (WETA) undertaken • In response to comments received, changes have development proposals, consideration should be given in 2009. This has resulted in the identification of a range been made to the structure of the WESDF to provide to both the West Edinburgh wide and sub-area specific of transport interventions required to serve development clearer and more concise guidance. The context section, principles. in West Edinburgh. including the factors which have been taken into account in preparing the guidance, infrastructure considerations

and physical constraints has been moved to the appendices.

5 2 THE VISION

Figure 4 - The Vision for West Edinburgh 0 500 1000m 6 THE VISION is for West Edinburgh to become the most successful employment led city extension in Europe. Its success will be measured in terms of international investment, new jobs and quality of place.

AIMS

V1 Create a sustainable extension to the city which V2 For West Edinburgh to become as memorable V3 Take advantage of existing site features and attracts inward investment and maximises the a place as Edinburgh’s Old and New Towns in infrastructure. use of land, whilst minimising both local and terms of its design quality and distinctiveness. global environmental impacts.

V4 Provide interconnectivity within and from the V5 Create a gateway to Edinburgh and Scotland V6 Create vitality by providing a supporting mix area to facilitate growth and help promote which through its architecture and design of uses to promote a step change in levels of active travel and public transport use. contributes to the image of a modern, development and sustainable economic growth prosperous city and nation. for Scotland and Edinburgh.

7 3 LANDSCAPE AND PUBLIC REALM

Potential improvement to River Almond Core Path Potential Burn

Diversion

Figure 5 - Key Landscape & Public Realm Design Principles 0 500 1000m 8 L3 The new landscape structure should be designed to Because West Edinburgh will form a first impression of AIMS knit together and provide a setting for the various Edinburgh and Scotland for visitors using the airport, disparate elements of the existing natural and man it is vital that the design quality of the soft and hard Multi functional, strategic green spaces and made environment. landscaped areas is high. These spaces should be seen corridors, which provide a setting for development, as opportunities for creating exemplars of landscape can be used for recreation and active travel, create Features such as existing field patterns, water courses design in Scotland. The landscape settings of Edinburgh habitat for wildlife and provide space for sustainable and historic woodland should be integrated into the Park and RBS Gogarburn provide examples of what urban drainage systems. design. This will help to ensure that new development is considered a baseline for the landscape quality that is seen as part of, rather than a superimposition upon, should be achieved in West Edinburgh. High standards of public realm which complement West Edinburgh. landscaping and buildings to maximise the quality Visitors will leave the airport using either tram or road. of place in West Edinburgh. Landscape should be designed to enhance and protect Different spatial experiences should be created for each existing archaeology, ancient monuments, listed and of these routes. historic buildings and natural heritage designations. The PRINCIPLES landscape should be designed to allow public access Vistas towards key features such as Arthur’s Seat and L1 At the earliest stages of development, a strong and interpretation of these features. Edinburgh Airport’s air traffic control tower should be landscape structure should be put place which created with the planting, topography and routes being matures over time. In preparing master plans, evaluation surveys and desk designed to achieve this. top studies should be carried out, in consultation with Initially, this should create a framework and setting the Council’s Archaeology Service, to further establish L6 Master plans should include a public realm strategy for development. As it matures, this will become a the likely nature, significance and extent of archaeology to demonstrate an integrated, high quality design multipurpose green network of open spaces, green within the site. The archaeological evaluations may solution to streets and public spaces. corridors and wildlife habitat. highlight other features to be considered in any design proposal and aid the formulation of future mitigation A consistent approach to materials, planting, street L2 A cohesive landscape identity which relates to the strategies. furniture, signage, lighting and other features will be wider Edinburgh context should be created for the required. Proposals for public art should be included. area a whole. L4 The green spaces between developments should be designed to facilitate links for people and wildlife POLICY AND OTHER CONSIDERATIONS Throughout West Edinburgh, the areas of strategic rather than create barriers. landscaping should incorporate native species and the Co-ordinated site-wide landscape management plans choice of these should be co-ordinated between each of This is particularly important for active travel where will be required to set out how existing and proposed the areas to ensure a consistent identity. planting should be designed to provide shelter and the landscape is to be maintained. Due to the proximity topography should be used to create suitable gradients of the Airport and potential impact of development on Landscape proposals should be based on a recognisable for walking and cycling. aircraft safety, the requirements of the Safeguarding of hierarchy of landscape treatments aligned to the structure Aerodromes Advice notes should be followed: www.aoa. of roads, streets and spaces across West Edinburgh. Planting proposals should take account of the personal org.uk/publications/safeguarding.asp. This will have an safety of pedestrians and cyclists and allow for social effect on tree planting, SUDS, lighting etc. Locally recognisable materials such as Caithness Stone supervision and overlooking. for paving and Granite for setts and kerbs should be used The Edinburgh Standards for Streets provides design for the public realm. This is especially important for the L5 The experience of gateway into Edinburgh and guidance and delivery principles for the design of streets more pedestrian focussed areas of the site. Scotland should be intensified by the design ofthe and hard landscaped spaces. landscape.

9 4 BUILDINGS

John Menzies Building at BT Building at Edinburgh Park Architect: Bennetts Associates Photographer: Peter Cook Architect: Bennetts Associates Photographer: Peter Cook

10 Developments such as Edinburgh Park and the Royal B5 Built development should contribute towards the AIMS Bank of Scotland HQ at Gogarburn, provide examples gateway experience into Edinburgh and Scotland. of what is considered a baseline for the architectural Built development which helps to create the image quality that should be achieved in West Edinburgh. At particular points in the site, there will be opportunities of Edinburgh as a modern prosperous city through Edinburgh Park has used an ordered palate of materials for landmark buildings, for example at tram stops the highest standards of building design. and building proportions derived from a grid layout to and at the ends of avenues. These buildings may be help deliver a high quality environment. At the RBS HQ, higher than the prevailing building height. However the integration of building into the landscape and the use their landmark quality should be achieved through of very high quality building materials are commended. signature design rather than necessarily height. Any PRINCIPLES landmark proposal will require to be supported by a B1 Proposals should make efficient use of land As part of the pre application process and early in the detailed context evaluation which should include the and achieve the highest possible standards of design process, proposals should be presented to the consideration of impact on key views. sustainable design. Edinburgh Urban Design Panel in order that the Panel can provide constructive advice at an appropriate stage. B6 Built development should incorporate a range of Development should be designed in as compact a supporting uses to complement the area’s core form as possible. To achieve this, an urban approach B3 Buildings should take advantage of existing features employment use. is advocated which allows the site to become more and infrastructure. densely built over time. Active frontages should be provided at the ground level The building layout should respond to the site context, of buildings. The layout, including, energy use, use of materials, topography and micro-climate and take advantage of environmental impacts and construction processes these. Substantial expanses of office space at the ground level should be considered in the design of all buildings. of buildings which face onto main streets will be resisted Proposals should meet the requirements of the The prevailing building height should be 4 storeys. since it is likely that occupants will want to create privacy Edinburgh Standards for Sustainable Building and Where buildings are adjacent to structural green spaces, through the installation of blinds and screening. achieve BREEAM excellent standard. it is expected that the building heights will be lower in order that they can be successfully integrated into the POLICY AND OTHER CONSIDERATIONS New buildings should be designed to be adaptable to landscape. different uses and needs over time to help minimise the The Edinburgh Standards for Sustainable Building aim need for demolition and rebuilding. At the strategic level, B4 Buildings should be designed to facilitate to promote and support, as standard, an approach to the this can be achieved by allowing for generous floor to interconnectivity and help to promote active travel and design, construction and operation of buildings which ceiling heights and creating simple building layouts. public transport use. will contribute significantly and proactively to sustainable development. B2 Development should aim to achieve the highest Buildings should be designed to form streets and standards of architectural design and contribute to provide easy access to existing and future public the image of Edinburgh as a modern, prosperous transport services. city through creating a contemporary high quality architectural aesthetic. Buildings will be expected to incorporate facilities such as cycle parking, showering and lockers as an integral part of the design.

11 5 MOVEMENT

Dalmeny Chord AIMS

Movement to and through West Edinburgh should be as sustainable as possible with the network of routes contributing to the creation of a high quality environment.

PRINCIPLES

M1 Development should be as sustainable as possible, maximising the use of public transport and the promotion of walking and cycling through a range of measures to make these modes of transport as attractive and convenient as possible.

Higher density development should be located as close to tram stops as possible.

The preferred location for initial phases of development Newbridge Gogar Link Road is within 250 metres of tram stops. Developments Roundabout will be expected to make appropriate contributions to pedestrian and cycle routes, particularly where Gogar Roundabout development is located further than 250 metres from a tram stop, to ensure satisfactory links to the tram are Dumbbell Roundabouts created.

Figure 6 - Key Transportation Infrastructure and Movement 0 500 1000m Pedestrian movement routes to and from tram stops and bus stops should be designed to be as direct and short as possible. These links should be in place prior to the first occupaton of development.

Main routes through areas of new development in West Edinburgh should be designed to allow bus services to divert off the A8 without significantly adding to journey times.

12 New streets should be designed to accommodate bus From the outset, an effective network for walking and Large areas of car parking have a visually detrimental priority where required. cycling should be established providing links to different effect and do not contribute positively to creating a places within West Edinburgh and beyond. These sense of place. Careful consideration should therefore Development in West Edinburgh should aim to meet should link to strategic and local core paths as identified be given to the design and integration of car parking an overall sustainable transport target of around 50% in the Edinburgh Core Paths Plan and to strategic cycle including the need for landscaping. of trips being made by means other than private car. links. Where opportunities arise, proposals should In order to achieve this, development proposals at the contribute to the completion of “missing links” in existing The use of land in West Edinburgh for airport remote or Airport, RHC and IBG should contribute towards meeting routes. long-stay car parking will therefore be resisted. the mode share targets set out in the table below. These targets are derived from the WETA. Developers are Cyclists and pedestrians should have segregated Consideration will be given to the long term relocation of encouraged to contact the Council’s Transport Service infrastructure along new main streets. Junctions should the park and ride facility in conjunction with the at an early stage in preparing Master Plans and planning be designed to allow direct and convenient crossings for proposed tram extension to Newbridge. applications for further explanation of the targets and pedestrians and cyclists. how they are measured and to discuss how proposals M3 The development of new transport infrastructure in can contribute towards them. Consideration should be given to the creation of West Edinburgh should, where possible, incorporate additional tram stops where the benefits of improved existing features and infrastructure. Land use Trip type Motor vehicle movements accessibility for uses along the route outweigh the to or from WESDF areaa per 100 person movementsb resulting increase in journey times. Views to features such as Arthur’s Seat, the Forth Bridge and Edinburgh Airport air traffic control tower should be Airport Passengers 48 Employees 42 M2 Transport infrastructure should contribute to created by the alignments of streets and spaces. Hotels 50 creating a sense of place within the area.

Royal Highland Centre All 53 A leisure-orientated network of cycle / pedestrian routes Environmental enhancement must be a key element of should be created for the use of workers and visitors International Business All 33 Gateway upgrading of Eastfield Road in recognition of its gateway to the area. These should also be designed to link status. High quality landscaping and tree planting will important sites of archaeological and other interest, and Notes be required. facilitate interpretation of monuments and features and 20 people arriving by bike or on a. For the purposes of this the wider historic landscape. target, the WESDF area is foot would contribute no motor Materials used should contribute to the sense of place. defined as anything accessed vehicle movements. 1 person being dropped off at the airport In prominent streets and spaces, Caithness stone from roads between the Gogar POLICY AND OTHER CONSIDERATIONS and Newbridge junctions. as would contribute 1 person should be used for footways with granite setts being movement and 2 motor vehicle used for carriageways with appropriate measures to The Parking Standards for Development Management movements. People entering b. The motor vehicle movements facilitate cycling. form the basis for agreement on suitable levels of car target refers to the total number and leaving the WESDF purely and cycle parking within West Edinburgh. of motor vehicle movements as drivers (e.g. bus, taxi drivers, generated per person people driving cars dropping off New routes should be laid out on a grid. This will ensure movement. So for example 50 airport passengers) would not legibility of the built environment as well as flexibility for The Edinburgh Core Paths Plan was approved in people arriving at work in 1 bus be counted for the purposes of different building forms and types. Spring 2008 to identify a system of routes providing monitoring this target. would contribute 50 person non-motorised access for all within the city and to movements and 1 vehicle Design Speeds for new roads should be appropriate adjacent areas for recreation and work. Three core path movement. to their intended use. Generally new roads should be routes run through or close to West Edinburgh – CEC10 A Travel Plan will be required for developments likely to designed to a 20mph design speed or lower. Eastfield Newbridge to Queensferry and , CEC 11 River generate a significant amount of personal travel. Road, public transport links and the Gogar Link Road Almond and CEC 12 A8 link. should be designed to a 30 mph design speed or lower.

13 6 INFRASTRUCTURE

RENEWABLE ENERGY & WASTE 6.6 Sustainable flood management aims to meet needs AIMS MANAGEMENT for flood resilience and also take account of water quality, biodiversity, amenity and affordability. SEPA To encourage a collaborative approach to the 6.3 A Renewable Energy Study undertaken in 2009 by recommends a catchment level flood risk management provision of sustainable infrastructure. Donald Rose consultant provides an initial assessment strategy as this is more likely to provide the best of renewable and sustainable energy options for environmental solution to development in West development in West Edinburgh. It identifies some Edinburgh. By 2015, flood risk management plans TRANSPORT of the main financial incentives that are available for will be prepared for all parts of Scotland. Section 42 renewable and low-carbon energy systems such as 6.1 Additional transport infrastructure is required to serve of the Flood Risk Management (Scotland) Act 2009, the Renewables Obligation, Feed-in Tariffs and the new development in West Edinburgh. A West Edinburgh once commenced, will require applicants to provide an Renewable Heat Incentive (from April 2011). A summary Transport Appraisal (WETA) was undertaken in 2009. assessment of flood risk where a development is likely of the main findings is included in Appendix 1. The aim of the study was to appraise alternative to result in a material increase in the number of buildings approaches to tackling the transport accessibility at risk of being damaged by flooding. 6.4 SEPA supports mitigation to achieve sustainable waste requirements of the WEPF in order to assist the Council management through adoption of waste minimisation in deciding which package of policies and interventions 6.7 In 2005, a Gogar Burn Partnership Group (GBPG) programmes, more efficient transportation of waste to bring forward in conjunction with future development was formed involving a range of public and private and reuse of materials and top soil. There may be in West Edinburgh. The outcomes of WETA have stakeholders with the objective to use sustainable opportunities for a West Edinburgh wide solution to informed the finalised RWELP Alteration and the development and holistic catchment management waste management. finalised WESDF. A number of transport measures are principles to identify a better future for the Gogar Burn. proposed including pedestrian and cycle routes, public Based on the work of the GBPG, the WEPF promotes transport improvements and new and improved roads. SUSTAINABLE FLOOD MANAGEMENT a diversion of the Gogar Burn as the preferred solution Further details are provided in Appendix 1. to address flood risk and water quality concerns in and 6.5 The Indicative River & Coastal Flood Map (Scotland) around the airport. At present, there is no viable means produced by SEPA is designed to be used as a national of funding the diversion. However, it remains a long term UTILITIES AND SERVICES strategic assessment of flood risk to support planning objective and delivery options will be kept under review. policy. It identifies land adjacent to the River Almond and 6.2 In 2009, Scottish Enterprise commissioned Blyth & Blyth Gogar Burn as being at risk of flooding. The RWELP Consulting Engineers Limited to consider the existing Proposals Map identifies areas of importance for flood utilities infrastructure within West Edinburgh and its control. In West Edinburgh, this includes land adjacent potential to serve proposed development. The study to the Gogar Burn. (See Areas of Importance for Flood has shown that infrastructure for all major utilities is Control Map in Appendix 1.) available in or relatively near the A8 corridor. However, foul drainage, water supply, and in particular electrical power, require significant upgrading if the full potential of West Edinburgh is to be realised. The conclusions of this study are summarised in Appendix 1.

14 PRINCIPLES It is anticipated that these interventions will be Inf 6 SEPA and the Council’s Flood Prevention Officer delivered on an incremental basis as the phased should be consulted at an early stage of master Inf 1 A multi utility services corridor should be provided development of the Airport, RHC and IBG progresses. plan preparation. following the alignment of the main tram route in Further information is provided in the guidance for the International Business Gateway (see Figure 6). these specific areas (sections 7 -9). Flooding is known to occur from the Gogar Burn and therefore drainage and flood management will be Inf 2 A new electricity sub station in West Edinburgh is Inf 4 Consideration should be given to the long term important considerations in development proposals, required in the longer term relocation of the Ingliston park and ride facility. particularly at the airport and IBG. This may have Any replacement will need a tram connection and implications for the development potential of some A suitable site for a sub station should be identified in easy access from the principal road network. sites in terms of the acceptability of the principle consultation with Scottish Power and land reserved in of development, the types of uses, site layout and the appropriate master plan. Inf 5 Sustainable Urban Drainage Systems must be building design. provided to attenuate and treat the drainage Inf 2 Scottish Water and other utility providers should of surface water from development to existing Inf 7 The route of the Gogar Burn Diversion should be be consulted at an early stage of master plan water courses and should promote amenity and safeguarded in Master Plans to ensure the future preparation. biodiversity. implementation of this proposal is not prejudiced. Inf 3 Development proposals should make provision for Consideration should be given to the location, design (See Figure 5.) the following transport interventions : and long term maintenance of SUDS at an early stage of master plan preparation. In particular, account Inf 8 Waste management issues should be addressed in • An east –west bus corridor through the IBG should be taken of BAA’s technical requirements the preparation of Master Plans. due to the proximity of sites to the airport and also • Gogar Link Road opportunities for SUDS to contribute to place-making objectives. A drainage assessment covering surface • Widening of Eastfield Road and upgrading of and foul water drainage will be required. dumbbells roundabout

• Pedestrian and Cycle routes

• Improvements to Newbridge and Gogar Roundabouts

• Future provision of tram extension to Newbridge

15 7 International Business Gateway

AIMS

A unique opportunity for international businesses to locate alongside a vibrant mix of ancillary uses in a high quality environment, close to the airport and with excellent public transport links.

7.1 In recognition of its national significance and in order to realise it potential, the International Business Gateway (IBG) should be master planned and developed in a phased manner. Piecemeal development will not be supported. The role of master plans is to ensure developers and land owners work together to meet the strategic landscape, building design, infrastructure and movement requirements of this document. Park

7.2 Phase 1 of the IBG is identified as the area to the east of Eastfield Road and around the tram stop adjacent to the existing Park and Ride site. Figure 7 shows an Square indicative layout of Phase 1 based on the principles outlined below. A master plan should be prepared for the whole of the Phase 1 area. Individual proposals on smaller sites will be required to accord with this Master Plan. Figure 8 illustrates how the IBG as a whole could be built out over time. The details of further phases of IBG development will be identified through future revisions of the WESDF. Development within the IBG should accord with the following principles: Parkland

PRINCIPLES

IBG1 Roads and other infrastructure should be designed in the form of a hierarchical grid which allows development to intensify over time. The grid approach also provides the flexibility necessary to attract international businesses of varying sizes and Figure 7 - International Business Gateway - Phase 1 - Indicative Layout 0 250m with a range of needs.

16 IBG 2 Land should be safeguarded for the Gogar Link A structural landscaping corridors should be provided In Phase 1, a civic square should be provided road to provide access from Gogar roundabout to the north of the A8 (around 85 metres depth). adjacent to the tram stop at the Park and Ride. to the airport, the widening of Eastfield Road This is required to provide a robust and attractive Through high quality design and materials and and improvements to the dumbbell roundabout landscape setting for the development. promotion of active uses on the ground floor of junction with the A8. (See Figure 7.) adjacent buildings, this will create an attractive focal Early planting should be undertaken along north point. Careful consideration should be given to the IBG 3 Development proposals should allow for the - south green axis across the IBG. These green scale of the square – if it is too big or too small it will tram and the future provision of an east-west bus corridors will enhance the landscape setting of early fail to create a sense of place. corridor through the IBG from Eastfield Road phases of development, form the basis for future along the tram route and then the eastern section streets and will help define later phases of the IBG. IBG 8 In order to create an attractive place to in which of the Gogar Link Road to Gogar roundabout. (See to invest, work and visit, proposals should Figure 8.) IBG 6 Existing features of historic interest should be incorporate a mix of uses. preserved or enhanced. This is required to encourage bus services to divert off Commercial uses are encouraged along the tram the A8 through the site and is crucial in meeting the This is an area of known archaeological significance corridor to create a vibrant street. Consideration mode share targets for the IBG. The layout and design with a high liklihood of containing as yet unrecorded should be given to creating active frontages at ground of the proposed civic square at the Park and Ride stop nationally important archaeological remains. floor level and avoiding areas of mono-use. will have to address this requirement. Development proposals in the IBG should accord with Principle L3 (page 9). In the interest of creating a vibrant heart for the area IBG4 The density of development should be highest as a whole, early implementation of development on sites located close to tram stops in order to The Scheduled Ancient Monument of Gogar Mains adjacent to the civic square is encouraged. maximise accessibility by public transport. Fort and the area surrounding it should be protected and enhanced. IBG 9 Uses which attract high volumes of visitors IBG 5 Early provision should be made for a landscape should be located close to tram stops. framework and open space network for recreation, Significant other historic and archaeological sites active travel and biodiversity purposes and to and buildings which should be protected include: The opportunity exists for an arena development close create an attractive setting for development. Gogar Castle and its estate, Gogar Mains Farm, to the tram stop at the park and ride site. This should Gogar Church Steading and Medieval Village. (See encompass high quality, iconic, design standards, Pedestrian and cycle routes should be provided Appendix 1.) provide flexible space to accommodate a range of within the network of green spaces for active travel uses and be carefully positioned in relation to the and recreation including cycle facilities along A8, and As part of the master plan process, it is expected proposed civic square and public transport services. a new route to link the RBS HQ and the new bus that geophysical surveys and desk top studies will corridor. (See Figure 8.) be carried out to further establish the likely nature Careful management of the existing park and ride and locations of archaeology within the site and facility may provide car parking spaces for arena The edges of the International Business Gateway enable sites to be chosen for further evaluation. events in the evenings and at weekends. should be designed to integrate with and be The archaeological evaluations may highlight other subservient to the landscape. features to be considered in any design proposal. IBG 10 The potential relocation of the park and ride facility in the longer term or re-provision of the IBG 7 A network of civic spaces at key nodes such as spaces on the site in a different format may tram stops should be provided. provide the opportunity for a high quality gateway development at the entrance of Eastfield Road.

17 Gogar Link Road

Eastfield Road

Bus corridor

Gogar Mains Fort

Dumbbell roundabouts

Figure 8 - International Business Gateway - Illustration of development potential of IBG 0 500m

18 Gogar Link Road Drop off area Tram / Rail Interchange

Paths to A8 Landscaping to provide setting for building

Figure 9 - Gogar Intermodal Station Layout 0 50 100m

IBG 11 Within the IBG, building heights should be GOGAR INTERMODAL STATION PRINCIPLES designed to ensure a good quality townscape is 7.3 In April 2010, the City of Edinburgh Council granted Development in the vicinity of Gogar inter-modal created, and that reasonable levels of sunlight and planning permission for an inter-modal station at station should accord with the following principles: daylight are achieved. Gogar, located at the eastern end of the IBG. This facility is a key element of development in West GS1 Pedestrian and cycle access between the station In order to achieve this, it is expected that 4 storeys Edinburgh as it involves a rail-tram interchange and other developments in the IBG, the Gyle will be the prevailing building height within the IBG. providing excellent connectivity by public transport Centre and Edinburgh Park should be designed to to and from other parts of Scotland. The proposals be a safe and convenient as possible. IBG 12 Buildings on the western edge of the IBG must incorporate high quality design and landscaping be positioned and designed to create a high appropriate to this important gateway building and The station site will form a key link in the network quality urban frontage to Eastfield Road and allow for easy interchange between train, tram, bus of pedestrian and cycle routes connecting West complement proposed development on the edge and active modes of travel. Edinburgh to the City. of the neighbouring RHC site. 7.4 Road access to the station from the Gogar GS2 Sites around the Gogar inter-modal station may Roundabout forms the first section of the proposed be developed in the future. Because of their Gogar Link Road. The proposals are for a single location, they have a gateway status and therefore carriageway road at this time. However its position building design should be of landmark quality and and design allow for future widening. contribute to the image of Edinburgh as a modern prosperous city.

19 8 The Royal Highland Centre

Ingliston House

Figure 10 - Royal Highland Centre 0 100 200 300 400 500m 20 RHC 3 Proposals should respect the existing landscape Exhibition hall uses should be consolidated around AIMS features and historic buildings within the site Ingliston House. Consideration must be given to the including the remnants of the designed landscape impact of development on the setting of Ingliston Development and enhancement of the Royal Highland associated with Ingliston House and the unlisted House. Centre, providing an exciting mix of showground West Ingliston Steading. (See Appendix 1.) and related uses with good accessibility by public RHC 9 Some buildings at the main entrances to the transport and set within a strong and identifiable RHC 4 The site should be divided up to ensure a sense showground site may be supported in order to landscape to create a distinctive place. of place and a sense of orientation within the site provide a sense of gateway. irrespective of whether an event is taking place or 8.1 A Master Plan is required for the development of the scale of an event. Due to their prominence, it is expected that such the Royal Highland Centre (RHC) prior to its future buildings will meet the highest standards of relocation to the south of the A8. The role of the master The opportunity exists to create a more attractive architectural design. Carefeul consideration should be plan is to ensure that development of the RHC achieves entrance for visitors to the RHC site and a landscaped given to how these buildings relate to Eastfield Road excellence in terms of place-making and sustainability. approach to Ingliston House. and new development in the IBG on the east side of It should provide a framework for RHC development Eastfield Road in order to create a sense of place. based on an understanding that the land will in the RHC 5 Pedestrian and cycle routes should be provided future be required for airport expansion and extension through the site to make connections east and RHC 10 In order to create an attractive gateway to the of the International Business Gateway. This Master Plan west. These should be designed to be accessible city, existing planting along the A8 should be should adhere to and develop the following principles: at all times and connect to Edinburgh Core Paths maintained and augmented. system. (See Appendix 1.) Where there is currently no landscaping on the RHC PRINCIPLES RHC 6 The site (or parts of it) should as far as possible site, tree planting is required as shown in Figure10. RHC1 Royal Highland Centre uses should take be designed to enable public access for outdoor advantage of and actively promote existing and recreations when not required for commercial future public transport. purposes.

Key to this will be the formation of safe and convenient The master plan should demonstrate how this can be pedestrian crossing points across Eastfield Road from achieved. the park and ride tram and bus stops. RHC 7 In early stages of development at the Royal RHC2 Car parking for the site should be the minimum Highland Centre, structural tree planting should required for its effective operation and designed be laid out in the form of a grid. with structural tree planting and hedges as the dominant feature. This can later become the basis of a street layout for the expanded International Business Gateway and As many of the parking areas as possible should be Airport. re-inforced grass and temporary car parking areas to ensure that the spaces surrounding the showground RHC 8 Development should augment and improve are as visually attractive as possible. existing uses within the RHC site.

21 9 Edinburgh Airport

22 EA3 Proposals should aim to maximise the share AIMS of journeys to the airport by public transport, minimise number of private motor vehicle trips Improvement and expansion of Edinburgh Airport, and limit emissions of greenhouse gases and bringing economic benefit and contributing to high local pollutants related to surface areas as set out quality place-making in West Edinburgh. in principle M1 (page 13).

EA4 Proposals should take account of the need to 9.1 The Edinburgh Airport Master Plan July 2006 (as integrate with the wider transport, landscape, revised September 2008) should be reviewed to open space and civic space network particularly provide a clear spatial strategy for development within the International Business Gateway and proposals Royal Highland Centre sites. 9.2 The Master Plan should seek to meet the Airport’s EA5 Appropriate structural landscaping should be operational requirements whilst also contributing to provided to reinforce the landscape quality of the the wider objectives for sustainable development and western section of the A8. high quality place-making in West Edinburgh as a whole. Proposals should accord with the following In order to ensure coherence across West Edinburgh, principles: the landscape design and the choice plant species at the Airport should be consistent with planting PRINCIPLES proposals for the Royal Highland Centre and International Business Gateway. EA1 Development at the airport, in particular adjacent to its boundaries, should complement the EA6 The ecological potential of the Gogar Burn layout, form and design of development in the should be maximised either through the design International Business Gateway and the Royal of its potential new route or improvements to its Highland Centre. existing form. This will help provide a sense of place through EA7 If it is decided that land to the north of the creating a visually coherent environment where a airport no longer requires to be safeguarded for range of development types can be located. a potential second runway, improvement works should be undertaken to complete the River EA2 Development proposals coming forward in Almond Core Path route between Hallyards and advance of the Master Plan review should Road. demonstrate how these will form a cohesive part of the longer term development of the Airport.

23 10 Ratho Station and Newbridge

Figure 11 - Ratho Station - indicative layout 0 50 100m 24 10.4 In Newbridge, the redevelopment of the former RATHO STATION - PRINCIPLES AIMS Continental Tyres site provides a major regeneration Development at Ratho Station should adhere to the opportunity. In November 2008, the Council resolved Housing led regeneration and environmental following principles: to approve an outline planning application for housing improvements to complement recent and and related uses on this site. It is for a residential future business developments and breathe RS1 The area of the existing football pitch at Hillwood development of 490 units, 75 of which would be new life into local communities. Road should be retained as a focal point for the affordable. It also includes a residential care home, extended village. community facilities, an energy centre, shops and play facilities within an indicative layout. The proposed RS2 A new community building (to be funded by ancillary facilities as part of the overall housing 10.1 There is growing awareness of the benefits of the housing developer(s)) should be provided development will play an important role in achieving a promoting housing–led regeneration opportunities in adjacent to the open space. The building should sustainable development which will bring benefits to Newbridge and Ratho Station. However, identifying be designed for a range of recreational activities both existing and new residents. opportunities for housing development in Newbridge in and include changing facilities. particular raises a number of planning considerations. 10.5 The ongoing development of Axis Business Park Major housing development close to existing industrial RS3 New housing incorporating a mix of house types at the northern edge of Newbridge also provides uses and on sites affected by aircraft noise would not and sizes (including affordable housing) should a significant regeneration opportunity. It can normally be supported. Nevertheless, the particular be provided which fronts onto this space. accommodate new businesses providing jobs and circumstances of Newbridge, and the overwhelming services and also provides the potential for additional need for housing-led regeneration, justify it being an RS4 New housing development should provide a retail and community facilities which will benefit the exceptional case. frontage towards the site safeguarded for the village as a whole. A smaller housing development future relocation of the RHC. in the heart of the village and potential transport and 10.2 The identified housing-led regeneration opportunities environmental enhancements are also identified. in Newbridge and Ratho Station require changes to RS5 An area of planting should be provided on the some allocations in the adopted RWELP. These are western edge of the future RHC site in advance of being brought forward through the local plan alteration its relocation. being prepared in conjunction with the WESDF. Taking account of proposed and committed developments This will create visual screening between RHC uses within Hillwood Primary School catchment area, it is and the extended village and should be designed to expected that the notional capacity will be exceeded. allow connections to strategic cycling and walking The Council is currently considering the options for routes. extending the school and increasing its capacity. RS6 The role of Station Road as the hub of the village 10.3 In Ratho Station, it is proposed to reconfigure the should be strengthened when development and existing housing and open spaces proposals at the improvement opportunities arise. eastern end of the village identified in the RWELP. This provides a larger, more flexible site to provide RS7 The standing stone at Ratho Station which high quality new housing development with improved is a scheduled ancient monument should be open space and community facilities. The WESDF protected. also identifies other small scale opportunities to regenerate and enhance the village

25 Huly Hill

SINC Ecological space

Figure 12 - Newbridge - Indicative Layout 0 100 200 300 400 500m

26 NEWBRIDGE - PRINCIPLES This should be a minimum of 50 square metres plus 1 square metre of net internal floorarea for every Development at Newbridge should adhere to the dwelling proposed. The building should be designed following principles: for a range of recreational activities.

N1 Buildings which will be occupied by people should N8 The character of Broxburn Road should not be located within the Public Safety Zone (PSZ) be enhanced where opportunities arise for (refer to Circular 8/2002 Control of Development in development along the street frontage. PSZs)

N9 The role of Main Street as the hub of the village N2 For safety reasons, the open space proposed should be strengthened when development and within the PSZ should be designed and planted to improvement opportunities arise. promote ecology but not as a space where people can gather. Provision for recreational open space N10 Where opportunities arise, development which is must be included within housing development visible from the M9 should aim to visually enhance sites. this strategic gateway to Edinburgh. N3 The River Almond is identified as a potential flood N11 The area around the scheduled ancient monument risk. Development should be designed to avoid or of Huly Hill must be protected. manage any threat to susceptible properties from a 200 year return period flood. New development proposals must seek to enhance and respect the setting of this monument. N4 SUDS schemes must be designed to manage the drainage of surface water from development into existing water courses such as the River Almond.

N5 The Site of Importance for Nature Conservation at the River Almond should be enhanced with additional planting.

N6 New residential buildings should be located sufficiently far away from industrial buildings that they are not adversely affected by noise and odours. Screen planting will also be required.

N7 Given the significant increase in the population of the village as a result of these housing proposals, a new community building funded by the developers should be provided in a location easily accessible for all the residents of Newbridge.

27 11 DELIVERY

G adoption of the highest possible standards has the status of Edinburgh Planning Guidance and AIMS of design, environmental management and should be used to guide the preparation of Master sustainability facilitated through the use of design Plans and planning applications for development in To help realise West Edinburgh’s potential in terms of competitions where appropriate. West Edinburgh. inward investment, job creation and quality of place. 11.2 Developer contributions either financial or “in kind” 11.6 Implementation of the vision set out in the WESDF will 11.1 Successful implementation of the vision for West will be one element of the overall funding for the be taken forward by the West Edinburgh Development Edinburgh set out in the WESDF will take many years infrastructure required to support development in Partnership (WEDP). This involves relevant public and of coordinated effort. It will also require: West Edinburgh. Policy IMP3 in the Rural West private sector stakeholders with an interest in West Edinburgh Local Plan Alteration (finalised March Edinburgh working together to realise its development A a proactive, coordinated and comprehensive 2010) requires all development proposals within the potential. It was set up by Scottish Enterprise in approach to the funding and delivery of boundaries of the Airport, RHC and IBG to make an Summer 2008 and significant progress has already landscaping, transport and other enabling appropriate contribution towards the infrastructure be made on the various tasks and studies required to infrastructure. required to implement the West Edinburgh Planning make development happen. The completion of WETA, Framework. The Council intends to prepare a new finalisation of the RWELP Alteration and preparation B close partnership working amongst the various planning guideline for developer contributions in West of the final WESDF provide clear, robust planning stakeholders and also a delivery mechanism to Edinburgh. guidance for prospective developers and investors. enable the equalisation of costs and benefits. 11.3 Developer contributions will also be required for the 11.7 The key next steps for the WEDP are C a strong governance and programme housing development proposed at Newbridge and management structure, with clear roles and Ratho Station. This is likely to include contributions • Detailed assessment of strategic infrastructure costs. responsibilities. towards education provision and transport infrastructure. The denominational school catchment • Preparation of a Development and Transport Phasing D careful integration of transport and land use with areas covering Newbridge and Ratho Station extend Plan to establish the timing and triggers for the additional investment in public transport triggering into West Lothian and therefore developers will be transport interventions identified through the WETA. additional land release. required to contribute to education provision at levels to be agreed with West Lothian Council. • Reaching agreement on available funding options, E early provision in phases of a landscape from both public and private sector sources, and framework and key elements of urban form, 11.4 The WESDF establishes the overarching design possible delivery vehicle. including streets and public realm, to provide a parameters for the planning and implementation of the high quality and mature landscape and townscape vision for the future development of West Edinburgh • Presentation of a finalised West Edinburgh context for future development. as a gateway to Scotland and Edinburgh and a Implementation Plan to Scottish Ministers. destination in its own right. F an overall and sustainable approach to the planning, design and delivery of transport, 11.5 This finalised version has been prepared with input services and utilities infrastructure. from local communities and other stakeholders. It

28 Appendix 1 Planning Constraints and Opportunities

Introduction West Edinburgh Local Plan Alteration and summarised Constraints below. The West Edinburgh Development Partnership The information provided below has been used in the There are a range of constraints within the West will undertake further work to prioritise the identified preparation of the WESDF and provides a starting point Edinburgh Area. Some of these are illustrated on the measures and investigate funding options. for the preparation of master plans and development following pages. They include: proposals in West Edinburgh. It is indicative only and further studies will be required by prospective • Built Hertiage Constraints including: Scheduled developers. Ancient Monuments, Listed Buildings and Historic 2.Active Other travel Infrastructure package High quality and pedestrian Physical and cycle routes through the development area and providing Buildings of Note. wider links. 1. Transport Infrastructure Bus Priority Measures Hard shoulder bus lane on M8 and bus priority • Natural Heritage Constraints including: Area of The West Edinburgh Planning Framework (WEPF) 2008 including on M8 and at junctions on A89 corridor and elsewhere. Outstanding Landscape Quality, Designed Landscape, A89. highlights the need for development in West Edinburgh Sites of Importance for Nature Conservation to be served by sustainable transport infrastructure, IBG Tram Halt Additional tram stop to serve IBG. including walking, cycling and public transport networks. • Areas of Importance for Flood Control Dualling of Eastfield Dualled road along whole length from and replace- dumbells junction to roundabout at the airport. The WEPF identifies significant public transport ment of “Dumbells” Additional carriageway to be provided on • Airport Noise Corridor, Public Safety Zone, Hazard infrastructure that already has committed funding. This junction land to east of existing road line. Existing Consulation Zone dumbbells to be replaced by substantially includes : rebuilt signalised roundabout with two bridges carrying A8 over the roundabout and a 3 lane capacity. Widening on A8 approaches to KEY for Figures 15 - 16 • Gogar Intermodal Station and possibly through junction to provide bus priority. Scheduled Ancient Monument • Tram Line from City Centre to Edinburgh Airport Gogar Link Road Largely single carriageway with some through IBG widening to allow public transport priority. Listed building within area of study • Chord which is part of the Edinburgh New junction on A8 New junction on A8 west of dumbbells to serve for Royal Highland RHC development north and in the future Building of historic note Glasgow Improvement Programme Centre south of the A8. Newbridge junction Public transport priority and/or enhanced lane Designed Landscape Existing and Committed Transport Infrastructure is capacity enhance- capacity on M9 spur towards A8 and on merge shown in Figure 6 - Key Transportation Infrastructure ment into A8 from M9. Additional public transport Area of Outstanding Landscape Quality priority and/or capacity on A8 approaches to and Movement Newbridge. Site of Importance for Nature Conservation Gogar junction Likely to include extra lane on inside of Protection of Open Space Given the substantial levels of development proposed capacity enhance- existing roundabout. May also require some ment in West Edinburgh, additional transport interventions widening of approaches Car Parking are required. A transport appraisal (WETA) has been Area of Importance for Flood Control undertaken and the report can be viewed via www. edinburgh.gov.uk/rwelp. Following the completion of Airport Public Safety Zone WETA, a preferred package of transport interventions Airport Noise Contours has been identified. These are set out in the Rural Hazard Consultation Zone

29 Figure 13 0 500 1000m Built Heritage Constraints

30 Figure 14 0 500 1000m Natural Heritage Constraints

31 Figure 15 0 500 1000m Areas of Importance for Flood Control

32 Figure 16 0 500 1000m Airport Noise Corridor, Public Safety Zone, Hazard Consulation Zone

33 3. Utilities and Services Drainage Gas Existing Arrangements Background Existing Arrangements A study by Blyth & Blyth Consulting Engineers in 2009 Both the Airport and RHC drain to and are treated at Substantial gas infrastructure exists within the A8 corridor. looked at water supply, drainage, telecoms, gas and Newbridge Waste Water Treatment Works. The IBG electricity in West Edinburgh. It examined existing drains to Waste Water Pumping Station Constraints arrangements and identified potential constraints for future which is ultimately treated at Seafield Waster Water development. It also suggested possible solutions to ensure Treatment Works. None adequate utilities and services are available to support development at the Airport, Royal Highland Centre and Constraints Potential Solutions International Business Gateway. Capacity exists at both Newbridge and Seafield Waste New supplies for each of the development areas can be Water Treatment Works. However local infrastructure taken from the 10” intermediate pressure main currently Water Supply requires upgrade/replacement. running to the airport. Existing Arrangements Potential Solutions The Airport, RHC and IBG are all currently served by 9” and Electricity 6” mains flowing in a westerly direction. The supply comes The Airport can continue existing arrangements to Existing Arrangements from the Balmore Water Treatment Works in the West of Newbridge WWTW but with replacement of existing Scotland via a storage reservoir at Humbie. It forms part of pumped drainage system and contribution to outfall The RHC is served via a limited capacity LV circuit from the Kirkliston Water Supply Zone. upgrades. Newbridge Primary Substation. Constraints The RHC site is divided in two for drainage purposes. The Airport and IBG are both served from the Edinburgh The western part can continue to Newbridge WWTW Airport Substation. In addition, the Airport has an emergency Capacity exists at the storage reservoir. However, even but with contribution to outfall upgrades. The potential back-up supply from Newbridge Primary Substation. minor new connections will require upgrading of the mains solution for the eastern part of the site is linked to the between West Edinburgh and the storage reservoir. It is IBG (see below). Constraints anticipated that wholesale mains replacement over an approximate length of 7.5km will be required. In the IBG, a new pumped rising main is proposed Existing electricity infrastructure is operating close to taken through the site along the sustainable services capacity. Additional infrastructure is required to support even Potential Solutions corridor and discharging to the Western Boundary modest new development in West Edinburgh. Sewer. A more cost effective solution would involve changing the Potential Solutions water supply direction and creating a revised boundary Telecoms between the Kirkliston and Marchbank Water Supply Zones. A phased solution to addressing this potential constraint is As a result, the Airport, RHC and IBG would all form part There are significant users of telecoms infrastructure proposed. Firstly the potential to realise additional capacity of the Marchbank Supply Zone and would be serviced via already in the West Edinburgh area. Infrastructure from existing infrastructure will be explored. Secondly, new a new main connecting to an existing trunk main at Gogar exists within the A8 corridor and no difficulties are 33KV cables will be required from Broxburn Gridpoint to Roundabout. anticipated in terms of servicing new developments. the Edinburgh Airport Substation. In the longer term, a new primary substation will be needed in West Edinburgh.

34 Renewable Energy terms of the size of structure required, risk of odour and high initial investment. A Renewable Energy Study undertaken on behalf of the WEDP by Donald Rose consultant provides an 5. Solar Thermal initial assessment of renewable and sustainable energy options for development in West Edinburgh. Copies This may be suitable where hot water is required can be made available to prospective developers by e.g hotels, offices and would suit all sizes of contacting [email protected] buildings.

It identifies some of the main financial incentives that are 6. Ground Source Heat Pumps available for renewable and low-carbon energy systems such as the Renewables Obligation, Feed-in Tariffs and This is best suited to low temperature heating the Renewable Heat Incentive (from April 2011). applications such as under-floor.

The study assesses a number of sustainable energy The West Edinburgh Development Partnership may options for West Edinburgh. The following measures are undertake a detailed feasibility study on one or more of considered to have potential : these options.

1. Incorporate best practice and sustainable design into buildings and sites.

This option is already being taken forward through the need for proposals to accord with the Council’s Standards for Sustainable Building.

2. District Heating

This would be suitable for a large number of similar buildings located in close proximity. The use of district heating together with a biomass combined heat and power system may be a good option.

3. Biomass/Biomass CHP

This would be suitable for most buildings requiring heat and electricity and is considered to be the most viable option at this stage.

4. Anaerobic Digestion

This would be suitable for any building. However there are a number of potential disadvantages in

35 Appendix 2 Contextual Analysis

Figure 17 0 500 1000m

Potential views (shown with red arrows)

36 Figure 18 0 500 1000m

Topography

37 You can get this document on tape, in Braille, large print and various computer formats if you ask us. Please contact ITS on 0131 242 8181 and quote reference number 00847. ITS can also give information on community language translations. You can get more copies of this document by calling 0131 529 7635 or 529 7627.

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