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S T R a T E G Y F O R D E L I V E Strategy for delivery Greater Blindwells : Hoprig East Lothian Council : MIR Submission February 2015 1 SECTION 1 CONTENTS SECTION 1 3 SECTION 3 27 CURRENT POSITION 4 DELIVERY 27 location 4 next steps 28 description 4 summary 29 ambition 6 WORKSHOP SUMMARY 7 PLACE-MAKING 9 wider landscape 11 AREA DESCRIPTION 11 analysis 12 designations 13 hydrology and vegetation 13 ACCESSIBILITY APPRAISAL 14 transport 15 PHOTOGRAPHIC CONTEXT 16 SECTION 2 18 CONCEPT 19 Hoprig : concepts for growth 20 OPPORTUNITIES 21 Hoprig : capacity 22 HOPRIG : DEVELOPMENT FRAMEWORK 23 Hoprig : preliminary concept 24 MONTAGES 25 2 SECTION 1 SECTION INTRODUCTION This document forms part of the Taylor Wimpey submission to the East Lothian Council Main Issues Report consultation regarding Greater Blindwells, with specific focus in regard to supporting allocation of their own landholding at Hoprig Mains. It reflects on the outcomes of the workshops held with ELC officers in January and February of 2014, and builds on some of the findings in starting to think about what Greater Blindwells should be. West Blindwells is currently being determined for a Planning Permission in Principle application so momentum on the Greater Blindwells area as a whole has already begun. How west will influence east in terms of design and delivery mechanisms is a matter which will need to be addressed once this consultation period has closed. The focus for this document, therefore, is to demonstrate how a hierarchy of settlement could start to form, and with capacity at West Blindwells already established look at capacity and character for East Blindwells, at Hoprig, in order to enable the next stages 1 to begin. Designing a new settlement is a long and complex process, which we have only started, and yet this, in turn, will be only the beginning of building Greater Blindwells. 3 CURRENT POSITION location Greater Blindwells is supported as a location for a new settlement within the Main Issues Report. The Location plan sets out the general arrangement of the area highlighting the area of land involved and the sizes. The land area in total amounts to some 515Ha, allowing for removal of the land area covered by the proposed Countryside Around Towns policy. description The western Blindwells area is distinct from the rest of the land area; its history as an open cast site which has now been filled is readily traceable by the sterile grassland environment this has left behind, with gas monitoring stations providing further clue. The land to the east has been in agricultural use in perpetuity and consists of a field pattern supporting a wide range of crops with a north-south hydrology pattern and some copses of woodland. Field boundaries largely consist of hedgerows. There are three farm buildings within the Greater Blindwells area: Southfield Farm is out with the area of consideration and within the area providing separation from Longniddry, Hoprig Mains is within the south-east and has outbuildings and a couple of associated cottages and Greendykes is within the centre of the Greater Blindwells area. Greendykes is linked to Macmerry via a bridge over the A1 and consists of a farmhouse, outbuildings and a row of privately owned terraced cottages. Hence whilst this is a partially settled landscape there are few features overall and the land area undulates with localised ridgelines within an overall area that slopes toward the Firth of Forth which is not far to the north of the area. Greendykes Farm | Hoprig Mains | Southfield Farm 4 1. Blindwells West 2. Blindwells West expansion 3. Greendykes 4. Hoprig Mains 5. Alternative expansion : Hoprig Farm 1:10,000 @ A1 0km 0.5km 1km N ©2015 DigitalGlobe, Getmapping plc, Map data ©2015 Google. 5 ambition The ambition is to create a sustainable new town for East Lothian. East Lothian is predicted as being one of the Council areas that will undergo the highest population growth in Scotland by 2035 and yet is also valued for the quality of its environment. Much of the East Lothian agricultural land is Prime, and proportionally the area has some of the highest numbers of scheduled ancient monuments, listed buildings, Conservation Areas and Historic Gardens and designed Landscapes in the country. It is clear that a new town in East Lothian must respond to this backdrop, adding rather than detracting from its unique sense of place which will attract people to the area in the first place. A sustainable place will offer opportunity for all aspects of comfortable living within one place and will allow for all modes of transport, but especially ease of access to sustainable transport solutions, i.e. walking, cycling and public transport. As a place, it should be identifiable within the landscape, with distinctive features aiding place legibility. It should relate well to the East Lothian context but without being pastiche, and should be an exemplar for contemporary living. Coming “home”, being “home” and what that means for all who live there should be at the heart of this development. 6 WORKSHOP SUMMARY Taylor Wimpey facilitated a series of three workshops in January and February of 2014 exploring the potential for a new settlement in the Blindwells area. The workshops combined presentation, discussion, focus group work and preliminary masterplan design. The idea was to progress and build preliminary plans from starting with context, looking at place-making, considering technical constraints and then masterplanning through using templates setting out the land take and associated with different land uses. The workshops were well attended by Council officers from a number of departments (including planning, education, housing, economic development, environment), land owners, infrastructure providers and government agencies. The findings of the workshops were subsequently presented to East Lothian Councillors and can be distilled as follows. • Importance of starting with the landscape, being guided by topography and ensuring adequate green space; • Employment opportunities should largely be located near Macmerry, capitalising on the easy access onto the Gladsmuir junction and co-location with the existing Industrial estate and business park; • Need for an iconic building and distinctive gateway, especially in Western Blindwells where the main signals to the settlement will be seen; and • Education provision, a big issue for East Lothian, should guide development. 7 Considering what a new settlement should “be,” it is worth noting other factors that were often touched on during the course of the three sessions but especially regarding how Greater Blindwells can best meet the need of East Lothian as a whole: • Facilities and opportunities should be available, and streetscapes and civic spaces designed, encourage mixed and integrated communities and foster a sense of community as a result; • Increased provision of health and well-being facilities should be responsive to the changing demographic of East Lothian. Whilst a new town will invariably attract a high number of families, the population of East Lothian as a whole is aging with a higher number of 40-54 year olds than the national average; • Housing needs to be affordable, of mixed tenure that can support contemporary living styles and encourage and enable a mixed demographic to live in the same community; • More and greater variety of job opportunities. East Lothian has an issue with land coming forward for economic development, and there needs to be a strategy for stimulating employment opportunities that will be unique to East Lothian and counter disquiet on East Lothian increasingly becoming a dormitory to Edinburgh; • An enhanced education system with provision at all levels, that considers education authority-wide and not just focussed on the new settlement; • Improved transport infrastructure and offer more variety in all modes; • Develop the existing East Lothian tourism offer, encouraging longer stays and increased expenditure. All of these aspects are interlinked and will require multi-agency support to properly plan and implement the new settlement. Support from the Council for a new settlement being located at Greater Blindwells is the starting point. 8 PLACE-MAKING 9 The West Blindwells application for Planning Permission in Principle is for 1,774 new homes including affordable and private. The capacity of Hoprig is estimated in the region of around 2000+ depending on other masterplanning considerations that will become integral to the plan as it progresses. Overall, taking into consideration the Blindwells expansion area and Greendykes this could ultimately be a settlement of some 6,000 new homes, together with all the facilities required, to giving a likely population in the region of 14,500 within an area of 515Ha. How does this compare? Within East Lothian, the largest settlement is Musselburgh which has a population of circa 22,000 with 9,600 households within an area of 535Ha. Haddington, the county town, is smaller than Tranent (marginally) and has a population of circa 8,800 within 3,700 households over an area 231Ha. Haddington will grow by 30% as a result of the allocations proposed within the Main Issues Report. Galashiels, principal town of the borders and home to a variety of employment, commercial and educational institutions as well as the forthcoming new rail line has a population of 14,000; Linlithgow, county town of Midlothian, also has a population of 14,000. Creating towns of this size and complexity will never happen overnight. Many of our most valued places have grown
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