DALHOUSIE SOUTH, BONNYRIGG DESIGN & ACCESS STATEMENT + MASTERPLAN REPORT- ISSUE NO. 6 DALHOUSIE SOUTH, BONNYRIGG - DESIGN & ACCESS STATEMENT • 3 Contents

1.0 INTRODUCTION 4.0 BUILT FORM

Purpose of Masterplan Urban design principles Core Objectives Streets Boundary treatments 2.0 CONTEXTUAL ANALYSIS Development blocks Frontage Location & Context Buildings at key locations / vistas Amenities Specific elements The site & topography Area of improved quality Movement & connections Character Zones Surrounding Heritage Character & Identity Gateway Constraints Primary routes Opportunities Secondary streets & lanes Public Transport Network Access to open space Architecture & Materials Access to country parks Drainage & SuDS 3.0 DESIGN RESPONSE 5.0 CONCLUSION Design Guidance Community Engagement Local Plan Concept Layout Landscape Road Structure Pedestrian Movement Landscape Features

1. North-east open space 2. Central open space / SuDS 3. Southern open space 1.0 Introduction

Dalhousie South, Bonnyrigg 6 • DALHOUSIE SOUTH, BONNYRIGG - DESIGN & ACCESS STATEMENT + MASTERPLAN REPORT DALHOUSIE SOUTH, BONNYRIGG - DESIGN & ACCESS STATEMENT • 7 INTRODUCTION

This Design & Access Statement + Masterplan Report has been prepared to support an application for Planning Permission for residential development at Dalhousie South in Bonnyrigg. This document has been prepared by EMA Architects + Masterplanners and is submitted on behalf of Grange Estates.

The site is identified as Hs11 in the Local Development Plan

The document evaluates the site within its wider context and identifies the key features and assets. The vision and evolution of the proposals are then described within the Design Response 1. VIEW EAST FROM B6392 A7 section.

In addition, the document considers the proposed development in the context of national planning policy and Planning Advice Notes. It also takes cognisance of any local authority design advice and guidance.

B6392 3. PURPOSE OF MASTERPLAN

The purpose of the Masterplan is to develop a well informed, integrated and creative solution for a residential- lead development of the site. The Masterplan will establish the overall form of the development in order that subsequent detailed 2. VIEW ALONG SOUTH-EASTERN BOUNDARY OF SITE 1. designs adopt these principles.

CORE OBJECTIVES

The core objectives of the development framework are to: 2. • Provide appropriate physical environments to support strong communities • Support a rich and pleasurable quality of life for inhabitants and visitors B6392 • Connect people and places by providing ease of movement within, and through developments 3. VIEW FROM NORTH EASTERN EDGE OF SITE • Create places of distinction and enduring quality 2.0 Contextual Analysis

Dalhousie South, Bonnyrigg & CARRINGTON PARISH CHURCH 10 • DALHOUSIE SOUTH, BONNYRIGG - DESIGN & ACCESS STATEMENT + MASTERPLAN REPORT DALHOUSIE SOUTH, BONNYRIGG - DESIGN & ACCESS STATEMENT • 11

ESKBANK LOCATION & CONTEXT CONSERVATION AREA The application site lies on the south-eastern edge of Bonnyrigg and is currently used as arable farmland. The B6392 contains the north-western boundary of the site and another existing road EASTHOUSES contains the site to the south-east. The centre of Bonnyrigg 30 mins walk lies around 1.5km to the north-west, around a 20 minute walk. ESKBANK 2KM STATION Eskbank is situated around 1.5km to the north of the site with Newtongrange 1km to the east. There are railway stations at both Eskbank and Newtongrange.

The existing residential developments which lie to the west of the site are primarily 2 storey with pitched roofs. Some of the housing fronts onto the street whilst others turn their back DALHOUSIE 15 mins walk creating more intimate / introverted developments. A linear park MAINS VIEW OF SITE FROM NORTHERN BOUNDARY BONNYRIGG (B-LISTED) 1KM connects through this neighbourhood and provides key play areas for children and key open space.

RAILWAY LINE

NEWTONGRANGE

COCKPEN AND CARRINGTON PARISH CHURCH (A-LISTED) NEWTONGRANGE STATION CONSERVATION AREA INDUSTRIAL SITE FROM SOUTHERN BOUNDARY VIEW FROM EASTERN EDGE OF SITE ESTATE

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AMENITIES BROOMIEKNOWE GOLF CLUB NEWBATTLE GOLF COURSE TESCO The surrounding towns of Bonnyrigg, Newtongrange and COLLEGE Eskbank contain a number of shops, schools and leisure facilities which cater for the surrounding communities.

MIDLOTHIAN COMMUNITY There are a number of education facilities within close HOSPITAL proximity of the application site, including: Bonnyrigg

DALHOUSIE Primary School, Primary School, Lasswade High MEDICAL PRACTICE School and Edinburgh College ( Campus). These facilities are all located within a 30 minute walk of the application site.

Bonnyrigg town centre is within a 20 - 30 minute walk of BONNYRIGG the application site and is host to an array of local amenities HIGH STREET including: Bonnyrigg Flowers, Spar, Cost-cutter, Llyods BONNYRIGG HIGH STREET NEWTONGRANGE STAR FOOTBALL PITCH LASSWADE Pharmacy and a Post Office as well as a nearby medical practice. HIGH SCHOOL

ST. MARY’S R.C. The sites nearest supermarket (Tesco) is located to the north PRIMARY SCHOOL HAWTHORNDEN NEWTONGRANGE -east of the application site, just east of the A7. PRIMARY SCHOOL STAR FOOTBALL BONNYRIGG TESCO PRIMARY SCHOOL EXPRESS Broomieknowe and Newbattle Golf Courses sit to the north and east of the site. These facilities are all located within a 10 minute drive of the application site.

NEWTONGRANGE MAIN STREET

BURNBRAE PRIMARY SCHOOL CO-OP NEWTONGRANGE

TESCO IN ESKBANK LASSWADE CENTRE VENUS FITNESS NATIONAL STUDIO MINING MUSEUM

DALHOUSIE CASTLE 14 • DALHOUSIE SOUTH, BONNYRIGG - DESIGN & ACCESS STATEMENT + MASTERPLAN REPORT DALHOUSIE SOUTH, BONNYRIGG - DESIGN & ACCESS STATEMENT • 15

THE SITE

1. DALHOUSIE MAINS The Dalhousie Burn flows in a north-easterly direction through (B-LISTED) an existing woodland belt and joins the River South Esk further to the north.

The cemetery and grounds of Cockpen and Carrington Parish Church forms part of the southern boundary to the site with CRAIGESK 5. HOUSE Dalhousie Castle and grounds further to the south. (C-LISTED) The existing established neighbourhoods of Brixwold Rise and 4. Bairds Way are the closest residential developments to the site, however there are also several farm cottages and a stable block

B6392 which lie to the north and north-east of the site.

1. APPROACH TO SITE FROM NORTH Panoramic views of the Moorfoot Hills are possible to the 3. APPROACH TO SITE FROM SOUTH ALONG EXISTING ROAD RIVER SOUTH ESK south-east as well as views towards Newbattle in the north-east.

TOPOGRAPHY

DALHOUSIE 2. BURN The site has an undulating land-form with heights varying from +83.00m in the south-west to +62.00m in the north-east. There is a fall of around 2-3 meters from the B6392 into the site along the north-western boundary. From here the site generally CEMETERY slopes down from west to east. There is another drop of around 1-2 meters from the south-eastern edge to the existing road which runs along this edge.

COCKPEN AND CARRINGTON PARISH CHURCH 3. (A-LISTED) 2. APPROACH TO SITE FROM SOUTH-WEST 4. APPROACH TO SITE FROM NORTH-EAST 5. VIEW OF SITE FROM NORTHERN BOUNDARY 16 • DALHOUSIE SOUTH, BONNYRIGG - DESIGN & ACCESS STATEMENT + MASTERPLAN REPORT DALHOUSIE SOUTH, BONNYRIGG - DESIGN & ACCESS STATEMENT • 17

TO LASSWADE EDINBURGH MOVEMENT & CONNECTIONS

The site is bound to the north-west by the B6392 and to the south-east by an existing unnamed road. Both of these roads connect to the A7 to the north-east. There is also an existing unnamed track which partially contains the site to the north- east.

The Line runs alongside the A7 from north to south.

There is a core path connection at the north-eastern edge of the site which leads to the B704 in the south. There are also core path connections which lead off the A7 to the north east and through the centre of Bonnyrigg to the north-west.

Local path networks to the north-west of the site provide access through the existing residential areas within Bonnyrigg and provide connections to the core path network.

The National Cycle Route 1 follows the B704 and Cockpen Road to the south-east of the site. This is part of a Nationwide cycle route which goes from Dover to the Shetland Islands, passing through countryside, towns, villages and coastal areas. The site offers the potential to greatly improve the existing footpath and cycle network through the new neighbourhood. NEWTONGRANGE This will help to improve the connectivity of the area and serve BONNYRIGG to integrate the new development into its surrounding context.

Surrounding road network

Site boundary

A7

Core path

Local path network CORE PATH LINK FOOTPATH LINK TO BONNYRIGG National cycle route A7 Existing railway line 18 • DALHOUSIE SOUTH, BONNYRIGG - DESIGN & ACCESS STATEMENT + MASTERPLAN REPORT DALHOUSIE SOUTH, BONNYRIGG - DESIGN & ACCESS STATEMENT • 19

NEWBATTLE ABBEY SURROUNDING HERITAGE

HARDENGREEN There are a number of historic buildings and landmarks in close HOUSE proximity to the application site.

Notable listed buildings and structures within close proximity to the site include: Hardengreen House, Dalhousie Mains Farmhouse, The Sun Inn , the Newbattle Viaduct and the King’s Gate. Newbattle Viaduct, which lies to the north-east, dates back to 1849 and was designed to carry the Waverley Line, running DALHOUSIE CASTLE HARDENGREEN HOUSE between Edinburgh and Carlisle. The viaduct was designed by DALHOUSIE MAINS the Scottish civil engineer and Liberal Party politician John Miller. BONNYRIGG COCKPEN & COTTAGES There are a number of designed landscapes within close proximity to the site. The closest two being the grounds of Dalhousie Castle and Newbattle Abbey.

NEWBATTLE VIADUCT The Scottish Mining Museum lies around 1 mile to the south- east of the site and is a 5 Star attraction housed in the fully NEWTONGRANGE restored Lady Victoria Colliery, the finest surviving colliery in Europe.

Please refer to the archaeological Desk-based Assessment and Setting Impact Assessment for more in-depth analysis of the NEWBATTLE VIADUCT proposed development in the context of the wider area.

COCKPEN CHURCH

SCOTTISH MINING MUSEUM

DALHOUSIE CASTLE

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CHARACTER & IDENTITY

The area has a strong character and identity borne out of its surrounding landscape and history. The character of the surrounding context is predominately defined by residential development.

The residential developments which lie to the north-west of the site primarily consist of two-storey dwellings with pitched roofs. Some of the housing fronts onto the street whilst others turn their back creating more intimate / introverted developments. They have also been formed around a linear park concept, with houses overlooking a central open space which accommodates a network of footpaths. The Masterplan for the site aims to further enhance and extend this network of open space and footpaths links. OPEN FARMLAND & VIEWS TO SOUTH

The masterplan responds to these positive features and the surroundings - reinforcing existing connections and streetscapes whilst creating new residential streets and routes through the new neighbourhood. Features such as new pedestrian routes and proposed open spaces should provide opportunities for existing residents to benefit from the new neighbourhood and will serve to integrate the new area into the community.

The result should be a special place which contributes to Bonnyrigg’s architectural tradition by creating a new 21st century neighbourhood which fully respects its location, history and context.

PEACOCK PARKWAY, BONNYRIGG DALHOUSIE MAINS COTTAGE

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CONSTRAINTS

The constraints identified across the site include the following:

• Existing overhead power-lines crossing the site

• Existing undulating topography

• B6392 to north-western boundary and existing road to south-eastern boundary

+62.00m • Church and cemetery to south-eastern boundary and +82.00m Dalhousie Mains Cottages to northern boundary

RIVER SOUTH ESK • Location of potential SuDS basins at the lowest points on EXISTING OVERHEAD POWER LINES COCKPEN & CARRINGTON PARISH CHURCH site

Primary road

Site boundary

+74.50m Existing watercourse

+83.00m DALHOUSIEBURN Combined sewer overflow

Water main

Overhead power line

Power-line standoff (30m offset from cables required)

Grounds of Cockpen Church & Cemetery +81.00m B6392 TO NORTH-WEST EXISTING ROAD TO SOUTH-EAST

Location of SuDS 24 • DALHOUSIE SOUTH, BONNYRIGG - DESIGN & ACCESS STATEMENT + MASTERPLAN REPORT DALHOUSIE SOUTH, BONNYRIGG - DESIGN & ACCESS STATEMENT • 25

OPPORTUNITIES

The opportunities identified across the site include the following:

• Creation of new usable open space areas which integrate with the development

• New woodland planting which will help to enclose the development and create a sense of containment from the main road

• Primary access from the B6392

RIVER SOUTH ESK

• Potential connections to the existing footpath network BUS STOP ALONG B6392 LINKS TO EXISTING PATH NETWORK

• Access to public transport along B6392

• Form new pedestrian crossing points to ensure development integrates with existing path network and safer routes to school are provided.

DALHOUSIEBURN Existing core path

Potential access

Existing road network

Existing railway line

Existing bus stop WOODLAND ENCLOSURE TO SITE SITE FROM B6392 Pedestrian connections / crossing points 26 • DALHOUSIE SOUTH, BONNYRIGG - DESIGN & ACCESS STATEMENT + MASTERPLAN REPORT DALHOUSIE SOUTH, BONNYRIGG - DESIGN & ACCESS STATEMENT • 27

ESKBANK STATION

PUBLIC TRANSPORT

The site is currently served by bus services operated by Buses and Lothian Community Transport Services (LCTS).

Services operated by Lothian Buses provide regular access to Silverknowes, Gorebridge, Woodburn, Musselburgh, Auchendinny, Penicuik, The Edinburgh Royal Infirmary, The KING’S GATE (29, 39, R2, X29) Edinburgh College (Midlothian Campus).

Lothian Community Transport Services also operate within the area providing a Minibus Hire Service and a number of scheduled Community Bus Routes in Midlothian. The BAIRDS WAY Community Buses are available directly to members of the SOUTH (339) public and holders of a National Concessionary Card or a Young Scot Card. These services provide regular access to , ESKBANK STATION BORDERS RAILWAY LINE Carrington, Gorebridge, Tesco’s (Eskbank) and Asda (Straiton).

The Borders Railway, which re-established passenger train services from Edinburgh through Midlothian to Tweedbank in the Scottish Borders, opened in September 2015. Located BAIRDS WAY BRIXWOLD (31, 339, N31, R1, R2, R5, X31) DRIVE (339) on the Borders Railway route, Eskbank Station is located within a 15 minute walk of the site (0.75 miles).

BRIXWOLD BANK Trains from Eskbank Station provide quick and regular access (31, 339, R1, R2, R5, X31) north to Edinburgh Waverley in approximately 20 minutes and south to Gorebridge (approx. 10 mins) and Tweedbank (approx. 40mins).

DALHOUSIE GRANGE (R1, R2, R5)

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ESKBANK

ACCESS TO OPEN SPACE

The site is well placed to take advantage of the existing WAVERLEY PARK surrounding open space network. There are a number of children’s play areas within 400m (a 5 minute walk) of the application site. These are located in Waverley Park to the north, in the open space at Gladstone’s Gait, Brixwold View and GLADSTONE’S GAIT Peacock Avenue. Slightly further afield there are play areas at Viewbank View and Sherwood Crescent.

There are also a number of sports pitches within a short walking distance of the site. These include Waverley Park Sports Pitch and Lasswade Primary School Sports pitch, which are PEACOCK AV. both within a 5 minute walk of the site. Within a 10 minute BONNYRIGG walk of the site are Dundas Park (Bonnyrigg Rose FC) and Bonnyrigg Primary School sports pitch. Further afield and within BAIRDS WAY OPEN SPACE NEARBY PARK a 30 minute walk of the application site is Newtongrange Star Football Club.

1 KM 2 KM To the west of the application site the existing linear park network provides connection from Waverley Park in the north, south to the B6392. Other notable open spaces in the sites surrounding area include King George V Park and Welfare Park. BRIXWOLD VIEW

NEWTONGRANGE OPEN SPACE

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ACCESS TO COUNTRY PARKS A68 DALKEITH COUNTRY PARK Within a 6km radius of the application site there are 3 country parks: EDINBURGH CITY BYPASS The closest of these is Dalkeith Country Park which is located to the north - east of the site. Dalkeith Country Park is made up of the estate of Dalkeith Palace, a stately home built in 1702 on the site of an earlier castle. The Country Park is also a working estate with 1000 PENTLAND acres of farmland and forestry. Dalkeith Country Park provides an HILLS REGIONAL array of outdoor activities including: fishing, horse riding and numerous PARK walking / cycling routes.

Vogrie Country Park is located to the south east of the application site. The Country Park retains its character as a Victorian parkland estate, with sweeping drives, landscaped vistas and a walled garden. Vogrie Country Park includes 105 hectares of woodland and over 4 DALKEITH COUNTRY PARK PENTLAND HILLS REGIONAL PARK miles of woodland walks, as well as an adventure play area, a number of barbecue sites, a 9 hole golf course, miniature railway and a tree top 6 KM 3 KM cafe.

Roslin Glen Country Park is located to the south - west of the site and is a wooded glen in the North Esk Valley. It contains several A7 walking / cycle routes with numerous places of interest along the way, including Rosslyn Chapel, Roslin Castle, Wallace’s Cave and Hawthornden Castle.

VOGRIE The nearest regional Park to the application site is the Pentland Hills A701 COUNTRY Regional Park, which is located approximately 7 miles west of the PARK application site. The Pentland Hills Regional Park was designated in 1986. It covers an area of 90 km² at the northern end of the Pentland ROSLIN GLEN Hills range. The park, together with the rest of the hills, are used for a COUNTRY PARK variety of recreational activities including hillwalking, mountain biking, horse riding, golf and skiing at the artificial ski slope at the Midlothian Snow sports Centre. VOGRIE COUNTRY PARK DALKIETH COUNTRY PARK 3.0 Design Response

Dalhousie South, Bonnyrigg