Development Management Sub Committee Wednesday 25 April 2018 Application for Planning Permission 17/02471/FUL At Craigpark Quarry, 1 Craigpark, Ratho Outdoor leisure complex incl. water sport+training facilities infrastructure, access(pedestrian+vehicular),landscaping+ancillary works(full planning permission), ancillary class 1 (retail)+class 3 (food+drink) uses, tourism accommodation facilities (PPP). Item number Report number Wards B02 - Pentland Hills Summary The proposal complies with the Edinburgh Local Development Plan and the Council's non-statutory guidelines. The proposal is a unique opportunity to reuse the redundant quarry, there is no impact on the setting of the Scheduled Ancient Monument, there are opportunities to enhance the biodiversity of the site and provide enhanced cycle and footpath connections. The design is of an appropriate standard. There are no material considerations that outweigh this conclusion. Links Policies and guidance for LDPP, LDEL01, LDES01, LDES03, LDES04, LDES05, this application LDES06, LDES07, LDES08, LDES10, LEN08, LEN10, LEN11, LEN12, LEN15, LEN16, LEN21, LEN22, LTRA01, LTRA02, LTRA01, LTRA02, NSGD02, Development Management Sub-Committee – 25 April 2018 Page 1 of 88 17/02471/FUL Report Application for Planning Permission 17/02471/FUL At Craigpark Quarry, 1 Craigpark, Ratho Outdoor leisure complex incl. water sport+training facilities infrastructure, access(pedestrian+vehicular),landscaping+ancillary works(full planning permission), ancillary class 1 (retail)+class 3 (food+drink) uses, tourism accommodation facilities (PPP). Recommendations 1.1 It is recommended that this application be Granted subject to the details below. Background 2.1 Site description The application site is part of the disused Craigpark Quarry, at the western edge of the village of Ratho. The Quarry ceased operations in 1990. The Quarry slopes have recently received remediation works as part of the restoration of the quarry into a country park. The site measures approximately 23.4ha in area and is bound to the north by a strip of trees and shrubbery, next to the Union Canal, which is a scheduled ancient monument (Ref SM11097, added 15 Dec 2003), and by the Edinburgh International Climbing Arena to the north east. It is bound to the west by agricultural land and to the south by Bonnington Quarry. The Union Canal is designated as a Local Nature Conservation Site and runs along the northern edge of the site and to the southeast the woodland formerly associated with Craigpark House (now Demolished) is listed in the Inventory of Ancient, Long Established and Semi Natural Woodland of Plantation Origin (NCC 1991). Further south, beyond the application site, the countryside is designated as a Special Landscape Area. Access to the site is from Clifton Road to the west. 2.2 Site History The site was an active quarry producing hard rock until 1990, when all extraction ceased. Development Management Sub-Committee – 25 April 2018 Page 2 of 88 17/02471/FUL 2 March 2003 - planning application for restoration of redundant quarry and mixed use redevelopment comprising housing, business and commercial uses, with associated engineering works, application refused (application reference 02/01597/FUL). 14 August 2006 - planning permission was granted for the erection of 117 dwelling houses on the neighbouring site and restoration of the disused quarry to the south west for public amenity purposes (formation of country park) (application reference 05/01229/FUL). An Environment Statement was submitted with this application. The proposal included 45 town houses 42 four storey apartments, and 30 detached dwelling houses. The planning permission is subject to a legal agreement, requiring amongst other matters the implementation of a phased restoration programme and landscape and habitat management plan. The approved restoration works are currently in progress. The enabling works included the reinstatement of the site access from Wilkieston Road as the south eastern gateway for use by construction traffic for a temporary period and re-contouring of slopes for road construction, material gain from north-western area and removing dangerous cliffs. Restoration of the quarry included; Slope re-profiling to provide a natural angle of repose; Re-use of bundled topsoil; Retaining established woodland on the site; Creating new woodland and grasslands; Infrastructural tree planting; and Safeguarding raptor habitat and nesting sites. 21 November 2014 - planning permission was granted for a material variation to planning permission Ref; 05/01229/FUL to provide amended housing layout and substitution of house types and associated works (application reference 13/02527/FUL). 2 April 2015 - planning permission was granted to erect an agricultural storage shed and manager's residence in the country park (application reference 14/02128/FUL). 17 June 2016 - A Proposal of Application Notice was submitted for the restoration of former Craigpark Quarry for outdoor countryside and water related leisure and recreation, waterside development, visitor accommodation, access infrastructure and ancillary facilities (application reference 16/03170/PAN) and was withdrawn on 22 December 2016. 11 October 2016 - planning permission was granted, subject to a legal agreement, for the erection of a Site Managers Office (application reference 16/03437/FUL), this is currently under construction. 1 December 2016 - planning permission was minded to grant for the re-shaping of slope profiles and water bodies, alterations to the proposed footpath network and proposed landscape scheme (material variation to consent 05/01229/FUL) application reference 15/05021/FUL. Development Management Sub-Committee – 25 April 2018 Page 3 of 88 17/02471/FUL 21 December 2016 - A Proposal of Application Notice was submitted for the erection of an outdoor leisure complex including water sport and training facilities with ancillary (Class One) Retail and (Class Three) Food and Drink uses. Tourism accommodation facilities e.g. self-catering lodges and campsite, infrastructure, access (pedestrian and vehicular), landscaping and ancillary works (for full planning permission) (application reference 16/06366/PAN). 21 December 2016 - A Proposal of Application Notice was submitted for infrastructure provision (including operational works), landscaping and access (pedestrian and vehicular) associated with the development of the site for an outdoor leisure complex, including tourism accommodation facilities, ancillary (class one) retail and (class three) food and drink users and associated works (for planning permission in principle) (application reference 16/06371/PAN). Adjoining Site 1 April 2015 - Application received for an application under section 42 (Town and Country Planning (Scotland) Act 1997 (as amended)) to amend the wording of conditions numbered 22 and 23 of planning consent (Ref P/PPA/LA/643) to require that at least 12 months prior to mineral extraction ceasing a detailed scheme for restoration is submitted for the approval of the local planning authority and to extend the time period permitted to 2050 to allow for completion of mineral extraction, at Bonnington Mains Quarry, Clifton Hall Road, Newbridge. Main report 3.1 Description Of The Proposal The application is for the erection of an outdoor leisure complex within a country park. The application seeks full planning permission for the water sport and training facilities infrastructure, access (pedestrian and vehicular), landscaping and ancillary works. Planning permission in principle is sought for the supporting buildings including ancillary class one (retail) and class three (food and drink) uses, tourism accommodation facilities. The applicants are promoting the Wavegarden to deliver a “World class inland surf destination with ancillary activities and associated accommodation, set within a dedicated country park”. The site will be principally accessed from the west with up to 239 car parking spaces proposed close to the site entrance in the northwest corner. A vehicular bridge outside the site boundary connects to the Edinburgh International Climbing Centre on the opposite side of the Union Canal. The car parking makes provision for coach and mini bus parking. Service access only can be gained from the southern side of the site, west of Ratho village, controlled by a Rangers Lodge. Development Management Sub-Committee – 25 April 2018 Page 4 of 88 17/02471/FUL The main Wavegarden element will be accommodated within the existing quarry utilising the existing topography and water resource. The Wavegarden facility, called The Cove, measures approximately 155 metres in length and 155 metres in width and is divided into different surfing zones. The Wavegarden component of the project would take up approximately 4.7ha of the 23.4h site area (20%), with the public country park around almost 19ha in area. The Cove will generate approximately 1000 waves per hour ranging in height from 0.8m to 2.4 m. A maximum of 100 surfers can use the water at one time. The development is to cater for a wide range of users including: Surfers and Surf School; Stand Up Paddle boarders (SUP'ers), Bodyboarders, Surf Kayaking. Cyclists, MTB Skills. Skateboarders, Rollerbladers, Nordic Ski Training. Local Residents; Dogwalkers. Canal Users. Walking Groups. School Groups and Scout Groups. Ancillary activities to be accommodated on the site include: A tandem zipline approx 300 meters in length proposed north to south across the central part of the