Welcome Introduction Welcome and thank you for attending this exhibition. We are here to consult with you on a proposal to develop Craigiehall Village. The purpose of this consultation is for you to meet our design team and to hear about our aspirations for the site. We are seeking opportunities to develop, improve and adapt the proposals by actively involving the community in the planning process. This exhibition is a requirement and part of the formal planning process. A Proposal of Application otice was submitted and registered with The City of Edinburgh Council on the 10th February this year. This provides the statutory context for consultation with the local community. The ideas, vision and indicative concept presented here today is the first step towards the submission of a planning application and sets out a broad outline of the emerging proposal. RFA, OPE and ECS have been instructed by the developer, Hallam Land Management Ltd, to support the consultation exercise with the community, stakeholders and other interested parties. Representatives are here today and are happy to discuss your thoughts on the emerging proposals for Craigiehall Village. It is hoped that your attendance can improve the proposals as they emerge, so please take time to provide comments and feedback. Your comments and feedback will also inform the Pre-Application Consultation Report, required to be submitted in support of the planning application, so please complete one of our Questionnaires, put it in our comments box, or return it by post to the address provided below: RFA, 3 Walker Street, EH3 7JY. Location TS The Developer Hallam Land Management Ltd is a leading player in the development of strategic residential sites throughout Scotland and the UK. It has extensive experience and a long track record of successfully promoting residential sites throughout the Scottish market. The company prides itself in planning high quality residential locations which can then be built out by house builders. Hallam also takes a long term view in engaging with the community and supporting initiatives that will increase the quality of life by working closely with local community groups and their representatives. View from within the southern edge of the site: the parkland character will be retained. Craigiehall barracks Edinburgh airport Edinburgh Airport Through an agreement with the landowner Hallam has control of the land outwith the Ministry of Defence (MoD) land. The inclusion of land or reference to buildings currently under MoD ownership within the PA and this exhibition is for public consultation purposes only and does not imply any agreement or contractual arrangement between Hallam Land Management, Rosebery Estates and the MoD. The MoD is not responsible for, or a party to, the submission of this PA. View into the site from the northern edge: this part of the site is proposed for development.
Location and Context Site Location The proposed site for Craigiehall Village is located around 5 miles west of Edinburgh, within the urban fringes of the city, and adjoining the suburbs of Cammo and Strathalmond and close to South Queensferry, Cramond and the village of Dalmeny. It is 117 Hectares of land in total. The site is strategically well-located: it is bounded by the dualcarriageway A90 on its eastern edge, offering good access links into the city and north via the Forth bridges. Dalmeny train station is relatively nearby, giving direct links into the city centre and to the Fife Circle, and Edinburgh Airport is also in close proximity. View from Miller and Carter carpark Craigiehall sits discretely within the landscape: it is well screened by mature trees around its edge, and with the exception of a ridge to the south-east of the site the land area sits at a relatively low elevation within its landscape context. Site Context TS Elevation Contains Ordnance Survey digital map data Crown Copyright, All rights reserved. 2016 Licence number 0100031673 River Almond Context The site has two landowners: part of the land, and the buildings at its core, currently functions as Craigiehall Army Scottish Army Command HQ and is in the ownership of the Ministry of Defence, and part of it is currently in the ownership of Rosebery Estates. Rosebery Estates manage their land from nearby Dalmeny House. Whilst the use of Craigiehall House as an army HQ splits the site area in two, reinforced by fencing and signage, the site has historically been a single entity and still holds this impression visually. The Craigiehall site enjoys an attractive setting, with significant bands of mature trees and woodland, and with views out toward the Pentland Hills and Corstorphine Hill from elevated ground. The southern boundary is bounded by the River Almond, with an established riparian edge and a well-used walkway. Grade A listed Army HQ building, Craigiehall House, visible above the trees TS Planning Policy Context Planning policy is set out in the Rural West Edinburgh Local Plan (2011) and the Strategic Development Plan (2013). The Rural West Edinburgh Local Plan is being replaced in the near future by the Edinburgh City Local Development Plan. One key objective of the emerging Plan will be to address a significant shortfall in projected housing numbers within Edinburgh, required to meet set targets. Before it is finalised, amendments and modifications to this emerging Local Development Plan will be required in order to assist in achieving the housing requirements. It is becoming clear that in order to address this shortfall some areas of green belt around Edinburgh will need to be considered for housing development. There is already Government support for releasing Green Belt land, where this land is required to help meet housing targets. In 2014 the Strategic Development Plan indicated that a total of 29,510 new houses were required throughout Edinburgh up to 2024. Housing audits currently suggest that there is a shortfall in the Council s allocation of approximately 4,500 to 6,000 houses throughout Edinburgh. In the West of Edinburgh there is a requirement for 2,700 houses between 2009 and 2024 and it is not clear that this can be effectively met from existing allocated sites. The Craigiehall site can provide a significant contribution towards meeting housing needs (including affordable housing). Craigie Village would address the requirements for sustainable economic development and improve the housing supply situation within the west of the city. It is a site which can be effectively delivered and developed during the required Local Development Plan period. TS Allocated Housing Sites: West Edinburgh
Craigiehall History The Craigiehall Estate dates back to the 12th century, when the land was held by John de Craigie. It changed hands in the 17th century and became the home of the Earls of Annandale who were pursuing political ambition hence commissioned a new home befitting their status. Craigiehall House was designed by Sir William Bruce, also architect of Holyrood Palace and nearby Hopetoun House. The house was completed in 1699 and a formal landscape was laid out thereafter. Annandale descendants added to the landscape in the mid 18th century. Craigiehall House was subsequently altered in the 1850s and 1920s and is now Category A Listed. Craigiehall House, completed in 1699. Craigiehall Bridge, 1757. The Estate was sold 100 years ago to the Earl of Rosebery but the house wasn t used by the family and was subsequently leased. The house and policies became a hotel and country club in the early 1930s but was then requisitioned by the War Office in 1939. After the war the army purchased the house along with 47.5 acres of land including a walled garden and games fields. Further development then took place to support army activity and in 1966 the Army established their Scottish Command Headquarters at Craigiehall. Dalmeny Estate retained the remainder of the policy landscape. In January 2016 the Defence Minister announced plans to dispose of Craigiehall. This is scheduled for 2019-2020. Landscape and Designations Insignia: 2nd Division of the British Army. Ruins of the grotto and bath house on the River Almond. Designations TS Copyright Edinburgh City Council, SUSTRAS, Scottish atural Heritage and Historic Scotland Reproduced from Ordnance Survey digital map data Crown Copyright 2016 The adjacent plan shows which features and landscapes are designated within the local area. The adopted Local Plan is the Rural West Edinburgh where Craigiehall is zoned as Green Belt and as a Designed Landscape. either of these preclude development. The River Almond and its banks are designated as a Site of Importance for ature Conservation. Several of the historic structures within the Estate, largely under MoD control, are Listed Buildings and are of Category A and B. Although not yet adopted, the emerging Local Development Plan also allocates some areas of the site adjacent to the River Almond as an Area of Importance for Flood Management. The River Almond and its banks are proposed as a Special Landscape Area and some areas of this as proposed designated Open Space. Some of the woodland is designated as being Ancient Woodland, as shown on the plan above. A core path network is located to the south of the site along the River, around Cammo Estate, and passes under the A90 to Cramond and the shore. As design proposals progress for the site, surveys of protected species will be carried out. Given the proximity of the River Almond, the woodland, and the open grassland areas it is likely that there is more than one species of bats present, and possibly badgers, otters and water voles in addition to the woodland supporting a variety of birds. The Craigiehall Estate retains a unified sense of character and place, despite a history of two separate ownerships over the past 70 years. This is largely due to the mature woodland being of a common age which surrounds the former Estate boundary and weaves into the site in places. The landscape is listed on the ational Inventory for Historic and Designed Landscapes: the Listing recognises however that the 18th century landscape structure has largely been lost and the interest lies instead in its history and architecture. There are several important listed architectural heritage features in addition to the house, many of which are landscape related such as the doocot, the Grotto, the Sundial and the Walled Garden. Some important landscape components do remain: these include the woodland which dates back to the late 19th century, largely comprising sycamore and beech species and the parkland space between the east drive and the River Almond. Some of the trees within the parkland are around 160 years old. This is not a highly visible landscape: this is due to its relatively low-lying topography and elevation which allow few views into the site except from the higher ground at Craigie Farm.
First Stage Design Design Quality Designed well, re-using an historic environment in a sensitive and well-planned way that provides an exemplar solution to the shortage in housing numbers, Craigiehall Village would be an asset to the City. Scottish Planning Policy (SPP) Design Guidance Scottish Planning Policy (SPP) is a statement of Government policy on land use matters and relates to the development plan, the design of development, and determination of planning applications. It advocates sustainable economic development. The development proposal will have particular emphasis on the qualities of successful places, as set out in the Scottish Government s Creating Places policy statement document. The six qualities of successful place will all be part of the driving principles for Craigiehall Village: Edinburgh Design Guidance was published in May 2013 and sets out the Council s expectations for the design of new development in Edinburgh. The Council wants new development to achieve the highest quality of design and to integrate well with the existing City. In masterplanning the Craigiehall area as a whole there are significant opportunities for taking a more radical yet more sensitive approach to masterplanning which will allow for this to be planned out as a well-designed new village which establishes a robust edge, is seen as a single entity and not sprawl, and which will respond to the site features including listed structures and mature woodland. We will be examining exemplar and precedent developments in respect of the sustainable re-use of MoD bases and Estates. safe + pleasant easy to move around distinctive welcoming Edinburgh Design Guidance A policy statement on architecture and place for Scotland 16 May 2013 Constraints and Opportunities In starting to design a new village at Craigiehall the first action is to identify the constraints and opportunities. Location: The proposed village lies in the Green Belt which does not preclude but does constrain development. Alternatively the location offers many visual and physical benefits - close proximity to the city and discrete in terms of topography and boundaries. Connectivity: Craigiehall has been a discrete and enclosed site for many years, but there are opportunities to open up the site up. Links can be provided to Core Paths and on new pathways through Dalmeny land northwards to Craigie Farmshop and Cafe. Areas of Woodland in poor condition: A proper management plan is needed. This will identify a retention strategy for keeping and enhancing existing woodland where possible. Airport safety zone and associated noise: An area within the site is designated as an Airport Public Safety Zone. This limits development over an area we would wish to retain in any event, the historic parkland. A90: This forms a physical barrier to the east- it is a strategic route which has opportunities for northbound vehicles to connect to from Craigiehall. For residents, acoustic measures will be required and the links under the A90 should be improved. Designations: These are a constraint, but sensitive wellconsidered design will turn these into an opportunity to provide character and place identity to the benefit of all. This is an opportinity to positively re-use vacated listed buildings. Flooding: SEPA identify areas which should be left clear of development as a safeguard against flooding; these are close to the River and are an opportunity for enhancement of the River Corridor through additional planting. This will provide screening and containment and offers opportunities to improve biodiversity. resource efficient adaptable Constraints TS
Concept Concept Following the preliminary site and analysis work that has taken place so far, the following principles will be applied in developing the concept into a masterplan for Craigiehall Village: Protect the existing woodland areas and enhance boundary woodland to the strengthen sense of containment and accommodate acoustic and flood prevention requirements; Provide a connected and permeable route network that integrates pedestrians, cycles and cars offering links to surrounding networks and sustainable transport options. For cars, access and exit will be provided from the Burnshot Road and access from the south/ exit north will be provided along the original avenue; Be sensitive to the neighbours, whether the existing properties on the edge or wildlife; provide breathing spaces as required; Create a development heart around the central MoD area; reuse of Craigiehall House back into a hotel will give focus; if design demonstrates that the site can accommodate up to 1200 new homes then this quantum can support a small shop and other community facilities; A legible masterplan will radiate higher density development from the centre with decreasing densities toward the edge of the site allowing a green edge to remain and with echoes of traditional village design; Design quality is fundamental; a mix of housing encompassing reuse of listed buildings such as the stable block, together with terraced, detached and small flatted development should mix design typologies with common themes of materials and colours to give harmony across the site area as a whole. Concept TS Pedestrian underpass: enhance connections Farmshop/Cafe access: Parkland landscape: Sensitive Rural edge along River Almond, filtered views into Craigiehall Estate: improve pedestrian + cycle links retain character and outlook buffer the edge against visual impact and enhance biodiversity
Tell us your thoughts Timeline Public Consultation/ Workshops April / June 2016 Submission of Planning Application Sept/Oct 2016 Application Determination Feb/March 2017 Development Vision GREE LIVIG: Protect and manage the existing woodland in order to create a framework which defines the village, provides a setting for living and which is enhanced through planting and spaces in order to ensure maximum biodiversty. SUSTAIABLE LIVIG: Offer a mix of housing types to encourage a mixed community with good sustainable access links to local facilities including connected path networks and cycle routes. Start the detailed design process MoD site vacated April onwards 2017 2019 / 2020 A PLACE OF QUALITY: Craigiehall Village should have a clear identity, separate to Cammo and Cramond, which will be significantly enhanced by sensitive integration of the listed structures and landscape features. Done well, this will provide an instant sense of place which will enable a sense of belonging. QUALITY I DESIG: A sensitive site such as this demands a high quality of new design which will adopt appropriate densities and massing, a people friendly approach to streets and spaces, and care in the details of materials and colours. ext steps Thank you for attending this exhibition. Your comments on the development proposals are important to us and will be fully considered as we prepare any subsequent planning application. Before any application submission we will be meeting with the relevant Community Councils to discuss progress. At this point we will share the emerging plans and indicate how the feedback we have received from this exhibition, and through other consultations, has been taken into account. A comprehensive Pre-Application Consultation Report is required to be prepared in support of any planning application. This will clearly summarise all consultations that have taken place on the proposals and how these have been taken into account in shaping the final submission. A planning application is likely to be made to the City of Edinburgh Council later this year and at that stage you will have the opportunity to submit formal representations to the Council. It is hoped that any application will be determined by the Council within approximately 4 months of submission. CREATE TRASPORT HUB CLOSE TO STRATEGIC ETWORK REQUIRES SIGIFICAT PLATIG AROUD THE PERIPHERY ITERGRATE EXISTIG + PROPOSED DEVELOPMET THROUGH SESITIVE URBA DESIG DEVELOPMET PARCEL: STREGTHE BUFFER TO ORTH + ICORPORATE OFF ROAD CYCLE LIKS CREATE COECTED STREET ETWORK WITH PLACEMAKEIG FUCTIO FOR WALKERS + CYCLISTS PUT FIRST A9 IMPROVE UDERPASS LIKS THROUGH SURFACIG, LIGHTIG, ARTWORK ACCESS I FROM SOUTH, ACCESS OUT TO ORTH ATURAL HUB RETAIIG AD EHACIG LISTED STRUCTURES PARKLAD: RETAI CHARACTER DEVELOPMET PARCELS: STREGHTHE BUFFER TO SOUTH. RESPECT EIGHBOURIG PROPERTIES AREA WITH FLOOD POTETIAL: MAXIMISE BIODIVERSITY THROUGH PLATIG STRUCTURE IMPROVE LIK FOR ALL USERS Any planning application would be to establish the principle of the development only (Planning Permission in Principle). A detailed application(s), in accordance with the requirements of the relevant policy and guidance, would need to follow on from the Planning Permission in Principle to agree the detail. Following feedback and in workshops, strategies will be developed regarding: Thank you Thank you for taking the time to look at our ideas. This is an opportunity to influence the next stages of the design and planning process. We would be grateful if you could complete a Questionnaire and record your views, and do not hesitate to ask any questions of the team here today. Landscape framework Accessibility Urban form Please put completed questionnaires in the box provided or post to the address below. Please note all comments and feedback to be made by the 29th April 2016. RFA, 3 Walker Street, EH3 7JY Drainage and engineering Ecology Historic features E: stuart@rickfincassociates.com