Planning Appraisal Land Adjacent to Norton House Hotel, Edinburgh May 2017 Clarendon Planning and Development Ltd
Introduction Clarendon Planning and Development Ltd have been requested to provide a summary planning overview of the prospects of a strategic land opportunity at West Edinburgh, currently being marketed by Rettie & Co. Site Description and Context The site is located to the west of Edinburgh and comprises approximately of semiagricultural land (currently used for grazing livestock) and established woodland, together with access roads to Norton House Hotel. The site and West Edinburgh context is illustrated on the supporting plan. The Norton House Hotel complex adjoins the site to the north. This hotel complex comprises a number of listed buildings, which include Norton House (Category B Listed): Norton House West Lodge (Category C Listed); Norton House Walled Garden (Category B Listed); Norton House Railway Bridge (Category B Listed) and Norton House Stables (Category B Listed). Generally, the site is located within a high profile position in the west of Edinburgh which contains a number of strategic uses / business locations, these include; Edinburgh Airport and Royal Highland Centre to the north; the RBS Headquarters and Edinburgh Business Park to the east and Newbridge Industrial Estate to the west. Ratho Station, a small village, is located to the north west of the site. Edinburgh City Centre is approximately 7 miles to the east. The adopted Local Development Plan (see below) proposes a number of further development uses in the vicinity of the site. To the north-east, a site is safeguarded for relocation of the Royal Highland Centre should its current site be required for Airport expansion. Further to the north east (adjacent to the east of Edinburgh Airport), the International Business Gateway site will comprise mixed-use development including business, hotel and conference facilities and tourism uses in addition to an element of residential uses. To the north, adjoining Ratho Station, a site at Hillwood Road is allocated for housing (Policy Hsg 5). The site is accessed to the north from the A8 Glasgow Road and to the west from Harvest Road (a minor road south of Ratho Station). Both accesses comprise the driveway to Norton House Hotel, a narrow road with passing places. Development Plan The site is covered by the Edinburgh Local Development Plan (LDP) which was adopted in November 2016 and replaces the Edinburgh City Local Plan and Rural West Edinburgh Local Plan. The subject site is located within designated Green Belt and is therefore covered by Policy Env10. This restrictive policy permits development where it meets with one of
the following criteria, and where it would not detract from the landscape quality and/or rural character of the area: a) For the purposes of agriculture, woodland and forestry, horticulture or countryside recreation, or where a countryside location is essential and provided any buildings, structures or hard standing areas are of a scale and quality of design appropriate to the use. b) For the change of use of an existing building, provided the building is of architectural merit or a valuable element in the landscape and is worthy of retention. Buildings should be of domestic scale, substantially intact and structurally capable of conversion. c) For development relating to an existing use or building(s) such as an extension to a site or building, ancillary development or intensification of the use, provided the proposal is appropriate in type in terms of the existing use, of an appropriate scale, of high quality design and acceptable in terms of traffic impact. d) For the replacement of an existing building with a new building in the same use provided: 1) the existing building is not listed and is of architectural / historical merit; 2) the existing building is of poor quality design and structural condition, 3) the existing building is of domestic scale, has a lawful use and is not a temporary structure; and 4) the new building is of a similar or smaller size to the existing one, lies within the curtilage of the existing building and is of high design quality. Due to the presence of the listed buildings and structures associated with the Norton House Hotel complex, the terms of Policy Env3, which protects the settings of listed building, is relevant in the consideration of the future development of the site. Policy Env3 protects listed buildings and advises that development within the curtilage or affecting the setting of a listed building will only be permitted if there is no adverse impact to the architectural character, appearance or historic interest of the building, or to its setting. The part of the site comprising the access road from the A8 to the Norton House Hotel is also located within the area reserved for the relocation of the Royal Highland Centre (RHC). Policy Emp5 safeguards land for the longer-term expansion of Edinburgh Airport and subsequently guides the long term relocation of the RHC to land south of the A8, known as Norton Park. The LDP advises that the Norton Park site will remain in the Green Belt until the relocation of the RHC. Policy Emp5 requires all development proposals within the RHC boundary to accord with other local development plan policies and the West Edinburgh Strategic Design Framework (WESDF)..
Material Considerations The West Edinburgh Strategic Design Framework provides strategic guidance of the development of the area as a whole, in terms of Edinburgh Airport, the RHC, the Business Gateway, Newbridge and Ratho Station. It was approved by the City of Edinburgh Council in 2010. While it does not specifically incorporate the subject site, part of the site is included within the area reserved for the relocation of the RHC. It is therefore a relevant document in the consideration of the potential development of the subject site. In terms of relevant Planning Permissions, the site has not been subject of any permissions or applications, however, there are a number of relevant planning permissions and applications within the surrounding area. These include past planning permission and Listed Building Consents for developments at the Norton House Hotel complex. A planning application (ref 16/0486/FUL) has been submitted for the housing site Hsg 5 (north of the subject site) for 133 dwellings. The application is yet to be determined. As stated above, the site is located adjacent to the Norton House Hotel, which comprises a number of Listed Buildings. The majority of the buildings, comprising the Norton House Hotel, the Walled Garden, the Stables and the railway bridge are all Category B listed buildings. The former west lodge, Demijohn Cottage and boundary walls and gatepiers are Category C Listed Buildings. Assessment & Planning Opportunity The subjects comprise a strategic landholding on the edge of a preferred growth area on the western edge of Edinburgh. West Edinburgh is promoted for the development of a range of high profile mixed use proposals including business, tourism, residential, leisure and transport. The subject site is located within the defined Green Gelt, which is covered by a restrictive policy in terms of future development. However, subject to detailed assessment, future opportunities may exist for smallscale development proposals based upon tourism/leisure uses associated with the adjoining hotel complex or small-scale low-density housing, based upon justification via Policy Hou1 where a housing land supply shortfall is identified and the proposal can accord with specified. Specific policies that would guide future development proposals include: Policy Del1 (Developer Contributions) Policy Des1 & Des4 (Design Quality and Development Design - Impact on Setting) Policy Enc3 (Listed Buildings Setting) Policy Env12 (Trees) Policy Hou1 (Housing Development)
Land adjacent to Norton House Hotel, Edinburgh Edinburgh Airport Royal Highland Centre (Potential Airport Expansion Area) Newbridge Business & Industry Ratho Station A8 Housing Norton House Listed Building Site Green Belt Policy Area Ratho Countryside Policy Area Tram Line International Business Gateway (mixed-use) Safeguarded for potential Royal Highland Centre relocation M8 Housing RBS Headquarters South Gyle Edinburgh Park