Planning Context
Section 25 of the Town & Country Planning (Scotland) Act 1997 (as amended) requires that all planning applications are determined in accordance with the Development Plan, unless material considerations indicate otherwise. The Development Plan in this instance comprises the National Planning Framework (NPF) 4 and the Edinburgh Local Development Plan (ELDP) 2016. In the ELDP, the site is part of the HSG19 housing allocation. Policy Hou1 (Housing Development) prioritises the delivery of housing on sites that are allocated in the plan.
NPF4 was adopted in February 2023. Associated guidance published by the Scottish Government confirms that ‘LDPs already adopted will continue to be part of the development plan. For avoidance of doubt, existing LDP land allocations will be maintained’. It is therefore clear that the proposed application site is allocated for the use proposed and that this is not affected by the adoption of NPF4.
NPF4 includes policies on a range of issues e.g. climate/nature crises, local living and sustainability. It is considered that the use of this site for housing aligns with these objectives on the basis that it has already been assessed as a suitable location for housing (by way of its allocated status) and it will consolidate development within an area that is already now being delivered in accordance with the adopted LDP.
The City of Edinburgh Council is preparing a new LDP – City Plan 2030. Before this plan can take effect, it is required to be subject to an examination by the Planning & Environmental Appeals Division (DPEA). That process is now underway and limited weight is being given to CP2030 at this time in the determination of planning applications. Nevertheless, it is relevant to note that the emerging CP2030 continues to allocate the site as HSG19 for housing development. Furthermore, CP2030 contains draft proposals for new mixed use development on land west of the train line within the vicinity of the airport. To support those proposals, the Council is investigating the potential to create a public / active travel route over the railway line to connect to Turnhouse Road either via a new railway bridge or via the existing bridge to the north of the site. This has not yet been confirmed, nor has the route been determined. These proposals are still to be reviewed as part of the CP2030 examination and our proposals do not therefore at this stage make provision for any such crossing.
Notwithstanding that the site is allocated, a number of technical assessments will be carried out to inform the detailed layout and design of the site; taking into account matters such as noise, air quality, landscape, sustainability and the existing principles established by the permissions granted on the wider HSG19 site. This includes active travel links through the site to new facilities such as open space, parks, education and community facilities; and Edinburgh Gateway station where a new bridge connection will be delivered to enhance access.
