Edinburgh City Local Plan - Public Local Inquiry

Appendix to report to planning committee, 15 may 2008 - list of proposed 'pre inquiry' modifications

Modification 1 - Policy Os 2: Protection of Existing Playing Fields in Chapter 5 Open Space etc.

Background

Policy Os 2 in the finalised Edinburgh City Local Plan set out the circumstances in which a playing pitch or field might be considered favourably for development. Since publication of the Local Plan, Scottish Planning Policy (SPP) 11: Open Space and Physical Activity has been published by the Scottish Government. This sets out the government's view on the circumstances which should apply before playing fields and sports pitches are considered for redevelopment. Planning authorities are encouraged to integrate this guidance into their development plans. Accordingly, it is proposed to replace policy Os 2 with the following:

Policy Os 2: Protection of Playing Fields - In addition to the requirements of Policy Os 1, the redevelopment of playing fields or sports pitches will be permitted only where one of the following circumstances applies:

  1. The proposed development is ancillary to the principal use of the site as a playing field;
  2. The proposed development involves a minor part of a playing field and would not adversely affect the use or potential of the remainder for sport and training;
  3. An alternative playing field is to be provided of at least equivalent sporting value in a no less convenient location, or existing provision is to be significantly improved to compensate for the loss;
  4. The Council is satisfied that there is a clear excess of sports pitches to meet current and anticipated future demand in the area, and the site can be developed without detriment to the overall quality of provision.

Modification 2 - Chapter 5 Open Space etc., Proposal OSR 6 19 - 24 Portobello Promenade

The finalised Plan identified a site at 19 - 24 Portobello Promenade for acquisition and landscape improvement. This proposal is regarded as no longer feasible and will not be pursued. Accordingly, reference to the proposal in table 5.1 will be deleted.

Modification 3 - Chapter 6 Housing etc., Policy Hou 3 Private Open Space in Housing Developments

Policy Hou 3 Private Open Space in Housing Developments deals with the amount of open space that should be provided by housing developers in addition to private individual gardens. This included a requirement for 30 sq m. of open space for shared use of residents in urban schemes where private gardens are not to be provided. Following further appraisal, an appropriate minimum standard of provision is considered to be 10 square metres of open space per dwelling.

Modification 4 - Student Housing

Background

The finalised Plan addresses student housing in policy Hou 10. It is proposed to replace this policy and the two paragraphs which follow - 6.35 and 6.36 - with the following:

Policy Hou 10: Student Housing - Planning permission will be granted for purpose-built student accommodation where:

  1. the location is appropriate in terms of access to public transport and university facilities;
  2. the proposal is of an appropriate scale and will not be prejudicial to the maintenance or development of a balanced residential character in the wider locality.

Para. 6.35: The number of students enrolled at universities in Edinburgh has grown rapidly, by 50% in the last decade, to 66,000. Edinburgh universities account for nearly 30% of all enrolments in Scotland. A relatively small proportion lives either at home or in purpose-built student accommodation, including halls of residence. Most students live in private rented accommodation, usually in shared tenancies, and students consequently account for a large proportion of the HMO market. Students also tend to concentrate in particular parts of the city, notably some more central tenement areas. This leads to the loss of family housing in these areas through their conversion to HMOs, less stable communities, a rapid turnover of population and properties left vacant for extended periods in summer.

Para 6.36: There is a need for more purpose-built student housing and it is preferable in principle that student needs are met as far as possible in purpose-built and managed schemes rather than the widespread conversion and use of the family housing stock. Increasing the amount of purpose-built student housing assists the growth of the universities and the attractiveness of the city as a centre for higher education. Such housing can take place at relatively high densities and requires significantly less car parking and open space than family housing, although some provision may still be required, to meet anticipated needs and ensure a satisfactory integration into surrounding areas. Developments should be close to the universities and accessible by public transport, and it is only the more central housing areas that are attractive to developers and occupiers. It is important that developers do not respond to the demand by proposals which are perceived to be overwhelming in their context, and likely to undermine the drive to build or maintain better balanced, mixed and ultimately more sustainable communities. Accordingly, the Council will seek to moderate the scale of proposals where this is justified, or prevent the over-concentration of student schemes in areas where this core aim is threatened.

Modification 5 - Meadowbank Sports Centre

Background

At the time that the Plan was finalised, the Council's proposals and intentions for sporting provision in the city included the building of a major new stadium and centre in Sighthill Park, to cater for large events, and a second centre in Hunters Hall Park. The major contribution towards their funding was to be secured by the closure of Meadowbank, which is no longer fit-for-purpose, and the sale of the site. The finalised Local Plan reflected these proposals and identified the Meadowbank site as a housing development opportunity. The Council has reviewed its strategy and agreed revised proposals in principle. Its intention now is to build new, high quality sports facilities suitable for major events at Meadowbank, within the site of the existing sports centre. These proposals, including the extent of land needed and their funding, are the subject of detailed appraisal and consultation with the relevant sporting bodies. There are now no proposals affecting Sighthill Park and no firm proposals for a new sports facility in Hunters Hall Park, although this remains under consideration. The Local Plan will be modified to reflect these decisions.

Proposed Modifications:

Modification 6 - Chapter 6 Housing etc., Proposal HSG 15: Edinburgh Zoo

Background

The finalised Edinburgh City Local Plan included as a proposal the allocation for housing development of some 5.8 hectares of land within the grounds of Edinburgh Zoo, on its western edge. As part of the Zoo, the site is currently part of the Edinburgh Green Belt and Area of Great landscape value designations which cover most open land at Corstorphine Hill. Following consideration of objections to the housing proposal, the Council is now minded to delete from the Local Plan reference to a housing development proposal, and retain the existing Green Belt and Area of Great landscape Value designations.

Proposed Modification:

Modification 7 - Chapter 8 Shopping, Policy Ret 3: Commercial Centres

Background

The following modification is proposed, to align fully the requirements of the policy with those of the Edinburgh and the Lothians Structure Plan, specifically Structure Plan policy RET 2.

Policy Ret 3 Commercial Centres: add to policy the following criterion: e) the proposal will address a quantitative or qualitative deficiency within the local area, and will be restricted to a scale that makes good this deficiency.

Modification 8 - Chapter 8 Shopping, Policy Ret 5: Out-of-Centre Development

Background

The following modification is proposed, to align fully the requirements of the policy with those of the Edinburgh and the Lothians Structure Plan, specifically Structure Plan policies RET 1 and RET 2.

Policy Ret 5 Out-of-Centre Development: replace criterion b) with: b) the proposal will not have an adverse impact on the vitality and viability of centres of strategic importance in the Edinburgh and the Lothians Structure Plan area, or other centres of local importance identified in this local plan and set out in table 8.1 above.

Modification 9 - Chapter 9 Transport etc. Policy Tra 2: Planning Agreements

Background

Policy Tra 2 addresses in general terms the matters which may be the subject of a legal agreement between a developer and the Council before planning consent is granted. This includes the possibility that a contribution may be required towards new or improved public transport access to a site, including the construction of the tram. The Council has prepared more detailed guidance on the circumstances when a financial contribution towards tram construction and associated public realm works will be required. In order to fully comply with government guidance on planning agreements and developer contributions, it is considered that an additional policy is required in the Plan, providing clear guidance on the circumstances when a contribution will be required and a link with the approved supplementary planning guidance. The following policy will be inserted as policy Tra 3, requiring all subsequent policies to be re-numbered. The ensuing paragraph will replace the last three sentences of paragraph 9.9 and paragraph 9.18 in the finalised Written Statement.

Policy Tra 3: Tram Contributions - Where the proposed tram network will help to address the transport impacts of a development, a contribution will be sought towards its construction and associated public realm works. The contribution will be in addition to any that may be required in accordance with policy Tra 2 above. Contributions will continue to be sought after construction works are completed and until associated borrowings have been repaid.

New Paragraph after policy Tra 3: The tram will have a major influence on travel patterns in the city. It will enhance the accessibility of the city centre and key growth areas in Leith and Granton. It will address the transport impacts of future development over a wide area, including the critical growth areas of the city: in the city centre, Leith, west Edinburgh, Granton in the longer term and further ahead still, the South East Wedge. Without the tram, growth targets and aspirations in these areas could not be achieved in full. It is reasonable therefore that the developments which will directly benefit from the tram should contribute towards its construction costs, including associated public realm costs. Supplementary planning guidance has been approved which sets out the criteria by which contributions will be sought. The policy applies to all development within 500 metres of a proposed tram line or 750 metres of a tram stop, but may also be applied to individual developments beyond these limits if warranted by their scale and likely travel demands. Contributions will be adjusted to take account of development type, scale and distance from the agreed corridors and stops. The above policy should be read in conjunction with the supplementary guidance.

Add at end of paragraph 9.17: The potential to extend this line southwards along or adjacent to Dalkeith Road to its junction with the City Bypass road at Sheriffhall is also safeguarded.

Modification 10 - Chapter 6 Housing, proposal HSG 16 Powderhall

Background

The demolition of Powderhall Waste Management Plant before 201 5 was envisaged when the Plan was finalised. The redevelopment of the site with housing was accordingly proposed on clearance. It is now expected that the waste management facilities will be needed at this location throughout the lifetime of the Plan. Accordingly, the housing proposal should be deleted.

Proposed Modification: - Delete HSG 16 from table 6.1 and table 6.2 of chapter 6 Housing and Community Facilities.

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