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West Edinburgh Planning Framework 2008
West Edinburgh Planning Framework 2008 Scottish Government, Edinburgh 2008
© Crown copyright 2008 ISBN: 978-0-7559-5751-4 The Scottish Government St Andrew’s House Edinburgh EH1 3DG Produced for the Scottish Government by RR Donnelley B55973 05/08 Published by the Scottish Government, May, 2008 Further copies are available from Blackwell’s Bookshop 53 South Bridge Edinburgh EH1 1YS The text pages of this document are printed on recycled paper and are 100% recyclable
CONTENTS Paragraph
INTRODUCTION 1
WEST EDINBURGH – A NATIONAL ASSET 4
THE VISION FOR WEST EDINBURGH 10
ACTION REQUIRED 14
QUESTIONS 18
DOCUMENTS 19
West Edinburgh Planning Framework 2008 Background Report
Introduction
1. The West Edinburgh Planning Framework was published jointly by the Scottish Government, Scottish
Enterprise and the City of Edinburgh Council in 2003. This West Edinburgh Planning Framework 2008
provides a more detailed basis for future investment in the area. The Framework sets out a long-term
strategic vision for West Edinburgh1 as an area considered to be nationally important in terms of
economic development, global connectivity, transport and the environment. It has the status of a Scottish
Planning Policy (SPP) and will be a material consideration in development management decisions. It will
also serve as an important input to the Development Plan for the area.
2. The Scottish Government, Scottish Enterprise, the City of Edinburgh Council, and West Lothian Council
formed the Steering Group for the production of the Planning Framework. This was informed by research
and consultancy work summarised in the accompanying West Edinburgh Planning Framework 2008
Background Report. Work is ongoing into an appraisal of potential transport interventions in West
Edinburgh, taking account of recent decisions including that on the Forth Replacement Crossing. On the
understanding that detailed planning of transport options will not materially influence them, the
Framework therefore concentrates on strategic land use allocations.
3. A wider stakeholder group comprising other local authorities and Enterprise Companies, MPs and MSPs,
landowner interests and professional advisers, community groups, transport and environmental interests
informed the production of this Framework through general meetings, by a website, and by individual
briefing meetings.
1. West Edinburgh is defined for the purposes of this Framework as the area encompassing the A8 Corridor from Gogar to
Newbridge interchanges including the Airport and land between the Airport and the A8 as well as land south of the A8 from the
City Bypass through to the Ratho Station area.
West Edinburgh Planning Framework 2008West Edinburgh – A National Asset
4. The Discussion Draft of National Planning Framework for Scotland 2 (NPF2) was published in January
2008, and following consultation and consideration by the Scottish Parliament, a final version will be
published by the end of 2008. Within the context of the key aims of the Scottish Government, draft NPF2
continues to support the potential of West Edinburgh as an internationally competitive business location.
Draft NPF2 proposes a number of designated national developments of which Edinburgh Airport
enhancement, incorporating all the elements of the West Edinburgh Planning Framework, is one.
5. Increasing sustainable economic growth is the overarching objective of the Scottish Government. A
strong economy is key to Scotland’s future prosperity and a pre-requisite for a wealthier and fairer
Scotland. West Edinburgh is one of the most important gateways to Scotland and a key economic asset.
There are a number of factors that combine to give West Edinburgh a competitive advantage over other
UK and European investment locations and make it one of the most important economic development
zones in Scotland:
> Scotland and Edinburgh’s reputation as a growing and internationally competitive centre of
excellence for financial services, life sciences and tourism;
> proximity to a rapidly growing international airport and improving global connections;
> Edinburgh’s international reputation as an attractive Capital City and the quality of life
experienced in the area;
> a strategic location within the Central Belt with major road links and firm proposals for
enhanced rail links and connections to the Edinburgh tram network; and
> proximity to major centres of population and within commuting distance of a large and
talented workforce.
6. The existing jobs, significant investment opportunities and current transport constraints in the area mean
that safeguarding and nurturing the area’s competitive advantage over the long term will require careful
integration of transport and land use. Sustainable economic development will be supported by
committed Scottish Government investment in a more efficient, effective and sustainable transport
system, together with area-wide strategies for integrating walking, cycling and public transport networks
to enable the setting of robust targets for mode share at all new developments.
7. The environmental quality of the gateway to Scotland’s capital city also needs to be protected and
enhanced. To match rapidly rising international standards and maximise the area’s potential as a high
quality gateway location, developments in West Edinburgh must incorporate the most sustainable and
high quality principles and practices. A strategic design framework is being drawn up for the A8 Corridor
to help facilitate this.
West Edinburgh Planning Framework 2008
8. A key objective should be to improve the general level of amenity for the communities within West
Edinburgh while providing them with the benefits of enhanced public transport and access to high
quality employment in the new developments.
9. To realise the area’s full potential as a driver of the Scottish economy and high quality gateway to the
world, it is important that as the Airport grows, and new development comes onstream, the sustainable
transport infrastructure is in place, including walking, cycling and public transport networks, together
with management of road traffic and parking facilities, to mitigate congestion on the road network, and
reduce environmental impacts.
West Edinburgh Planning Framework 2008The Vision For West Edinburgh
10. The West Edinburgh Planning Framework 2008 is a strategic policy document which seeks to promote
the area’s sustainable economic development. Central to this is the provision of a land use planning
framework to enable Edinburgh Airport to meet the significant growth forecasts set out in the White
Paper “The Future of Air Transport” (December 2003) and articulated in the Edinburgh Airport Master
Plan (July 2006). The Framework does not determine that growth will take place to the extent forecast; it
merely ensures that if growth does take place, the disposition of land uses around the Airport will allow it
to do so. It therefore supports expansion of Edinburgh Airport south of its current land holding, which
will take it to at least 2020. The issue of whether the Airport ultimately requires a second main parallel
runway can be left to subsequent reviews of the West Edinburgh Planning Framework 2008 based on
forecasting at that time with the land safeguarded within the Green Belt in the meantime. The
Framework also seeks to balance the growth of the Airport with all the connectivity benefits for the local,
regional and national economy. It provides for Edinburgh tram from Newhaven to the Airport (under
construction) and for a station in the Gogar area with associated tram interchange, together with the
construction of a Dalmeny Chord rail link between the Glasgow and Fife lines. Beyond that, strategic
transport interventions are subject to ongoing appraisal and decisions will be made through the
development plan process.
11. The Framework also provides for the relocation of the Royal Highland and Agricultural Society of
Scotland’s Royal Highland Centre to a site south of the A8 and its redevelopment as Scotland’s National
Showground. It also identifies land between the expanded Airport and the A8 as suitable for
international business development and associated hotel and related services accommodation. This level
of development will benefit from the significant global, national and regional connectivity but is not
dependent on any particular level of Airport growth over the period to 2030. It is anticipated to be
capable of bringing significant additional economic benefits at a Scottish level.
12. The Framework complements the development of the 15 Structure Plan Core Development Areas2
throughout City of Edinburgh, Midlothian, East Lothian and West Lothian, which the Scottish
Government, Scottish Enterprise and planning authorities continue to support in parallel.
2. Core Development Areas:
City Centre – Business, Retail; Waterfront Edinburgh – Business, Housing; Edinburgh Park/South Gyle/ Sighthill – Business;
Newbridge/Kirkliston/Ratho – Business, Housing; Musselburgh – Business, Housing; Wallyford – Business, Housing; Blindwells New
Settlement – Business, Housing; Haddington - Business, Housing; North Berwick – Business, Housing; Dunbar – Business, Housing;
A7/A68/Waverley Line Corridor – Business, Housing; A701 Corridor – Business, Housing; Livingston and the Almond Valley –
Business, Housing; Winchburgh/East Broxburn/Uphall – Business, Housing; Armadale – Business, Housing.
West Edinburgh Planning Framework 2008
13. Taking the strategic policy context and role of West Edinburgh as a national asset into consideration, the
vision for West Edinburgh is set out below. It should be emphasised that the vision for West Edinburgh
comprises strategic land use and environmental measures capable of being serviced by an integrated and
interdependent package of investment in transport. If any of these elements become subject to radical
change in terms of funding, programming or priority that impacts on the other elements, the Scottish
Ministers may decide to review the West Edinburgh Planning Framework. Elements of the vision, set out
on an Ordnance Survey base on the Vision Map, and explained in Schedule 1, are:
> specific proposals for West Edinburgh as defined, set in the context of continued support for
development in the core development areas approved in the Edinburgh and Lothians
Structure Plan 2015;
> the introduction of a strategic walking and cycle network within West Edinburgh, along A8
corridor and within master plans within a green space network to provide an integrated
sustainable access framework for developments;
> the delivery of a rail station in the vicinity of Gogar to improve accessibility from other parts
of Scotland and the UK and reduce journey times, incorporating a high quality public
transport interchange to Edinburgh Tram; and the delivery of Edinburgh Tram to Edinburgh
Airport serving the Gogar transport interchange, Ingliston Park and Ride site, and
development sites in West Edinburgh; with the exception of hotels justified by the recent
hotel needs study, both the station and the tram should be in service before any
international business development is occupied;
> to complement the public transport infrastructure and services as part of a sustainable
transport package, the construction of such new road accesses to the area and adaptation
of existing road accesses as the transport appraisal process may determine to improve
accessibility of the Airport (including provision of contingency access during incidents
elsewhere on the network), Scotland’s National Showground and the International Business
Gateway;
> to develop detailed alignments for any such infrastructure that will have least possible
adverse effect on the environment and on specific development sites;
> complementing walking, cycling and public transport investment with the management of
road capacity and parking availability and the setting of robust mode share targets for all
new development;
> land allocations sufficient to support the growth of Edinburgh Airport up to 13.7 million
passengers per annum by 2013 and up to 18.1 million passengers per annum by 2020, with
safeguarding within the Green Belt of land north of the Airport for a possible second main
parallel runway should growth continue towards 26 million passengers per annum by 2030
in accordance with the Air Transport White Paper and Government growth forecasts as
reviewed periodically;
> the relocation of the Royal Highland Centre and associated infrastructure to the Scotland’s
National Showground site, offering opportunities for improved facilities, good public
transport access and enhanced economic impact;
West Edinburgh Planning Framework 2008> a master plan for Scotland’s National Showground to maximise opportunities for public
transport access; and mitigating any impacts on Scheduled Ancient Monuments and listed
buildings to the satisfaction of Historic Scotland and City of Edinburgh Council;
> the allocation, preparation and promotion of sites, to be known as the International
Business Gateway for high quality, high value international business development subject to
master plan preparation with fully integrated walking, cycling and public transport
infrastructure within a green space network, and sustainable mode share targets, and
subject to master plan provisions for protection and management of the Scheduled Ancient
Monument at Gogar Mains Farm and the setting of the A-listed Gogar Castle to the
satisfaction of Historic Scotland;
> the allocation, preparation and promotion of sites within the International Business
Gateway for high quality hotel and integral conference development which is airport
related or would directly serve the International Business Gateway, and other related
ancillary development, e.g. health and sport clubs, child nursery facilities, restaurants, etc.;
> improvement of the overall visual, urban design, architectural, landscape, water
environment, ecological and heritage value of West Edinburgh to reflect its status as a high
visibility national gateway including development of design parameters in terms of height,
scale, density, footprint and overall volume for built development; and
> environmental enhancement of the Gogar Burn, proposals for the future of the Gogar Burn
with potential restoration and diversion schemes and provision of new or altered flood
control and retention measures.
West Edinburgh Planning Framework 2008
Schedule 1: New elements of the Vision for West Edinburgh
Growth of Edinburgh Airport up to 13.7 million passengers per annum by 2013
Edinburgh Airport and 18.1 million passengers per annum by 2020 in accordance with the Air
Transport White Paper and Government growth forecasts as periodically
reviewed. The Edinburgh Airport Master Plan sets out the land use implications
of meeting this demand for growth and will inform the statutory Development
Plan. This Planning Framework supports the removal from the Green Belt at the
earliest opportunity through the preparation of Strategic and Local
Development Plans, of the Airport and land south of the existing Airport
required for its growth to 2020. In the short term, this Framework supports an
Alteration to the Rural West Edinburgh Local Plan to identify the existing
boundary of the Airport and the proposed Airport expansion to 2020.
Until such an alteration to the development plan is approved, proposals for
Airport expansion should be treated as departures from the development plan
and be conditional on the achievement of robust sustainable mode share
targets for surface transport. To help achieve this, this Framework considers that
the airport operator’s permitted development rights for airport parking should
be removed to give greater control over surface access solutions and to
encourage a managed, holistic approach to travel to and from the Airport. The
City of Edinburgh Council will therefore promote an Article 4 Direction to
remove the permitted development rights enjoyed by BAA in respect of car
parking provision at Edinburgh Airport.
Within the Airport land, high quality hotel development which may include
integral conference and meeting facilities will be permitted, subject to airport
operational requirements, satisfactory road access and connection to walking,
cycling and public transport networks.
Land north of the existing Airport shown in the Edinburgh Airport Master Plan
for expansion to accommodate a second main parallel runway will be
safeguarded for that purpose but retained in the Green Belt until air passenger
forecasts demonstrate a need for that runway to be developed.
West Edinburgh Planning Framework 2008Airport growth beyond 2013 will require to take place on part of the land
Royal Highland Centre currently owned by the Royal Highland and Agricultural Society of Scotland
(RHASS). By 2020, 34 hectares will be required by the Airport, and potentially a
further 51 hectares by 2030. This is preventing ongoing investment in the Royal
Highland Centre’s current site and requires them to relocate by 2013. A site on
the opposite side of the A8 has been proven through a feasibility study to be
able to accommodate a new national showground and provide scope for the
relocation, modernisation, expansion, and enhanced economic impact of the
facilities and activities currently located in the Royal Highland Centre and
managed by the RHASS. The extent and configuration of development will be
guided by a master plan, to be a material input to any planning application by
RHASS. The master plan will need to ensure that noise and other quality of life
impacts associated with proximity to Ratho Station are appropriately mitigated.
On the basis of such a master plan the RHASS could submit a planning
application to City of Edinburgh Council. This Planning Framework supports the
removal from the Green Belt through the preparation of Strategic and Local
Development Plans at the earliest opportunity of such land within the area
shown on the Vision Map as is proposed within an agreed master plan for
permanent development as Scotland’s National Showground for the purposes
above. Other land that may only be required for temporary overflow parking for
peak events or for other activities not constituting development will remain as
Green Belt. Strategic landscape improvements will be required as part of the
relocation exercise to enhance the setting of the site. In the short term this
Framework supports an Alteration to the Rural West Edinburgh Local Plan to
identify the boundaries of the relocated showground uses.
The land currently in the ownership of the RHASS and not identified for Airport
expansion is largely brown field, is capable of good public transport accessibility
enabling a significant modal shift in favour of public transport, and, if not
required for the purposes of an improved National Showground, will form part
of the International Business Gateway.
West Edinburgh Planning Framework 2008
This comprises a strategic reserve of land dedicated to international business
International
development. For this purpose “international business development” means
Business Gateway
development of global, European or UK headquarters or accommodation
supporting high-value corporate functions for internationally recognised
organisations operating in more than one country and with 25% or more of
their output produced outside their country of origin. Planning permission will
only be granted where applicants can demonstrate that the investment decision
of the intended occupier is between the site and locations outwith Scotland.
As well as meeting the occupancy criteria above, the development will require
to be of high quality in design and specification, campus style and single user.
Any proposed occupier will require to provide a substantial number of additional
new jobs rather than displacing employment from established businesses
elsewhere in Scotland.
All development of the International Business Gateway will be subject to
satisfactory arrangements for road access and connection to walking, cycling
and public transport networks being put in place. With the exception of hotels
justified by the recent hotel needs study, all development of the International
Business Gateway will be subject to the prior provision of tram to the Airport
and the new rail station connected to the tram in the vicinity of Gogar.
A legal agreement will be put in place to secure both the occupational and
development criteria noted above over the long term (or at least 10 years).
The definition is also intended to provide scope for Airport or International
Business Gateway related hotel and conference facilities, as well as an element
of other high quality ancillary developments (e.g. child nursery facilities,
restaurants, health and sports clubs, etc.) intended to service the occupants and
visitors to the International Business Gateway. Such ancillary development will
only be permitted where, by reason of its scale and nature, it is clear that it will
not attract substantial numbers from outside the site.
0 West Edinburgh Planning Framework 2008This Planning Framework supports the removal of the site from the Green Belt
International Business
through the preparation of Strategic and Local Development Plans at the earliest
Gateway – continued
opportunity for the purposes above. It also supports an alteration to the Rural
West Edinburgh Local Plan (2006) to promote necessary land preparation,
including advance planting, landscaping and infrastructure works. Planning
applications will be guided by a Strategic Design Framework (adopted as
supplementary planning guidance) and a master plan. The master plan will
cover matters including layout, access, public transport mode share targets,
urban design, landscaping, and protection of heritage features. The Scottish
Ministers are also minded to make a Direction requiring any proposal in the
master plan area which the City of Edinburgh Council resolve to approve to be
referred to them, where the proposal is put forward prior to agreement of the
master plan, or which is not in accordance with the master plan.
Safeguarding for, and implementation of, a scheme of improvement
The Gogar Burn
components to alleviate flood risk and improve water quality, including the
possibility of a burn diversion east of Edinburgh Airport. This would facilitate
expansion of the Airport and development of the International Business
Gateway.
Light and heavy rail The introduction of Edinburgh tram in accordance with the proposals considered
links with transport and endorsed by the Scottish Parliament, and their integration with a rail station
interchange in the vicinity of Gogar.
West Edinburgh Planning Framework 2008
12 West Edinburgh Planning Framework 2008
Å
¬
(
Please note these boundaries are for indicative purposes only and are not intended to be definitiveVISION MAP
West Edinburgh Planning Framework 2008
Å
¬
( Tram Line
Dalmeny Rail Chord
Existing Edinburgh Airport Boundary
Airport Expansion post 2013
International Business Gateway
Tram Depot
Scotland's National Showground
Proposed Rail Station in Gogar Vicinity
Land to be safeguarded as greenbelt
for airport expansion
2030 Proposed Edinburgh Airport Boundary
This map is based on Ordnance Survey material with the
permission of Ordnance Survey on behalf of the Controller
of Her Majesty's Stationery Office © Crown copyright 2007.
Unauthorised reproduction infringes Crown copyright and
may lead to prosecution or civil proceedings.
West Edinburgh Planning Framework 2008
The Scottish Government Licence number: 100020540 2007.
14Vision Map West Edinburgh Planning Framework 2008
Action Required
14. The Scottish Ministers are committed to the implementation and delivery of the vision for West
Edinburgh contained in this updated Planning Framework. This will require continued co-operation and
effort from all public and private stakeholders, over a sustained period.
15. In order to maintain momentum and co-ordinate progress with implementation and delivery at a national
and local level, Scottish Enterprise will facilitate the establishment of a West Edinburgh Partnership, to
include City of Edinburgh Council, Scottish Government, and key stakeholders, to produce a West
Edinburgh Implementation Plan for consideration and endorsement by the Scottish Ministers. This will
provide a mechanism for co-ordinating action and influencing investment decisions across the public and
private sectors in support of the policy objectives contained in this Planning Framework.
16. The City of Edinburgh Council will (as planning authority):
> together with key stakeholders, undertake a transport appraisal exercise of options for
West Edinburgh, taking into account development, accessibility, environmental and
implementation objectives, and other proposed changes to the strategic transport network
in the general area;
> recognise the national importance of the area and incorporate the vision set out in the West
Edinburgh Planning Framework 2008 into Strategic and Local Development Plans at the
earliest opportunity and in the short term bring forward an alteration to the Rural West
Edinburgh Local Plan;
> redraw through the preparation of Strategic and Local Development Plans the Edinburgh
Green Belt boundaries in accordance with the West Edinburgh Planning Framework 2008
and SPP21 Green Belts; in the interim development in accord with the West Edinburgh
Planning Framework 2008 may be approved as a justified exception to development plan
Green Belt policy;
> produce a Strategic Design Framework and adopt it as supplementary planning guidance;
> promote an Article 4 Direction to remove the airport operator’s permitted development
rights in relation to airport car parking;
> participate in a West Edinburgh Partnership to be established by Scottish Enterprise to drive
the Framework’s implementation.
West Edinburgh Planning Framework 2008
17. Action for the Scottish Government includes:
> promoting a Direction as indicated in the Vision;
> participating in the proposed West Edinburgh Partnership;
> ensuring where appropriate that the necessary transport infrastructure is delivered; and
> monitoring and review of the West Edinburgh Planning Framework 2008.
West Edinburgh Planning Framework 2008
17Questions
18. Questions on the West Edinburgh Planning Framework 2008 should be directed to Simon Bonsall (0131
244 7546) or by email to simon.bonsall@scotland.gsi.gov.uk
Documents
19. Copies of the West Edinburgh Planning Framework 2008 can be obtained by telephoning our planning
helpline 08457 741 741 or Directorate for the Built Environment direct on 0131 244 7543. The West
Edinburgh Planning Framework 2008, the West Edinburgh Planning Framework 2008 Background
Report, related background papers on economy, transport and environment as well as other Scottish
Government planning publications can be viewed at: www.scotland.gov.uk/planning/.
West Edinburgh Planning Framework 2008Notes
West Edinburgh Planning Framework 2008
Notes 0 West Edinburgh Planning Framework 2008
© Crown copyright 2008
This document is also available on the Scottish Government website: www.scotland.gov.uk
RR Donnelley B55973 05/08
Further copies are available from
Blackwell’s Bookshop
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EH1 1YS
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