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Residential Development at Land 447m Northeast of 545 Old Dalkeith Road - Environmental Statement Addendum

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Non-Technical Summary

Introduction

Snaefell Holdings Ltd (hereafter referred to as the ‘Applicant’) is seeking permission to construct up to

800 residential units on land at Edmonstone in south-east Edinburgh (hereafter referred to as the ‘Site’).

The Site location and Site boundaries are indicated on Figure 1 and Figure 2 respectively.

Figure 1: Site Location

An application for planning permission in principle for residential development was submitted to the City

of Edinburgh Council (CEC) in October 2013 (planning reference: 13/04148/PPP). That application was

supported by an Environmental Impact Assessment (EIA). The results of the EIA were presented within

an Environmental Statement (ES), hereafter referred to as the ‘October 2013 ES’.

A second application for planning permission in principle for an alternative residential layout was

subsequently submitted to CEC in February 2014 (planning reference: 14/01057/PPP). This alternative

scheme did not necessitate any alterations to the October 2013 ES.


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Planning permission in principle was granted at appeal (planning appeal reference: PPA-230-2131) in

July 2015 for an unspecified number of residential units at the Site. The planning decision was

accompanied by a number of planning conditions which would need to be satisfactorily discharged prior

to any development commencing.

To that end, the Applicant is now seeking Approval of Matters Specified in Conditions (AMC) for the

proposed residential development. A revised scheme design, comprising up to 800 residential units and

associated landscaping, utilities and roads, (hereafter referred to as the ‘Development’) is being

submitted for approval.

The AMC application is supported by an updated EIA, reported in an ES Addendum which supplements

and updates the October 2013 ES. The ES Addendum presents the results of updated assessments of

the likely significant environmental effects of the proposed Development, taking into account the changes

to scheme design since October 2013. The ES Addendum should be read side-by-side with the October

2013 ES.

This NTS provides a summary of the EIA as a whole in non-technical language.

Figure 2: Site Boundary

EIA Methodology

EIA is a statutory process which aims to ensure that the potential environmental impacts, adverse and

beneficial, of certain types of new development are taken into account when determining whether

planning permission should be granted. The October 2013 ES was drafted in accordance with the Town

and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2011 (the ‘EIA

Regulations’) using established methods and criteria, including Site visits, surveys, data reviews,

computer modelling and specialist assessments carried out by a qualified and experienced team of


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consultants. The assessments undertaken to inform the ES Addendum have been undertaken in line with

the same methodology.

EIA Scoping is an important component of the EIA process which focuses the study (and hence the ES)

on those issues of greatest potential significance. Scoping also ensures that all of the potentially

significant impacts of the construction and operational phases of the Development are assessed at the

design stage to ensure that the appropriate mitigation options have been considered and incorporated

into the scheme, as appropriate.

The scope of the ES Addendum was confirmed by way of an informal EIA scoping letter submitted by

Waterman to CEC in December 2017.

Site Location and Setting

As illustrated in Figures 1 and 2, the Site is located approximately 6km south-east of Edinburgh city

centre, adjacent to the A7 Old Dalkeith Road. The Site extends to approximately 27.4 hectares and is

bound to the south by Old Dalkeith Road, to the east by The Wisp, to the north and west by open land

and to the southwest by two areas of neglected land known as the “Walled Garden” and the “Eight Acre

Field”.

Previous Land Use

The Site was part of the extensive lands associated with the now derelict Edmonstone House, located in

the north-west of the Site. Historical maps indicate the presence of Edmonstone House, a walled garden

and a small number of other roofed structures located on the Site in mapping of 1828, which may have

been in existence since the late-18th century. There is also a history of mining at the Site, evidenced by

an old mine shaft located adjacent to the eastern boundary.

Historically, the surrounding area largely comprised agricultural fields and residential parkland which

generally remains the case with the exception of residential development to the south. An old quarry is

indicated on historical maps approximately 250m to the south of the Site.

Existing Land Use and Activities

The Site forms part of the wider Edmonstone Estate. It mostly comprises rough open parkland with

scattered lone mature trees. The southern and eastern edges of the Site have been subject to recent tree

planting whilst the western part of the Site contains mature woodland. Ground subsidence, represented

by small depressions on the ground surface, is present on the Site due to historical mining activity.

An access road connecting the Wisp to the Walled Garden and Eight Acre Field sites to the west, crosses

through the north and north-west of the Site. This access road is currently the principal access to the Site.

A second access track (pedestrians and cycles only) runs north form the Category B Listed South Gate

Lodge in the southwest corner of the Site. A stone wall, varying between approximately 1.2m and 3m

high, forms the southern and eastern boundaries of the Site. Ditch and wall structures (known as “ha-

has”) are located in the west of the Site, on the eastern edge of the mature woodland.

The Site is bound to the south by Old Dalkeith Road, beyond which are the residential areas of Moredun

and Ferniehill. Open fields and parkland with scattered trees and blocks of woodland are located to the

south within the Drum Estate. Two semi-detached cottages (collectively known as Deerpark) are located

to the south on the opposite side of Old Dalkeith Road.


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The Site is bound to the east by The Wisp and the village of Danderhall. Areas to the north and northeast

of the Site are characterised by agricultural land and a light industrial yard. The Walled Garden and Eight

Acre Field areas within the Edmonstone Estate border the Site to the west and southwest.

The Edinburgh Bio-Quarter development, a collection of biomedical research facilities currently under

construction, is located approximately 400m to the west, with Edinburgh Royal Infirmary approximately

1km to the west.

Alternatives

In accordance with the EIA Regulations, the ES includes a summary of the alternative development

options considered by the Applicant. These options included ‘no development’, whereby the Site would be

left in its current condition, a consideration of alternative site locations for the proposed Development, and

an appraisal of alternative designs of the proposed Development. These are summarised below.

‘No Development’ Alternative

The ‘no development’ alternative would result in the Site being left in its current state although on-going

landscape maintenance would continue in accordance with the current Estate Management Strategy.

This is not desirable for a number of reasons including the need to stabilise mine-workings beneath the

Site and make it safe and the need to provide more housing within Edinburgh to meet current shortages.

In addition, the potential benefits to the local economy (such as new private and affordable housing, jobs,

additional spending by new residents and contributions to community improvements such as education)

would not be realised. For these reasons the Applicant wishes to develop the Site.

Alternative Site Locations

The Applicant has not considered alternative sites for the Development as they do not have a controlling

interest in any other site and so are not able to deliver the Development elsewhere.

Alternative Scheme Designs

The design which was described within the October 2013 ES comprised residential development of up to

387 new two-storey residential units across four plots. The plots would have comprised a mix of semi-

detached, detached, terraced and cottage flat properties providing 2, 3 and 5 bedrooms. The four plots

were to be located to the east of the access track connecting the South Gate Lodge to East Gate Lodge.

Two vehicular access points were proposed as part of the scheme and included: i) the existing access

road via the East Lodge Gate in the northeast corner of the Site and ii) a new access located further

south towards the junction of The Wisp with Old Dalkeith Road.

An alternative scheme layout was proposed in 2014 and comprised a lower density residential

development with associated landscaping, utilities and roads. The alternative development masterplan

covered broadly the previously proposed development footprint, although proposed an increase in open

and amenity space between the units.

Further alternations have been proposed for the AMC development scheme, as described in detail below.

The new development proposal retains the same Site boundaries as the previously proposed schemes

and proposes approximately the same layout as the 2013 proposal, with the addition of a further

development area in proximity of the former Edmonstone House area and along the northern Site

boundary.


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The Proposed Development

The proposed Development layout is shown in Figure 3 and described below. Up to 800 new residential

units would be constructed within the Site, comprising a mix of detached, terraced, bungalow, colonies

and flat properties. The properties would be provided with an element of private garden space. In addition

to the private garden space, houses would benefit from significant open space.

Figure 3: Development Layout

Public Realm, Landscaping and Ecological Enhancements

The proposed landscape and public realm design for the Site includes a series of linked open spaces

throughout the Site, predominantly comprising large grassed areas and a series of play areas with age-

appropriate play equipment. In addition, tree and shrub planting would be provided throughout the Site to

further enhance the Development and complement the aims of the Estate Management Strategy to

improve the overall Edmonstone Estate and its key features.


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Access

Access to the Development would be via three vehicular access points, two from the Wisp and one from

the Old Dalkeith Road. The first would be the existing access road via the East Lodge in the north of the

Site. The second would be a new access location located further south towards the junction with Old

Dalkeith Road. The third would be provided by re-opening the former Edmonstone Drive access located

in adjacent to the South Lodge in the south-west corner of the Site.

Within the Site, a primary route would provide access to all plots of development. Secondary lanes and

streets would then provide access to residential blocks and the woodland. A second route would provide

access to the western portion of the Development, located around the former Edmonton House.

The Development would include a network of footpaths, suitable for both pedestrians and cyclists, which

would connect the new residential areas within the Site both to each other and to the existing network of

footpaths within the wider Edmonstone Estate and surrounding area. Public access to the woodland

would also be strengthened by the inclusion of new informal paths.

A good bus service currently operates on Old Dalkeith Road and would offer an attractive travel option to

new residents.

Construction

The construction activities associated with the proposed Development would comprise the following

broad overlapping stages:

Enabling works, including stabilisation of underground mine-workings;

Highway works;

Construction works; and

Landscaping.

The Contractor would be required to prepare a Site-specific Environmental Management Plan (EMP).

The preparation of an EMP is an established method for managing potential environmental impacts of

construction works and is consistent with methods adopted for other major schemes in urban areas. The

EMP would be an operational manual for carrying out environmental controls and monitoring during

works, and would include reference to essential standards for dealing with waste and materials, air quality

and noise. The EMP would include:

Restrictions and targets for specific work activities to minimise environmental impacts, including

disruption and disturbance to local residents, workers and the visitors to the Site;

Details of the means by which appropriate environmental monitoring, record keeping and reporting

would be managed to ensure the above targets are being met;

Procedure(s) to deal with any necessary ‘abnormal’ works that could result in deviation from the

agreed procedures and targets; and

Provision of a programme of regular environmental audits and reviews at key stages in the

construction programme.

Socio-Economics

An assessment of likely socio-economic impacts of residential development on the Site was carried out

for the October 2013 ES and remains valid for the current proposed Development. The local economy of

south-east Edinburgh currently displays low levels of economic activity and relatively high levels of


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unemployment. The proposed Development would bring a range of benefits to the local area through job

creation, local authority taxation, income generation, additional expenditure, contributions to education

improvement (where required) and the provision of much needed private and affordable housing.

Measures to maximise local benefits for south-east Edinburgh, such as training initiatives and use of local

suppliers and contractors would also be implemented throughout the construction phases of the

Development.

Transportation and Access

A Transport Assessment has been undertaken for the proposed Development, which showed that the

road network surrounding the Site currently operates within capacity and would continue to do so

following completion of the Development.

No significant environmental impacts would be likely as a direct result of construction vehicles (e.g.

HGVs) accessing the Site and the implementation of an Environmental Management Plan (EMP) and a

Traffic Management Plan would ensure that appropriate control measures are enforced.

Once the proposed Development is operational, no adverse impacts are predicted on the road links

surrounding the Site. No significant issues would be likely in terms of accidents and safety; disruption and

driver delay; fear, intimidation and pedestrian amenity; or severance during the demolition, construction

and operational phases of the proposed Development.

Current public transport access to the Site is provided by regular bus services along Old Dalkeith Road,

which would provide an attractive travel option to new residents of the Development. Sufficient capacity is

expected to exist on existing bus services to accommodate the needs of the Development.

Noise and Vibration

An assessment of the impacts of the construction works, together with the operation of the completed

Development, was undertaken in relation to existing noise and vibration-sensitive receptors in the vicinity

of the Site (i.e. nearby residential properties on Old Dalkeith Road and The Wisp).

Baseline noise surveys revealed that the existing noise climate on and in the vicinity of the Site is

dominated by road traffic noise from the local highway network. During construction, measures to control

noise and vibration would be enforced through the EMP. As a consequence, the construction works

would proceed with minimum disturbance to local residents. Nevertheless, some short-term disturbance

may be experienced where construction works are undertaken near the Site boundaries, and in the case

of East Lodge (currently unoccupied), intermittent disturbance may be caused by HGVs entering and

leaving the Site. No noticeable impacts from vibration are predicted as a result of the construction works.

Measures to reduce noise within new properties from existing road traffic and intermittent helicopter noise

associated with the nearby Edinburgh Royal Infirmary would include the provision of appropriate sound

insulated window glazing and ventilation systems. Therefore, it is considered that existing noise sources

would have no effect upon the suitability of the Site for the proposed residential dwellings.

Air Quality

The assessment of likely levels of dust from construction activities has concluded that there would be

insignificant effects on surrounding residential properties, following the implementation of appropriate

environmental management controls set out in the EMP. The small temporary contribution of construction


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vehicle emissions to the existing traffic on Old Dalkeith Road, and the implementation of a Traffic

Management Plan, would mean that construction traffic emissions would be insignificant.

The operational phase of the Development is predicted to have a negligible effect on air quality.

Landscape and Visual Impact

The Site is currently very well enclosed by existing topography, woodland and trees along its boundary,

such that there are limited views into the Site. A landscape and visual assessment was undertaken and

identified a number of viewpoints from which impacts of the Development should be considered. These

ranged from local views both within, and adjacent to, the Site to more distant views from notable features

such as Craigmillar Castle, Arthur’s Seat and Edinburgh Castle.

The Site itself is designated as a Special Landscape Area and there would be major effects on this

designation, although it is also acknowledged that the Site is allocated for housing in the current local

plan and the design has looked to retain as many of the mature trees on-site which are a key feature.

The parkland character would be permanently lost.

Effects on other designations are limited due to distance and the topography and woodland which helps

to screen the Development from the surrounding areas. The Drum, which is close to the south of the

Development is intervisible with the Site, but as it is designated for the architectural and historic qualities

rather than its connection with the surrounding landscape, effects on this Special Landscape Area and

Garden and Designed Landscape are considered to be minor.

There would be no effects on Edinburgh’s World Heritage Sites due to distance and screening vegetation.

The assessment of views shows that the Development is well screened by the topography and woodland

with views mainly limited to elevated ground to the east and south. The greatest visual effects from the

Development are to those areas immediately adjacent to the Site where the Development would be seen

in close proximity. Views from the more elevated areas of The Drum, along the A7 and the Wisp would

have major effects from the Development. However, a well-designed Site boundary with planting and

retention of existing vegetation along the southern boundary would help to reduce the effects in the long-

term.

Ecology

The Site is designated as a Local Biodiversity Site (LBS) although surveys suggest that this should only

relate to the areas of established woodland, rather than the entire Site. Ecological surveys were

undertaken in 2017 to determine the value of habitats, flora and fauna on the Site. Based upon the

findings of the ecological assessment it is considered that the proposals are unlikely to lead to significant

adverse effects in relation to ecology and nature conservation interests.

Disturbance to one currently active bat roost is likely to be required as part of the construction works.

However, following the implementation of appropriate mitigation measures (e.g. destruction of the roost

carried out under a European Protected Species licence), beneficial effects are predicted for bats,

through habitat enhancement which would compensate for any disturbance to existing, non-breeding,

roosts.

Further beneficial effects are predicted once the proposed Development is completed and operational

through the implementation of an Estate Management Strategy, which would comprise the improvement

of woodland and landscape planting. New lighting to residential areas would also be designed to avoid

disturbance to bats and other fauna on the Site.


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Archaeology and Cultural Heritage

The assessment indicates that some potential minor adverse effects are predicted to the cultural heritage

of the Site and that there is the likelihood that any currently unknown sub-surface archaeological features

would be impacted upon during construction, where ground disturbance is carried out. However,

implementation of a phased programme of archaeological mitigation works, to be agreed with the CEC

Archaeology Service in advance of works commencing, to address such potential impacts and would

reduce this effect to negligible.

The completed Development could potentially have a minor adverse effect on the setting of the B-Listed

Drumbank Villa. However, tree planting or other forms of screening at the south-east of the proposed

Development would reduce the visual impact on the setting of the villa; therefore, the impact on this

monument would be negligible.

Therefore, proposed Development at Edmonstone is unlikely to cause any residual adverse effects to the

known cultural heritage of the Site. No adverse impact to the setting of Craigmillar Castle (Scheduled

Monument and Inventory Garden and Designed Landscape) is predicted.

Ground Conditions and Water Resources

Previous investigations at the Site indicate the presence of shallow bedrock with occasional deposits of

‘made ground’ and Glacial Till (clay). A number of coal seams are also present beneath the Site, several

of which are known to have been mined. Evidence of mining subsidence due to collapsed mine workings,

has also been identified at several locations within the Site. Previous investigation has also recorded

localised contamination in the ground in the north eastern corner of the Site.

To address the issue of shallow mine-workings beneath the Site, stabilisation works (grouting) would be

carried out to make the Site safe for Development and pedestrian access.

During construction, the implementation of an EMP would control and reduce potential impacts from

contamination to surface water resources, soils and groundwater, buried structures and services, as well

as visitors to the Site. The use of appropriate protective equipment at all times by construction personnel

would ensure that contact with potentially contaminated soils is controlled.

Adverse impacts on the completed Development would be prevented through the excavation and

disposal of any contaminated soils at a suitably licensed waste management facility or alternatively, the

covering of contaminated soils below new areas of hardstanding to prevent contact with Site users.

Based on the results of the Flood Risk Assessment, the Site has been confirmed to be at “little or no” risk

of flooding from fluvial (i.e. river), coastal, infrastructure and artificial sources and “low risk” of flooding

from pluvial (i.e. rainfall) and groundwater sources. Suitable drainage measures should be incorporated to

ensure that the Development remains protected from flooding from pluvial sources up to the 1 in 200-year

flood event plus climate change. To provide extra protection to the Development, it is proposed to ensure

that all ground generally slopes away from the buildings at a sufficient gradient to ensure that surface

water cannot enter the building. Finished floor levels should generally be constructed at least 150mm

above adjacent ground levels. It is recommended that a drainage maintenance strategy is developed and

followed to ensure regular maintenance of the onsite drainage infrastructure.

Cumulative Impacts

An assessment of the likely environmental impacts of the proposed Development in combination with

each other and also with those of other schemes in the surrounding area was undertaken. These


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‘cumulative schemes’ included the adjacent consented Eight Acre Field / Walled Garden residential

development, the Edinburgh Bioquarter (under construction 400m northwest of the Site), the consented

Royal Hospital for Sick Children (1.3km northwest) and the Persimmon residential development at

Greendykes (under construction 1.2km to the north). These two types of impact are described below:

Type 1 impacts: Combination of individual impacts arising from the Development during construction,

for example combined noise, dust and visual impacts on a particular receptor; and

Type 2 impacts: The combined impacts from the Development and the ‘cumulative schemes’, which

when considered together could amount to a significant cumulative impact.

For Type 1 cumulative impacts it is envisaged that during construction works, some temporary,

intermittent dust, noise and visual intrusion could arise in combination to properties situated close to the

Site boundary. However, these impacts would be reduced through Site management practices set out in

an EMP for the proposals.

Type 2 cumulative impacts were assessed and overall, it is considered unlikely that significant adverse

cumulative impacts would occur during construction, due to the small likelihood that the cumulative

schemes would be constructed at the same time as the Development and the distance between the Site

and several of the other schemes. In addition, no significant cumulative impacts are anticipated due to

either negligible impacts predicted for the Development (therefore no cumulative impact could occur) or

the lack of inter-connection between sites.

ES Availability and Comments

The ES is available for viewing by the public during normal office hours at the CEC Planning Department.

Comments on the planning application should be forwarded to CEC at the following address:

City of Edinburgh Council Tel: 0131 200 2000

Planning and Building Standards

Waverley Court

4 East Market Street

Edinburgh EH8 8BG

Additional copies of this Non-Technical Summary are available free of charge. Copies of the full ES are

available for purchase in both CD-ROM and paper format (price on application). For copies of these

documents, please contact:

Waterman Infrastructure & Environment Ltd Tel: 0141 418 1900

Third Floor

8 Nelson Mandela Place

Glasgow email: [email protected]

G2 1BT

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