Feedback from first public consultation event

The first in person public consultation event was held in the Low Port Centre on 29 October 2024, between the hours of 13:00 and 18:45.

The event was widely publicised, including a newspaper advertisement within the Linlithgow Gazette, over 1,700 leaflets delivered to local households and direct invitations sent to the local community council, local councillors, constituency MP and MSP.

The first event was attended by over 200 people, primarily comprising local residents, as well as local councillors and representatives of the community council.

A variety of feedback was received on the day of the consultation event, as well as in the intervening period via the online public consultation website. Responses have been provided to any feedback where appropriate below:

Design

Overdevelopment / too many units proposed

In response to concerns around overdevelopment of the site, the Local Development Plan sets notional capacities for allocated housing sites, and these had not been subject to detailed layout design by West Lothian Council at the time of allocation.

It is therefore the case that to meet long term housing need and make most efficient use of the land possible, applicants bringing forward housing sites will conduct detailed technical studies which may establish that a given site can accommodate a capacity more than that identified in the Local Development Plan. 

West Lothian Council have a Residential Development Guide (adopted April 2019), which quantifies ‘high’, ‘medium’ and ‘low’ density development as follows:

  • High density development - 45 units / hectare;
  • Medium density development 30 units / hectare; and
  • Low density development 15 units / hectare.

To provide some context on the development site, initial proposals are for no more than 220 units on c.10.5ha, which is equivalent to c.21 units / hectare; which is still considered a reasonably low density as defined by the guidance.

Hallam’s intention is to ensure that this allocated housing site is utilised as efficiently as possible, whilst taking account of the need to achieve an acceptable form of development, which is sensitive to the site’s location on the eastern edge of Linlithgow.

Queries and requests around housing mix and tenure, including affordable housing, requests for a mixture of housing sizes (ie. flats, colonies, terrace, semi-detached and detached), that development continues existing pattern of development along Edinburgh Road and requests for house heights to be limited to 2 storey max

The application is for Planning Permission in Principle, and therefore the full and final detail of this application, including unit numbers, would not be determined through this application but a future application for Approval of Matters Specified in Conditions ('AMSC').

Hallam Land recognise the wishes of the local community for the proposed development to include for a variety of house types, which has been reflected in the draft Indicative Site Layout.

The planning application will be accompanied by a Design & Access Statement which seeks to set key principles for the site. One such key principle Hallam are keen to establish is that the proposed development should seek to incorporate a variety of house types which are consistent with the needs of the local community.

Requests for generous affordable housing provision

Although full and final detail of the variety of house types and tenures, including affordable housing provision, would be determined at the Approval of Matters Specified in Conditions ('AMSC') stage, the draft Indicative Site Layout includes for 25% affordable housing in line with West Lothian Council Planning Policies.

Consideration should given to layout to protect privacy of existing residents / development should protect views / outlook of existing housing

Although the final detail of any site layout would be determined through a future application for Approval of Matters Specified in Conditions ('AMSC'), it should be noted that draft Indicative Site Layout has sought to introduce substantial standoff distances and additional landscaping between the existing housing on Edinburgh Road and any housing within the proposed development as key design principles. These will be well in excess of 18m rear to rear window distances required by West Lothian Council Design Guidance.

Not enough detail provided at event

The first in-person consultation event sought to present the overarching principles for the proposed development, and to gather ideas for what members of the public would like to see on the site.  This has been used to inform the draft Indicative Site Layout and other information presented here.

Requests to ensure connection with canal tow path is fully accessible for all / requests for more imaginative pedestrian and road connections through the site

Hallam Land are currently exploring a few options for the proposed canal tow path, and are currently in discussions with Scottish Canals and West Lothian Council.

The draft Indicative Site Layout for the proposed development presented includes a wide variety of different road and footpath connections, including primary and secondary roads, shared surface areas, remote footways and other pathways / active travel routes. We would welcome feedback in this regard.

Infrastructure

Concerns about infrastructure capacity eg nursery, schools, doctors, dentists and requests for healthcare facility provision

The future planning application will be accompanied by a Social Infrastructure Assessment, which will include consideration of the impact of the proposed development on education facilities, healthcare facilities, community facilities and recreational facilities.

The site is allocated for residential development within the Local Development Plan, and therefore although it is recognised that there are school capacity issues within Linlithgow, through the allocation of the site West Lothian Council will have taken into consideration potential pupil and healthcare requirements. In August 2023, minor alterations were made to the catchment areas of non-denominational schools in Linlithgow to prevent potential future capacity issues, following completion of the new schools at Winchburgh.

Relevant contributions towards education could be secured through a Section 75 obligation, to be determined through liaison with the Council, and in accordance with Supplementary Guidance ('SG'): Planning & Education. The final value of this contribution will be determined in consultation with the West Lothian Council’s Senior Education Planning Officer who will assess the cumulative impact of housing proposals on the school estate and will determine whether a contribution towards funding of any additional school capacity and school commissioning costs is required.

Lack of facilities provided within site

The site is allocated solely for residential development in the Local Development Plan. Hallam Land have sought to provide a variety of open spaces, play facilities and footpaths / cycle paths within the site.

Open Space, Landscaping & Ecology

Landscaping / screening should be provided to properties on Edinburgh Road

A full and comprehensive Landscaping Plan will accompany the planning application. Although the application is for Planning Permission in Principle, Hallam Land are keen to establish a number of overarching principles for the site, including in respect of landscaping and open space. For further information on the landscaping / screening currently proposed, reference can be made to the draft Landscape Plan presented here. 

Concerns around loss of greenspace

The site is currently agricultural land, and is largely inaccessible to the general public. The proposed development delivers a wide range of new open spaces and active travel connections alongside a comprehensive new scheme of landscaping and planting which will enhance the accessibility and quality of greenspace within the site.

Compensatory planting for lost hedgerow should be provided

The proposed development includes a comprehensive scheme of landscaping and planting, including the planting of a variety of trees, shrubs and hedgerows. Further detail has been provided in the draft Landscape Plan, and we welcome any feedback in this respect.

Consideration should be given to local wildlife including badger / newt presence

A full Ecological Impact Assessment has been conducted for the site and will accompany the future planning application. This survey has also informed the need for additional protected species surveys, which have been carried out and will also accompany the planning application.

Relevant protected species surveys have also been carried out in respect of badger and otter, and where appropriate this has informed the indicative layout for the site, incorporating suitable standoff buffers.

Requests for play provision, including requests to move SuDS away from play park and provide additional play area to east

SuDS locations within the site are dictated by ground levels, as surface water runs down to the low point of the site.

Nonetheless, Hallam Land have considered this feedback, and whilst the final location of any play park within the site wouldn’t be established through the application for Planning Permission in Principle, the draft Indicative Site Layout provides an indication of potential locations for the play facilities. We would welcome any feedback in this respect.

Detail of what is to happen to land to north of canal / hopes remaining land to north will remain in agricultural use

The current application relates solely to housing located to the south of the Union Canal. At present there are no plans to build to the north of the Union Canal and this will remain in agricultural use.

It is worth noting that the proposed development will deliver on the full housing allocation identified in the Local Development Plan, and any developer which did look to bring forward the northern portion of the site would have to overcome constraints in respect of access, noise and flooding. Any such development would be the subject of a separate public consultation process and planning application.

Concerns over loss of farmland / doesn’t want to see site developed and loss of rural character of the area

The site is allocated for residential development in the Local Development Plan, and therefore it is accepted by the Council that the site is suitable to accommodate houses.

Although it is recognised that there will be a change in the character of the site from an open field to one which contains housing, the draft Indicative Site Layout has made provision for a reasonably low density of housing which takes account of surrounding development, with substantial areas of open space and new landscaping. The impact of the proposed development in landscape and visual terms will be considered further in a Landscape and Visual Appraisal accompanying the planning application.

Transport

Traffic / parking concerns

The future planning application will be supported by a Transport Assessment which will consider whether the existing road network will be able to accommodate any additional traffic generated by the development, and if necessary, suggest mitigation measures to ensure there will be no detrimental impact.

4 way junction must be provided at A803 Burghmuir M9 junction

Hallam Land note the requirement in the Local Development Plan to provide Developer Contributions towards junction improvements, and will engage with West Lothian Council through the planning application determination to establish the required levels of contribution.

30mph speed limits should be set through site

The detail of speed restrictions is unlikely to be set through the future application for Planning Permission in Principle. Nonetheless, the Transport Assessment accompanying the application will include a variety of traffic calming measures to ensure the safety of any current and future residents in the local area. This may include measures such as speed limits, raised speed tables, regular changes in alignment and the use of shared surface areas.

Traffic signal timings should be amended to allow access to canal towpath

As presented at the consultation event today, Hallam Land have listened to feedback from the first consultation event, as well as the site’s requirements set through the Local Development Plan, and are currently consulting on a number of bridge options, of which one involves amending the signalling of the traffic lights under the bridge. Any feedback on preferred options presented is welcome.

Car ownership should be limited for the proposed development

West Lothian Council’s Residential Development Guide sets maximum parking for residential development, and further detail of car parking provision would likely be set at the Approval of Matters Specified in Conditions ('AMSC') stage.

Support for, and questions around the connections with canal tow path

As presented on this consultation website, the proposed development will include connections over the Union Canal. There are 4 options presented, and we would welcome feedback from the local community on the preferred options. We will take this feedback away for consideration to inform the Indicative Site Layout accompanying the planning application.

Concerns around additional train commuters and requests for public transport improvements

As has been set out previously, the site is allocated in the Local Development Plan for housing, and West Lothian Council will have considered the impact of any new allocated sites on infrastructure, including transport infrastructure, as part of the Local Development Plan preparation process.

A Transport Assessment will accompany the planning application, which will give full consideration to the impact of the proposed development on the transport network, including public transport and road networks.

Questions around impact of the proposed development on air quality

It should be noted that Linlithgow’s Air Quality Management Area was revoked in October 2024. The planning application will be accompanied by a detailed Air Quality Impact Assessment which considers the potential for the proposed development to have any negative impacts on air quality.

Consideration should be given to active travel connection across railway

Hallam Land have considered the potential for active travel links over the railway line, however this is unfortunately unfeasible at present due to landownership constraints . Hallam Land are however looking into crossing options over the Union Canal, with a number of options presented on this website for feedback.

Other Queries

Benefits to existing residents

The future planning application will offer a range of benefits to the local community as follows:

  • Delivery of much needed new housing in Linlithgow, which will seek to meet the needs of a range of local housing needs (inc. affordable housing).
  • Enhanced connectivity across and beyond the site via the provision of a site wide path network, connecting to existing established footpaths and the Core Path network.
  • Delivery of extensive new areas of planting, landscaping and greenspace supporting delivery of significant ecological and biodiversity enhancements.
  • Looking into switching houses adjacent onto mains drainage network.
  • Potential provision for informal and / or formal play facilities, which would be accessible to both new and existing local residents.
  • Potential provision of public art on the site.

Who owns the site? Are there multiple landowners?

Hallam Land are engaged with all of the relevant landowners for the site, and have option agreements in place to enable the submission of the planning application.  All relevant landowners will be notified when the planning application is submitted.

Thinks the proposal is sympathetic to LDP and LPP

The draft Indicative Site Layout presented today has sought to take account of a number of principles outlined in the Local Place Plan, as follows:

  • The proposed development is for up to 220 residential units.
  • A substantial landscaping buffer has been included along the Union Canal, which will include provision for biodiversity mitigation and enhancement.
  • It includes a number of potential options for the provision of a formal pedestrian / cycle link over the Union Canal, as presented at the event today.
  • Although the planning application will be for Planning Permission in Principle, Hallam Land are looking to establish design principles through the draft Indicative Site Layout to be further developed following this event, and submitted alongside the planning application in the Design & Access Statement.
  • Developer Contributions for the site will be agreed with West Lothian Council through the planning application determination process, and secured via a Section 75 obligation should permission be granted.

Flooding concerns, including surface water drainage concerns

The future planning application will be accompanied by a Flood Risk Assessment ('FRA') and a Drainage Strategy which consider flood risk and drainage.

Whilst the drainage designs and FRA for the site are still to be finalised, we would note the preliminary findings of the FRA include that the residential development on the southern portion of the site sits higher than the canal and land to the north, therefore the site is at no risk of flooding from any source.

Sewerage / water supply capacity concerns and requests for developer to facilitate switch houses from septic tank to mains sewerage

Hallam Land are aware that the houses fronting onto Edinburgh Road are not currently connected to mains drainage and opportunities to address this will be considered as part of a site-wide drainage strategy. They are currently engaging separately with the relevant residents to explore suitable solutions to address this requirement.

In terms of sewerage and water connections, a Desk-Top Site Investigation and Drainage Strategy will accompany the planning application setting out further detail of capacity.

Impact of proposed development on Union Canal

The planning application will be accompanied by a range of technical documents which consider the impact of the proposed development on the environment, including the Union Canal. Such supporting documents include an Ecological Impact Assessment and relevant Protected Species Surveys, Cultural Heritage Assessment, Flood Risk Assessment and Drainage Strategy.

Queries around whether more housing is needed, and recognition that more housing is needed 

Council declared a housing emergency in May 2024, in the recognition of the significant pressures around housing provision, as well as high levels of homelessness.

The site is allocated in West Lothian Council’s Local Development Plan, and therefore the delivery of housing on this site will contribute towards delivering on the Council’s spatial strategy and housing land supply.