Key Information

Proposal description

‘Residential development (located to the south of canal only), with associated access, parking, landscaping, open space, earthworks and other infrastructure’.

Planning history

The site was originally allocated for residential development in the West Lothian Local Development Plan (‘LDP’), which was adopted in September 2018.

A planning application was lodged on the site in April 2019 (portal ref: 0340/P/19) for ‘planning permission in principle for a 9.5ha residential development (with Environmental Impact Assessment)’ by Hallam Land. This application included residential development on the portion of the site located to the north of the canal.

This application was appealed against non-determination on 28 August 2020, and a decision was issued by the Scottish Government’s Department for Planning and Environmental Appeals (‘DPEA’) on 27 May 2021. The appeal was dismissed on the grounds that the proposed vehicular access to the development via Maidlands was considered to be ‘fundamentally unacceptable’ and ‘would result in a significant adverse impact on the amenity of existing residents’.

The appeal Reporter concluded that this adverse impact would ‘significantly and demonstrably outweigh the benefits of the proposal’.

Number of homes / mix

We are currently consulting on an application for ‘Planning Permission in Principle’ (‘PPP’), and therefore the final detail of the unit numbers would not be specified at this stage, but would be established through a further application for ‘Approval of Matters Specified in Conditions’ (‘AMSC’). An overarching Indicative Masterplan will be prepared for the site, which will establish an estimated capacity at this stage, which is likely to be in the region of 220 units, dependant on final mix of units.

Hallam Land are a land promotion company, and therefore should this application be granted planning permission, the full detail of house types and bedroom numbers, as well as the full detail of affordable housing provision, including the mechanism through which this would be provided (ie. socially rented, shared ownership, shared equity etc), would be determined through a future AMSC application, to be delivered by a housebuilder. The proposed development will include 25% affordable housing provision.

Planning context & background

Within the LDP, the site is allocated for residential development – LDP ref: H-LL 11, with an identified indicative capacity of 200 homes, confirming WLC support the overarching principle of residential development on this site. The LDP sets out a number of requirements for the site, as follows:

  • Junction improvements required;
  • Impact on road capacity needs detailed consideration;
  • Canal bridge crossing required on to Edinburgh Road;
  • Provision of pedestrian access to the canal from the railway station required;
  • Flood Risk Assessment required and flood risk from the Union Canal and flood mitigation should be given early consideration, as well as site drainage;
  • Coal mining investigation may be required;
  • Site investigation may be required;
  • Development of the site may have implications on the Union Canal which is a Scheduled Monument;
  • Existing houses fronting onto Edinburgh Road, which are not currently connected to mains drainage should be given consideration; and
  • Requirement to consider the relationship with the Union Canal so as to integrate new development with it whilst allowing for canal related improvements such as moorings and access improvements and respecting its setting as a Scheduled Monument and maintaining any buffer that may be required in relation to the potential for flood risk.

Traffic & Transport

Access

Although the final detail of access arrangements is subject to an ongoing Trasport Assessment, which will give consideration to vehicle, pedestrian and cycle trip generation, as well as the accessibility to and from the site to the surrounding area,  it is envisaged the site will be primarily accessed by vehicles via two new junctions formed to the south of the site at the intersection with the B9080 – Edinburgh Road.

Traffic generation

Any future planning application will be accompanied by a Transport Assessment, which will give consideration to traffic generation as a result of the proposed development, and its impact on the surrounding road network. It should be noted that the Transport Assessment for the previous planning application on land to the north of the canal (portal ref: 0340/P/19) demonstrated that there was adequate road capacity for circa 190 dwellings.  

Pedestrian access

Enhanced pedestrian connections will be provided to ensure the development is integrated fully with its surroundings. Although we are still at the early pre-application stages and we are seeking feedback on the proposed development from members of the public, it is envisaged that a footbridge will be provided over the Union Canal, to connect the Core Path to the north and the south of the canal and enhance permeability of the site.

In addition, the traffic signal timings on the Edinburgh Road canal underbridge would also be amended to provide a pedestrian phase which stops traffic and allows pedestrians to access the footways on the north and south of the canal.

Ecology

Ecology

The planning application will be supported by a Preliminary Ecological Appraisal (‘PEA’) of the site, which will identify any sensitive receptors and suggest mitigation measures to avoid any detrimental impact, if appropriate.

Initial indication from the project ecologist is that the principal habitat type within the site is arable farmland, a common and widespread habitat which is recognised as being of very low species diversity. In addition, there are species-poor, but largely native hedgerows surrounding the arable fields. The Union Canal to the north, with its associated riparian vegetation is the most biodiverse part of the site potentially affected by the development.

Biodiversity enhancement

Any future planning application will be accompanied by a PEA, which will give consideration to potential biodiversity enhancement measures for the site.

Such measures may include formation of areas of scrub habitat, a biodiverse Sustainable urban Drainage Systems (‘SuDS’) pond with scalloped edges and varied depths to increase its value as plant and animal habitat, flowering lawns, urban pollinator mixes, nesting boxes for birds, bat roosting boxes for bats, insect ‘hotels’ and hibernation tubes, provision of a wide variety of native trees and berry- and nut-rich hedges. There will also be a strong focus on the retention and enhancement of the riparian habitat along the Union Canal, and integrating and strengthening this and other integrated habitat networks across the site.

Construction impacts

Should the application be granted planning permission, there would typically be a condition attached to any future permission by WLC requiring the provision of a Construction Environmental Management Plan (‘CEMP’) to WLC prior to the start of construction. This would set out measures to ensure the impact on wildlife and habitats is minimised and may include measures both directly to protect the safety of wildlife (eg. preconstruction surveys to check for the presence of wildlife, capping pipes, putting ramps into any holes dug, establishing buffer zones from any protected species etc), as well as indirect protection measures such as ensuring appropriate drainage and management of run-off during the construction phase, managing lighting levels and noise on site etc.

Noise

Noise impact

A Noise Impact Assessment (‘NIA’) is in the process of being undertaken and will be submitted with the planning application. This will include assessment of the noise generated by traffic from the proposed development on the existing residential dwellings in the surrounding area, as well as the impact of the railway line and the traffic using the B9080 on the proposed dwellings.

The proposed development will be located in the south portion of the site, and access will be directly from the B9080 Edinburgh Road, unlike the previous planning application. Mitigation measures will be identified, where required, through the NIA to ensure the proposed development doesn’t have any significant adverse impacts on noise.

Construction impacts

In terms of construction noise, should planning permission be granted, a condition is often attached requiring the production of a CEMP in consultation with WLC. The CEMP would identify appropriate mitigation measures to ensure that any adverse impacts on local residents are minimised as far as possible, such as limiting the hours of construction and the use of noise generating machinery.

Flooding & Drainage

Flooding / surface water flooding

SEPA flood maps shows that the site itself is not at any risk of coastal, river or surface water flooding. A Flood Risk Assessment and Drainage Strategy for the site are currently being undertaken and will be submitted with any future planning application on the site. Appropriate SuDS will be designed and incorporated to ensure that any proposed development does not result in increased surface water run off levels.

Air Quality

Impacts on air quality

It is recognised that the proposed development has the potential to have negative impacts on air quality by means of dust generation in the construction phase, as well as road traffic emissions from additional traffic generated by the proposed development.

An Air Quality Impact Assessment will accompany the planning application, which will give full consideration to potential air quality impacts as a result of the proposed development, and proposed mitigation measures as necessary to ensure the proposed development doesn’t have any undue impacts.

Why Here?

Why is the proposed development located here?

The site is allocated for residential development in the LDP, and the delivery of this site would help contribute towards the delivery of WLC’s housing supply.

National and local planning policy is supportive of the development of sites allocated for new homes, and we believe the proposed development can offer a well-designed and integrated site which delivers on the principles of 20-minute neighbourhoods.

Infrastructure

Affordable housing provision

Affordable housing will be required in accordance with WLC’s affordable housing policy.

At present, we are consulting on an application for PPP, which if granted would confirm the principle of development was acceptable to WLC, and establish an indicative masterplan for the site. Detail on house types or unit numbers would not be identified at this stage, but would rather be established through a future application for AMSC, however it is envisaged that the proposed development will include 25% affordable housing provision.

The final detail of the affordable housing provision, and the mechanism through which this would be provided (ie. socially rented, shared ownership, shared equity etc) would be determined as part of any future AMSC applications, should planning permission be granted for the site.

Education / healthcare capacity

The 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 LDP, and therefore although it is recognised in the LDP that there are school capacity issues within Linlithgow, the allocation of the site has 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.

At present, the site falls within the catchment areas for:

  • Springfield non-denominational Primary School;
  • Linlithgow Academy – non-denominational High School;
  • St Joseph’s (Linlithgow) – denominational Primary School; and
  • Sinclair Academy – denominational High School.

Relevant contributions towards education could be secured through a Section 75 Planning Obligation, to be determined through liaison with WLC, and in accordance with Supplementary Guidance (‘SG’): Planning & Education. The final value of this contribution will be determined in consultation with the WLC’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.

Roads capacity

We are aware that the West Lothian LDP sets out that there are junction improvements required as part of the delivery of housing site H-LL 11. We also recognise the position set out by the Linlithgow Planning Forum in their Local Place Plan, including the request for the construction of the Eastern Link Road from Edinburgh Road to the A803 at Burghmuir, among other infrastructure improvements.

Relevant contributions towards road improvements could be secured through a Section 75 Planning Obligation, to be determined through liaison with WLC, and in accordance with SG: Developer Contributions Towards Transport Infrastructure.

Benefits of the Planning Application

What are the proposed benefits of the planning application?

The proposed development will seek to deliver high quality and sustainable homes, and the site will be informed by key placemaking principles, whilst delivering a design which seeks to address the sites key constraints (including the Union Canal, topography, heritage assets etc). The proposed development will involve the development of an allocated housing site, which will not only deliver new homes, but will provide new areas of open space and potential through routes not only for the enjoyment of the new community, but also the wider residents of the area.

Although the final detail of the indicative masterplan is to be finalised following the conclusion of the public consultation process, it is envisaged that a new footbridge will be provided over the Union Canal, providing connection between Core Paths 2a and 2b / NCR 75.

Housebuilding has inherent economic benefits, both during the construction phase, but also during its operational ‘lifetime’. During the construction phase, there would be creation of both direct and indirect jobs throughout the duration of the build period. Once the proposed development is in operation, it would facilitate an increase in population in the local area, therefore contributing to an increase in the workforce, increase in expenditure in the local economy and additional Council Tax payments. Full consideration will be given to this through a Socio-Economic Assessment which will accompany any future planning application for the site.

In terms of providing or enhancing local infrastructure, facilities and services, relevant contributions towards road improvements and education could be secured through a Section 75 Planning Obligation. There would also be provision of 25% affordable housing, the exact detail of which will be determined through a future application for AMSC

The planning application will also be accompanied by a Statement of Community Benefit, which will set out the further detail of the benefits of the proposed development.