Craighouse Non-Technical Summary - FINAL · Wardell Armstrong 2 The Avenue, Leigh, Greater Manche...

CRAIGHOUSE PARTNERSHIP

CRAIGHOUSE, EDINBURGH

NON-TECHNICAL SUMMARY

November 2012

Wardell Armstrong

2 The Avenue, Leigh, Greater Manchester, WN7 1ES, United Kingdom

Telephone: +44 (0)1942 260101 Facsimile: +44 (0)1942 261754

Wardell Armstrong is the trading name of Wardell Armstrong LLP, Registered in England No.

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DATE ISSUED:

JOB NUMBER:

REPORT NUMBER:


CRAIGHOUSE, EDIBNURGH

NON-TECHNICAL SUMMARY

November 2012

PREPARED BY:

Tom Foreman

Richard Kevan

APPROVED BY:

Christine House

This report has been prepared by Wardell Armstrong

with the Client. The report is confidential to the Client and Wardell Armstrong

No part of this document may be reproduced without the prior written approval of Wardell Armstrong

, United Kingdom

1942 261754 www.wardell-armstrong.com

Registered in England No. OC307138.

Trent, ST1 5BD, United Kingdom

ational Offices: Moscow, Almaty

MINING, QUARRYING AND MINERAL ESTATES

November 2012

ST12296

ES02

IP

TECHNICAL SUMMARY

EIA Co-ordinator

Associate Director

Director

This report has been prepared by Wardell Armstrong LLP with all reasonable skill, care and diligence, within the terms of the Contract

with the Client. The report is confidential to the Client and Wardell Armstrong LLP accepts no responsibility of whatever nature to third

parties to whom this report may be made known.

No part of this document may be reproduced without the prior written approval of Wardell Armstrong

ENERGY AND CLIMATE CHANGE

ENVIRONMENT AND SUSTAINABILITY

INFRASTRUCTURE AND UTILITIES

LAND AND PROPERTY

MINING, QUARRYING AND MINERAL ESTATES

WASTE RESOURCE MANAGEMENT

with all reasonable skill, care and diligence, within the terms of the Contract

no responsibility of whatever nature to third

No part of this document may be reproduced without the prior written approval of Wardell Armstrong LLP.


Craighouse, Edinburgh

Non-Technical Summary

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November 2012

CONTENTS

1 Introduction ....................................................................................................................... 1

2 EIA Approach and Scope of Assessment ............................................................................ 2

3 Site Location ....................................................................................................................... 4

4 The Proposed Development .............................................................................................. 7

5 Environmental Impact Prediction, Evaluation and Mitigation ........................................ 15

6 Summary and Conclusions ............................................................................................... 27




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1 INTRODUCTION

1.1 The Craighouse Partnership are seeking planning permission for the change of use

and conversion of existing buildings from university campus to residential and for

the erection of new build residential premises, together with relevant utilities

infrastructure on the existing Napier University, Craig House Campus, in

Craiglockhart Hill, south-west Edinburgh. This Non-Technical Summary (NTS) has

been prepared by Wardell Armstrong LLP to support the planning application.

1.2 The application is for the proposed change of use and conversion of existing

buildings from university campus to residential and for the erection of new build

residential premises, together with relevant utilities infrastructure on the site.

1.3 The proposed development includes the conversion of the existing buildings to

residential use together with new build elsewhere on the site to ensure the future

and maintenance of the stunning Category A listed buildings in keeping with the

surrounding environment.

1.4 It is proposed that, with the exception of the learning resource centre and the boiler

house, all of the existing buildings on site will be fully refurbished and converted into

residential units. The learning resource building will be replaced with a new building

for residential use.

1.5 This report has been produced by Wardell Armstrong LLP pursuant to the Town and

Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2011. It

constitutes a ‘Non-Technical Summary’ of the Environmental Statement (ES). The ES

documents the results of an Environmental Impact Assessment of the proposed

scheme.




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2 EIA APPROACH AND SCOPE OF ASSESSMENT

2.1 An Environmental Impact Assessment was deemed necessary in accordance with The

Town and Country Planning (Environmental Impact Assessment) (Scotland)

Regulations 2011. A Screening Opinion, sought from the City of Edinburgh Council

(CEC), confirmed the requirement. The EIA has been produced in accordance with

the most up to date Government Guidance:

• PAN 58: Environmental Impact Assessment; and

• Circular 3/2011: The Town and Country Planning (Environmental Impact

Assessment) (Scotland) Regulations 2011.

2.2 The scope of the EIA has also followed guidelines set out by the Institute of

Environmental Management and Assessment (IEMA) publication “Guidelines for

Environmental Impact Assessment” (2004).

2.3 The ES considers the following topic areas, as confirmed by the Scoping Opinion

received from CEC:

• Landscape and Visual Impact;

• Ecology and Nature Conservation;

• Archaeology and Cultural Heritage;

• Air Quality;

• Traffic and Transport (Goodson Cole Transportation);

• Flood Risk and Drainage (Goodson Associates); and

• Amenity.

2.4 The cumulative impacts of the proposed development has been addressed in

relation to the above assessments and those proximal developments which have

been identified during the EIA process and through the public and statutory

consultation that has taken place.

2.5 The scope of the EIA gave due consideration to public consultation responses,

technical recommendations, and any other considerations that came to light during

the process.




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Public Consultation

2.6 Public consultation in accordance with the requirements of the Town and Country

Planning (Development Management Procedures) (Scotland) Regulations 2008 has

been carried out during the preparation of the planning application and the

Environmental Impact Assessment (EIA).

2.7 This included briefings and public exhibitions to present the proposals, hold

discussions with the public and allow comment as necessary.

2.8 Results of the public consultations are reported in the Pre-Application Consultation

(PAC) report.

Mitigation and Design

2.9 The development proposals incorporate measures to avoid, reduce and remedy and

potential adverse environmental impacts, and to enhance the environmental

benefits of the scheme. This has been done by ensuring that potential adverse

effects, issues or constraints are effectively ‘designed out’ of the scheme as far as

practicably possible, with impact that cannot be adequately mitigated through site

design addressed through a combination of operational methods and techniques,

best working practices, or specific strategies or actions plans.

2.10 In this way the site design has evolved in response to external and public feedback

consultation and the results of technical assessments, and have undergone various

iterations to incorporate such measures.




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3 SITE LOCATION

3.1 The proposed development is located approximately 3km to the south west of

Edinburgh City Centre, as shown on Drawing Number 1, located on the north and

east slopes of Easter Craiglockhart Hill.

3.2 The 20.6 hectare (ha) site is contained by the old estate walls. To the south lies the

Merchants of Edinburgh Golf Club, and the site adjoins the Easter Craiglockhart Hill

Local Nature Reserve (LNR) to the west. To the north of the proposed development

site is located Meadowspot, a small housing development, and the site is bounded to

the east by Craighouse Road, from which the site is accessed.

3.3 On a wider scale, the site sits within a predominantly residential setting, with the

Morningside area to the north and east, the Craiglockhart area to the west, and

Oxgangs to the south.

3.4 The closest non-residential developments to the application site are:

• Craiglockhart Tennis and Sports Centre (300m) to the west;

• Meggetland Sports Pavilion (750m) to the north-west;

• Royal Edinburgh Hospital (800m) to the north-east;

• Edinburgh Napier University Craiglockhart Campus (800m) to the south-west;

and

• Firrhill High School (950m) to the south-west.

3.5 Currently on the site are a number of Category A listed buildings. The listed buildings

include Old Craig House, New Craig House, Queens Craig, East Craig, the lodge and

Bevan, with remains of Dovecot, a cottage which used to stand within the site. South

Craig building is located to the south of Bevan. To the south of South Craig is the

Learning Resource Centre.

3.6 The existing site is accessed from Craighouse Road, as shown in Drawing Number 1,

with car parking near the site entrance, and access roads throughout the site to each

of the buildings.

3.7 The site slopes steeply from the northern boundary, increasing in elevation to the

south-west, up to the top of a ridge which runs along the top of the woodland and

the south western edge of the Easter Craiglockhart Hill LNR.




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3.8 Footpaths and pedestrian access routes run throughout the site. This encourages

public access throughout the site, allowing the public to take advantage of the

amenity grassland in the south-east quarter of the site, the woodlands throughout

the site that bound the current buildings, and the LNR to the south-west.




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Drawing 1. Site Location




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4 THE PROPOSED DEVELOPMENT

4.1 Craighouse partnership are seeking planning permission for conversion of existing





and maintenance of the Category A listed buildings in keeping with the surrounding

environment. It is proposed to build on c.3.5% of the site, of which a significant

amount is on brownfield (e.g. Car parks, LRC) or existing consent (Kings Craig). It is

proposed that 58 trees will be removed but 350 will be planted (all semi mature

minimum 5m height), together with new shrub and hedge planting.





4.4 The buildings lend themselves readily to residential conversion, having been

designed originally as ‘institutional dwellings’ where care was administered in as

domestic an environment as possible. Careful conservation and preservation will

ensure that all significant features and rooms will be retained in parallel with the

removal of more recent and inappropriate institutional additions.

4.5 The grounds surrounding the buildings will be enhanced with less institutional hard-

standing and more residential and garden use. The uncomfortable, ill defined

relationship between buildings and immediate landscape will be significantly

enhanced. The surrounding woodlands will be subject to a thorough management

strategy to ensure long term growth and ecology.

4.6 Public access throughout the currently private grounds will continue. Nominal areas

of private garden space will be created around residential dwellings, while public

access to the woodlands and open parkland will be enhanced and granted in

perpetuity.




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4.7 The following pages set out the proposals for the preservation of the suite of

Category A Listed buildings, together with a strategy of enabling development to

secure the long term sustainable future of both buildings and landscape.

4.8 Three distinct character areas have been identified and design proposals

subsequently brought forward to further explore the character and development

potential within each unique area.

4.9 Fully considered, unique and contextual design solutions will aim to enhance the

built and landscape environment and deliver a legacy of contemporary and

traditional buildings appropriate to the exemplary Category A listed context.

4.10 The overarching landscape strategy creates a tightly controlled network of roads

fully integrated with landscape, for the first time in the site’s history, rationalising

movement through the site into a cohesive, controlled and reduced network of

integrated roads and pathways, all considered not just for function, but considered

in terms of views and vistas, to and from.

4.11 The First Character Area embraces Old Craig, currently exposed, isolated and alone

beneath the looming New Craig. The historic context of noble villa surrounded by

subservient dwellings is re-established. Within the wider site context, within the

cohesive masterplan, Old Craig now sits comfortably balanced and integrated, the

dominant element of a cohesive community.

4.12 The Second Character Area enhances the immediate environments around New

Craig, addressing areas and corners previously neglected and unresolved. The design

proposals bring forward contemporary and highly contextual dwellings, a Modern

day response based on analysis of context and history.

4.13 The Third Character Area resolves the unsatisfactory transition from suburban

housing to neglected parkland. The existing terraced housing within the site, at

Craiglea Drive, now leads to mews scale housing, leading then to paired villas of

appropriately civic scale, leading to the grandeur and scale of South Craig, Bevan and

ultimately New Craig.

4.14 Appendix 3.1 includes the masterplan for the site which shows were the various

development is proposed. Appendix 3.2 includes a breakdown of the

accommodation schedule.

New Craig




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4.15 The proposals for this magnificent building aim to build upon and restore the historic

fabric through minimal disruption. Traditional apartment conversions will provide a

portfolio of apartments of varying size and scale, all sensitively converted from the

monumental Grade A listed building. The development will maintain the iconic

presence of tower from distant viewpoints.

4.16 A comprehensive landscape strategy with gardens re-invigorated and fragmentation

of car parking to allow for improved integration and connection between existing

building and surrounding context will be provided together with sympathetic

maintenance and repairs of existing building envelope and improved services and

fire strategy to provide new residents with greater safety and energy efficiency.

4.17 Refurbishment is designed around existing stair cores, follows scale and grain of

rooms to provide a natural subdivision of the existing structure into 44 individual

residential units. From modest one and two bedroom garden apartments, family

sized duplexes, through to the iconic Tower penthouse, all apartments preserve

period features.

4.18 Communal spaces retained as the functioning heart of the Craighouse community.

Restoration of internal ‘Great Hall’ and associated grand stair will provide a

communal social hub.

North Craig

4.19 The proposals aim to replace New Craigs run down boiler house with bespoke

boutique housing nestling at the foot of New Craig taking full advantage of the

spectacular glimpses, through the woods, of the Edinburgh skyline.

4.20 Construction of 9 high quality, contemporary terraced family homes is proposed on

this brownfield site created by the redundant boiler house

4.21 The linear block is to be submerged into the embankment, making the most of the

steeply sloping site, reducing the massing and preserving outward views from New

Craig.

4.22 The plot is nestled amongst the existing tree canopy, screened from distant views

into the site. The linear block is perpendicular to key views from Blackford Hill. This,

coupled with the extensive mature tree canopy will ensure a low visual impact.




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4.23 The turret form, inspired from the precedent set by New Craigs tower, allows access

to a roof terrace, allowing habitants an excellent quality of external space on this

north facing site.

Queens Craig

4.24 The proposals aim to refurbish Queens Craig to accommodate a mix of apartments

and townhouses. The sea of hard landscaping / gravel and car parking surrounding it

will be sensitively re-modelled to provide a more welcoming and less isolated

immediate environment.

4.25 Subdivision of existing fabric will provide 10 units. The sensitive conversion aims to

retain all significant features and enhanced the landscape; through domesticated

entrances and small areas of private gardens so the old building is re-connected to

its formal, public garden context.

4.26 The garden pavilion is to be retained and made more prominent through landscaping

which focuses and facilitates pedestrian access.

West Craig

4.27 The addition of 3, small, 2 storey units (West Craig 1) sitting perpendicular to Queens

Craig, neatly bounds and terminates the re-formalised garden. West Craig 2, sitting

opposite the green space mimics the footprint of Queens Craig providing

complimentary massing and helping to create a sense of security and enclosure. A

chain of classically proportioned contemporary houses and 3 flats respond to

topography, landscape and orientation, with the north facing lower level

accommodating the entrance and car parking, whilst upper, expansively glazed,

living spaces front onto dappled woodland patios. These private patios open out

onto a wider semi private shared lawn, buffering the publicly accessible woodland

beyond. Bedrooms to the north have classically proportioned, more moderate

window apertures controlling views to and from Queens Craig.

4.28 Each house further enjoys a private roof terrace. Heights of these buildings are

determined in reference with New Craig, distant and close views. The treescape was

discussed in detail with Scottish Natural Heritage and the City of Edinburgh Council.

The conclusion was a preference to retain the treescape to the South as the

dominant ridge of trees seen from afar.

Kings Craig




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4.29 Infront of New Craig, at the heart of the Craighouse estate, a chain of classically

proportioned contemporary houses is proposed. Approached through the

landscaped gardens of New Craig, the houses discretely nestle into the treescape.

4.30 Construction of 7 terraced family homes and 3 apartments, clustered to be seen as

pavilion in the round, as New Craig and Queens Craig is proposed. Massing (length,

depth, height), scale, proportions are informed by New Craig context, the New and

Queens Craig buildings themselves and responsive to site topography.

4.31 The gable ends are comparable in scale to Bevan and other pavilions which are

visible from afar, respecting distant views into the site as complimentary towers.

4.32 The linear pavilion block is designed to be submerged into embankment, reducing

the massing as seen from the public wood side. Views from afar, including Blackford

Hill helped inform the scale /proportion. Orientated perpendicular to key views from

Blackford Hill, coupled with the extensive mature tree canopy ensures a minimised

city wide visual impact. The meandering roadways pick up on existing roadways and

infrastructure, to minimise disruption to the existing landscape.

East Craig

4.33 East Craig is unusual on the estate due to its diminutive scale and low quality

extension. The proposals aim to gently revive this building, providing main door

apartments opening out into the landscaped heart of the site. The building will be

refurbished to 2 main units. Existing historic fabric will be enhanced by removal of

recent extension. New gardens ameliorate connection and integration to the

parkland context.

Bevan Villa

4.34 A pavilion seen in the round, Bevan is to be retained and converted to 3 houses,

each with views into the parkland, across to East Lothian, Berwick Law and beyond.

Existing relationship to context, floating in the park, is retained. A small extension to

the South sensitively juxtaposes contemporary building to the historic fabric. Overall

the changes are minimised to retain historic elements.

Duncan Villa

4.35 The location proposed for this new small 3 storey housing block, a celebration of the

Craighouse pavilion ideal and contemporary form, enhances the procession of

pavilions marching up the hill, reaffirming the historical North / South axis of built




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form. The scale form and massing is informed and determined by neighbouring

historic fabric.

4.36 A Prominent turret form is a contemporary appropriation of the existing

architectural language, and provides access to communal outdoor space enjoying

beautiful views over the park and city.

4.37 New tree additions brings a finger of woodland out to the park, where a boulevard of

trees reforms the historical tree cover between park and building.

South Craig

4.38 South Craig is an historic, stone pavilion ‘satellite’ building well suited for

refurbishment, with minimal disruption, to provide 3 units of magnificent residential

accommodation. Main door family sized apartments each with private gardens and

terrace, commanding views from within and without across the open parkland to the

East.

4.39 A space below the South terrace provides the ideal site for a discrete intervention

and addition to the existing building fabric, highlighting the historic elements with

juxtaposition of a contemporary but submissive and discrete extension.

Clouston Villa

4.40 The Clouston Villa will replace the Learning Resources Centre, one of the sites least

valuable built forms, a bold but slender 8 storey iconic tower is proposed. The tower

has a reduced footprint to the LRC it replaces. The tower top is similar proportion to

the apex of New Craigs tower, providing a contemporary compliment, visible just

rising above the tree line when viewed from afar. 7 large contemporary apartments

are proposed with minimal car parking. The scale massing and proportions have

been informed by context, with the height developed as a specific and appropriate

response to termination of the crescendo of built form ascending the North / South

Axis and the visual impact.

Craiglea Place

4.41 Addressing the sudden halt of the colony like housing to Craiglea Place is a proposal

for a modest, modern but sensitive continuation providing 6 new small houses.

4.42 It is hidden from the rest of the open space and parkland through the retention of

the copse of trees at the South Eastern end of the site. Construction of 6 high quality




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terraced small homes is proposed. The development steps up the ridge in response

to the site topography.

Craighouse Lodge

4.43 The existing lodge building will be converted into a charming traditional home; this

building is pivotally placed at the pedestrian entrance to the site. Design to convert

with minimal disruption. New landscaping enhances the relationship to context and

marks the transition from urban to semi rural.

Old Craig Grove

4.44 Construction of 11 terraced town houses is proposed. It will be an enchanting park

edge community, nestling at the eastern foot of the parkland edge, bounded by

trees. Boundary wall and perimeter treescape separate dwelling from parkland,

enhancing privacy and discretion. With panoramic glass screens and glazed roof

lights draw sunlight into private courtyard gardens, a calm and tranquil respite

against the expansive landscape beyond. Massing will be kept low for development

to remain discrete, behind treescape.

4.45 Integral car parking will minimise visual impact. Roads will be kept close to existing

to minimise disruption and retain existing wooded park edge condition.

Old Craig Court

4.46 The Court, an enclosed community of terraced houses, bounded by the extents of

the historical Old Craig walled garden, is respectfully located well away from the

historic building. It is proposed to construct 30 high quality family homes. The

historic Lime Avenue is reinstated. Delineating the view up to Old Craig and New

Craig beyond. The render and slate with pitched roof massing is a direct response to

the Old Craig context, with less ornate turrets and terraces than elsewhere.

Old Craig House

4.47 Magnificent Grade A listed medieval villa will be converted to 1 traditional dwelling

standing in its own secure private walled garden. Refurbishment designed to

minimise disruption to existing fabric.




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Drawing 2 - Masterplan




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5 ENVIRONMENTAL IMPACT PREDICTION, EVALUATION AND MITIGATION

5.1 Potential impacts of the proposed development have been considered with regard

to a number of distinct topic areas and technical assessments. Potential impacts

have been identified and evaluated with reference to magnitude and significance

and where required, measures to avoid, reduce, remedy or compensate any adverse

effects have been recommended and incorporated into the site design and working

methods.

Landscape and Visual Impact

5.2 The landscape and visual impact assessment identifies and assesses the significance

of the likely landscape character and visual impacts of the proposed development

upon the site and surrounding area.

5.3 The Landscape and Visual Impact Assessment (LVIA) was conducted based on

methodology set out in the Landscape Institute and The Institute of Environmental

Management Guidelines for Landscape and Visual Impact Assessment, Second

Volume, published by Spon (2002). Consideration has also been given to the

following documents:

• Landscape Character Assessment Guidance (2002), Countryside Agency in

conjunction with Scottish Natural Heritage; and,

• Photography and Photomontage in Landscape and Visual Impact

Assessment (Landscape Institute Advice Note 01/11).

5.4 The LVIA involved a combination of desk-based study and site survey work which

commenced in November 2011 and continued throughout 2012. Viewpoint

locations representative of views from identified sensitive receptors in the vicinity of

the application site were selected and agreed through discussions with City of

Edinburgh Council (CEC) in addition to the formal scoping process. A series of

photoviews were produced which formed the basis of the assessment.

5.5 The site is located within City of Edinburgh, and the development plan comprises the

Edinburgh and the Lothians Structure Plan 2015, and the Edinburgh City Local Plan,

which was adopted in January 2010. The site is not located within a statutory

landscape designation; however, at its closest point the site is 2.4km away from the

boundary of the Edinburgh World Heritage Site. In addition, the development plan

identifies a number of non-statutory designations which affect the site. The site is




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within the East and West Craiglockhart Area of Great Landscape Value, and the

Craiglockhart Hills Conservation Area.

5.6 The site comprises approximately 20.5 hectares of the existing Napier University

Craighouse Campus and comprises ten buildings with associated parking and hard

standing, formal landscaping, amenity grassland, specimen trees and plantation

woodland.

5.7 Development proposals include the conversion of existing buildings to residential,

the removal of the existing main car park and the provision of new build residential

with associated car parking. Proposals would necessitate the removal of a number

of mature trees, however, landscape treatment would include new tree planting

including formal new avenue trees framing both sides of the main driveway, trees

around the edge of the main open space in the south east of the site, feature trees

and parkland trees. In addition, there would be understorey planting within the

woodland and shrub and hedgerow planting to soften building edges and help define

spaces within the site.

5.8 Though the proposed development would result in changes within the site due to an

increase in the proportion of built development, the main elements of woodland,

open parkland with borrowed views, historic buildings and public access and

footpaths would remain. These would be enhanced through landscape and

woodland management proposals, which include formalising the main drive and

planting avenue and parkland trees and improving access through woodland

plantations. The proposed landscape treatment would help to define and structure

the landscape within the site and to provide some visual and physical linking

elements (e.g. new tree avenues along main axes). Landscape value and sensitivity

overall would remain high.

5.9 Though the change in the main land use within the site, from an educational

establishment to residential development, is considered to be significant, the overall

direct impacts upon landscape character are assessed as being beneficial, low to

medium in magnitude and moderate in significance.

5.10 The proposed Clouston Villa development would result in some indirect and adverse

impacts upon the Glenlockhart valley between Easter and Wester Craiglockhart Hills.

Impacts upon the overall character of the Craiglockhart Hills landscape character




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area are therefore assessed as being medium in magnitude and moderate in

significance.

5.11 The proposed development would not result in significant adverse impacts upon the

character of the Edinburgh World Heritage Site. Such impacts upon character are,

indirect adverse and would be negligible to low in magnitude and imperceptible to

slight in significance.

5.12 The visual assessment includes potential impacts upon key viewpoints and views

identified within the City of Edinburgh Skyline study. Viewpoints were agreed

through consultation with City of Edinburgh Council outside the statutory scoping

process.

5.13 The proposed development is concentrated within the eastern and northern slopes

of Easter Craiglockhart Hill. The topography of the hill with its summit lying south-

west of the site provides a visual screen for the existing and proposed development

within the campus, and the extensive mature woodland cover within the site

provides further visual screening from the wider area.

5.14 Views of the proposed development would be most significant from elevated or

open viewpoints within 2km of the site. The proposed 8-storey Clouston Tower

development would, due to its height, be one of the most visible elements within the

development, however, from most visual receptors this would be viewed against the

existing woodland on the crown of Easter Craiglockhart Hill. Skyline effects would be

greatest (Moderate in significance) from the gaps in the roadside trees along

Glenlockhart Road however visual impacts would be limited by use of glass on the

upper two floors of this building.

5.15 Physical changes to and adjacent to the site entrance would result in moderate visual

impacts on a relatively small area including part of Craighouse Road and its junction

with Craighouse Terrace. Visual impacts upon other visual receptors are assessed as

being lower in magnitude and significance.

5.16 Potential visual impacts upon a number of key night time views were assessed

however these were not found to be significant in effect.

5.17 To summarise, the proposed development at Craighouse has been assessed as

providing some benefits in terms of direct impacts to the landscape character within




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the site and would not have significantly adverse landscape character or visual

impacts upon the surrounding area.

Ecology and Nature Conservation

5.18 Survey and consultation of ecology and nature conservation has been undertaken

from the early stages of the project at Craighouse Campus. The ecological

assessment involved consultation of data records, desk study and field surveys to

establish the baseline of the site and its surroundings.

5.19 The ecological assessment has identified and evaluated the elements that make up

the local ecosystems and has considered how the impacts of the development may

affect each of these in accordance with SPP and NPF and the IEEM Guidelines for

Ecological Impact Assessment (2006).

5.20 No statutory or non-statutory designated sites will be directly affected by the

proposed development, though increased footfall may have minor adverse but also

minor beneficial effects upon the Craiglockhart LNR which is immediately adjacent to

the development zone to the west.

5.21 The loss of some mature trees will have an impact which is significant within the

zone of influence (local to the site) in the long term. However, after the anticipated

completion of the landscaping scheme, given time for planting to establish and for

woodland management to take effect, the long term impact on trees and woodland

is considered to be negligible. Replacing introduced species, which dominate the

site, with native species, would have a long term major benefit into the future.

5.22 The clearance of vegetation within the bird breeding season and loss of habitats

within the site may result in disturbance of nesting birds and localised displacement

of locally common and widespread bird species. With mitigation to avoid site

clearance during the bird breeding season and with the implementation of the

landscape proposals the impact is assessed as potentially beneficial in the long-term.

The breeding bird surveys due to be undertaken in spring 2013 will inform any

detailed mitigation considered necessary.




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5.23 Short term negative effects on badgers and bats can be mitigated against and in the

long term there is opportunity for there to be a minor beneficial impact on bats

through the inclusion of additional roosting and foraging habitat.

5.24 With the above mitigation in place and landscape proposals it is anticipated that the

overall residual impact would be significant within the zone of influence in the short

term. In the long term this impact is assessed as negligible.

Archaeology and Cultural Heritage

5.25 The assessment of potential direct and indirect impacts of the archaeological and

cultural heritage resource of the Napier University Craighouse Campus area was

carried out through a combination of desk-based analysis, and a site walkover survey

in September 2012. The assessment was conducted in accordance with national

policy guidance.

5.26 The desk-based assessment has established that there are no Scheduled Ancient

Monuments within the application area. The closest being the Iron Age fort located

on Wester Craiglockhart. The application area contains a total of seven listed

buildings, all Category A. The buildings comprise Craig House, a sixteenth century

tower house; New Craig, the largest and most imposing building on site and a series

of pavilions; Queens Craig, East Craig, Bevan and South Craig. The Lodge on

Craigside Road is also listed. There is a Boiler House, which is unlisted, located to the

north of New Craig.

5.27 There are a number of earthwork remains within the application area which are

likely to predate the use of the site as an asylum and also earthwork features which

are attributable to the considerable landscaping that the grounds were subjected to.

5.28 There is no evidence for heritage assets which pre-date the use of the site as part of

the land and grounds of Old Craig. No evidence was found for the presence of the

Roman road allegedly located on Easter Craiglockhart.

5.29 The site is situated within the Craiglockhart Hills Conservation Area. The

Conservation Area was designated in 1997 and derives its character from its

‘significant cluster of Victorian institutions, two now occupied by Napier University;

one now in residential use; and another in the process of conversion to residential




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use, within a very high quality landscape and topographic setting’ (Craighouse CACA

2001, 11).

5.30 A programme of archaeological monitoring during the excavation of a single test pit

within the Craighouse car park was undertaken by WA Archaeology. This was a

requirement of the CECAS (City of Edinburgh Council Archaeology Service) and was

to ensure that any archaeological material revealed during the investigations was

recorded. The watching brief did not reveal any material of archaeological origin

recording that the area had been effectively terraced during the construction of the

car park.

5.31 The current application is supported by a Conservation Plan (Simpson and Brown,

2012) which builds on the work undertaken in producing the Conservation Audit in

2008. The Conservation Plan has presented an assessment of and graded statement

of the significance of the constituent elements of each of the Craighouse Campus

buildings (including rooms, elevations etc) and a series of recommendations as to

appropriate development within the campus including guidance on repairs,

demolition, additions and design of new buildings.

5.32 The proposed development has the potential to physically impact upon unknown

archaeological remains associated with the Old Craig tower house and its grounds

and enclosures, although an investigation in close proximity to Old Craig has

established that the site has been significantly terraced.

5.33 The impact upon previously unknown remains, if realised, is likely to be of low to

moderate significance. Indirect impacts on the setting of individual heritage assets

varies from moderate positive to slight adverse. Overall the cumulative effect of the

proposed development upon the heritage assets is considered to be slight positive.

5.34 It has been established with the Development Control Archaeologist that a scheme

of archaeological evaluation will be required in order to assess the likelihood of

archaeological remains being present within the development area. A programme of

archaeological photographic recording of all the structures is suggested in order to

record the buildings prior to conversion. A programme of building recording in

advance of the demolition of the Boiler House will be required.

Air Quality and Dust




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5.35 A detailed assessment of Air Quality has been carried out in support of the proposed

development, as required by the City of Edinburgh Council and SEPA, in line with

best practice methodologies. The ES Chapter assesses the potential air quality

impacts associated with the additional road traffic likely to be generated by the

proposed development. A qualitative assessment has been undertaken to assess the

potential air quality impacts of dust arising from the construction phase of works. In

addition, a screening assessment has been undertaken using the guidance within the

Design Manual for Roads and Bridges (Volume 11, Section 3, Part 1 May 2007

(DMRB). This considers NO2 and PM10 concentrations, at existing sensitive receptor

locations, to assess the potential impact of changing traffic flows as a result of the

proposed development.

5.36 City of Edinburgh Council (CEC) has declared three Air Quality Management Areas

(AQMAs) since 2000. The first is central Edinburgh, the second is St Johns Road and

the third is Great Junction Street. The proposed development is not located within

an AQMA. Central Edinburgh is the closest AQMA and this is approximately 2.6km to

the northeast of the development site.

5.37 The closest background monitoring station is located at Edinburgh St Leonards,

approximately 3.5km to the east. This continuous analyser is considered to be

representative of background pollutant concentrations at the proposed

development.

5.38 Consultation regarding the scope of the assessment was undertaken in a series of

communications, between January and September 2012 with CEC.

5.39 A construction phase assessment has been undertaken to determine the risk and

significance of dust effects from demolition, earthworks, construction activities and

trackout from the proposed development. The assessment has been undertaken in

accordance with the guidance on assessing the impacts of construction phase dust

published by the Institute of Air Quality Management.

5.40 The risk of dust effects is considered to be within the low risk category for

demolition, the low to high risk categories for earthworks and the low to medium

risk categories for construction activities and the medium risk category for trackout.

Site specific mitigation measures will therefore need to be implemented at the site.

5.41 The significance of the dust effects has been assessed by taking into account the

sensitivity of the local area and the risk that the activities might give rise to dust




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effects. The local area is considered to be of high sensitivity. With the site specific

mitigation measures, the significance of dust effects for demolition, earthworks,

construction and trackout are considered to be negligible. There may be a slight

adverse impact from the earthworks should they take place adjacent to the eastern

site boundary, within 20m of the receptors along Craighouse Road.

5.42 With regard to road traffic emissions, air quality at six representative existing

sensitive receptor locations has been considered in the air quality assessment. All

existing receptor locations are considered to be moderately sensitive except

Colinton Nursing Home which is considered to be highly sensitive in accordance with

the criteria detailed in the assessment.

5.43 For 2014 and 2019 for NO2 and PM10, all six existing receptors considered show a

negligible impact as a result of the proposed development, in accordance with the

significance criteria detailed in the main assessment.

5.44 No exceedences of the NO2 and PM10 annual mean air quality objectives of 40µg/m3

and 18µg/m3, are predicted to occur in 2014 and 2019 for both the ‘without

development’ and ‘with development’ scenarios.

5.45 All of the existing receptor locations are considered to be moderately sensitive with

the exception of Colinton Nursing Home which is considered to be highly sensitive, in

accordance with the criteria detailed in the assessment. All existing sensitive

receptors locations are predicted to experience a negligible/not significant impact as

a result of the proposed development when the magnitude of impact is considered

along with the sensitivity of the receptor, in accordance with the assessment criteria.

5.46 To summarise, the air quality assessment indicates that the proposed development

generated traffic will have a negligible impact on existing sensitive receptor locations

in both 2014 and 2019. It is not therefore considered necessary to recommend

measures to mitigate road traffic emissions.

5.47 The air quality assessment also predicts pollutant concentrations at one proposed

sensitive receptor location, within the proposed development. This is considered to

be representative of the residential properties proposed closest to Craighouse Road

and the site access. All concentrations on the site are predicted to be below the

annual mean objectives, therefore the residual impacts will remain negligible and

unchanged, therefore no mitigation measures are to be implemented.




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Traffic and Transport

5.48 A traffic and transport assessment has been undertaken, including a desktop

research exercise and site visits, and consultation with the Transportation Officers at

CEC’s City Development Department.

5.49 The TA addresses the following issues:

• Assessment of the existing accessibility of the site by all transport modes;

• Details of the various elements of the proposed development; and

• Measures to support the proposed development to achieve sustainable

travel patterns.

5.50 The site is connected to the strategic road network, with links to the A70 to the east,

and the A702 to the west, two of the main artery roads into and out of Edinburgh

city centre. These roads also connect with the A720, the main ring road that runs

round the south of the city. The surrounding local road network, particularly

Craighouse Road and Morningside Drive, are key local distributor roads providing

access to the surrounding area. As such the site is easily accessible to private

vehicles, public transport, cyclists and pedestrians.

5.51 The site is currently part of Edinburgh Napier University Campus, which is operating

at reduced staff and student levels from previous site use, due to the university

vacating the site in spring 2013.

5.52 The main vehicular and pedestrian access to the site is from Craighouse Road, which

connects to the internal access roads and a number of car park areas which serve the

buildings on site.

5.53 It is considered that the site is accessible by a range of sustainable modes of

transport in line with local and national transport policy, thereby providing excellent

alternatives to private car use for potential future residents.

5.54 The application site has been considered in terms of its sustainability and its ability

to meet the aims of both the local and national transport policy. Existing walking and

cycling facilities in the vicinity of the site are considered to be of a high standard and

provide links to existing city centre transport interchanges and local amenities.




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5.55 There are frequent and high quality bus services operating next to the site, within a

reasonable walking distance. These services currently provide connections to

Edinburgh City Centre from neighbouring areas.

5.56 The principles of the Scottish Government’s policy document, “Designing Streets”

has informed the development of the master plan for the site.

5.57 Internal cycle and pedestrian circulation is being achieved through a mix of

contiguous footways, adjacent to the road carriageway, and segregated footpaths.

Public access to all the residential areas within the site will be afforded by an

adopted footway/footpath network. A secondary private network, utilising much of

the existing routes on the site are to be retained and upgraded to provide wider

cycle and pedestrian access throughout the site.

5.58 There has been a conscious effort to avoid imposing rigid design standards given the

significant topographical constraints and environmental sensitivity of the site,

although most of the roads and footpaths will be adopted.

5.59 A formal road hierarchy has not been imposed, but a logical progression of road

standards has been used within the site. Specific properties given their sensitive

location adjacent to the western park edge are served by a new road which is in

keeping with the existing infrastructure.

5.60 Particular emphasis has been placed on the use of hard landscaping and changes in

surfacing materials to reduce the impression of a vehicular dominant high speed

road network. A mix of segregated and shared surface provision has also been

employed to emphasise the lack of priority for any one travel mode.

5.61 The assessment of the road network surrounding the site demonstrates that the

introduction of the development traffic can be accommodated by the key junctions

examined in the TA without the need for physical alterations. Mitigation in the form

of an increase to the length of the signal cycle at the Colinton Road / Myreside Road

/ Gray’s Loan / Merchiston Gardens traffic signals would be required to achieve ‘no

net detriment’ to its operation.

5.62 The promotion of sustainable travel will be aided by the development of a Travel

Pack for residents with purpose of increasing their awareness of local public

transport facilities and encourage a modal shift from the private car to more

sustainable forms of transport.




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5.63 The transport assessment has demonstrated that the proposed development will

integrate well with the existing transport network, with pedestrians, cyclists, public

transport patrons and car users all catered for.

Flood Risk and Drainage

5.64 A Drainage Strategy Report was produced relating to the proposal for change of use

to residential development at the Edinburgh Napier University Craighouse Campus,

Edinburgh.

5.65 The design of drainage systems serving new developments has taken the latest

Planning Policies as well as Scottish Water and SEPA guidelines into consideration.

The report describes the design approach for both the foul and surface water

drainage systems for the proposed development at Craighouse, Edinburgh, as well as

assessing the flood risk of the proposed development.

5.66 It can be concluded that there is no significant flood risk on this site. Due to the

distance to adjacent watercourses, it is clear that fluvial or tidal flooding does not

pose a risk to the site. Groundwater flooding is not considered likely as the site is

overlain with relatively impermeable deposits. As stated above, pluvial water will be

accommodated within the site without detriment to the properties.

5.67 The need for a suitable ‘Sustainable Urban Drainage Scheme’ has been recognised

and incorporated within the design proposals for the surface water system. The

surface water will be attenuated before discharging into the Scottish Water surface

water sewer at the Greenfield run-off equivalency.

5.68 Full attenuation for a 1 in 30 year and 1 in 200 year storm event will be provided

within the underground storage structures. In accordance with guidelines, any minor

flooding will be accommodated on site with no detrimental effect on the proposed

development or safe access and egress to the site.

5.69 A traditional drainage system will collect the foul water which will be discharged

directly into the Scottish Water combined sewer to the east of the site.

5.70 The proposed system satisfies all elements of latest guidelines with regards to

impact on the existing drainage network.

Assessment of Amenity

5.71 An assessment of the potential impacts from the proposed Craighouse residential

development on the amenity value of the surrounding area has been carried out.




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The key potential impacts upon the amenity value of the site are: Visual Amenity; Air

Quality and Dust; Public access to the site; and Public use of land within the site.

5.72 It is considered that the potential impact with regards to dust during the

construction phase of the assessment will be in the low risk category for demolition

works, low to high risk categories for earthworks, low to medium risk categories for

construction activities, and medium risk category for trackout. However, with

implementation of the proposed mitigation measures, the potential impacts are

negligible.

5.73 With regards to the landscape and visual impact, it is considered that the proposed

development at Craighouse would provide some benefits in terms of direct impacts

to the landscape character within the site and would not have significantly adverse

landscape character or visual impacts upon the surrounding area.

5.74 The impacts from vehicle emissions during the operation of the site are considered

to be negligible, and as such no mitigation measures are proposed.

5.75 It is not considered that there will be a significant impact upon the amenity value of

the site as a result of the proposed development. Public access to the site will remain

unrestricted as it currently is. Similarly, the proposed development will not restrict

the public from making use of the site as they currently do, and will allow users to

access the pathways and wooded areas throughout the site.




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6 SUMMARY AND CONCLUSIONS

6.1 The Craighouse Partnership are seeking planning permission for the change of use

and conversion of existing buildings from university campus to residential and for

the erection of new build residential premises, together with relevant utilities

infrastructure on the existing Napier University, Craig House Campus, in

Craiglockhart Hill, south-west Edinburgh. This Non-Technical Summary has been

prepared by Wardell Armstrong LLP to support the planning application.

6.2 The application is for the proposed change of use and conversion of existing





and maintenance of the Category A listed buildings in keeping with the surrounding

environment.





6.5 In accordance with the Town and Country Planning (Environmental Impact

Assessment) (Scotland) Regulations 2011, an Environmental Impact Assessment (EIA)

has been carried out to assess the potential environmental impacts of the proposed

development on the site and its immediate surroundings. This has included a scoping

exercise, in which opinions were sought of the Local Planning Authority, and

statutory and non-statutory consultees regarding the information and level of detail

required in the EIA.

6.6 The EIA has been accompanied by a comprehensive programme of community

consultation to keep the public informed of the proposal and to offer opportunities

to express views and put forward recommendations.

6.7 The potential impacts have been considered according to seven distinct topic areas,

and associated technical assessments were undertaken. As far as is possible, the

potential significant adverse environmental impacts have been designed out of the




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scheme. Any potential impacts that could not be adequately designed out have been

mitigated to minimise impact.

6.8 There are no adverse environmental impacts of long-term or over-riding significance

associated with the proposed residential development at the Craighouse site.




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