ratho stewart milne homes

Transcription

PROPOSED RESIDENTIAL DEVELOPMENT
RANSFIELD FARM: RATHO
STEWART MILNE HOMES
Aerial Photo 2012 © Getmapping
LANDSCAPE AND VISUAL APPRAISAL AND APPRAISAL OF THE SETTING OF THE UNION CANAL
December 2013
CONTENTS
1
Introduction
2
Landscape and Visual Appraisal Continued
2
Purpose of Appraisals
3
Figure 4.20
3
Historical Background
4
4
Landscape and Visual Appraisal
6
Figure 4.21
Figure 4.22
Figure 4.23
Figure 4.24
5
Townscape
11
6
Landscape Capacity Appraisal
14
7
Appraisal of the Setting of the Union Canal
16
8
Conclusion
20
Townscape
Figure 5.1
Figure 5.2
Figure 5.3
Figure 5.4
Figure 5.5
Figure 5.6
Figure 5.7
Figure 5.8
Figure 5.9
Figure 5.10
Figure 5.11
Figure 5.12
Figure 5.13
Figure 5.14
Figure 5.15
Figure 5.16
Figure 5.17
ILLUSTRATIONS
Introduction
Figure 1
Location plan
Figure 3.1
Figure 3.2
View from Ratho Mains/Dalmahoy Road junction towards Ratho Park Gardens track and
ridgeline shelterbelt
View to site from Freelands Road by Ratho Byres
View north to the Forth bridges and the hills of Fife and Kinross
View to the south
View to the west
Military Survey ©SCRAN
Designations
Ratho Kirk and Kirk Yard
Traditional Ratho cottages built with black whinstone, sandstone and slate
19th century villas
Ratho Park
School House
Main Street
Wilkieston Road
Hallcroft Close
Ratho Park Road
Baird Road Apartments
The Moorings
Looking up Baird Road and Main Street
The Bridge Inn
Baird Road apartments
The Moorings traffic calming
Boundaries
Open space
Figure 4.1
Figure 4.2
Figure 4.3
Figure 4.4
Figure 4.5
Figure 4.6
Figure 4.7
Figure 4.8
Figure 4.9
Figure 4.10
Figure 4.11
Figure 4.12
Figure 4.13
Figure 4.14
Figure 4.15
Figure 4.16
Figure 4.17
Figure 4.18
Figure 4.19
Figure 6.1
Landform north-west of site
Landform south of site
Large scale arable landscape to north of site
Mature vegetation
Over-mature beech trees
Ransfield Road
Ratho Mains with Tormain Hill as back cloth
Human influences on the landscape
The site
Looking north west across site from south east corner
North boundary
Mature trees on east boundary
South boundary
East boundary
Topography
View to site from towpath
View from Moorings Development
Union Canal with Moorings Development (left) and proposed development site (right)
View from Ratho Mains towards Ratho Park Gardens track and ridgeline shelterbelt
Landscape Capacity
Figure 7.1
Figure 7.2
Figure 7.3
Figure 7.4
Figure 7.5
Figure 7.6
Figure 7.7
Figure 7.8
Figure 7.10
Figure 7.11
Walkers on towpath
Interpretation and public art
Bridge Inn and stone arched bridge
Moorings at Ratho canal basin
Approach to Ratho from the east
Looking across western approach to Ratho
Freelands Road marina location looking east
Freelands Road marina location looking west
Looking south from the Union Canal towpath
Looking east towards Ratho Park Golf Club
1
Ransfield Farm, Ratho: Landscape and Visual Appraisal and Appraisal of the Setting of the Union Canal December 2013
Contents & Illustrations
1
INTRODUCTION
1.1
This appraisal is a supporting document to the application for planning permission for a residential
development, Ransfield Farm, Ratho; hereafter referred to as the Proposed Development; Figure 1
Location Plan
1.5
This landscape and visual appraisal and appraisal of the setting of the Union Canal is divided into 8
sections, structured as follows:



Section 1
Section 2
Section 3

Section 4



Section 5
Section 6
Section 7

Section 8
Introduces the site
Sets out the background to and purpose of the landscape appraisal
Summarises the historical background to the wider landscape that is the setting
for the proposed development
Describes the character of the wider landscape, the site and the visual context of
the proposed development. It concludes by appraising the change to the
landscape that will arise from the proposed development
Describes townscape as baseline information for the landscape capacity study
Considers landscape capacity
Appraises the change to the setting of the Union Canal that will arise from the
proposed development
Concludes the report
Figure 1 Location plan Aerial Photo 2012 © Getmapping
1.2
The proposal is to develop, for housing, a section of remnant farmland beside the Union Canal, hereafter
referred to as the site. The site is under the control of Stewart Milne Homes and is easily connected to
existing transport and community infrastructure.
1.3
The proposed development comprises 85 residential units which will include 25% affordable houses and
infrastructure provision.
1.4
The site occupies approximately 4.5 hectares and lies at the eastern edge of Ratho, a small settlement to
the west of Edinburgh. It is situated to the north of Ratho Park Gardens a single track road that connects
Ratho Park Road to Ratho Park Golf Club.
2
Introduction
2
PURPOSE OF APPRAISALS
2.1
The Landscape and Visual Appraisal were requested by CEC as supporting information to demonstrate
how the proposed development will be integrated to Ratho and the wider landscape.
2.2
The Landscape Capacity Appraisal has been undertaken to demonstrate that the landscape has the capacity
to absorb the development.
2.3
The appraisal of the setting of the Union Canal has been undertaken to describe the degree of change to its
setting.
3
Purpose of Appraisals
3
HISTORICAL BACKGROUND
3.1
Ratho village is situated on a ridge of hard igneous rock overlooking the broad fertile plain of the River
Almond. Inscribed stones on Tormain Hill west of Ratho Village are evidence of early human activity in
the area.
3.2
Ratho is recorded on some of the earliest maps of Scotland indicating that it was a well established village
by the 16th century. Variously named Rathow (T. Pont J Hondius 1636), Ratho Toun (Adair 1682),
Rathaw (William Roy 1752 - 1755) and Ratha (John Laurie 1786), the modern 'Ratho' first appears in the
cartographic record on Taylor and Skinner's map of the road to Glasgow from Edinburgh in 1776. Ratho
becomes the standard spelling from 1816 onwards.
3.3
Roy's Military Survey of the Lowlands 1752 - 1755, Figure 3.1, illustrates Ratho village as a linear
settlement with dwellings ranged either side of the modern day Main Street. The village is orientated eastwest and appears to have been bisected by what is now the Dalmahoy Road which had been built through
Ratho linking Newbridge and Dalmahoy. Ratho Kirk is depicted as being separate from the village built
on the north side of a burn that flowed roughly on the alignment of the future Union Canal. It is notable
that the 'Newbridge/Dalmahoy Road' ran to the west of the Ratho Kirk rather than to the east, on its
current alignment. John Laurie's plan of 1786 confirms this road alignment.
3.4
Ratho village is depicted surrounded by cultivated strips or run rig. The vast estates of Dalmahoy (south),
Hatton and Bonningtonhead (south-west) are depicted enclosed by walls and set within extensive formal
gardens, avenues and parks. These together with the more modest properties of Ratho House (east),
Adestoun (south-east), Kaimes (south-west) and the Fermtoun at Ransfield combine to suggest a
prosperous landscape under extensive cultivation capable of supporting a wide range of people and
communities. Furthermore; these estates were well located with each being in easy reach of Edinburgh
which lay approximately 8 miles (13km) to the east along what are now the A8 and A71.
3.5
James Knox's survey of 1816 shows the 'Newbridge/Dalmahoy Road' realigned so that it ran to the east of
Ratho Kirk and formed the distinct L street plan that survives to this day. The reason for this realignment
has not been established but it coincides with the construction of Ratho Hall (c.1800) so likely as not it
was rerouted away from this new country house at the beginning of the 19th century.
3.6
Originally a farming village, the Ratho economy became more diverse in the 2nd decade of the 19th century
with the commencement of large scale quarrying, stimulated by the construction of the Union Canal 1818
- 1822. Whilst the landscape was already pitted with small quarries before it was cut, the Union Canal
provided direct access to Edinburgh and the fast expanding New Town for the convenient and cost
effective haulage of bulk items such as building stone, road setts and kerb stones.
3.7
Figure 3.1 Military Survey ©SCRAN
The Union Canal also offered a faster, smoother route to Glasgow than the stagecoach and Ratho became
a natural stopping point for paying tolls, changing teams of horses for the fly boats and slaking thirst at the
newly established Bridge Inn, Figure 4.4.
3.8
Craigpark/Ratho Quarry was opened up west and east of the Union Canal respectively and alongside the
existing farm labour and work associated with the maintenance and function of the canal, quarrying gave
impetus to the growth and rebuilding of Ratho Village in the early 19th century.
3.9
The 2nd Statistical Account 1834/1845 describes Ratho during this period as being in a state of renewal:
'much extended and improved of late years by the erection of a number of neat cottages' and 'a few very
old huts on the south side (of Main Street) which still connect the present village with the olden time are
now in process of demolition and their place will no doubt in time be supplied by others of more
commodious structures'.
3.10
The first Ordnance Survey (1852) is the prime source of information for this period and it shows the
realigned 'Newbridge/Dalmahoy Road' routed through Ratho along Baird Road (after Hugh Baird who
prepared the plans for the Union Canal supported by Thomas Telford) and into Main Street rather than
cutting across the village, close to the modern day staggered School Wynd/Dalmahoy Road junction.
3.11
Dwellings, with generous rear gardens were ranged along Baird Road as far as the canal bridge and along
Main Street. 19th century photographs illustrate a mixture of frontages with many cottages set behind
walled front gardens. From other properties residents stepped straight out onto the street. In addition to
the smaller village dwellings 4 substantial country houses were built to the north, east and west of Ratho:


Ratho Hall to the north of the Union Canal and west of the Kirk, (A Listed) built c.1800 in the neoclassical style a substantial property with ancillary buildings, enclosed parkland and a walled garden.
Ratho House later Ratho Park to the east of the village (A Listed) rebuilt 1824 to a Picturesque Tudor
design by William Burns to replace an earlier building. Set within shelterbelts and parkland Burns
added the stables in 1836. Principal access from Ransfield Road but a secondary access to the stables
and walled garden from The (Ludgate) Lodge along the present day Ratho Park Road.
4


Designations
The (Ludgate) Lodge at the junction of Baird Road, Main Street and Ratho Park Road (B Listed)
c.1840, a 2 storey, stone built, Tudor Gothic house with 20th century additions. Formerly the east
lodge to Ratho Park.
Craigpark House to the west of the village above Craigpark Quarry, possibly the unnamed building
within a walled enclosure on the Military Survey. A large baronial house, set within parkland and
with an extensive octagonal walled garden.
3.20
There are a number of National and Local designations in place across Ratho Figure 3.2. The village lies
within the Edinburgh Green Belt area and is designated Green Belt.
3.21
Ratho High Street, Baird Road and the land around Ratho Kirk lie within the Ratho Conservation Area.
3.12
The connection to Edinburgh which had been improved by the construction of the Union Canal was
further enhanced by the opening of the Edinburgh to Glasgow railway in December 1842. The arrival of
the railway also established swift connections west to Glasgow and north to South Queensferry on the
Dalmeny Branch Line from Ratho Station approximately 1.5km to the north.
3.22
Ratho Park Golf Course is designated by City of Edinburgh Council as an Area of Outstanding Landscape
Quality; there are a number of listed buildings and structures within Ratho Park. The 'Picturesque Tudor'
club house terrace and walls are listed A, the dovecote, stables and steading are listed B and the icehouse
is listed C.
3.13
Apart from a number of farm cottages built along Freelands Road north of the Union Canal, Ratho
remained largely confined to the footprint established in the early 19th century until the late 1940s. After
World War II the village began to expand southwards with Hillview Cottages built to the south of Main
Street. An RAF aerial photograph dated 1950 shows this residential development as a work in progress.
The OS dated 1955 shows residential development to the north of Ratho extending westwards along
Wilkieston Road and onto North Street, Craigpark Crescent and Craigpark Avenue.
3.23
The Union Canal is a Scheduled Monument and the citation for this monument states that the scheduling
includes an area either side of the canal in which traces of activities associated with its construction and
use may survive, giving an overall width to the scheduled area of between 25m and 55m.
3.14
The fields between Craigpark House and Craigpark Avenue were built out along Hallcroft Park and
Hallcroft Green during the early to mid 1970's judging from the architecture and materials. To the east of
the village Ratho Park Gardens, East Croft and West Croft were built from the late 1970s into the 1980s.
3.15
During the 1990's a small development Lidgate Shot comprising detached villas was built in the grounds
of The (Ludgate) Lodge which was itself converted to flats. In the 1990s the Baird Road apartments were
built on the site of the old girls school.
3.16
To the north of the Union Canal CALA Homes is in the process of completing a new residential
development 'The Moorings' between the canal and Freelands Way. This has had the effect of bringing the
Union Canal into the village where as previously it skirted the northern boundary in a cutting.
3.17
The large houses listed in paragraph 3.11 were converted from private houses to other uses during the 20th
and 21st centuries.




Ratho Hall was converted for office use
Ratho Park/Ratho House was taken over by the 'New Century Golf Club' renamed the Ratho Park
Golf Club in 1927/8 and an 18 hole course designed by James Braid laid out in the grounds was
opened in 1929. Many of the parkland trees survive and the enclosing woodland shelterbelts
define the eastern edge of Ratho.
The (Ludgate) Lodge was converted to a nursing home in 1940, a boarding house for Scotus
Academy in 1966 and most recently into private apartments as part of the Lidgate Shot
development.
Craigpark House was converted to a hotel but burned down c.1980 but was not rebuilt because of
the noise and dust from Craigpark Quarry.
Figure 3.2 Designations Aerial Photo 2012 © Getmapping
Conclusions
3.24
Ratho has ancient foundations but was largely rebuilt in the early 19th century when the construction of
the Union Canal caused the settlement to flourish as a key stopping point on the canal for haulage and
flyboats and as the site of whinstone quarries.
3.18
The Union Canal closed in 1930 but reopened in 2000 following a substantial millennium refurbishment
project.
3.25
3.19
The northern part of Craigpark Quarry also referred to as Ratho Quarry closed in 1905. It was re-opened
in 2003 as Ratho Adventure Centre and rebranded Edinburgh International Climbing Arena when it was
reopened by Edinburgh Leisure in 2007. Craigpark Quarry on the south side of the Union Canal is also
now disused and the subject of a development proposal.
After World War II Ratho began to expand outwards from the Main Street and since 1948 there have been
a series of developments each exhibiting the layout, architecture and choice of construction materials of its
era.
3.26
Ratho is subject to a number of national and local designations of which the setting of the Union Canal a
Scheduled Monument is a key consideration (Refer to Section 7.3).
3.27
The Union Canal now runs through the village and this is an important change given the aspirations of the
Millennium Link Project and Edinburgh Canal Strategy (refer to paragraph 7.6).
5
4
LANDSCAPE & VISUAL APPRAISAL
4.1
Introduction
This chapter describes the character of the wider landscape, the site and the visual context of the proposed
development. It concludes by appraising the change to the landscape and visual context that will arise
from the proposed development.
4.2
Wider Landscape
4.2.1
The wider landscape is characterised as being large scale and predominantly agricultural. The visual
envelope extends 25km north to the hills of Fife and Kinross, 10km south to the Pentland Hills, 12km east
to Edinburgh and 2km west to Tormain Hill.
4.2.2
The landform is the result of the glacial erosion of the underlying carboniferous sedimentary rock and the
deposition of a blanket of glacial till. The landform is typified as gently undulating comprising a series of
regular, rounded ridges and shallow valleys that roll down from the Pentland Hills in the south towards the
River Almond in the north, Figures 4.1and 4.2
4.2.5
The vegetation is mature which adds to the overall attractiveness of the wider landscape, Figure 4.4.
However; many of the deciduous trees are over mature particularly beech trees that once formed estate
boundaries, Figure 4.5.
Figure 4.4 Mature vegetation
4.2.6
Figure 4.1 Landform north-west of site
4.2.3
4.2.4
Figure 4.5 Over-mature beech trees
The wider landscape has been settled for hundreds of years. To the south and west of the site human
influence is visible in the roads Figure 4.6 and farm steadings; Figure 4.7.
Figure 4.2 Landform south of site
The wider landscape is drained by the River Almond and its tributary the Gogar Burn. The Almond flows
from south-west to north-east and drains into the Firth of Forth at Crammond. The Union Canal and field
boundary ditches collect surface water run-off; otherwise there are few natural water courses within the
Ratho area.
Figure 4.6 Ransfield Road
The general vegetation pattern corresponds with the 18th and 19th century surveys indicating that the
landscape pattern is long established. Wooded hill tops, ridgeline shelterbelts, and extensive geometric
fields divided up by long hedgerows combine to reinforce the wider landscape character as being large
scale, lowland and arable; Figures 4.1 and 4.3.
Figure 4.7 Ratho Mains with Tormain Hill as back cloth
Figure 4.3 Large scale arable landscape to north of site
6
4.2.7

To the north and west of the site human influence is present in the form of the Union Canal, M8 and A8
road corridors, Edinburgh to Glasgow railway line, Edinburgh Airport, the Firth of Forth bridges and the
distant settlements at Rosyth; Figure 4.8.
Protect prominent topographic features from future quarrying/landfill pressures.
opportunities to improve mitigation/integration of existing impacts
Seek
4.2.10 Of these guidelines the most relevant for the site would relate to the retention and management of the
mature mixed hedgerow and trees along the south boundary. Opportunities to expand woodland are
limited although there may be scope to plant woodland edge species within the fall zones beneath the
mature trees.
4.2.11 References to road design probably relate more to strategic road corridors than residential streets but
adopting a simple geometric layout would be in keeping with the existing Ratho streetscape.
Edinburgh Green Belt Assessment December 2008
4.2.12 The character of the wider landscape conforms to the description of the Landscape Character Area: Ratho
Farmland contained within the Edinburgh Green Belt Assessment December 2008 by Land Use
Consultants with Carol Anderson.
4.3
The Site
4.3.1
The site lies within the Edinburgh Green Belt on an area of remnant farmland at the eastern edge of Ratho
between East Croft, part of the Ratho Park Road Development and Ratho Park Golf Club.
4.3.2
The site occupies approximately 4.5 ha of farmland and is rectilinear in shape. It is characterised as a
regular shaped area of north facing land, separate and separated from the wider agricultural landscape by
Ratho Park Gardens track and ridgeline shelterbelt. The land slopes down from south to north from a
prominent ridgeline in the landscape towards the Union Canal; Figures 4.9 and 4.10
Figure 4.8 Human influences on the landscape
Lothians Landscape Character Assessment
4.2.8
The character of the wider landscape conforms to the description of the Edinburgh rural west area within
the Lothians landscape character assessment ASH Consulting Group 1998 SNH Review No 91. This
document places the wider landscape within the Lowland Plains Landscape Type and the Lower Almond
Farmlands Character Area. Whilst the Lothians landscape character assessment is 15 years old it remains
a source of baseline information and identifies key assets (positive attributes) and threats (negative
attributes) to the Character Area:
Positive Attributes



Rural matrix of predominantly arable land
Subtle topographic and woodland features
Surviving strong field enclosure features
Negative Attributes



4.2.9
Multiple urban expansion pressures, leading to significant cumulative impacts
Continuing road corridor extension pressures
Prominent quarrying and landfill impacts
Guidelines for the ongoing management of the landscape Character Area derived from the assessment of
positive and negative attributes were set as follows:




Agree management schemes for key shelterbelts, woodlands, river valley and hedgerow
Reinstate and restore existing characteristic field enclosure pattern where damaged. Seek to
reinforce and strengthen pattern by requiring additional planting associated with new
development proposals
Promote further woodland expansion to accommodate existing and proposed development
Require extremely careful siting and design of proposed new road routes to minimise further local
landscape impacts
Figure 4.9 The site
7
Figure 4.10 Looking north west across site from south east corner
4.3.3
The site lies within strong established boundaries. To the north it is bounded by the Union Canal, to the
east by the woodland that encloses Ratho Park Golf Club, to the south by the track Ratho Park Gardens
and to the west by residential development along East Croft, Figures 4.11 - 4.14 respectively. The
vegetation and existing development mean that the site is physically and visually well contained.
Figure 4.15 Topography
Figure 4.11 North boundary
4.3.6
The predominant vegetation across the site is the annual crop sown by the farmer. The hedgerow and
ridgeline shelterbelt define the south boundary (Figure 4.13) are not only an important site feature
providing a clear mature edge to the proposed development but are also a notable feature within the wider
landscape. The management of the hedgerow and trees needs to be considered in the context of the
Guidelines of the Lothians landscape character assessment ASH Consulting Group 1998 SNH Review No
91 (paragraph 4.2.9). Willows have been planted along the north boundary parallel with the Union Canal.
4.3.7
Human influences on the site relate primarily to land use. The track that runs to the south of the field lies
within the redline boundary.
4.4
Visual Context
Figure 4.12 Mature trees on east boundary
Views to the Site
4.4.1
Figure 4.13 South boundary
There are open views to the site from the Union Canal towpath and from canal side properties in the
Moorings development to the north; Figures 4.16, 4.17 and 4.18.
Figure 4.14 East boundary
4.3.4
The land falls relatively evenly across the site from approximately 78m Above Ordnance Datum (AOD)
along the ridgeline that defines the south boundary to 73m AOD along the north boundary with the Union
Canal. The highest point of the site is in the south west corner by East Croft. The lowest point is mid way
along the south boundary. There are localised low points either side of the lowest point; Figure 4.15.
4.3.5
A cut off ditch runs along the northern boundary of the site parallel with the Union Canal. Surface water
runoff from the field falls towards the ditch.
Figure 4.16 View to site from towpath
Figure 4.17 View from Moorings Development
8
Figure 4.18 Union Canal with Moorings Development (left) and proposed development site (right)
4.4.2
4.4.3
There are views to the site from the first floor back rooms of properties on East Croft; Figure 4.14.
From Ratho Park Gardens track there are intermittent views to the site through the trees Figure 4.13.
Views from properties on Ratho Park Gardens are minimal because of the mature vegetation and the
topography. There are no views to the site from Ratho Park Golf Club.
Figure 4.21 View to site from Freelands Road by Ratho Byres
Views from the Site
There are views to the site from elevated positions along Ratho Mains Road and Dalmahoy Road. From
Ratho Mains Road, Figure 4.19, it is unlikely that buildings or roof tops would be visible because of the
distance between the viewpoint and site.
4.4.6
The principal views from the site are to the north across the Union Canal. The foreground view is a
mixture of residential development on the northern edge of Ratho and farmland. The mid ground contains
iconic features such as the control tower at Edinburgh airport and the Forth bridges. The distant views are
of the hills of Fife and Kinross; Figure 4.22.
Figure 4.19 View from Ratho Mains towards Ratho Park Gardens track and ridgeline shelterbelt
4.4.4
From the junction of Ratho Mains Road and Dalmahoy Road, Figure 4.20, rooftops would be visible as an
extension of the existing ridgeline development (East Croft) at the western end of the site, but further east
views of rooftops would be intermittent or screened by the trees and hedgerow in the foreground.
Figure 4.22 View north to the Forth bridges and the hills of Fife and Kinross
4.4.7
Views to south and east are largely foreshortened by mature vegetation. However, from the Ratho Park
Gardens track there are views across the agricultural landscape to Ransfield Farm, Ratho Mains, Tormain
Hill, Dalmahoy Hill and the Pentlands; Figure 4.23. There are also views to eastwards to Edinburgh
Castle.
Figure 4.20 View from Ratho Mains Dalmahoy Road junction towards Ratho Park Gardens track
and ridgeline shelterbelt
4.4.5
The proposed development would not be visible from Freelands Road by Ratho Byres because the rising
ground blocks the view; Figure 4.21.
Figure 4.23 View to the south
9
4.4.8
4.5.6
The view to the west includes the rear facades and gardens of properties on East Croft and the Moorings,
back clothed by the Ratho Hall woodlands; Figure 4.24.
From Ratho Park Road and the Moorings development views would be oblique but from the front rooms
and both floors. The magnitude of the change would be usual for new development introduced adjacent to
existing development.
Conclusion
4.5.7
The proposed development would result in a negligible change to the wider landscape and a minor change
to the immediate surroundings of the site.
4.5.8
Changes to views from the south and west are minor temporary and local.
4.5.9
Changes to views from the north are minor and local.
Figure 4.24 View to the west
4.5
Wider Landscape
4.5.1
The wider landscape is large scale, gently undulating, agricultural with a distinctive, geometric 18th/19th
century vegetation pattern of hedgerows, ridgeline shelterbelts and wooded hill tops. The proposed
development site occupies a small part of this large scale landscape and whilst the change from agriculture
to residential would result in a change of land use it would not disrupt the wider landscape pattern. The
proposed development would therefore give rise to an negligible change in the wider landscape.
4.5.2
The site is physically contained to the south by the ridgeline shelterbelt beside the Ratho Park Gardens
track, to the east by the Ratho Park Golf Club woodlands and to the west by development at the eastern
edge of Ratho. The northern boundary of the site is open for a distance of 330 metres. As a result of this
physical containment the change to the immediate surroundings of the site arising from the proposed
development would be minor and local.
Views to the Site from the South and West
4.5.3
There are no views to the site from the east because of the Ratho Golf Club woodlands. From the middle
distance to the south and west (Ratho Mains and Dalmahoy Road) the proposed development would be
largely screened by the ridgeline shelterbelt along the south boundary of the site; although as set out in
paragraphs 4.4.3 and 4.4.4 rooftops will be visible through gaps in the shelterbelt. Part of the landscape
proposal is to plant trees into the gaps so overtime the rooftops will become less visible. The proposed
development would therefore give rise to a local, minor, temporary change to the visual context of the
wider landscape to the south and west of the site.
Views to the Site from the North
4.5.4
The northern boundary of the site is open and there are views from the Union Canal and towpath to the
ridgeline shelterbelt on the south boundary. However, because of the geometry of the Union Canal (refer
to Section 7 paragraph 7.10.3 and 7.10.4) views of the site from the waterway and the towpath are
restricted to the 330 metres of canal frontage. In the context of where it passes Ratho, the proposed
development would give rise to a minor local change in views from the Union Canal and towpath.
Views to the Site from Existing Properties
4.5.5
The change in views from the East Croft development would be residential development in place of
farmland which would be visible from the upper floors of back rooms. The magnitude of the change
would be usual for a new development introduced adjacent to existing development.
10
5
TOWNSCAPE
5.1
Introduction
This section of the report describes the Ratho Townscape both in terms of architecture and streetscape.
Townscape is included as supporting information for the Landscape Capacity Assessment, section 6.
5.2
Architecture
5.2.1
Ratho has grown up around a historical core which is the subject of a Conservation Area designation
Figure 3.2.
5.2.2
Ratho Kirk is the oldest surviving building within Ratho and together with the session house, graveyard
and rubble boundary wall is A Listed. The Kirk lies on rising ground a short distance from the centre of
the village; Figure 5.1
5.2.4
In addition to the single storey cottages there are a number of early 19th century 2 villas which introduce
different building materials, detailing and finishes to the streetscape including pan tiles, sandstone façades,
harling and whitewash, Figure 5.3.
Figure 5.3 19th Century villas
5.2.5
The construction of Ratho House later Ratho Park in 1824 Figure 5.4 introduced the Tudor architectural
style to Ratho. This was repeated in 1840 at The (Ludgate) Lodge, the single storey cottage to the south
of The (Ludgate) Lodge and the 'Tudor' schoolhouse Figure 5.5.
Figure 5.1 Ratho Kirk and Kirk Yard
5.2.3
The oldest surviving secular and residential buildings are on Main Street and Baird Road and date mainly
from the early 19th century village expansion. The single storey cottages dating from this period are
distinctive for their black whinstone construction with sandstone dressings, slate roofs and chimney
stacks. Figure 5.2.
Figure 5.4 Ratho Park
5.2.6
Figure 5.5 School House
The architecture of the immediate post World War II estates was typical of what was being built across
Scotland at the time; simple 2 storey boxes with harled walls, concrete or clay tiles and chimney stacks,
Figure 5.6.and 5.7. It was during this period that many of the overcrowded 19th century dwellings were
demolished to make way for houses with inside toilets and bathrooms.
Figure 5.2 Traditional Ratho cottages built with black whinstone, sandstone and slate
11
Townscape
Figure 5.6 Main Street
5.2.7
5.3
Streetscape
5.3.1
Ratho is essentially a traditional linear Scottish village of straight roads onto which dwellings face; the
Hallcroft and Moorings developments depart from this geometric character. A feature of the Ratho
streetscape is the gently rising ground, particularly to the north of the Union Canal, which has resulted in
the buildings stepping up the hill which generates a lively, active street scene, of frontages, gable ends,
dormer windows and chimney stacks, Figure 5.12. It is noteworthy that only the recent Moorings
development faces out over the canal. Earlier developments back on to the water way.
5.3.2
The juxtaposition of old and new is a consistent theme in Ratho with older buildings reworked and
adapted to modern uses. The Lidgate Shots development has successfully incorporated substantial villas
within the grounds of The (Ludgate) Lodge, also converted to apartments, with little impact on the wider
streetscape. The decision to incorporate the Peddie and Kinear primary school façade complete with ogee
gables and bellcoupe as a corner feature of the Baird Road apartments was probably done with the best
intentions for the Ratho Conservation Area but has resulted in a peculiar and unsuccessful mash up of late
19th and late 20th styles in a prominent position overlooking Baird Road and the Union Canal.
Figure 5.7 Wilkieston Road
The developments of the 1970's and 1980s at Hallcroft and Ratho Park are also characteristic of the time
they were built. The brown bricks and car ports evident in the Hallcroft development are typical of the mid
1970s. The mixture of grey harling, reconstituted stone, distinctive vertical banding of materials and open
frontages found at Ratho Park Road typify design and use of materials in the late 1970's and 1980s.
Figure 5.12 Looking up Baird Road and Main Street
Figure 5.8 Hallcroft Close
5.2.8
Figure 5.9 Ratho Park Road
The demolition of the 1895 primary school designed by Peddie and Kinear created space for an apartment
development (1995/6) on Baird Road, Figure 5.10. The secluded Lidgate Shots development, within the
grounds of The (Ludgate) Lodge comprises large detached villas faced with reconstituted stone and
harling also dates from the 1990s. The most recent development has been The Moorings, to the north of
the Union Canal, Figure 5.11.
Figure 5.10 Baird Road apartments
5.3.3
The group of mid 19th century Tudor inspired buildings at the 3 way junction of Main Street, Baird Road
and Ratho Park Road demonstrates how architecture can be used successfully as a focal point, to terminate
views and to highlight changes in direction within the streetscape.
5.3.4
The Bridge Inn and canal bridge are in many ways iconic features within the street scene of historic Ratho,
Figure 5.13. However, the traditional street pattern has been altered in the vicinity of the Inn by the
demolition in the post World War II period of the smithy and other cottages and by the construction in the
1990s of the Baird Road apartments set perpendicular to the historic street pattern; Figure 5.14.
Figure 5.11 The Moorings
Figure 5.13 The Bridge Inn
Figure 5.14 Baird Road apartments
12
Townscape
5.3.5
The Moorings development has been planned around a new marina. In the longer term the Moorings
houses will face out onto this feature. One of the effects of this layout has been to bring the Union Canal
into the residential part of Ratho rather than it skirting the northern boundary of the village in a cutting.
5.3.6
The Moorings development has introduced an interesting and visually attractive traffic calming layout
using trees and metal tree guards, Figure 5.15. The treatment of the boundaries between public and
private spaces using low walls, piers and open board fences creates a more welcoming character than
would be case if the boundaries were solid fences or full height walls, Figure 5.16.
Figure 5.15 The Moorings traffic calming
5.4.2
The most prominent open space within the village is along the Union Canal (1) which provides
opportunities for walks and cycle rides of varying distances. The Ratho Park Road developments on the
east side of Ratho incorporate a full size football pitch, children's play equipment (2) and a substantial
central open space (3) although in both cases the open spaces are largely backed on to by rear gardens.
5.4.3
Ratho Primary School grounds (4) Ratho Park Golf Course (5) and to a lesser extent Ratho Bowling Green
(6) although not open spaces for public use add to the open rural setting of Ratho Village.
5.5
Conclusion
5.5.1
Ratho is a village that has developed on a geometric plan, in distinct phases on the foundations of a much
earlier settlement. The construction of the Union Canal caused the local economy to flourish in the early
19th century and triggered a burst of development, sweeping away the 'old huts' and replacing them with
stone built, slate roofed villas, cottages and shared accommodation.
5.5.2
The 19th century redevelopment of Ratho came to an end by the 1850's and was followed by a period of
quiescence that lasted for approximately 100 years. During the late 1940s Ratho expanded to the north
and south with the introduction of 2 storey terraced houses. From the 1970's onwards housing estates
were added to the west and east of Ratho extending the settlement along the prominent ridgeline towards
Craigpark House (west) and Ratho Park Golf Club (east).
5.5.3
Ratho is now characterised as a village made up of many different styles of architecture and building
materials from single storey cottages to grand country houses. Even within the historic core there are
modern and traditional buildings so no one style dominates.
5.5.4
Whereas historically Ratho turned its back on the Union Canal, the recent Moorings development has
begun the process of integrating the waterway within the residential parts of the village and this, combined
with the Millennium Link Project, has resulted in the Union Canal becoming an important part of Ratho's
open space resource.
Figure 5.16 Boundaries
5.4
Open Space
5.4.1
Ratho is well provided for with open space although it is largely set back behind the properties or
contained within residential development; Figure 5.17.
Figure 5.17 Open space Aerial Photo 2012 © Getmapping
13
Townscape
6
LANDSCAPE CAPACITY APPRAISAL
6.1
Introduction
6.1.1
For the purposes of this report the definition of landscape capacity is taken from PAN 44 as follows:
6.4.2
The change to the immediate surroundings of the site arising from the proposed development is minor
and local
"Landscape capacity (is) a measure of the degree of acceptable modification that the landscape can
absorb that embraces:
6.5
Designations
6.5.1
The northern most part of the site along the water frontage lies within the scheduled area of the Union
Canal, a Scheduled Monument The proposed development site also abuts the western edge of Ratho Park
Golf Course which is designated an Area of Outstanding Landscape Value by City of Edinburgh Council.
6.6
Key Considerations


6.1.2
The capacity or sensitivity of the landscape and
The potential of new elements to strengthen positive attributes and ameliorate the impact of
elements which detract from the overall integrity of the landscape"
In order to establish the degree to which a landscape can absorb modification it is necessary to establish a
thorough understanding of the landscape context within which modification is to occur and the nature of
the proposed modification; the proposed development.
6.2
Wider Landscape Context
6.2.1
The proposed development site is situated on a ridge of hard igneous rock overlooking the broad fertile
plain of the River Almond. The wider landscape is described in detail in section 4 but is summarised as
being long established, large scale, gently undulating, agricultural with a distinctive, geometric 18th/19th
century vegetation pattern of hedgerows, ridgeline shelterbelts and wooded hill tops. Views extend 25km
to the north to the hills of Fife and Kinross, 10km to the south to the Pentland Hills, 12km to the east to
Edinburgh and 2km to the west to Tormain Hill. The landscape is drained by the River Almond and its
tributary the Gogar Burn. The Almond flows from south-west to north-east and drains into the Firth of
Forth at Crammond. The Union Canal and field boundary ditches collect surface water run-off.
The key features of the site that influence landscape capacity are its:








Small size relative to the wider landscape
Enclosure and thus limited visibility as a result of the topography and its boundaries
The setting of the Union Canal, a Scheduled Monument, edge to the north
The setting of the Ratho Park Golf Course Area of Outstanding Landscape Quality
Mature trees within the Ratho Park Golf Course Area of Outstanding Landscape Quality along the
western edge of the site
Mature trees on the ridgeline to the south
The existing village character to the west with varied architecture, house types and house sizes from
1 -2 stories with some larger country houses
Density of the proposed development
6.2.2
The change to the wider landscape arising from the proposed development is negligible and local.
6.7
Landscape Capacity Constraints
6.3
Townscape Context
6.7.1
6.3.1
Ratho is a village with a mixture of traditional and modern buildings of between 1 and 2.5 stories in
height. Building materials and finishes range from natural slate and stone to concrete tiles, brick, harling
and cement window surrounds. Some of the 19th century cottages and all of the 20th century dwellings are
set within gardens, front and back. There is generous open space provision but much of this is tucked
away within housing developments.
The designations across and adjacent to the site require consideration to be given to setting of the
respective cultural heritage assets, in particular the Union Canal (appraised in Section 7). However, the
Ratho Park Golf Area of Outstanding Landscape Value is screened by woodland within its own
boundaries, so the setting of this feature is not a constraint in terms of landscape capacity.
6.7.2
Constraints on capacity are set by:
6.3.2

The Union Canal was designed to pass to the north of Ratho in a cutting and so it is not a dominant feature
within the townscape. The recent Moorings development on the north side of the Union Canal has begun
the process of integrating the waterway within the village thus encouraging its use for recreational
purposes.


6.4
The Site

6.4.1
The site is described in detail in section 4.3 of this report but is summarised as occupying 4.5 ha of
remnant farmland at the eastern edge of Ratho between East Croft and Ratho Park Golf Club. The site is
rectilinear in shape and characterised as a north facing area of land, separated from the wider agricultural
landscape by a track and ridgeline shelterbelt. The site slopes from south to north from the ridge line
towards the Union Canal. In the context of its immediate surroundings the site is well contained on three
sides with extensive views to the north across the Union Canal. The site contains no features such as field
trees, archaeological remains or structures.


Setting of the Union Canal and the style and quality of the buildings and spaces adjacent to the
waters edge
The need to protect occupants of the proposed development from falling trees which gives rise to an
exclusion zone around the south and east boundary
The need to protect tree roots from construction damage; although the roots are largely contained
within ground excluded to protect against falling trees
Technical considerations in regard of the acceptable degree of ground modelling to achieve falls on
sewers
Townscape character which sets limits on building heights such that the proposed development does
not contain dwellings in excess of 2 stories other than for exceptional and design led reasons
The density of the proposed residential development within a transition zone between residential
use and parkland at the eastern edge of the village.
14
Landscape Capacity
6.8.1
The proposed development presents a number of opportunities that are summarised:
6.8.2
Landscape capacity opportunities are summarised:





Deliver the objectives of the Lothians landscape character assessment ASH Consulting Group 1998
SNH Review No 91 through the protection and management of the ridgeline shelterbelt and
hedgerow on the south boundary, such that the vegetation is conserved, augmented and managed
with dead or dying trees removed and replaced
Deliver the objectives of the Edinburgh Canal Strategy to integrate better the Union Canal within
Ratho and to create a vibrant and attractive waterfront on the eastern approach to Ratho (refer to
Section 7)
Fit new development into an area of remnant farmland that has become physically and visually
separated from the fields to the south
Fit new development adjacent to an established settlement so as to complete the settlement pattern
at an appropriate scale for Ratho
To create an attractive well contained development that maximises views to the north and
contributes to the life of Ratho and the Union Canal
6.9
6.9.1
Figure 6.1 illustrates landscape capacity which is determined by the following factors:
6.9.2
The site is a relatively small. visually contained, rectilinear piece of remnant farmland within a large scale
geometric landscape. The change of use from farmland to residential will not change the established
landscape pattern which is set by hedges, shelterbelts and woodlands. On this basis the wider landscape
has the capacity to absorb the proposed development.
6.9.3
The site occupies remnant farmland on the eastern edge of Ratho. The proposed development would
complete the existing settlement pattern at the eastern edge of Ratho. On this basis the landscape has the
capacity to absorb the proposed development.
Figure 6.1 Landscape Capacity Aerial Photo 2012 © Getmapping
6.10
6.9.4
The Ratho townscape is varied architecturally and dwellings range from 1 to 2 stories with some large
country houses. In general, this constrains the capacity of the site to absorb development to building
heights of up to 2 stories. However, along the Union Canal frontage where the ground is low lying and
uniform building heights would provide a less interesting façade there is capacity to introduce some larger
buildings subject to their being carefully placed within the layout and of high quality detailing and
material finishes.
6.9.5
The site is a transition zone between Ratho village to the west and the parkland landscape of Ratho Park
Golf Club to the east. The western part of the site beside the existing development has the capacity to
absorb higher density development than the eastern part beside parklands. The capacity of the site to
absorb the proposed development requires the density of the development to be graded higher to lower
from west to east respectively.
6.9.6
The retention of the ridgeline shelterbelt trees along the southern boundary and the need to protect the
occupants of the proposed development from tree fall as well as the roots of the trees along the east
boundary from construction damage necessitates a setback around the south and east boundaries. Out
with this setback the site has the capacity to absorb development.
6.9.7
The natural landform will inevitably be modified to form platforms for houses and to accommodate
sewers as the proposed development steps down the slope. Alterations to the landform along the canal
frontage would need to be minimised to avoid engineered embankments in such a sensitive area. This
constrains the development capacity in the north eastern corner of the site. Out with this zone the site has
the capacity to absorb development.
Conclusion
The landscape has the capacity to absorb development of up to 2 storey houses with gardens subject to the
management of the existing trees on the south boundary, tree protection zones on the east and south
boundaries and with a carefully designed and attractive canal frontage. There is capacity to introduce
some larger buildings subject to their being carefully placed within the layout and being of high quality
detailing and material finishes.
15
Landscape Capacity
7
APPRAISAL OF THE SETTING OF THE UNION CANAL
7.1
Approach and methodology
In addition, all modern surface features, including buildings, roads, paths, fences and walls, and all
modern buried cables and pipes, within the infilled remains of the stretch of inland waterway, 0.6 mile
(1km) long running from the culvert at Dumbryden Road (on the east) to the culvert at the Wester Hailes
Education Centre (on the west), are excluded.
This section appraises the change on the setting of the Union Canal where it passes through Ratho arising
from the proposed development. The methodology for assessing setting follows the guidance provided by
Historic Scotland 'Managing Change in the Historic Environment: Setting (2010)'.
7.2
Scheduled Monuments
In addition, the monument includes an area to either side of the canal in which traces of activities
associated with its construction and use may survive, giving an overall width of from 25m to 55m.
The Union Canal is a Scheduled Monument and under the 'Ancient Monuments and Archaeological Areas
Act 1979' the Scottish Ministers are required to compile and maintain a schedule of monuments
considered to be of national importance. The consent of the Scottish Ministers is required before any
works are carried out which would have the effect of demolishing, destroying, damaging, removing,
repairing, altering, adding to, flooding or covering up a Scheduled Monument. Impacts of proposed
development works upon the setting of a Scheduled Monument form an important consideration in the
granting or refusal of planning consent to conduct development works.
7.3
National Importance
The monument is of national importance because, as an intergral part of the Union Canal, it represents a
superlative achievement of Georgian civil engineering. Designed by a noted Scots Engineer, Hugh Baird,
and built 1818-23, its continuous watercourse was without need of a single lock, and was graced by three
major aqueducts inspired by another great Scots civil engineer, Thomas Telford."
The Union Canal Citation
7.4
The Union Canal between Fountainbridge (Edinburgh) and the River Almond was made a Scheduled
Monument in 2003 and is described on the Historic Scotland web site as being of national importance.
The citation states:
Relevant legislation and policy
The primary planning guidance with reference to the setting of a Scheduled Monument comprises the
Scottish Planning Policy (SPP), Scottish Historic Environment Policy (SHEP), and Planning Advice Note
(PAN) 2/2011 and the Edinburgh City Local Plan (2010).
Description
7.5
"The monument known as the Union Canal, Fountainbridge to River Avon comprises that stretch of the
inland waterway 9.6 miles (15km) long, forming part of the Union Canal falling within the boundary of
the former county of Midlothian. The stretch of waterway runs from the site of the former Lochrin Basin
(on the east) to (on the west) the west end of Lin's Mill Aqueduct over the River Almond.
Guidance
Guidance on setting is given in Historic Scotland’s document Managing Change in the Historic
Environment: Setting (2010)
The monument includes the entire stretch of canal in water together with the banks on either side, the
towing path running along the north side, all distance markers and kicking stones. The monument also
includes the infilled remains of the stretch of inland waterway, 0.6 mile (1km) long running from the
culvert at Dumbryden Road (on the east) to the culvert at the Wester Hailes Education Centre (on the
west), and includes the entire bed of the canal together with the banks on either side, the towing path
running along one side, any distance markers and kicking stones.
In addition, the monument includes the following canal structures:[1] Leamington lifting bridge;[2]
Bridge 1 (Viewforth);[3] Bridge 4; [4] Slateford Aqueduct; [5] Aqueduct, Redhall; [6] buried remains of
Bridges 6 and 7 [7] Aqueduct at Murray Burn; [8] Bridges 8-12; [9] Aqueduct at Gogar Burn; [10]
Bridge 13 (Jaw Bridge); [11] Bridge 14 (Gogar Moor Bridge);[12] Bridge 15; [13] Aqueduct over
B7030; [14] Bridges 16-18; [15] Lin's Mill Aqueduct.
The monument excludes all modern fences and landing stages and also the following structures:[1] Road
bridge at Yeaman Place; [2] Road bridge at Harrison Road; [3] Road bridge at Ashley Terrace; [4]
Railway tunnel, Colinton Road; [5] Road bridge E of Bridge 4 at Meggetland; [6] Prince Charlie Bridge
(aqueduct); [7] Footbridge W of Slateford recreation ground; [8] Road bridge at Stoneypath; [9] Railway
bridge at Longstone; [10] Culvert at Kingsknowe Road [11] Road bridge (A71) at Calder Road;[12]
Scott Russell Aqueduct (over Edinburgh city by-pass);[13] Road bridge (10A) at East Hermiston.
7.6
The Edinburgh Canal Strategy
7.6.1
The Edinburgh Canal Strategy (ECS) 2011, prepared by City of Edinburgh Council and British
Waterways (Scotland) aims, amongst other things, to manage, in Planning terms, the canal corridor
between Lochrin Basin (Edinburgh) and the River Almond aqueduct such that development is sensitive to
the character and setting of the Union Canal.
7.6.2
The ECS sets out a number of objectives for the protection and enhancement of the canal corridor with
particular emphasis on access and the use of the waterway and towpath.
7.6.3
The ECS identifies Ratho as one of seven hubs along the Union Canal. The hubs are each to have their
own character and are to be developed as 'a focus for canal related and canal side developments including
moorings, public realm and access improvements whilst protecting the natural and built environment and
existing communities'.
7.6.4
Ratho, which is already the Edinburgh Canal Centre, is identified in the ECS as being 'reasonably
established as an attractive waterway destination'.
However, the ECS warns against the
'overdevelopment/urbanization of the canal side' and discourages further development at Ratho as an
overnight mooring. Instead the ECS states that 'Ratho should be a place to pause and enjoy en route to
the City'.
16
7.7
The Union Canal
7.7.1
General
7.7.3.2 The approaches to Ratho are predominantly agricultural and the setting for the Union Canal as it passes
through Ratho is rural village, a character reinforced by the mown grass banks, rustic pub above the stone
arched bridge and occasional mooring opportunity; Figure 7.3 and 7.4
The Union Canal runs for approximately 50km between the Lochrin Basin Edinburgh and the Falkirk
Wheel boat lift at Falkirk. Ratho approximately 13km west of the Lochrin Basin is an established
stopping and starting point for holiday cruises, day trips, walkers and cyclists using the towpath.
7.7.2
Function of the Union Canal
7.7.2.1 The Union Canal was built between 1818 and 1822 for the haulage of goods to Edinburgh, the Forth
Clyde Canal and points in between. Flyboats provided a fast alternative to horse and carriage journeys on
the potholed turnpike between Edinburgh and Glasgow and for 21 years the Union Canal was a vital artery
in the central belt, transporting whinstone setts, kerbs and building stone to the rapidly expanding capital.
7.7.2.2 The opening of the Edinburgh-Glasgow railway line in December 1842 triggered the decline of the Union
Canal. During the 1930's the canal ceased to be used for commercial traffic and the east and west termini
including the flight of locks at Falkirk were filled in and it was finally closed to navigation in 1965.
7.7.2.3 Ratho's links with the Union Canal remained strong even after its closure. The Edinburgh Canal Centre
was and remains located at Ratho Basin from where the Seagull Trust has run boat trips since 1979.
Figure 7.3 Bridge Inn and stone arched bridge Figure 7.4 Moorings at Ratho canal basin
7.7.2.4 In 1994 the Millennium Link project was conceived as a project to restore the Union and Forth & Clyde
Canals and reinstate the link between the two waterways with a boat lift at Falkirk, largely for leisure
purposes. Work was completed in 2001/2. Scottish Canals with City of Edinburgh Council manage and
maintain the Union Canal in accordance with the objectives of the Edinburgh Union Canal Strategy 2011.
7.7.3.3 On the eastern approach to Ratho the Union Canal describes a series of wide arcs skirting the enclosing
woodland, greens and fairways of Ratho Park Golf Club, formerly the policy parklands of Ratho Park and
the Ratho Canal Basin, Figure 7.5.
7.7.2.5 The Union Canal is now primarily used for recreation boat trips, and longer holiday cruises, canoeing and
along the towpath cycling and walking, Figures 7.1 and 7.2.
Figure 7.1 Walkers on towpath
7.7.3
7.7.3.4 From the west the Union Canal emerges from between wooded cutting into open farmland from where it
passes the Bridge Inn and beneath the Baird Road stone arched bridge, Figure 7.6.
Figure 7.2 Interpretation and public art
Figure 7.5 Approach to Ratho from the east
Setting of the Union Canal
Figure 7.6 Looking across western approach to
Ratho
7.7.3.5 Whilst it is described as being 'reasonably established as an attractive waterway destination' in the ECS,
until recent times the impact of Ratho on the setting of the Union Canal and the Union Canal on Ratho has
been minor. This is in part because historically the Union Canal was an industrial highway not to be
celebrated but relegated to skirting the northern edge of the village in a cutting and in part because until
the Moorings was built residential development was concentrated on its south side and tended to back
onto the waterway.
7.7.3.1 The Union Canal passes through a range of landscape and townscapes along its 50km length. From the
urbanised settings provided by Edinburgh and Linlithgow, through the post industrial landscapes that
contain relics such as the oil shale Greendykes Bing, to the rural lowlands where it is flanked by
woodland, hedgerow and farmland the setting and character of the Union Canal changes constantly.
17
7.7.3.6 The Moorings development currently under construction has extended the village character of Ratho
across the canal for the first time and whilst the houses are set back from the waterway they have altered
the character of this stretch of the Union Canal, making it more of a feature in the village and something
that is looked out onto rather than backed onto which has been the case till now.
7.7.3.7 The longer term plan for the Moorings development is that it should define the edge of a new marina to be
excavated to the east of the Baird Road Bridge for use by residential and commercial boats. Referred to as
the marina at Freelands Road in the ECS, figures 7.7 and 7.8 illustrate the open space that is to be
excavated to form a canal basin. This proposal will create an active frontage to the canal and strengthen
its contribution to the village character.
Figure 7.9 Various users of the Union Canal and towpath
7.8
The Site
7.8.1
The Union Canal defines the northern boundary of the proposed development site running for a distance
of approximately 330m east-west between the mature woodlands at the edge of Ratho Park Golf Club to
the rear gardens of properties on East Croft. It is essentially a transition zone between Ratho Village and
the Parkland, wood and agricultural fields of rural west Edinburgh.
7.8.2
The frontage to the Union Canal is characterised as remnant arable farmland between the built edge of
Ratho and the wooded boundaries of Ratho Park golf course. From the Union Canal there are views up to
the ridgeline that defines the southern boundary of the site and the mature trees and hedgerow which form
a back cloth and contain the view.
7.8.3
There is no footpath access along the canal bank to the site nor is there access to the site from the waters
edge.
7.9
The Proposed Development
7.9.1
The proposed development is for 85 houses with associated infrastructure. The trees and hedgerow along
the south boundary will be retained and will form a back cloth in views to the proposed development from
the Union Canal and towpath; Figure 7.10 . The Ratho Park Golf Course woodlands will provide the back
cloth to the proposed development in views east from Ratho; Figure 7.11.
Figure 7.7 Freelands Road marina location looking east
Figure 7.8 Freelands Road marina location looking west
7.7.4
Visual Character and Views
7.7.4.1 The Union Canal along its 50km length is not a prominent feature in the landscape primarily because it
follows a single contour so there are few of the usual canal features such as locks to make it stand out.
Since 1822 the landscape has adapted to the canal so that the waterway threads its way through and
between mature woodlands, copses and hedgerows planted after its completion. To see the canal the
viewer either needs to be on the towpath or water, know what they are looking for, arched bridges,
embankments, or be in an elevated position overlooking it.
7.7.4.2 Where the Union Canal skirts Ratho it is in a cutting so its visual character is enclosed and views from it
are constrained by rising ground, woodland and development.
Figure 7.10 Looking south from the Union Canal towpath
7.7.4.3 As the Union Canal emerges from the cutting and residential development at the eastern edge of Ratho
there are expansive views northwards across the central belt to Fife and east towards Edinburgh. These
views take in the intensive communications and infrastructure network of west Edinburgh, the motorways,
airport and Forth Bridges and the hills of Fife. Views south are contained by shelterbelts and woodland.
7.7.5
Users of the canal and Users of Towpath
The canal is primarily appreciated through its use by those on the water and those using the towpath;
Figure 7.9. Since its restoration in 2000 the Union Canal presents the pedestrian, cyclist and boater with
options for short and long distance trips through rural, industrial and urban landscape. The variety of
landscape experience seen all from one level is one of the defining qualities of the Union Canal.
Figure 7.11 Looking east towards Ratho Park Golf Club
18
7.9.2
Dwellings will be detached, terraces and apartments for a range of house hold types. Building heights will
vary from 1.5 - 2 story with 2 feature buildings rising to 2.5 and 3 storeys respectively in key locations.
Double fronted buildings will be located at corner plots and chimneys will be included to create an
interesting roofline. Bay windows and front doors of different colours will reinforce the traditional
character of the proposed development.
7.9.3
Building finishes will be selected to create attractive, lively frontages and through the use of colour and
materials distinct character areas will be created within the proposed development. Brick, reconstituted
stone and render with concrete tiles will be the dominant material with weatherboarding incorporated a
feature on selected buildings.
7.9.4
Front gardens will be defined by beech hedgerows and walls. Rear gardens will be enclosed by 1.8 metre
screen fences or in prominent locations with fences panel set on walls and between piers.
7.9.5
The principal public open space will be along the canal frontage and will comprise a gently sloping
grassland and a ha ha along the northern edge to take up the level difference. The existing ditch will be
incorporated into the SUDS system.
7.10
Appraisal
7.10.10 While the proposed development changes the immediate setting of the Union Canal, it does not adversely
affect its setting at this location because this change has to be assessed against the recent development to
the south of the canal and the potential the new development brings to making the eastern approach to
Ratho more welcoming than is currently the case.
7.10.11 In summary the proposed development would result in a localised change to the setting of the Union Canal
along the 330 metres of canal frontage currently occupied by remnant farmland. However, this change
would only be a minor alteration to the local setting and in some respects presents the opportunity to
enhance the experience of those that use the canal and towpath.
7.10.1 The proposed development will result in the change of an open field which is effectively remnant
farmland to residential along 330 metres of canal frontage.
7.10.2 The proposed development site is not designated but the Union Canal that forms its north boundary is a
Scheduled Monument. Whilst the proposal changes the immediate setting of the canal from an open field
to residential development, the impact of this is limited to the 330 metres of canal frontage.
7.10.3 Approached from the east the wide bend the canal takes around Ratho Park Golf Course will mean that the
proposed housing will not be revealed to the walker, cyclist or boater until the last moment when they
complete the bend and pass the woodland that defines the edge of Ratho Park Golf Course.
7.10.4 Approached from the west the proposed development will be experienced as an extension to Ratho
diagonally opposite the Moorings development and in time part of a new marina development which
rather than turning its back on, addresses the canal.
7.10.5 Ratho Park Golf Course that defines the eastern boundary is designated an Area of Outstanding Landscape
Quality by City of Edinburgh Council but because of the trees on the east boundary the proposed
development will not be visible from the Area of Outstanding Landscape Quality.
7.10.6 Ratho Conservation Area lies to the west of the proposed development. However, because of the sweep of
the Union Canal the proposed development will at most be glimpsed from an oblique angle from the
Conservation Area.
7.10.7 The proposed development will be adjacent to the East Croft development that turns its back on the Union
Canal. As such the proposed development presents the opportunity to create a more welcoming, attractive
and active frontage to the Union Canal on the approach to Ratho from the east.
7.10.8 In terms of the settlement pattern and landform the proposed development is a logical extension of the
built form of Ratho along the Union Canal, particularly when taken in consideration with the Moorings
development south of the canal the result of which is that the waterway now runs through the village
rather than skirting round its northern boundary.
7.10.9 Key views from the Union Canal to the north would not be interrupted by the proposed development.
Views to the south will include houses in the foreground but the row of trees that form the existing
horizon in views from the canal and towpath will be retained and brought into active management.
19
8
CONCLUSION
8.1
The site is characterised as remnant farmland, is visually contained and forms a small part of the wider
landscape which has the capacity to absorb the proposed development.
8.2
The proposed development would result in a minor local change to the immediate surroundings of the site.
8.3
The site is a logical extension to the eastern edge of Ratho.
8.4
The effect on the setting of the Union Canal is local and has to be seen in the context of the recent
development which has changed the relationship of the canal to the village.
20
Conclusion

ratho stewart milne homes

Transcription

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