RANSFIELD FARM: RATHO STEWART MILNE HOMES

RANSFIELD FARM: RATHO
STEWART MILNE HOMES
Aerial Photo 2012 © Getmapping
CONCEPT DEVELOPMENT FRAMEWORK
October 2014
CONTENTS
SECTION
TOPIC
1
Introduction
3
2
Wider Context and Site
4
2.1
2.2
2.3
2.4
2.5
2.6
2.7
2.8
2.9
4
4
6
6
8
11
13
15
15
3
PAGE
Introduction
Historical Background
Designations
Wider Setting
Townscape
Union Canal
The Site Identity
Connections
Key Features and Site Assets
Design Policies
16
3.1
3.2
3.3
3.4
3.5
16
16
16
16
16
Introduction
National Guidance
Local Plan Guidance
Secured by Design
Proposed Development and National and Local Plan Policy and Guidance
4
Vision
18
5
Background, Layout & Design Principles & Design Solution
19
5.1
5.2
5.3
5.4
19
19
19
19
Introduction
Background
Access Strategy and Provision of Services
Layout and Design Principles
6
Access for Disabled People
27
7
Phasing
28
8
Ongoing Maintenance
29
9
Conclusion
30
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Ransfield Farm, Ratho: Concepty Development Framework
Contents & Illustrations
ILLUSTRATIONS
SECTION 2
CONTEXT AND SITE
Figure 2.1
Figure 2.2
Figure 2.3
Figure 2.4
Figure 2.5
Figure 2.6
Figure 2.7
Figure 2.8
Figure 2.9
Figure 2.10
Figure 2.11
Figure 2.12
Figure 2.13
Figure 2.14
Figure 2.15
Figure 2.16.1
Figure 2.16.2
Figure 2.17.1
Figure 2.17.2
Figure 2.18.1
Figure 2.18.2
Figure 2.19.1
Figure 2.19.2
Figure 2.20
Figure 2.21.1
Figure 2.21.2
Figure 2.22
Figure 2.23
Figure 2.24.1
Figure 2.24.2
Figure 2.25
Figure 2.26
Figure 2.27
Figure 2.28
Figure 2.29
Figure 2.30
Figure 2.31
Figure 2.32
Figure 2.33
Figure 2.34
Figure 2.35
Figure 2.36
Figure 2.37
Figure 2.38
Figure 2.39
Figure 2.40
Figure 2.41
Figure 2.42
Figure 2.43
Location Plan
Military Survey ©SCRAN
Bridge Inn
Designations
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
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
Future marina location looking east
Future marina location looking west
The Moorings Traffic Calming
Boundaries
Open Space
Ratho Basin and Edinburgh Canal Centre
Walking, Boating Moorings and Way Markers along the Union Canal
Mown verges, Bridge Inn and moorings
Approach to Ratho from the east
Looking across western approach to Ratho
Moorings development to left and West Croft to right
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 and Proposed Development Site
View from the road to Ratho Mains to the site and ridgeline shelterbelt
View from junction of Dalmahoy Road and toad to Ratho Mains to site and ridgeline shelterbelt
View to site from Freelands Road by Ratho Byres
Figure 2.44
Figure 2.45
Figure 2.46
Figure 2.47
View North to the Bridges and the hills of Fife and Kinross
View to the South From Ratho Park Road
View to the west
Connections Aerial Photo 2012 © Getmapping TBC
SECTION 3
DESIGN POLICIES
Figure 3.1
Figure 3.2
Figure 3.3
Figure 3.4
Designing Places 2001
Designing Streets 2010
Creating Places 2013
Edinburgh Design Guidance 2013
SECTION 4
VISION
Figure 4
The Site Vision
SECTION 5
BACKGROUND, LAYOUT & DESIGN PRINCIPLES & DESIGN SOLUTION
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
Access Strategy
Constraints
Potential Opportunity: Retractable canal foot/cycle bridge
Key Considerations
Earthworks Plan
Movement and Circulation Principles
Access Road and Avenue
Street
Lane
Views and Orientation
Gradation of Density
Landscape Concept
Indicative Layout
Identity Distinctive Sense of Place: Entrance to Development
Identity Distinctive Sense of Place: View through the Development from Eastern end of Ratho
Park Road.
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Ransfield Farm, Ratho: Concepty Development Framework
Contents & Illustrations
1
INTRODUCTION
1.1
This Concept Design Framework supports the potential development of around 90 residential units at
Ransfield Farm, Ratho, including 25% affordable houses and infrastructure provision, hereafter referred to
as the proposed development.
1.2
The proposal is to develop a 5.7 hectares of remnant farmland with a northerly aspect, hereafter referred to
as the Site, at the eastern edge of Ratho, within the City of Edinburgh boundary. The Site is under the
control of Stewart Milne Homes and is easily connected to existing transport and community
infrastructure.
1.3
The Site is described within its wider context, including its historical development in Section 2 which
concludes with a summary of the key Site features and assets.
1.4
Section 3 considers the proposed development in the context of national planning policy, Planning Advice
Notes as they pertain to design and City of Edinburgh Council’s Local Plan adopted 28 January 2010 and
City of Edinburgh Design Guidelines.
1.5
The Vision for the proposed development; the evolution of & background to the Proposed Development,
layout & design principles & design solution and; access for disabled people are set out in Sections 5 & 6
respectively.
1.6
The construction of the proposed development in terms of Programme and Phasing is set out in outline in
Section 7 and the maintenance of roads, footpaths, open space, play space and sustainable drainage
systems (SUDS) is outlined in Section 8.
1.7
The Concept Development Framework is concluded in Section 9.
1.8
A separate report 'Landscape and Visual Appraisal and Appraisal of the Setting of the Union Canal' has
been prepared as a supporting document. This provides additional baseline information and an appraisal
of the changes to the landscape, views and Union Canal arising from the proposed development.
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Ransfield Farm, Ratho: Concept Development Fraemwork 2014
Introduction
2
WIDER CONTEXT AND SITE
2.1
Introduction
2.1.1
This section of the Concept Development Framework describes the site set within its wider to context.
The objective of this section is to describe the baseline conditions that have informed and influenced the
design of the proposed development.
2.2.3
Ratho Kirk (St Mary), built a little way north of Ratho Village was dedicated in the 12th century.
Originally a rectangular plan Romanesque 'box' Ratho Kirk is now 'encased' in aisles added to the north in
the late 17th century and to the south c.1830.
2.1.2
The site lies at the eastern edge of Ratho, a small settlement to the west of Edinburgh; Figure 2.1. It
occupies approximately 5.7 hectares of remnant farmland and is situated between the Union Canal to the
north and Ratho Park road that connects Ratho Park Road to Ratho Park Golf Club to the south.
2.2.4
Roy's Military Survey of the Lowlands 1752 - 1755, Figure 2.2, 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.
2.2.5
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.
Figure 2.1 Location Plan © Getmapping
2.2
Historical Background
2.2.1
Ratho village is situated on a ridge of hard igneous rock that runs east west and overlooks 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.
2.2.2
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 1776 'The road From Edinburgh to Glasgow by
Bathgate'. Ratho becomes the standard spelling from 1816 onwards.
Figure 2.2 Military Survey ©SCRAN
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Ransfield Farm, Ratho: Concept Development Framework 2014
Wider Context and Site
2.2.6
2.2.7
2.2.8
2.2.9
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.
2.2.12 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'.
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.
2.2.13 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.
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 and parklands at the beginning of the 19th century.
2.2.14 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:
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 around the northern boundary of the village. 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.
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
2.2.10 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 flyboats and slaking thirst at the
newly established Bridge Inn, Figure 2.3.
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
Ratho Hall to the north of the Union Canal and west of the Kirk, (A Listed) built c.1800 in the neoclassical style to a Pattern illustrated in 'The Rudiments of Architecture' a late 18th century design
guide, a substantial property with stables, 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 and
incorporating features from the earlier Ratho House, Burns added the stables in 1836. Principal
access from Ransfield Road but a secondary access to the stables and walled garden formed The
(Ludgate) Lodge along the present day Ratho Park Road.
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. Ludgate was a colloquial term for Lords Gate, a reference to the position of the
building standing as it does at the approach to the Kirk. The Ordnance Survey recorded it only as
The Lodge, the term Ludgate may have been used locally to distinguish it from the principal lodge on
Ransfield Road.
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.
2.2.15 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.
2.2.16 A number of farm cottages were built along Freelands Road north of the Union Canal towards the end of
the Victorian era, otherwise 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 Ordnance Survey dated 1955 shows residential development to
the north of Ratho extending westwards along Wilkieston Road and onto North Street, Craigpark Crescent
and Craigpark Avenue.
2.2.17 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 Road, East Croft and West Croft were built from the late 1970s into the 1980s.
Figure 2.3 Bridge Inn
2.2.11 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.
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Ransfield Farm, Ratho: Concept Development Framework 2014
Wider Context and Site
2.2.18 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.
2.3
Designations
2.3.1
There are a number of National and Local designations in place across Ratho Figure 2.4.
2.2.19 To the north of the Union Canal, CALA Homes is in the process of completing a new residential
development 'The Moorings' between the waterway and Freelands Way. This has had the effect of
integrating the Union Canal within the Ratho, rather than skirting the northern edge of the village in a
cutting onto which dwellings backed.
2.3.2
The village lies within the Edinburgh Green Belt area and the site is designated Green Belt.
2.3.3
The Union Canal is a Scheduled Monument.
2.3.4
Ratho High Street, Baird Road and the land around Ratho Kirk lie within the Ratho Conservation Area.
2.3.5
Ratho Park Golf Course is designated by City of Edinburgh Council as an Area of Outstanding Landscape
Quality and it contains a number of listed buildings and structures:
2.2.20 The large houses listed in 2.2.14 were converted from private houses to other uses during the 20th and 21st
centuries;
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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.
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
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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.
2.2.21 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.
2.2.22 The Union Canal was formally reopened in 2002 as part of the Millennium Link Project which oversaw
the restoration of the Forth and Clyde and Union Canal, connecting them with a boat lift at Falkirk, the
Falkirk Wheel.
2.2.23 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 planning application by CALA homes.
Summary
2.2.24 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.
Figure 2.4 Designations
2.2.25 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.
2.2.26 Ratho is subject to a number of national and local designations.
2.2.27 Since the construction of the Moorings development 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
2.4
Wider Setting
2.4.1
The boundary of the wider landscape is broadly defined by the visual envelope which 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. This wider area is characterised as being large scale and predominantly agricultural.
2.4.2
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, Figure 2.5 and 2.6.
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Ransfield Farm, Ratho: Concept Development Framework 2014
Wider Context and Site
2.4.3
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.
2.4.4
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; Figure 2.7.
2.4.6
The wider landscape has been settled for thousands of years. Ratho is the principal settlement of the wider
landscape and occupies a prominent low ridge commanding views across the Almond Valley to the north
and the Pentland hills to the south. To the south and west of the site human influence is visible in the
roads Figure 2.10 and farm steadings; Figure 2.11.
Figure 2.10 Ransfield Road
Figure 2.5 Landform north west of Site
Figure 2.6 Landform south of Site
Figure 2.11 Ratho Mains with Tormain Hill as back cloth
2.4.7
Figure 2.7 Large scale arable landscape to north of Site
2.4.5
To the north and west of the site human influence is present in the form of the M8 and A8 road corridors,
Edinburgh to Glasgow railway line, Edinburgh Airport, the Firth of Forth bridges and the distant
settlements at Rosyth; Figure 2.12.
The vegetation is mature which adds to the overall attractiveness of the wider landscape, Figure 2.8.
However; many of the deciduous trees are over-mature particularly beech trees that once formed estate
boundaries, Figure 2.9.
Figure 2.8 Mature vegetation
Figure 2.12 Human influences
Figure 2.9 Over-mature beech trees
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Ransfield Farm, Ratho: Concept Development Framework 2014
Wider Context and Site
2.4.8
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:
2.5
2.5.1
Ratho has grown up around a historical core which is the subject of a Conservation Area designation,
Figure 2.13.
Positive Attributes
2.5.2
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.
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Townscape
Architecture
Rural matrix of predominantly arable land
Subtle topographic and woodland features
Surviving strong field enclosure features
Negative Attributes
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2.4.9
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:
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
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
Protect prominent topographic features from future quarrying/landfill pressures.
Seek
opportunities to improve mitigation/integration of existing impacts
Figure 2.13 Ratho Kirk and Kirk Yard
2.5.3
The oldest surviving secular and residential buildings are on Main Street and Baird Road and date mainly
from the early 19th century village expansion (paragraphs 2.2.10 and 2.2.11). The single storey cottages
dating from this period are distinctive for their black whinstone construction with sandstone dressings,
slate roofs and chimney stacks. Figure 2.14.
2.4.10 Of these guidelines the most relevant 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.
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
2.4.11 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.
2.4.12 A key observation of this document is that Ratho is the main settlement of the character area and that it
'runs east-west along a low ridge', thus confirming its prominence and linear character within the wider
agricultural landscape.
Figure 2.14 Traditional Ratho cottages built with black whinstone, sandstone and slate
2.5.4
Summary
2.4.13 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.
In addition to the single storey cottages there are a number of early 19 th century 2 villas which introduce
different building materials, detailing and finishes to the streetscape including pan tiles, sandstone façades,
harling and whitewash, Figure 2.15.
2.4.14 The proposed development site occupies one small remnant field in this large scale landscape.
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Ransfield Farm, Ratho: Concept Development Framework 2014
Wider Context and Site
2.5.7
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; Figure 2.18.1. 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 2.18.2.
Figure 2.15 19th century villas
2.5.5
The construction of Ratho House later Ratho Park in 1824 Figure 4.16.1 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 2.16.2.
Figure 2.18.1 Hallcroft Close
Figure 2.18.2 Ratho Park Road
2.5.8
The demolition of the 1895 primary school designed by Peddie and Kinear created space for an apartment
development (1995/6) on Baird Road, Figure 2.19.1.
2.5.9
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.
2.5.10 The most recent development has been The Moorings, to the north of the Union Canal, Figure 2.19.2.
Figure 2.16.1 Ratho Park
2.5.6
Figure 2.16.2 School House
The architecture of the immediate post World War II estates described in para 2.2.16 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 2.17.1.and 2.17.2. 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 2.19.1 Baird Road Apartments
Figure 2.19.2 The Moorings
Streetscape
2.5.11 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 2.20.
Figure 2.17.1 Main Street
2.5.12 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
Figure 2.17.2 Wilkieston Road
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Ransfield Farm, Ratho: Concept Development Framework 2014
Wider Context and Site
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 reworking of
late 19th and late 20th styles in a prominent position overlooking Baird Road and the Union Canal.
Figure 2.22 Future marina location looking east
Figure 2.20 Looking up Baird Road and Main Street
Figure 2.23 Future marina location looking west
2.5.13 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.
2.5.17 The Moorings development has introduced an interesting and visually attractive traffic calming layout
using trees and metal tree guards, Figure 2.24.1. 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 2.24.2.
2.5.14 The Bridge Inn and Baird Road canal bridge are in many ways iconic features within the streetscape of
historic Ratho, Figure 2.21.1. 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 2.21.2.
Figure 2.24.1 The Moorings Traffic Calming
Figure 2.24.2 Boundaries
Open Space
Figure 2.21.1 The Bridge Inn
Figure 2.21.2 Baird Road Apartments
2.5.18 Ratho is well provided for with open space although it is largely set back behind the properties on Main
Street and Baird Road Figure 2.25.
2.5.15 The 1980s residential development Ratho Park Road is set out on a geometric grid with open space
contained behind back gardens. Whilst the geometry is in keeping with the historical street pattern it
results in an abrupt, ragged eastern edge to Ratho defined by back gardens with a mixture of boundary
treatments and the rear and side elevations of buildings beside the Union Canal
2.5.19 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.
2.5.16 'The Moorings' development, currently under construction, has extended the village character of Ratho
across the Union Canal for the first time. The development has been planned around a marina and whilst
the houses are currently set back from the waterway; Figure 2.22 and 2.23; in the longer term they will
define the edge of the marina for use by residential and commercial boats. This proposal will create an
active frontage to the canal and strengthen its contribution to the character of the streetscape as something
that is looked out onto rather than backed onto, which has been the case till now.
2.5.20 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.
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2.6
The Union Canal
2.6.1
Built between 1818 and 1822 along the 73m contour and at a depth of 1.5m the Union Canal runs for
approximately 50km between the Lochrin Basin Edinburgh and 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.
2.6.2
Within 21 years of being completed the Edinburgh-Glasgow railway line opened (1842) and the canal
began to fall into decline. 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. The Union Canal was finally
closed to navigation in 1965.
2.6.3
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.
2.6.4
The Millennium Link was conceived in 1994 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 2002. 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.
2.6.5
The Union Canal is now primarily used for recreation boat trips, and longer holiday cruises, canoeing and
along the towpath cycling and walking, Figures 2.26 and 2.27.
Figure 2.25 Open Space
Summary
2.5.21 Ratho is a village that has developed on a geometric plan, in distinct phases, on the foundations of a much
earlier settlement.
2.5.22 The construction of the Union Canal caused the local economy to flourish in the early 19th century which
triggered a burst of development and the stone built, slate roofed country houses, villas and cottages date
from this period.
2.5.23 The 19th century redevelopment of Ratho had come to an end by the 1850's and was followed by a period
of quiescence that lasted for approximately 100 years.
Figure 2.26 Ratho Basin and Edinburgh Canal Centre
2.5.24 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).
2.5.25 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.
2.5.26 The eastern edge of Ratho is abrupt and formed by rear building elevations and a mixture of boundary
treatments.
2.5.27 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 2.27 Walking, Boating Moorings and Way Markers along the Union Canal
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2.6.7
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:
"The monument is of national importance because, as an integral 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."
2.6.8
The majority of the Union Canal passes through rural lowland Scotland. There are some sections that are
urbanised (Edinburgh and Linlithgow), or contain industrial relics (oil shale at Greendykes Bing) but in
general the canal is flanked by woodland, hedgerow and farmland. 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 2.28.
Figure 2.29 Approach to Ratho from the east
Figure 2.30 Looking across western approach to
Ratho
Figure 2.31 Moorings development to left and West Croft to right
Figure 2.28 Mown verges, Bridge Inn and moorings
2.6.9
2.6.13 East of the rear gardens of East Croft the views to the north and north-east of the canal and towpath open
up across the Almond Valley and to Edinburgh. Views to the south and east are confined to the site which
is characterised as edge of settlement remnant farmland (section 2.7). In many respects the 330metres of
site frontage to the canal is characterised as a transition zone between Ratho Village and the parkland,
wood and agricultural fields of rural west Edinburgh.
Whilst it is described as being 'reasonably established as an attractive waterway destination' in the
Edinburgh Canal Strategy 2011, until recent times the physical and visual impact of Ratho on the Union
Canal and the Union Canal on Ratho has been minor. This is because historically the Union Canal was an
industrial highway relegated to skirting the northern edge of the village in a cutting.
Summary
2.6.10 Until the Moorings was built in 2012, residential development was concentrated on the south side of the
Union Canal and dwellings such as those on East and West Croft backed onto the waterway. Plans to
form a marina on the north side of the canal around which the houses of the Moorings development will
be ranged will add to the sense of the Union Canal part of the village rather than just its northern
boundary.
2.6.14 The Union Canal has been a part of the economy of Ratho since 1822. However, until recently it has
skirted the northern edge of Ratho in a cutting with the village turning its back on the waterway.
2.6.15 The Moorings development has brought the canal into the village and future development of the marina
will reinforce the relationship between Ratho and the Union Canal.
2.6.10 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.
2.6.16 The Union Canal defines the northern boundary of the proposed development 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.
2.6.11 On the eastern approach to the site the Union Canal describes a wide arc skirting the enclosing woodland,
of Ratho Park Golf Club. The effect of this is to delay the view to the site from the waterway and the
towpath such that it is 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 Club; Figure 2.29.
2.6.17 To the east of Ratho the Union Canal passes through a transition zone between the rear gardens of East
Croft to the Parkland, woodland and agricultural fields of rural west Edinburgh.
2.6.12 From the west the Union Canal emerges from between wooded cutting into open farmland; Figure 2.30
from where it passes by the Bridge Inn, beneath the Baird Road stone arched bridge and between the
developments of West and East Croft to the south and the Moorings to the north; Figure 2.31.
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2.7
The Site
Identity and character
2.7.1
The site occupies approximately 5.7 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 Road and the ridgeline shelterbelt. The land slopes down from south to north from a
prominent ridgeline in the landscape towards the Union Canal; Figures 2.32.
2.7.3
The vegetation and existing development mean that the site is physically and visually well contained.
2.7.4
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 2.37.
Figure 2.32 Looking North West across Site from South East Corner
2.7.2
The site lies within strong established boundaries; Figures 2.33 - 2.36;




To the north it is bounded by the Union Canal,
To the east it is bounded by the woodland that encloses Ratho Park Golf Club,
To the south it is bounded by Ratho Park Road and the ridgeline shelterbelt, and
To the west it is bounded by the rear gardens of the residential development East Croft.
Figure 2.37 Topography
Figure 2.33 North Boundary
2.7.5
Surface water run-off drains towards a cut off ditch that runs along the northern boundary of the site
parallel with the Union Canal.
2.7.6
The predominant vegetation across the site is the annual crop sown by the farmer. The hedgerow and field
boundary trees that define the south boundary (Figure 2.35) 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 2.6.9). Willows have been planted along the north boundary parallel with the Union Canal.
2.7.7
Human influences on the site relate primarily to land use and the track that runs to the south of the field lie
within the redline boundary.
Figure 2.34 Mature Trees on East Boundary
Views to the site
2.7.8
Figure 2.35 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 2.38, 2.39 and 2.40. However these views are contained by
the ridgeline shelterbelt on the south boundary, properties on the western boundary of the Ratho and the
woodlands of Ratho Park Golf Club along the eastern boundary.
Figure 2.36 East Boundary
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Figure 2.38 View to Site from Towpath
Figure 2.42 View from junction of Dalmahoy Road and toad to Ratho Mains to site and ridgeline
shelterbelt
Figure 2.39 View from Moorings Development
2.7.12 The proposed development would not be visible from Freelands Road by Ratho Byres because the rising
ground blocks the view; Figure 2.43.
Figure 2.40 Union Canal with Moorings Development (left) and Proposed Development Site (right)
2.7.9
There are views to the site from the first floor back rooms of properties on East Croft; Figure 2.36. From
Ratho Park Road there are intermittent views to the site through the trees Figure 2.35. Views from
properties on Ratho Park Gardens, at the easternmost end of Ratho Park Road, are minimal because of the
mature vegetation and the topography. There are no views to the site from Ratho Park Golf Club.
2.7.10 There are views to the site from elevated positions along the road to Ratho Mains and Dalmahoy Road.
From the road to Ratho Mains, Figure 2.41, it is unlikely that buildings or roof tops would be visible
because of the distance between the viewpoint and site.
Figure 2.43 View to site from Freelands Road by Ratho Byres
Views from the site
2.7.13 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 2.44.
Figure 2.41 View from the road to Ratho Mains to the site and ridgeline shelterbelt
2.7.11 From the junction of Dalmahoy Road and the road to Ratho Mains, Figure 2.42, 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 2.44 View North to the Bridges and the hills of Fife and Kinross
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Ransfield Farm, Ratho: Concept Development Framework 2014
Wider Context and Site
2.7.14 Views to south and east are largely foreshortened by mature vegetation. However, from Ratho Park Road
there are views across the agricultural landscape to Ransfield Farm, Ratho Mains, Tormain Hill,
Dalmahoy Hill and the Pentlands; Figure 2.45. There are also views to eastwards to Edinburgh Castle.
Figure 2.45 View to the south From Ratho Park Road
2.7.15 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 2.46.
Figure 2.47 Connections Aerial Photo 2012 © Getmapping TBC
2.9
Key Features and Site Assets







Figure 2.46 View to the west
Summary
2.7.16 The site is physically contained to the south by the ridgeline shelterbelt beside Ratho Park Road, to the
east by the Ratho Park Golf Club woodlands and to the west by development at the eastern edge of Ratho.
2.7.17 The northern boundary of the site is open for a distance of 330 metres and there are views to and from the
Union Canal, towpath and oblique views from properties in the Moorings development.
Wider large scale landscape with strong, long established geometric landscape pattern
Well contained within strong established boundaries
Union Canal and extensive views to the north
Village character with rural setting and outlook
Established settlement with mixed house types into which the proposed development can fit
Good connections by foot, public transport and road
A transition zone between Ratho Village and the parkland, wood and agricultural fields of rural
west Edinburgh
2.7.18 There are no views to the site from the east
2.7.19 There are views to the site from the first floor back rooms of properties on East Croft to the west.
2.7.20 From the middle distance to the south and west the proposed development is screened by the ridgeline
shelterbelt although rooftops will be visible through gaps between trees.
2.8
Connections
The site is well located in respect of footpath links, public transport and vehicle access to the trunk road
network Figure 2.47.
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Wider Context and Site
3
DESIGN POLICIES
3.1
Introduction
3.4.4
SBD acknowledges that each new development needs to be judged on its individual circumstance and that
crime statistics vary from area to area, to this end the national SBD guidelines are described as being
minimum requirements.
3.4.5
SBD identifies seven attributes of sustainable communities:
This section of the Concept Development Framework considers the Proposed Development in the context
of Design Policy.
3.2
National Guidance
3.2.1
The design of the layout has taken into account the recommendations of all current good practice
including the national guidance in Planning Advice Note (PAN) 68: Design Statements, the policy
statements for Scotland, Creating Places: A policy statement on architecture and place in Scotland 2013,
Designing Places 2001, Designing Streets 2010 and the document Green Infrastructure: Design and
Placemaking 2011 and the Regulations for Development Management as outlined in Section 2.
3.2.2




Other national guidance is contained in the following PANs
PAN 44:
PAN 45:
PAN 46:
PAN 52
PAN 65:
PAN 67:
PAN 72:
PAN 76:
PAN 77:
PAN 78:
PAN 83:
PAN 84:


Fitting New Housing Development into the Landscape (1994)
Annex: Planning for Micro Renewables
Planning for Crime Prevention (1994)
Planning in Small Towns
Planning and Open Space (2003)
Housing Quality (2003)
Housing in the Countryside (2005)
New Residential Streets (2005)
Designing Safer Places (2006)
Inclusive Design (2006)
Masterplanning (2008)
Reducing Carbon Emissions in New Development (2008)
3.4.6
The seven attributes have informed the design principles and the design solution for the proposed
development.
3.5
Proposed Development and National and Local Plan Policy and Guidance
3.5.1
The proposed development takes account of relevant National and Local Plan policy and guidance.
Policy Statements Designing Places (2001) and Designing Streets (2010) Creating Places (2013)
3.5.2
‘Designing Places’, ‘Designing Streets’ and 'Creating Places' are companion Policy Statements that are
part of the effort on the part of the Scottish Government to review the urban environment and through the
introduction of guidance and advice to work towards the improvement of the appearance of Scotland’s
settlements.
3.5.3
‘Designing Places’ presents ideas as to how good design can contribute to the quality of life. It identifies 6
qualities that are at the heart of good design for urban and rural development and that make a successful
place:
3.3 Local Plan Guidance
3.3.1
3.3.2
Rural West Edinburgh Local Plan 2006 has specifically been taken into account in terms of Policies E16Trees-Development Impact, E41-Design of New Development, E42-Quality of New Development and
H5-Quality Standards for New Housing Developments. In addition account has been taken of the Open
Space Strategy 2010.
The Edinburgh Design Guidance 2013 has been taken into account in terms of Context and Design,
Designing Buildings and Landscape and Biodiversity. The required information for a Design and Access
Statement has specifically been taken into account.
3.4
Secured by Design
3.4.1
Secured by Design (SBD) is a police initiative which aims to design out crime by adopting crime
prevention measures in the design and specification of new development, thereby 'creating a sense of
place where residents and legitimate users are able to go about their daily routine without unduly fearing
crime or insecurity'.
3.4.2
SBD references PAN 77 Designing Safer Places applies as a key reference.
3.4.3
The advice given in the SBP document 'New Homes 2010' addresses 'the community safety and security
requirements for most types of housing development including individual houses, housing estates and low
rise apartment blocks up to a maximum of five stories above ground level'.
Access and movement: places with well defined and well used routes with spaces and entrances that
provide for convenient movement without compromising security
Structure: places that are structured so that different uses do not cause conflict
Surveillance: places where all publicly accessible spaces are overlooked
Ownership: places that promote a sense of ownership, respect, territorial responsibility and
community. Also clarity in where public space ends and where communal, semi-private or private
space begins
Physical protection: places that include necessary, well-designed security features
Management and maintenance: places that are designed with management and maintenance in
mind, to discourage crime in the present and the future






Identity
Safe and pleasant spaces
Ease of movement
A sense of welcome
Adaptability
Good use of resources
3.5.4
These qualities have informed the design principles and the design solution for the proposed development.
3.5.5
‘Designing Streets’ seeks to reduce the space allocated to and to lessen the influence of roads in general
on residential layouts. The aim is to move the emphasis of the design of residential development from
movement (how to get through and round) to place in which character and sense of place comes first.
This emphasis on place and character presents the opportunity to incorporate narrower streets than has
been the case previously, road geometry that acts as traffic calming and shared surfaces that can be safely
integrated with open space.
16
Ransfield Farm, Ratho: Design and Access Statement December 2013
Design Policies
3.5.6
Creating Places is a new policy statement on architecture and place that sets out the comprehensive value
good design can deliver to the built environment. The statement is in four parts




3.5.7
Part 1 The value of architecture and place
Part 2 Consolidation and ambition
Part 3 A strategy for architecture and place
Part 4 Resources, communications and monitoring
Figure 3.1 Designing Places
(2001)
Figure 3.2 Designing Streets
(2010)
The Edinburgh Design Guidance is a new piece of planning guidance that sets out our expectations for the
design of new development. It will help shape the ways Edinburgh's buildings and spaces are designed. It
replaces the following guidance which is no longer a material planning consideration;













Edinburgh Standards for Urban Design,
Edinburgh Standards for Sustainable Building,
Edinburgh Standards for Housing,
Protection of Key Views,
Building Heights and Roofscape,
Daylighting, Sunlight and Privacy,
Villa Areas and the Grounds of Villas,
Mews Development,
Landscape and Development,
Gardens and Designed Landscapes,
Housing Development in Garden Grounds,
Biodiversity,
Trees and Development.
Figure 3.3 Creating Places
(2013)
Figure 3.4 Edinburgh Design Guidance 2013
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Ransfield Farm, Ratho: Design and Access Statement December 2013
Design Policies
4
VISION
The Vision for the development is for a a high quality, safe, pleasant and enjoyable living environment for
a range of household types with a distinct identity and sense of place that;





Creates an attractive new edge at the eastern end of Ratho particularly in views from the north and
south,
Integrates with and completes the Ratho settlement pattern and village character,
Fits into the landscape,
Is well integrated within itself by footpaths and cycle ways,
Takes full advantage of its rural identity at the edge of settlement location, canal side location and
fine views northwards across to Fife.
Figure 4.1 The Site Vision
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Ransfield Farm, Ratho: Design and Access Statement December 2013
Vision
5
BACKGROUND,
SOLUTION
LAYOUT
&
DESIGN
PRINCIPLES
&
DESIGN
5.1
Introduction
5.1.1
The design solution for the proposed development has evolved over a period of time in response to site
survey, site investigation, policies within the adopted Local Plan and discussion with City of Edinburgh
Council and other interested parties including the local community.
5.1.2
For the purposes of explaining how design decisions have been reached in the preparation of the
Indicative Layout (Figure 5.13), key points in regard to impact are outlined in 5.2 Background. Section
5.3 describes the wider development issues relating to access, accessibility and the provision of services.
Section 5.4 outlines the design process that has been followed from key considerations, to the
development of the final design solution.
5.2
Background
Our assessment of any environmental impact has proven that the proposed development is not considered
to have a significant environmental impact, and the key points to be considered and addressed by the
design and layout of the development are :



5.3
Any impact on the Union Canal as a Site of Importance for Nature Conservation and a Scheduled
Ancient Monument should be limited and not adverse,
Flooding and drainage for the development should not adversely affect the canal,
Local ecology is not liable to be significantly adversely affected. If any adverse impact is identified,
it should be able to be mitigated.
Figure 5.1 Access Strategy
Service Infrastructure
Access Strategy and Provision of Services
Access & accessibility including improvements to existing road and footpath network
5.3.1
5.3.2
5.3.3
Figure 5.1 illustrates the access strategy. There will be a single point of access to the development for
vehicles via the continuation of Ratho Park Road which connects directly to Main Street/Baird Road. As
part of the access strategy it is proposed that a 20mph speed limit will be imposed on Ratho Park Road.
The layout will be permeable for pedestrian and cyclists with 3 access points from the south focussed on
views to the Forth bridges and hills of Fife and Kinross. These foot/cycle paths will link into the shared
surface network and form a circular walk taking in the canal frontage. Access to the public transport
network will be via Ratho Park Road to bus stops on Main Street and Baird Road.
5.3.4
All utilities (gas, electricity, telecoms and potable water) are all available on Ratho Park Road. The foul
drainage network exists within Ratho Park Road and East Croft with anticipated connection to the south
adjacent to the Union Canal.
5.3.5
Overhead high voltage cables will be diverted.
5.4
Layout and Design Principles
Constraints & Opportunities
5.4.1
There is no access to the water's edge or towpath but it is an aspiration for the future that a canal bridge
and moorings be introduced to further enhance access to and from the site for residents their visitors and
people from surrounding areas.
Figures 5.2 illustrate the site constraints on the development. These are summarised;




Access for vehicles is limited to the western end of the existing track that leads off Ratho Park
Road,
The Union Canal and land adjacent is a Scheduled Monument,
There is no access to canal bank,
To protect the occupants of the new dwellings a Tree Fall Zone based on the height of the existing
trees necessitates a set back from the south and east boundaries. The Tree Fall Zone exceeds the
tree root protection zone and no additional setback is required to protect tree roots from
construction damage.
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Ransfield Farm, Ratho: Design and Access Statement December 2013
Background, Layout & Design Principles & Design Solution
Figure 5.2 Constraints
5.4.2
Site opportunities. These are summarised;






The site is set within a wider landscape that is large scale with a distinctive, geometric 18th/19th
century vegetation pattern of hedgerows, ridgeline shelterbelts and wooded hill tops. The ridgeline
shelterbelt along the southern boundary of the site and the Ratho Park Golf Club woodlands are part
of this long established vegetation pattern and define a small area of remnant farmland into which the
opportunity exists to insert development without disrupting the wider landscape pattern,
The opportunity to fit new development into an established settlement and to complete the settlement
pattern.
The opportunity to conserve, augment and manage the existing ridgeline shelterbelt along the
southern boundary and to replace trees that are dead or dying,
The opportunity to make the most of views to the north and east towards Edinburgh Castle,
The potential to allow for a pedestrian connection over the canal to the existing tow path and enhance
the potential for moorings; Figure 5.3,
The opportunity to create an attractive canal frontage providing surveillance to the existing tow path.
Figure 5.3 Potential Opportunity: Retractable canal foot/cycle bridge
Key Considerations
5.4.3
The key features (Figure 5.4) of the site that have most influenced the design of the layout are;








Canal edge/frontage
Access Point
Maximising Views
South facing gardens
Existing Trees
Boundaries
Integration into the local area
Transition from village to Ratho Park
Figure 5.4 Key Considerations
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Ransfield Farm, Ratho: Design and Access Statement December 2013
Background, Layout & Design Principles & Design Solution
Earthworks
5.4.5.5 The 3 courtyards will be surfaced with different materials to create distinct character areas within the
development.
5.4.4.1 The site slopes from south to north towards the Union Canal. The cross fall is approximately 5m.
5.4.4.2 Earth movement around the site will be minimised by ensuring the design of the drainage and levels
utilises the existing ground profile as much as possible. The majority of the site is limited to cut or fill of
generally less than 0.5m however there will be an area to the south -east and north- east that will extend to
approximately 1m cut and 1m fill respectively; Figure 5.5.
Figure 5.6. Movement and Circulation Principles
Figure 5.5 Earthworks Plan
Movement, Circulation and Road Hierarchy
5.4.5.1 The proposed development will be accessed from the eastern end of Ratho Park Road via a 5.5 metre wide
road that sweeps to the south of a group of existing trees in the ridgeline shelterbelt. The access road will
loop back and pass into the site through a existing wide gap in the shelterbelt. The access road will
connect into a street that forms the spine through the proposed development and connects the lanes and
footpaths which in turn lead to informal courtyards; Figure 5.6.
5.4.5.2 The access road will take the form of an avenue, passing through a 'landscape corridor' (refer to Open
Space) with verges on either side planted with trees and hedgerow; Figure 5.7. A 3 metre wide
cycle/footpath adjacent to the road will increase the breadth of the landscape corridor at the entrance and
enhance the sense of arrival.
5.4.5.3 The spine or 'Street'; Figure 5.8 will be 5.5 metres wide with a footpath on one side and verge on the other.
Services will run either side of the street. To reduce traffic speed there will be a bend in the road mid
section which will be a shared surface emphasised by a change in material.
5.4.5.4 Lanes will be 4.8 metres wide and designed to create an informal frontage to the canal edge; Figure 5.9.
Figure 5.7 Access Road and Avenue
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Ransfield Farm, Ratho: Design and Access Statement December 2013
Background, Layout & Design Principles & Design Solution
Views/Orientation
5.4.6
The internal layout of the development will take advantage of the north facing slope to maximise views
through the site to the Forth bridges and hills of Fife and Kinross. Buildings will be orientated to take
advantage of the views to Edinburgh Castle to the east and the Pentland Hills in the south; Figure 5.10.
Figure 5.8 Street
Figure 5.10 Views and Orientation
Boundaries, Edges & Frontages Principles
5.4.7
The proposed development will respond to the character of the existing Site boundaries;
5.4.7.1 The north boundary with the Union Canal;



Beside the canal there will be an open space that narrows from east to west to create the sense of
transition from the countryside to the village,
Properties beside the canal will face out across it so that the views to the north and east are
maximised,
The design, placing and density of properties beside the canal will be carefully considered to
reinforce the sense of transition from countryside to village and to make the frontage interesting and
attractive in views from the water and from the towpath.
5.4.7.2 The east boundary with Ratho Park Golf Club will be backed onto by long rear gardens based on the
adjacent tree heights. This is to protect the occupants and properties in the event of tree fall, protect the
tree root zone and limit overshadowing.
5.4.7.3 The south boundary with Ratho Park Road will be backed on to by rear gardens that will stop short of the
ridgeline shelterbelt. The ends of the gardens will be defined by hedges and the space between the
ridgeline shelterbelt and the gardens will be planted with shade tolerant native woodland shrubs and small
trees to enhance biodiversity (refer to open space Figure 5.16). Succession trees will be included in the
mix. Species would be agreed with CEC.
Figure 5.9 Lane
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Ransfield Farm, Ratho: Design and Access Statement December 2013
Background, Layout & Design Principles & Design Solution
House Types and Architecture
5.4.7.4 The west boundary with East Croft will back onto rear gardens. The layout has been adjusted in this area
in response to the community consultation to increase the set back between the proposed properties and
the boundary and reduce overlooking by introducing lower floor levels than the existing development.
5.4.11 House types will range from 1 bed apartments to 5 bedroom detached houses to encourage a range of
households from first time buyers to large families. House types will be arranged to create distinctive
streetscapes and to enclose and define open spaces. Houses beside the Union Canal water edge will be
arranged to create an interesting and attractive view from the water and from the towpath. The majority of
houses will be 2 storey but there will be a number of 1.5 and 2.5 storey houses.
Density & Housing Mix
5.4.8
The gross site area is approximately 14.2 acres (5.75 hectares). The net developable area once open space,
SUDS and Ratho Park Road are excluded is approximately 9.2 acres (3.7 hectares). The development
density will graduate from higher density beside the existing housing on the west boundary to lower
density beside the woodland on the east boundary Figure 5.11. This reflects the comments made by
Historic Scotland and the findings of the Landscape Capacity Study (refer to 'Landscape and Visual
Appraisal and Appraisal of the Setting of the Union Canal') that the western part of the development
should retain a more open, rural character whilst the east has capacity for higher density development.
This will create a more subtle transition from rural to built environment than is currently the case.
5.4.12 Materials and the use of colour will be agreed with City of Edinburgh Council.
5.4.13 Another feature of the proposed development will be dual frontage buildings placed in key locations
within the Site. Dual frontage houses serve three functions:



Dual frontage houses are important to the 'look' of the proposed development. Gable end windows
and lively façades back and front ensure that the termination point of views through the
development are interesting and not onto blank walls and back doors and windows. This does not
disrupt the internal planning of the individual dwellings
Dual frontage house improve surveillance within the proposed development, with windows
overlooking the landscape and streetscape
Dual frontage houses make the most of the views from and aspect of the site corner plots
Sustainability
5.4.14 As far as is practicable, cut and fill will be balanced and top soil will be reused for planting and seeding
works within open spaces, road verges, hedgerows, front and rear gardens. House designs will comply
with current building regulations and will incorporate carbon reduction measures through the selection of
building materials including timber frame construction. High efficiency boilers will be fitted as standard.
Waste water heat recovery systems to certain house styles.
Lighting
5.4.15 Roads and connecting footpaths will be lit. Lamp columns will be to standard specification for Edinburgh
City Council and will have low light spill.
Foul Drainage
5.4.16 Scottish Water has confirmed that capacity will be available on the existing infrastructure on East Croft
where a standard gravity connection can be made. The drainage impact assessment has identified some
minor off-site upgrade works that will be required to ensure the development does not increase any
flooding or CSO spillage downstream of the development. SMH are currently working with Scottish
Water to agree the scope and detail of these works.
Figure 5.11 Gradation of Density
5.4.9
Sustainable Drainage System SUDS
There will also be gradation of density along the west boundary with lower density housing around the
entrance to the development and higher density by the Union Canal where a carefully sited 3 storey
building will be a feature along the water's edge and will also provide surveillance of the towpath and in
the future, if the bridge and moorings are introduced, of the crossing and boats.
5.4.17 SUDS, or Sustainable Drainage Systems are a sequence of water management practices and facilities
designed to drain surface water in a manner that will provide a more sustainable approach than has been
the conventional practice of routing run-off through a pipe to a watercourse.
5.4.18 Under the Water Environment (Controlled Activities) (Scotland) Regulations 2011 it is a general
requirement for new developments with surface water drainage systems discharging to the water
environment that such discharges will pass through SUDS. All reasonable steps must be taken to ensure
protection of the water environment.
5.4.10 Density will be distributed across the site as follows.



Density across western third of site 13 units per acre
Density across central third of site 9 units per acre
Density across eastern third of site 5 units per acre
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Ransfield Farm, Ratho: Design and Access Statement December 2013
Background, Layout & Design Principles & Design Solution
5.4.19 The site will be drained through a separate foul and surface water system. 2 levels of treatment will be
provided to all road runoff by way of road side filter trenches and an end of line basin/swale. All roof and
driveway drainage will be treated at source with in curtilage filter trenches prior to final treatment in the
end of line swale/basin. Car parking courts will be treated by way of porous paving surfaces.
5.4.20 The surface water runoff from the development will be restricted to the 2 year greenfield discharge rate of
4.2 l/s/ha. Storage will be provided for up to the 30 year event within the new surface water pipework and
end of line swale/basin. Runoff from the 200 year event plus 20% climate change will be contained
within the development boundary through an overspill onto low lying open space on the northern area of
the site. It is intended that Scottish Water will adopt the end of line swale/basin that the at source road
treatment will be maintained by CEC.
Landscape, Open Space & Play Space Principles
5.4.21 The open space principles are based around a landscape corridor that sweeps round the site from the
entrance along the canal frontage and returns along the east boundary to visually merge with the
woodlands of Ratho Park Golf Club; Figure 5.12.
5.4.22 The trees planted beside the access road will have an upright architectural form that contrasts with the
more natural habit of the ridgeline shelterbelt. This will introduce a contrast where the proposed trees
bisect the shelterbelt that will mark the threshold to the proposed development; Figure 5.12. Note that all
retained trees will be protected during the construction process in accordance with BS 5837:2012.
Figure 5.12 Landscape Concept
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Ransfield Farm, Ratho: Design and Access Statement December 2013
Background, Layout & Design Principles & Design Solution
Design Solution
5.4.23 Indicative Layout; Figure 5.13, brings together the design principles as a single plan that illustrates how
movement and circulation, the treatment of frontages, edges and boundaries and the landscape treatment
combine to form the framework of the proposed development.
Figure 5.14 Identity Distinctive Sense of Place : Entrance to
Development
Figure 5.15 Identity Distinctive Sense of Place : View through
the Development from Eastern end of Ratho Park Road.
Figure 5.13 Indicative Layout
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Ransfield Farm, Ratho: Design and Access Statement December 2013
Background, Layout & Design Principles & Design Solution
Overlooking
5.4.24 Overlooking
In order that the development feels safe all footpath connections and open spaces will be overlooked.
Welcoming
5.4.25 The proposed development will be welcoming with properties facing out on to its approaches and
entrances. The division between private and public space will be clearly defined by hedges, walls and
fences so that residents and visitors can comfortably move through the development in the knowledge of
where it is appropriate to walk, cycle and drive and where it is not.
Identity Distinctive Sense of Place
5.4.26 The proposed development will have a strong sense of place, primarily because of the well established and
strong character of the north, east and south boundaries and the way the development has been laid out
and the buildings designed to take best advantage of the wooded back cloths and the canal frontage which
give a village feel; thereby fulfilling the objectives of the Vision.
5.4.27 Sketches 1 & 2 have been prepared to illustrate the proposed development (Figure 5.14 and 5.15).
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Ransfield Farm, Ratho: Design and Access Statement December 2013
Background, Layout & Design Principles & Design Solution
6
ACCESS FOR DISABLED PEOPLE
6.1
The proposed development will comply with Disability Discrimination Act 2005 regulations. The advice
contained in PAN 78 Inclusive Design has been followed in terms of equality, obligations and
accessibility for all users.
6.2
All houses will provide low level disabled access.
6.3
The access road, lanes and footpaths will comply with gradients required for wheel chairs. Formal and
informal paths will be surfaced so that they are inclusive for all.
6.4
Shared surfaces in public areas will make subtle use of up-stands, colour and texture to delineate vehicular
and pedestrian areas.
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Ransfield Farm, Ratho: Design and Access Statement December 2013
Access for Disabled People
7
PHASING
7.1
The proposed development will commence with enabling works that will involve:




Tree Protection along south and east boundaries
Protection of the canal along the north boundary
Construction of the SUDS facility
Earthworks
7.2
On completion of the enabling works the construction of the residential units will commence, working
from west to east across the site.
7.3
Open spaces, play space and the boundary footpath will be completed as the development progresses.
7.4
It is intended to form a sales complex beside the entrance to the proposed development with temporary car
parking facilities. The parking will be removed once all the properties are sold.
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Ransfield Farm, Ratho: Design and Access Statement December 2013
Programme and Phasing
8
ONGOING MAINTENANCE
8.1
Subject to formal approval, roads, formal footpaths, shared surfaces, road side treatment trenches and
lighting will be designed to an adoptable standard for City of Edinburgh Council. Maintenance of these
elements of the proposed development will be by City of Edinburgh Council.
8.2
Subject to formal approval utilities will be adopted and maintained by the Statutory Undertakers, this
would include the SUDS facilities.
8.3
Front gardens, including hedgerows, verges including street trees, informal footpaths and open space will
be maintained by a factoring agreement set up by Stewart Milne Homes.
8.4
Owners will be responsible for the maintenance of rear gardens including fences.
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Ransfield Farm, Ratho: Design and Access Statement December 2013
Ongoing Maintenance
9
CONCLUSION
9.1
The proposed development will create an extension to the existing settlement and will provide a broad
mix of house types, designed in a way which strengthens the village’s high quality environment in which
to live.
9.2
Views across the rural landscape from dwellings and open spaces will be maximised and the proposed
development fits into the north facing landscape respecting the landform and surrounding trees.
9.3
In line with the Council’s and Scottish Canal’s aspirations through their Edinburgh Union Canal Strategy,
land will be safeguarded for the provision of a proposed footbridge link to the existing towpath on the
North side of the canal, to which an appropriate contribution will be made to its delivery. This will
significantly improve the village’s footpath connectivity.
9.4
The proposed development will strengthen the integration of the Union Canal within the village with
houses facing onto the waterway and the creation of an active open space beside the water's edge.
9.5
The proposed development will take account of and comply with relevant national and local plan design
policies and guidance including the principals of Secured by Design. It will also deliver the objectives of
the Vision for a high quality, attractive residential development with a distinct rural canal side identity and
sense of place within a historic village that fits into the landscape and integrates with and completes the
settlement pattern.
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Ransfield Farm, Ratho: Design and Access Statement December 2013
Conclusion