• Planning Process
• Local Planning applications
• Introduction : As one of the decentralisation measures announced by the Government during the passage of the Local Government etc (Scotland) Act 1994, community councils will have a statutory right to be consulted on applications for planning permission from April 1996.
Some documents of interest can be downloaded using the links below. More comprehensive details on all planning applications can be viewed using the City of Edinburgh Council’s Planning Portal here.
Guidelines on which aspects you can comment are on the planning portal link.
Housing Developments – Some Key Facts
To clarify some misconceptions, here are some facts and explanations about housing developments:
- Who drives the housing developments
House building targets are issued to each council by the Scottish Government who are, in turn, driven by an increasing population with a need for homes. Developers are not the drivers of housing but are fulfilling that demand, as directed by the relevant councils.
- Who decides where the houses go and how many
The Council decides where the housing should be built within their area. A Local Development Plan (LDP) for City of Edinburgh Council was approved in Nov 2016. A number of areas in Queensferry were included in this LDP – Dalmeny Park, South Scotstoun, Builyeon Rd and Springfield (see map) QDCC objected to the LDP sites back in 2015 and escalated the objections to Scot Gov. However, the sites were approved. The LDP can be viewed here: Local Development Plan – Edinburgh 2016. The next development plan is City Plan 2030 , which was approved by the council in 2021.
- Who says yes or no
Housing development planning applications are presented to the CEC Development Management sub-committee (which is webcast live), consisting of elected councillors, who assess the application’s compliance to the planning policy framework and either grant or refuse. Objections therefore need to illustrate a breach of planning policy or precedent.
Webcasts can be viewed here: https://edinburgh.public-i.tv/core/portal/home
- How the infrastructure is upgraded to support the additional housing
Every major housing development is required to contribute money to support local infrastructure – e.g. affordable housing, roads, education, paths, public transport, active travel, traffic calming, pedestrian crossings, street lighting & more recently health centre provision. This is known as the planning gain or s75 agreement, a public document published with the planning documents. e.g, the current s75 for South Scotstoun is around £7m.
Planning applications and all associated documents can be viewed and commented on the planning portal here: View and comment on planning applications
- Health Centres
Health Centres are funded by NHS on a per capita basis of registrations. The more people who come to the area and register, the more funding the Medical Centre gets. Recently the planning policy has changed to also include some s75 funds to go towards Medical Centres. Queensferry Medical Centre has expanded over recent years. An application for a third Pharmacy was refused by the NHS Board but is currently under further appeal.
The roll projections, which include housing increases, are a public document and can be viewed on the Council website. The catchment for QHS will be redrawn once a new NW Edinburgh school is built which will extend capacity well in to the future. A new Primary School is proposed in the Builyeon Rd site and other local schools have expansions. School roll projections can be viewed here
- Shops and employment
A commercial area is proposed within the Builyeon Rd site, it will be open to shops and businesses to apply if interested. The Dalmeny Park site planning application has been granted but has failed to attract commercial investors. Ferrymuir was marketed for many years for business use then retail but with no interest lodged.
The council can grant permission for a commercial property development but it is the decision of private companies as to whether they take that opportunity.
- Traffic & Travel
The relevant authorities (CEC & Transport Scotland) are well aware of the traffic, parking and connectivity issues in and around the town. Solutions are being sought and QDCC continues to press these issues.
- Local engagement – what difference it makes
The chances of stopping a housing development within the LDP framework are negligible, they have already been agreed by councillors. However, the shape of the plan, the roads, paths, play parks, type and style of housing, landscaping, etc can all be negotiated. Please ensure you take the time to comment on the planning portal for any application and be aware of what constitutes an objection that will be considered by reading the guidelines.
Edinburgh Planning Portal
- Affordable Housing : What does that mean?
Current housing policy stipulates that 25% of homes on large new development sites should consist of “affordable housing”.
This consists of Social Rent, Mid-Market Rent and some share schemes. The full definition and types of affordable housing are explained in the document here:
QDCC will continue to negotiate and make representations to ensure the best possible outcome for the area from each of the developments. All residents are welcome to attend the monthly meetings and contribute constructively with ideas on how you would like to shape these developments. The current local developments can be viewed on this page below.
- Commenting on Planning Applications
If you wish to comment on any planning application, it is important that you understand the criteria that will be considered and what will be ‘scored through’ as irrelevant to the planning framework. A brief summary:
✅ What you can comment on:
Comments which are relevant to planning issues, such as :
• traffic and parking
• appearance of the area
• impact on a conservation area
• setting or character of a listed building
• loss of significant landscape features
• noise and disturbance
• effect of cooking odours
• loss of sunlight or daylight
These are known as material considerations.
⛔️ Planning officials and councillors cannot consider comments on non relevant planning issues, such as:
• loss of private view
• effect of the development on property values
• building regulation matters
• racist remarks.
The full details are available to read here:
Current major planning applications
(see monthly newsletters for most recent planning application updates)
• Scotstoun House (ARUP site) application for 25 new homes
Reference : 21/04755/FUL (comments close 11th Oct 2021) & 21/04756/LBC
Details : Redevelopment of Scotstoun House including conversion and extension of existing buildings to residential use, part-demolition of office extension, and erection of new build residential development with associated infrastructure, landscaping, access and parking.
Status : Awaiting assessment. Application validated 10 Sep 2021. Last date for comments Mon 11 Oct 2021.
Online Question + Answer Session
Developers held a drop-in online question and answer session for local residents to find out more about the plans on Thursday 20 May 2021 between 18:00 and 20:00. Members of the project team were on hand to answer any questions you may have, and to receive feedback on the proposals.
Developers would welcome any feedback you may have on the proposals. Feedback can be provided using the online feedback form. Please provide all feedback by Monday 31st May 2021 to ensure that the project team can take account of all comments before the applications are submitted. Full details of all feedback received, and the response to it, will be contained within a Pre-Application Consultation Report to be submitted as part of the planning application.
Full details can be viewed here with the links for feedback : https://www.ama-scotstounhouse.co.uk
• Forth Bridge Experience – Reception Hub
Reference: Revised applications 22/00358/FUL and 22/00359/CON
Details: Revised development of a Forth Bridge Walk Reception Centre; new sections of bridge access system; new viewing platforms; associated car parking; landscaping; servicing and alterations to existing vehicular and pedestrian accesses.
Status: Approved by DMsc 29/06/22. Awaiting construction.
02/02/2022 The revised Forth Bridge Experience application has been submitted and is open for comment to City of Edinburgh Council planning until Fri 25th Feb 2022 – 22/00358/FUL and 22/00359/CON
Previously granted plan has been revised due to cost outside budget. A new plan is being developed and a PAN was submitted for public online consultations in Sep 2021 prior to a new planning application being submitted. Details can be followed on the website here. Press release can be read here.
Permission granted 4th March 2020 with conditions on the tree maintenance and car park capacity reduction. Recorded webcast of presentations and decision can be viewed here.
Update Aug 2020 : an appeal by Network Rail, supported by QDCC against the parking capacity reduction was upheld and capacity increased back to 57 spaces. Awaiting construction.
Update July 2021 :
The Forth Bridge Experience tenders for the design and construction are on hold for further development work. Meetings continue looking to reduce costs. This project therefore will take longer to bring to life.
Reference : 20/03640/FUL
Details : Conversion of restaurant / hotel into 5x dwellings (as amended).
Status : Granted 22 Jan 2021. Awaiting construction.
• Royal Elizabeth Yard (Pre-Application Consultation)
21/06675/PAN – Proposed erection of bonded warehouses, cask filling and disgorging facility with
associated tank farm, tanker filling bay, welfare facilities and associated work – Royal Elizabeth Yard
QDCC reps met on the 13th June with representatives involved with the proposal of the redevelopment of the site. The local community and other stakeholders are invited to review the proposals BEFORE a planning application is submitted to City of Edinburgh Council and would very much welcome feedback and comments. On Tuesday 14th June, a live consultation session via the ‘live chat’ was hosted by the project team to answer any questions.
The proposal is for a complete redevelopment of the site and erect 40 bonded warehouses for the storage of whisky in casks some of which could be stored here for up to 30 years – if the planning
application is granted and over a period of time during the erection of the warehouses, unfortunately businesses who are currently on the site will have to relocate elsewhere. Once in use the site cannot be shared with other businesses due to the rules regarding the storage of whisky, Customs & Excise and security. You can view the consultation and how to submit comments using this link:
The website will be available to view and provide feedback on the proposals until 1st July 2022.
• Former Port Edgar Naval Barracks
Reference : 22/02047/LBC & 22/01987/FUL
Details : Conversion of existing listed buildings to 49 residential units, cafe/ restaurant and serviced apartment, with associated demolition and new works | Development North Of Inchgarvie Lodge Society Road Port Edgar South Queensferry
Status : Awaiting decision. Comments for these applications closed on Friday 17th June.
QDCC sent comments to planning supporting the application.
• Forthview (Ferrymuir Corus site) 125 dwellings
Reference : 21/04116/FUL
Details: Residential development for 124 homes. Revised Design & Access Statement April 2020.
Status: Application approved Apr 2021 and presently under construction
Application for amendment submitted 31st Aug 2018. 18/05713/FUL. Site now acquired by Ambassador Homes. Amended plan submitted to council Wed 11th March 2020. Commenting re-opened until 20th May 2020.
23/09/20 AMC 18/08266/AMC approved with informatives on narrowing east traffic access points and accessibility of north west path.
Nov 2020 update : construction has commenced
• South Scotstoun Housing (HSG2 & HSG33)
Details: New Development for 300+ homes. The latest planning application 16/06280/FUL was granted on 21st March 2018.
Status: Construction has commenced. Application granted 21st March 2018. Item 7.1 on the webcast viewable here.
• Springfield Housing (HSG1)
Reference: 20/05023/FUL (Granted 12 Nov 2021). Construction commenced Apr 2022.
Details: Residential development and associated works including formation of vehicular and pedestrian access, suds, infrastructure provision and hard and soft landscaping. Land Bounded By M90, Springfield Lea, Place And Terrace And Bo’Ness Road Echline South Queensferry
Status: Construction commenced April 2022, archaelogical work started in Feb 2022.
The S75 Agreement is in agreed form, and is now in the process of being signed by all parties. Once concluded this will allow planning permission to be issued. Cala are still planning to commence development 2021, but this will be delayed slightly because of the planning delays.
The Proposal of Application Notice (PAN) for the Springfield land submitted 19/06079/PAN . A public exhibition of the proposals was held on Friday 24th Jan 2020 and Saturday 25th January in Echline Primary School .
Sep 2020 : Cala are in the final stages of concluding the land sale contract with Transport Scotland, and Cala hope that the planning application will be submitted by the end of October.
Nov 2020 : The planning application from Cala for the Springfield site can now be viewed on the Edinburgh Planning Portal. Ref 20/05023/FUL, where all details can be viewed and comments can be submitted until 16th Dec 2020.
• Builyeon Road Mixed use Development (HSG32)
Reference: 21/04019/AMC ( comments close 10th Oct 2021) , 21/04016/PPP (comments close 3rd Oct 2021) and 21/04018/PPP (comments close 3rd Oct 2021)
Details: Mixed Use Development. Up to 980 homes, Primary School, Discount Foodstore, commercial units, Care Home, play areas, petrol station, two drive thru restaurants, Civic Square, Public Greenspace.
Status: Construction commenced May 2022. Both approved with conditions. Applications can be viewed in the CEC planning portal, details and links on the dedicated Cala website. Click here for dedicated CALA Builyeon Rd website
The EIA was lodged around 1 month after the main application, so period for public comments for 21/04019/AMC application was extended until 10 October 2021.
PPP (principle) application 16/01797/PPP minded to grant 21st Feb 2018 with conditions set. Awaiting full detailed application and settlement of the s75 legal agreement which CALA are in the process of.Planning ref – Approved (principle). Detailed plan, transport assessment, placemaking exercise and public consultation required prior to the full application.
25/09/20 Prior to a detailed planning application being submitted the public consultation open for comments until 9th Oct 2020, details released. View here.
• Queensferry High School build
Details: Plans submitted include the requested independent community access, 6 lane swimming pool, steam room, sauna and many other leisure facilities. Capacity for 1200 pupils.
Status: Application granted 29th Jan 2018. Works started 30th April 2018. Expected completion March 2020.
Aug 2020: Build now complete and operating. Old school demolished for new play fields and pitches, completed Autumn 2021
• Ferrymuir Retirement Homes (GlenForth Court)
Details: 44 retirement homes(flats) between Dakota Hotel and ex-Frankie & Benny’s restaurant. Details and application process from Link Group here.
Status: granted 21 May 2018 – work commenced. Construction now complete and apartments available for buy or rent through Link Housing.
• Queensferry Primary School class extensions
Details: Drop in information session Wed 11th Oct 2017 in the QP school hall 6:00pm-7:30pm. Open to all public.
Status: – Application granted 8th Feb 2018 – work completed autumn 2019.
• West Dalmeny Housing Development
Details: 15 homes by Westpoint
Status: Granted 11 Oct 2017 – Work completed 2019.
• Craigiehall Village proposed development
The Master plan is indicative but the development is envisaged to consist of:
• 1,200 residential units
• 100 bed Hotel
• 120 bed Care Home
• 7,000 sqm Neighbourhood Centre
• 4,000 sqm Community facilities (Doctors/Dentist, etc)
• Primary School
• Park & Ride facility
Status: application withdrawn
• Ferrymuir Bellway Housing
Details: Proposed development of 143 houses and flats (including 25% affordable homes) and community facility. | Site 80 Metres West Of 4 Ferrymuir South Queensferry
Status: Building complete. Community Facility funding held in trust by QDCC pending a project by QCCC for a 10 bed Respite and Day Care Centre; additional £1.1m funding currently being raised.
• Dalmeny Park Housing
Details : Major housing development.
Status: site completed summer 2019.