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Chapter 6:


Chapter 6: Housing and Community Facilities



6.1  Edinburgh has a buoyant housing market and sustains high levels of housing demand which helps to drive up prices and land values, making it difficult for many people who would like to live in the city to do so. Nearly one third of its working population do not live in Edinburgh but commute from neighbouring areas.

6.2  Housing of all types is in demand: flats for single and two-person households, family housing, executive housing and housing for rent. In particular, the city’s several universities and growing student body add to the demand for short-stay, shared housing (Housing in Multiple Occupation or HMOs) which is a strong feature of the more central housing areas. High house prices and land values make it difficult for an increasing number of people on lower incomes to find suitable affordable accommodation and for low cost housing providers such as housing associations to acquire sites.

6.3  The Plan aims to meet as much of the demand as possible within a broader, structure plan strategy that accepts that much of Edinburgh’s housing needs and demands must be satisfied elsewhere. It aims to promote more sustainable, balanced communities by providing a range of house types. In particular, it will assist the diversification of neighbourhoods dominated by social rented housing, where more private market housing will be progressively introduced. It will ensure that opportunities are provided for social housing providers and for an element of low cost housing throughout the city generally in all suitable schemes. Steps will be taken to restrain the further growth of HMOs where there is already considered to be an excessive concentration of these.

6.4  The emphasis of the Plan is on making the best use of urban land, especially previously developed sites, and on encouraging greater public transport use. Higher density development will help achieve this, and will be appropriate in many parts of the city. But regard will also be had to the need to prevent the cramming of sites with housing at the expense of environmental quality. Housing demand is the main driver of regeneration in most of the city, particularly of its emerging waterfront communities, which the Council wishes to see become exemplars for high quality sustainable urban design.

6.5  The Structure Plan establishes a basic level of provision that needs to be made in its area and each constituent Council area. The overall requirement is for 70,200 additional houses (for the 2001 – 2015 period), 48% of which (33,900 houses) need to be provided for in the Edinburgh Council area. The majority of this requirement will come from land already identified for housing development, for example, sites with planning consent or existing local plan allocations. However, new housing sites are also needed to contribute to the overall housing requirements. The Structure Plan requires the following new allocations in Edinburgh:

Waterfront Edinburgh

1,700 minimum

Rest of Urban Area

1,100 minimum

Edinburgh Urban Fringe, in Edinburgh City Local Plan area


Newbridge/Ratho/Kirkliston, in Rural West Edinburgh Local Plan area


6.6  The Structure Plan recognises that the allocation on Edinburgh’s urban fringe will result in the development of greenfield, and if necessary Green Belt sites. Green Belt sites should be chosen to minimise impact on Green Belt objectives. This allocation is required to help balance the housing supply, and provide for a range of sites to meet all sectors of the market.


Local Plan Provision

Policy Hou 1

Housing Development

Housing development will be permitted as follows:

  1. on sites to be allocated in this Plan at Newcraighall (Newcraighall North HSG 13 and Newcraighall East HSG 14 on the Proposals Map)

  2. as part of comprehensive mixed use regeneration schemes at Leith Waterfront (Proposals WAC 1a – WAC 1c), Granton Waterfront (Proposal WAC 2) and in the Central Area (Proposals CA 1 – CA 4)

  3. on other sites listed in Table 6.1 below and shown on the Proposals Map

  4. on other suitable sites within the urban area, provided proposals are compatible with other policies in the Plan.

6.7  The ability of the city to accommodate the required housing provision is based partly on the findings of the Edinburgh Urban Capacity Study 2002. The two non-urban site proposals at Newcraighall North and East have been identified following an assessment of possible options, and are considered to be the most suitable, especially in terms of minimising impact on the Green Belt and access to public transport services, schools and local shopping. A comprehensive master plan will be required for the two sites at Newcraighall, to show how new development is to be designed and integrated into its setting and the existing community.

6.8  Housing is proposed on one other Green Belt site, currently part of Edinburgh Zoo and occupied by animal enclosures and other zoo related infrastructure. The site has been declared surplus by the Royal Zoological Society of Scotland as part of a comprehensive rationalisation and modernisation strategy for the zoo. A zoo master plan has been drafted and is supported in principle by the Council. A case has been made by RZSS that redevelopment of this site for housing is essential to provide cross-funding to enable modernisation of the zoo in its current location within the city.

6.9  A list of housing sites is appended to this chapter (Table 6.1). It includes major sites which already have planning permission and sites for which master plans have been prepared. The development of all of these sites will not necessarily be completed by 2015. Table 6.2 provides more detailed information on new housing proposals being brought forward in this local plan.

6.10  The Structure Plan sets targets for maintaining an effective 5 year supply of housing land in Edinburgh and the Lothians. Progress on achieving structure plan targets is monitored annually. The most recent report, published in December 2005, indicates that there is a five year effective supply for the structure plan area as a whole. In Edinburgh, the figures for the number of houses being built each year and the five year effective supply of housing land are above the levels required by the Structure Plan.

Housing Mix

Policy Hou 2

Housing Mix

The Council will seek the provision of a mix of house types and sizes where practical, to meet a range of housing needs, including those of families, older people and people with special needs.

6.11  It is important in the design of new housing schemes to achieve a good mix of dwelling types and sizes. Such an approach helps avoid the creation of large areas of housing with similar characteristics, as was usual in the past. It helps create mixed and inclusive communities offering a choice of housing, and can assist good urban design.

6.12  Market conditions in some areas tend to favour small flats and high density schemes. This type of accommodation is most likely to match the needs of single and two-person households, the fastest growing population groups. However it is important that the Local Plan provides a range of sites to meet all sectors of the market. Policy Hou 2 aims to ensure that new housing development in the city caters for growing families which would otherwise have to move out of Edinburgh for suitable housing.

6.13  Proposals HSG 13 and HSG 14 at Newcraighall will provide family housing on greenfield sites. Family housing can also be provided on brownfield sites and other local plan housing proposals and future windfall sites will provide further opportunities to contribute to the supply of family housing. It is important that larger schemes especially should include a significant proportion of houses suitable for family occupation, to avoid a long term shortage of family housing provision in Edinburgh. Family housing is often characterised as low density villa housing, but larger (three bedroom) flats in higher density schemes can be just as suitable for growing families if spacious enough and provided with private gardens, accessible play areas, and adequate storage facilities. For the major regeneration schemes in Leith Waterfront, an aspirational target of 30% family housing has been agreed in the context of the Leith Docks Development Framework, prepared jointly by Forth Ports and the Council.

6.14  Housing should be flexible in its design, capable of providing for a range of needs and changes in lifestyle and physical capabilities. Developers will be encouraged to build to ‘Lifetime Homes’ standards and provide housing which people can continue to live in as their needs change, and they become older and less mobile.

Private Open Space in Housing Developments

Policy Hou 3

Private Open Space

All new housing development must provide outdoor space to meet its needs. Provision should be based on the number of homes to be built and have regard to the design characteristics of the proposal and the characteristics of the site. Open space for the shared use of residents will be required in all flatted developments and larger non-flatted developments. This should be capable of a variety of active uses, and sited where it can be accessed and used safely and conveniently. If on-site provision cannot be made for acceptable planning reasons, then a contribution towards improvement of existing public open space in the vicinity will be negotiated. The assumption should be that the requirement will be for:

  1. a minimum of 60m2 per dwelling in housing developments on previously undeveloped land on the urban edge

  2. up to 30m2 per dwelling (house or flat) on regeneration sites and other urban sites.

6.15  This policy is concerned with the provision of shared open space in new housing developments, not private gardens. Access to shared open space is important in providing opportunities for local interaction and children’s play. Provision should be considered in all housing developments, even in schemes where individual private gardens are to be provided for every home. The Council’s approach in housing proposals for greenfield sites on the urban edge, and other large areas of unbuilt land, has been to specify the requirement in a development brief for the site, and to tailor this to suit the landscape characteristics and opportunities of the site, shaping it around the need to preserve features such as trees and provide tree belts, green buffers etc. Within this overall requirement there should be a significant element of useable open space for recreation, children’s play, walking etc. This approach was taken for the Greendykes/South East Wedge developments, and will be followed for the two planned Green Belt releases at Newcraighall. The requirements at Newcraighall have been indicated in this Plan. The overall requirement will not be less than the standard of 60m2 proposed in draft government guidance (draft SPP 11).

6.16  Housing developments in the urban area invariably attain higher densities and more often include flats, which raises different issues. Provision of well-designed and located open space is vital in making higher density living acceptable for a wide cross-section of different households. However, the level of provision will of necessity be lower. Open space in flatted schemes should be directly and safely accessible from building entrances. It should be provided in a safe, reasonably private and sunlit situation away from traffic. It should provide if possible for a variety of needs, including play and recreation, drying areas, allotments (see also Policies Des 3-5). Heavily planted areas, roadside verges, green strips and tree belts provided solely for landscape reasons will not count towards the requirement. A standard of provision will have to be devised, is likely to be in the order of 30m2 per flat or dwelling house, but may be varied downwards if some flats are to be provided with private gardens or large balconies and terraces. In major regeneration areas, master plans will determine provision (for example, see Chapter 11 for the Waterfront Areas of Change proposals). The Council’s preference is that in major schemes a significant proportion at least of open space provision should be publicly accessible. The Council will be prepared to adopt such open space subject to payment of a commuted sum for maintenance. If provision cannot be made for acceptable planning reasons on the site of a development, whether large scale or small, a financial contribution will be required, based on the shortfall, to fund the improvement of public open space in the vicinity of the site.

Housing Density

Policy Hou 4


The Council will seek an appropriate density of development on each site having regard to:

  1. its characteristics and those of the surrounding area

  2. the need to create an attractive residential environment and safeguard living conditions within the development

  3. the accessibility of the site to public transport and other relevant services

  4. the need to encourage and support the provision of local facilities necessary to high quality urban living.

Higher densities will be appropriate within the Central Area and other areas where a good level of public transport accessibility exists or is to be provided. In established residential areas, proposals will not be permitted which would result in unacceptable damage to local character, environmental quality or residential amenity.

6.17  Appropriate densities will be sought for different areas, depending on their existing characteristics to a large extent. Higher densities help achieve basic objectives of the Plan by making more use of urban land, helping regeneration and helping minimise the amount of greenfield land being taken for development. Higher densities also help maintain the vitality and viability of local services and facilities such as schools and local shops, and encourage the effective provision of public transport. This approach will normally be appropriate on sites in tenement areas, but sites must not be ‘crammed’ at the expense of open space, and environments must not be created that are dominated by surface car parking (see Policy Tra 5). It is likely that the highest densities can be focused on the city centre and other centres with similar accessibility characteristics. In these, the full open space and parking requirements may be dispensed with, but only if necessary to maintain the intensity of development and mix of uses characteristic of the city centre.

6.18  In lower density, suburban situations there may be scope to introduce some variety through higher density development which helps to avoid monotonous sprawl. Densities might be encouraged to rise for example around local centres and public transport nodes.

6.19  A particularly important consideration is the need to protect established quality and character in older villa areas, most dating from the Victorian and Edwardian era. In these, the quality of the urban environment is typically high. Equally, the demands for development can be very strong, encouraging developers to seek to maximise the development potential of available sites. Particular care will be taken in these areas, to avoid inappropriate densities and ‘town cramming’ and retain characteristic patterns of development. Supplementary guidance relating to development in villa areas has been prepared by the Council.

6.20  Large sites, when they become available, as in Leith Waterfront and Craigmillar, offer the opportunity for a wide range of design options and for variety in terms of house types, building forms and consequent residential densities. The Council will establish density and other requirements at the master planning stage, and will encourage developers to take full advantage of such sites, maximising their development potential and introducing design innovations that meet the Council’s objectives for sustainability and quality.

Conversion to Residential Use

Policy Hou 5

Conversion to Housing

Planning permission will be granted for the change of use of existing buildings in non-residential use to housing, provided:

  1. a satisfactory residential environment can be achieved

  2. housing would be compatible with nearby uses

  3. appropriate open space, amenity and car parking standards are met

  4. the change of use is acceptable having regard to other policies in this plan including those that seek to safeguard or provide for important or vulnerable uses.

6.21  A significant contribution to housing needs has been made over the years by the conversion to housing of redundant commercial buildings. This has included buildings built as dwelling houses but previously converted for office use in the New Town, warehouses in the historic core of Leith and redundant hospital and school buildings. The recycling of buildings therefore achieves sustainability goals and provides the essential means by which the historic character of different localities can be maintained. It can help to create the high density, mixed use environments which are appropriate for central sites, as exemplified by the conversion of the old Edinburgh Royal Infirmary building complex. In considering proposals, the Council will seek to ensure that satisfactory living conditions and acceptable levels of amenity open space and car parking are achieved. However, it is an objective of the Plan to resist the conversion of empty shop units to residential use, and to safeguard these for shopping and small business use (see Policy Ret 11).

Loss of Housing

Policy Hou 6

Loss of Housing

The demolition or change of use of an existing dwelling will only be permitted if it can be demonstrated that either:

  1. the property provides a poor living environment which could not readily be improved

  2. the proposal is for a use that will benefit the local community without loss of amenity for neighbouring residents.

6.22  The retention of existing housing is important as a means of meeting housing need, including the need for low cost housing. The demand is such that planning permission is seldom sought for a change of use away from housing. In exceptional circumstances indicated in the policy, a change of use will be accepted.

Affordable Housing

Policy Hou 7

Affordable Housing

Planning permission for residential development, including conversions, consisting of 12 or more units should include provision for affordable housing amounting to 25% of the total number of units proposed. For proposals of 20 or more dwellings, the provision should normally be on-site. Whenever practical, the affordable housing should be integrated with the market housing.

6.23  Government policy through SPP3 Planning for Housing states that where a shortage of affordable housing has been identified, this may be a material consideration for planning, and should be addressed through local plans. PAN 74 Affordable Housing sets out how the planning system can support the commitment to increase the supply of affordable housing.

6.24  Affordable housing is defined as housing that is available for rent or for sale to meet the needs of people who cannot afford to buy or rent the housing generally available on the open market. Affordable housing is important in ensuring that key workers can afford to live in the city as well as helping meet the needs of people on low incomes.

6.25  The National Planning Framework for Scotland acknowledges the importance of a supply of affordable housing as a factor in promoting economic activity and social justice and in closing the opportunity gap. It identifies Edinburgh as one of the areas having the highest levels of need for affordable housing.

6.26  The Council’s policy is currently based on the Lothian Housing Needs and Market Study published in December 2005 which provides an examination of need for the period to 2010. The levels of provision proposed in this local plan are intended to enable a contribution towards that need to be met. The Council, together with the other Lothian Councils, is now re-assessing needs within the region for the period beyond that date.

6.27  High land values have made it increasingly difficult for social landlords, the main developers in recent years of low cost housing, to acquire sites on the open market. The policy is intended to ensure that a proportion of eligible sites is made available to social landlords, or other providers, to build for rent or low cost home ownership.

6.28  Because of the buoyant state of the Edinburgh housing market, it will generally be feasible for all sites to make a contribution towards needs. Therefore, with the exception of sites proposed for development with fewer than twelve houses, all sites will in principle be considered suitable for affordable housing provision.

6.29  A key aim is that affordable housing should be integrated with market housing on the same site and should address the full range of housing need, including family housing where appropriate. Provision on an alternative site may be acceptable where the housing proposal is for less that 20 units or if there are exceptional circumstances.

6.30  Further information on affordable housing requirements is provided in supplementary planning guidance. The details of provision, which will reflect housing need and individual site suitability, will be a matter for agreement between the developer and the Council.

Inappropriate Uses in Residential Areas

Policy Hou 8

Inappropriate Uses in Residential Areas

Developments, including changes of use, which would have a materially detrimental effect on the living conditions of nearby residents will not be permitted.

6.31  The intention of the policy is firstly, to preclude the introduction or intensification of non-residential uses incompatible with predominantly residential areas and secondly, to prevent any further deterioration in living conditions in more mixed use areas which nevertheless have important residential functions.

Houses in Multiple Occupation (HMOs)

Policy Hou 9


Planning permission for the conversion of a dwelling house or flat to a House in Multiple Occupation (HMO) will be approved only where there is not considered to be an excessive concentration of such accommodation in the locality. Planning permission will not be granted for any further HMOs in localities where these already comprise 30% or more of all households or where the proposal would result in this threshold being exceeded.

6.32  Edinburgh has a large private rented sector, a substantial proportion of which is tenanted and occupied as HMOs. These play an important role by providing affordable housing for students and others seeking accommodation for a temporary period or who have limited housing choices. However, they tend to be concentrated heavily in a limited number of locations and property types, i.e. tenement flats in central housing areas. In some locations, more than half of all flats are occupied as HMOs.

6.33  HMOs fall within the Council’s licensing powers, and for that purpose all properties occupied by three or more people living together but not as a single family are defined as HMOs. However, not all changes of use to an HMO require planning permission; this has to be determined having regard to the intended number of occupants, size and character of property etc. Planning permission will be required where more than five people, who do not live as a family propose to share a house or a flat. For flats, planning permission may also be required where more than four unrelated people propose to share. The impact that an excessive concentration of HMOs has on the amenity and character of an area is a matter of concern. An over-concentration of any one type of housing is contrary to the plan’s aims of promoting mixed, sustainable communities. The above policy is intended to play a role in protecting local amenity and contributing towards the creation of more mixed and balanced communities. The policy refers to ‘localities’. These in practice are census output areas, the smallest areas for which decennial census information is published.

6.34  This policy is amplified in supplementary planning guidance approved by the Council. This includes a map identifying ‘sensitive areas’ for HMOs which will be subject to regular review and update.

Housing for Occupation by Students and Similar Groups

Policy Hou 10

Student Housing

Planning permission will be granted on suitable sites in the urban area for developments providing housing for students (and for other groups with similar housing needs) in which there will be elements of communal living (for example, shared lounges and/or kitchens), and reduced car parking.

6.35  The city has a large and growing student population: some 9% of the total population resident in the city during term times is in full-time higher education. A small proportion lives in purpose-built student hostels or housing, many live at home, but the majority (56%) live in student-only households, in properties rented privately or from the universities. Some of the more central tenement neighbourhoods are particularly attractive to students for house sharing, and in four wards they account for more than 30% of the total resident population.

6.36  There is a market for purpose-built student housing, and housing for similar groups such as nurses. This usually means developments that provide very small units for mainly single-person occupation, with some communal facilities and on-site management. Sheltered housing and amenity housing for the elderly is not dissimilar, providing in addition on-site care. Such housing can be built at high densities, requires significantly less car parking and is particularly suited to more central locations and others well served by public transport such as the Waterfront. The provision of more housing designed to meet the special needs of different population groups throughout the city is to be encouraged. This will enable an element of dispersal and support the principle of more mixed and balanced communities. In the case of student housing, it will help relieve multiple occupancy pressures on the general housing stock and could be used by visitors in the peak holiday months, contributing towards meeting the city’s needs for more visitor accommodation (see Chapter 7, Employment and Economic Development).

Gypsy/Travellers’ Stopping Place

Policy Hou 11

Gypsy/Travellers Stopping Place

The development of a site for gypsy/travellers’ caravans will be permitted provided:

  1. it has been demonstrated that a site is needed in the location proposed

  2. the site would not detract from the character and appearance of the area

  3. the site would not detract from the amenity currently enjoyed by residents in the area

  4. the site can be adequately screened and secured and provided with essential services

  5. it has been demonstrated that the site will be properly managed.

6.37  There is a need to provide a site or sites in appropriate locations for gypsy/travellers to help avoid the illegal and unmanaged use of land for this purpose, or the overnight parking of vehicles on roadside verges. The Council is, in particular, actively seeking a site in the rural area that can be used as a temporary stopping place.


Provision and Protection of Community Facilities

Policy Com 1

Community Facilities

Planning permission for housing development will only be granted where there are associated proposals to provide any necessary health and other community facilities. Development involving the loss of valuable local community facilities without replacement will not be allowed, unless appropriate alternative provision is to be made.

6.38  The intention of this policy is to ensure that new housing development goes hand in hand with the provision of a range of community facilities when this is practicable and reasonable, such as the large scale development planned for the regeneration areas. Facilities such as local doctor and dental surgeries, local shops, community halls and meeting rooms are necessary to foster community life. Equally, the Council will seek to retain facilities of proven value, if threatened by redevelopment proposals without prospect of replacement.

School Provision

Policy Com 2

School Contributions

New housing development which would lead to an additional demand for school places that cannot be met in schools serving the development will be expected to make a financial contribution to meet the cost of providing the necessary additional places.

6.39  The high level of housing development taking place within the urban area is helping to bring some schools up to and over their design capacity. If additional capacity would have to be created as the result of a housing development, whether by enlargement of an existing school or by the construction of a new school, the Council will seek a financial contribution that can be used for this purpose. This will be a matter for agreement between the Council and the developer. The policy is amplified in supplementary planning guidance.

Policy Com 3

School Development

Planning permission will be granted for new school development on existing school sites and on other sites in the urban area which are:

  1. well located for their catchment areas

  2. easily and safely accessible on foot, by cycle and public transport.

6.40  ‘Smart Schools’ is the Council’s vision for the provision of education services in the city. The Council is currently providing a number of new schools, with a focus on improvements in the secondary sector (see Table 6.3). The project favours new build solutions over refurbishment, and where practicable it is intended to incorporate key community services and facilities into some schools.

6.41  Schools require large sites, especially if land for playing fields is also needed. Suitable sites are not always readily available in the built up area, and may require development on land currently used as open space subject to Policies Os 1 and Os 2. In bringing forward future proposals under the school modernisation programme, the Council will examine closely the options available. These may involve rebuilding on existing school sites, identifying land in Council ownership currently used for other purposes, or acquiring suitable sites including the use of compulsory purchase powers if necessary.


Housing Proposals

6.42  Table 6.1 and the Proposals Map identify the main housing proposals in the City. For the purposes of monitoring, these are divided into three groups: A Existing Sites - which includes sites identified in the Structure Plan base supply and previous local plans; B Sites to meet Strategic Housing Land Requirements - which have been identified as suitable for housing development in order to meet the allocations set out in Schedule 3.1 of the Structure Plan; and C Other New Housing Sites - which although not necessary to meet strategic allocations, will make a useful contribution to the overall housing land supply.

Table 6.1: Housing Proposals

Local Plan Reference Site Location Estimated Capacity
Existing Housing Sites
WAC 1a

Leith Waterfront (Western Harbour) 

WAC 2 Granton Waterfront 6000
CA 4 Quartermile 1000
HSG 1 Craigs Road (SASA) 280
HSG 2 Chesser Avenue 275
HSG 3 Hyvots 310
HSG 4 Lochend Butterfly 356
HSG 5 New Greendykes 810
HSG 6 Greendykes 990
HSG 7 Niddrie Mains 600
Sites to Meet Strategic Housing Land Requirements
WAC 1b

Leith Waterfront (Leith Docks)

WAC 1c Leith Waterfront (Salamander Place) not yet determined
CA 3 Fountainbridge 1200
HSG 8 Clermiston Campus 295
HSG 9 Telford College (North Campus) 300
HSG 10

Telford College (South Campus)

HSG 11 Meadowbank 800
HSG 12 Eastern General Hospital 275
HSG 13 Newcraighall North 200
HSG 14 Newcraighall East 220
Other New Housing Sites
HSG 15 Edinburgh Zoo 100
HSG 16 Powderhall 100
HSG 17 South Gyle Wynd 180
HSG 18 Shrub Place 400
HSG 19 City Park 280

Table 6.2 Housing Sites HSG8 – HSG19



Reference : HSG 8

Site Name : Clermiston Campus

Site Area : 9.2 hectares

Number of Units : approx. 300


This site will become available for housing following the relocation of the University to a new campus in Musselburgh. The protection of existing trees and a layout and design appropriate to the distinctive parkland setting are key considerations. Proposals should contribute towards public transport improvements and traffic calming.

Reference : HSG 9

Site Name and Location : Telford College (North Campus), Crewe Road North

Site Area : 3.3 hectares

Number of Units: approx. 300

Part of this site is now available for housing following the relocation of the College to a new campus at Granton Waterfront. The existing playing fields are to be retained as open space. Proposals should incorporate a link to the cycle path to the south of the site.


Reference : HSG 10

Site Name and Location : Telford College (South Campus), Crewe Road South

Site Area : 4.2 hectares

Number of Units : approx. 350

This site is now available following the relocation of the College to a new campus at Granton Waterfront. An Urban Design Statement for the site was approved by the Council in June 2004.


Reference : HSG 11

Site Name and Location : Meadowbank Stadium, London Road

Site Area : 10 hectares

Anticipated Number of Units : approx. 800


The Council intends to sell the Meadowbank site for redevelopment in conjunction with proposals to provide new sports facilities elsewhere in the City (see Proposals OSR 10 and 11). The site should be redeveloped in accordance with the development brief when approved. It will provide guidance on housing mix, building heights, pedestrian/cycle routes, open space and other suitable uses. Provision should be made for a replacement local sports centre on the site (Proposal OSR 12).

Reference : HSG 12

Site Name and Location : Eastern General Hospital, Seafield Street

Site Area : 3.25 hectares

Anticipated Number of Units : 274


The site will become available for housing development once remaining hospital services have been relocated. A new vehicular access from Findlay Gardens will serve new housing association and care home developments. Existing access from Seafield Street will serve the remainder of the site. Three listed buildings will be retained, and their settings protected, and new pedestrian links created to the adjacent cycleway/footpath to the west and the public golf course to the east.

Reference : HSG 13

Site name and Location : Newcraighall North

Site area : 9 hectares

Anticipated Number of Units : 200

A joint master plan for sites HSG 13 and HSG 14 should be prepared in consultation with local residents. Proposals should make provision for the following:

  • landscape and footpath/cycle network improvements
  • open space proposals
  • potential improvement/ restoration of culverted watercourse
  • contribution to the provision/enhancement of community facilities.

Vehicular access to the site should be taken from Whitehill Street / Newcraighall Road. There should be no vehicular access from Gilberstoun. A local transport assessment should be undertaken.

Reference : HSG 14

Site Name and Location : Newcraighall East

Site Area : 8 hectares

Anticipated Number of Units : 220

As for HSG 13 above, a joint master plan should be prepared in consultation with local residents. Proposals should make provision for the following:

  • landscape and footpath/cycle network improvements
  • open space proposals including retention of Green Belt land to the east (see Proposal OSR 5)
  • potential improvement/ restoration of culverted watercourse
  • contribution to the provision/enhancement of community facilities
  • A bus route to connect through to Queen Margaret University College campus.

Vehicular access to the site should be taken from Whitehill Street / Newcraighall Road. A local transport assessment should be undertaken.

Reference : HSG 15

Site Name and Location : Edinburgh Zoo, Corstorphine Road

Site Area : 5.8 hectares

Anticipated Number of Units : approx. 100

Land no longer required for zoo purposes provides an opportunity for high quality housing development within a mature landscape setting. A master plan should be prepared for the site to address the following:

  • impact on landscape character
  • Information on retention of the tree canopy and where necessary proposed tree removal and replacement planting
  • definition of green belt boundaries
  • building heights
  • mix of house types – including individual villas on the upper part of the site
  • development form and design quality
  • vehicular and pedestrian access.

Reference : HSG 16

Site Name and Location : Powderhall, Broughton Road

Site Area : 1.9 hectares

Anticipated Number of Units : 100

Housing redevelopment acceptable should the relocation of the existing waste transfer use be confirmed. (An alternative site at Seafield is provisionally safeguarded in the Plan as part of Proposal BUS 3)


Reference : HSG 17

Site Name and Location : South Gyle Wynd

Site Area : 3.3 hectares

Anticipated Number of Units : approx. 180 units

Site to become available for housing on completion of the redevelopment proposals for the Forresters and St Augustines High Schools on a smaller shared campus. The site will be used as playing fields on a temporary basis during construction of the new school facilities. A new access road off the existing roundabout on South Gyle Broadway will be required.

Reference : HSG 18

Site Name and Location : Shrub Place

Site Area : 2 hectares

Anticipated Number of Units : approx. 400 units

Site of former transport depot and Masonic hall. A planning and design brief was approved in 2002 dealing with form, height and design issues.

Reference : HSG 19

Site Name and Location : City Park, Crewe Road North

Site Area : 2.4 hectares

Anticipated Number of Units : approx. 280 units

Site will become available for housing after replacement recreational facilities have been provided on an alternative site at Ainslie Park Sports Centre (see Proposal OSR 8). The Council has prepared a Statement of Urban Design Principles to guide the redevelopment of the site.

School Proposals

6.43  Table 6.3 and Proposals SCH 1 – SCH 7 shown on the Proposals Map identify current school proposals which involve development on new sites. The Council also has a number of proposals to rebuild schools on their existing sites. New schools are proposed at Greendykes (SCH 6) and Granton Waterfront (SCH 7) to provide educational facilities in association with major new housing development in these areas.

Table 6.3 School Proposals



Reference : SCH 1

Site Name : Craigroyston Community High School, Pennywell Road/Muirhouse Parkway

Site Area : 3.76 hectares

Replacement school on a new brownfield site, strategically located to serve the existing community and new housing at Granton Waterfront.

Reference : SCH 2

Site Name and Location : Tynecastle High School, McLeod Street

Site Area : 2.34 hectares

Replacement school to be developed on a new site.


Reference : SCH 3

Site Name and Location : Boroughmuir High School, Viewforth

Site Area : Not yet determined (approx. 2 hectares)

The current school on Viewforth is operating above capacity on a constrained site with limited scope for expansion. Part of the former Fountain Brewery site is safeguarded to accommodate a compact, four storey replacement school if required.

Reference : SCH 4

Site Name and Location : Portobello High School, Milton Road

Site Area : Not yet determined


A site at Portobello Park is safeguarded for the possible development of a replacement high school. This location has been selected by the Council following public consultation in 2006 but has not yet been considered through the planning process. It is anticipated that detailed proposals will be drawn up in due course.

Reference : SCH 5

Site Name and Location :
Castlebrae Community High School, Niddrie Mains Road

Site Area : Not yet determined

Indicative proposal to replace the existing school on a new site at Niddrie Mains Road. The Craigmillar Urban Design Framework proposes that the replacement high school be located close to the local centre. The exact location of the site has not yet been determined.

Reference : SCH 6

Site Name and Location : New Greendykes

Site Area : Not yet determined

Indicative proposal for new two-stream primary school associated with New Greendykes housing proposal HSG 5. Exact location of the site for the new school has not yet been determined.

Reference : SCH 7

Site Name and Location : North of Waterfront Avenue

Site Area : 1.2 hectares

New two-stream primary school and associated play areas and playing field.



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