Temporary park and ride at Land To The South Of Spott Road Industrial Estate, Dunbar

What was proposed

The application proposed a temporary five-year park and ride facility with 261 spaces, cycle parking, bus stops, lighting and associated works.

“Planning permission is sought for a Park and Ride facility. The proposed development would provide 261 parking spaces, cycle parking and bus stops to serve staff employed in the construction of the convertor station that is an integral part of the Scottish Power upgrade of the east coast electricity grid - the Eastern Link 1(EGL1) project - which comprises a new subsea High Voltage Direct Current (HVDC) link between East Lothian, Scotland and Hawthorn Pit in County Durham,…”

“The Park and Ride facility will operate 6am to 7pm Monday to Friday and 6.30am to 3.30pm weekends. The applicant estimates that there will be four round trip bus movements to the site and four round trips from the site each day. The facility is expected to last for three years. It is proposed that routing for the park and ride facility will be dependent on direction of travel.”

Officer report

The site and surroundings

The one-hectare site is unused former farmland south of an industrial estate, beside the railway and within land allocated for employment uses.

“Application no. 25/00947/P Proposal Formation of car park and ride facility and associated works for a temporary period of five years Location Land to the South of Spott Road Industrial Estate Dunbar East Lothian Applicant Metlen Energy and Metals Per Zander Planning Ltd RECOMMENDATION Granted Permission P LANNING ASSESSMENT The application site consists of 1 hectares of unused former farm land immediately to the south of the Spott Road Industrial Estate, Dunbar.”

Officer report

Planning history

There was no relevant planning history for this part of the wider allocated land.

“There is no relevant planning history for this part of the wider allocated land.”

Officer report

Objections and concerns

Objectors and community councils raised concerns about congestion, road safety, noise, emissions, pedestrian and cycle safety, drainage, biodiversity and the site’s future use.

“The application has received 12 objections. The main grounds of objection are: o Noise from workers arriving and departing; o Roads safety, noise and pollution on A1087, Queen's Road; o What happens at end of five consent years; o Additional traffic on Spott Road will cause congestion and road safety issues; o Spott Road and industrial estate junction has poor visibility; o Contrary to policy DR7; o Road within industrial estate is not suitable for additional cars and buses;…”

“* Increased congestion on the surrounding road network; * Increased noise and emission from traffic; * Consideration of alternative sites nearer Oxwellmains; * Alternative vehicle routing should be considered; * The developer should finance upgraded pedestrian and cycle access along Spott Road; * No traffic lights should be installed at the junction of Spott Road and Queens Road; * Appropriate licenses and reports should be obtained in relation to badgers and bats; * There…”

Officer report

Who spoke

The applicant’s representatives answered questions, while a community council representative spoke for Dunbar and West Barns community councils against the proposal.

Members’ discussion

Members discussed traffic, alternative sites and routes, emissions savings, biodiversity, future scrutiny, the national project and a traffic management condition.

“Councillor Collins, local member, requested that a system of driver identification be added as a condition, and noted that she was particularly worried about traffic coming out of the dance school. Emma Taylor, Team Manager – Planning Delivery, suggested that a Traffic Management Plan be required by condition. She suggested wording, which is noted below at Condition 5. Councillors Collins and Findlay formally proposed and seconded this condition, respectively.”

“Local members made comment on: use of the Spott Road junction being the safer and more measured approach when compared to use of the Portlands Road junction; the morning peak time of 6am-7am not affecting busy times for other traffic; a reluctance to support the proposals, but feeling more content with submission of a Traffic Management Plan; the national importance of Eastern Green Link, and the need to get associated infrastructure in place; the compromise presented by…”

Minutes

The vote

Members unanimously supported granting consent with the three agreed amendments covering traffic management, future site use and biodiversity enhancement.

“The Convener moved to a roll call vote. Option 1 was the officer’s original recommendation to grant consent, and option 2 was to grant consent per the recommendation, as amended by the three conditions previously discussed. Committee members could also vote to refuse or abstain. Committee members unanimously voted in support of option 2.”

Minutes

The decision

Planning consent was granted for five years, with removal and reinstatement required unless an alternative proposal is approved.

“Planning consent was granted, subject to the following conditions:”

“Planning permission is granted for a period of 5 years from the date of the decision after which time all equipment, infrastructure and hard surfacing shall be removed from the site and the land shall revert to its former condition, suitable for agricultural use, no later than 6 months after the period of said permission unless an alternative proposal has been submitted to and approved by the Planning Authority.”

Minutes

Key conditions

The consent requires species protection, lighting and operating-hour controls, approved bus routes, vehicle identification measures and a biodiversity enhancement plan.

“No development shall be undertaken during the breeding bird season (March to August), unless in strict compliance with a Species Protection Plan for breeding birds, including provision for pre-development supplementary survey, that shall be submitted to and approved in writing by the Planning Authority.”

“The buses operating from this park and ride facility shall solely serve the EGL1 construction site at Torness and shall be limited to the routes set out on the approved bus route plan whereby trips to the EGL1 construction site will on the A1 and returning trips will be along the A1087.”

Minutes