Thursday August 27th 2015
Ian Baxter, Midlothian Green Councillor writes about his concerns that a hotel has been given planning approval in the Pentland Hills Special Landscape Area.
At Tuesday’s Planning committee meeting of Midlothian Council, the contentious item was supposed to be the proposal for two small wind turbines at Springfield Farm near Leadburn (voted down, in the main by SNP councillors, despite my pleas for Midlothian to step up to the plate on our – and the SNP government’s – carbon reduction targets).
However, it was an application for a hotel in the Pentland Hills Regional Park which troubled me more. Within the boundary of Hillend Country Park and in an area designated as an Area of Great Landscape Value, the site is also in the Pentland Hills Special Landscape Area in the proposed MLDP, “assessed as being of high value in terms of scenic quality, enjoyment and naturalness”. The site includes a large number of mature trees and shrubs.
So on an elevated site, viewed from much of the Damhead area, what currently looks like a small woodland will be replaced by a three storey hotel and holiday chalets.
The response from the Scottish Wildlife Trust, referring to the woodland, is littered with phrases such as “should as much as possible be left intact” and “if possible, continuous strips of woodland should be retained”. I won’t be holding my breath.
Edinburgh Council’s response asks what alternative sites had been assessed and discounted to justify the location in a sensitive site (none as far as I know), pointing out that the tree removal “will impact adversely on the character of the landscape”, suggesting any tree replacement would be “a long term prospect” and highlighted the site’s prominence, with concern about lighting from within the site. You could argue that Edinburgh Council is unlikely to welcome new hotels just across the border, but you can’t argue that the points they make are not valid.
It seems that the rationale behind Planning officials recommending approval is that the hotel would ‘complement’ the adjacent Snowsports centre. In what way? It suggests there is a need for people to be accommodated close to the centre – despite it lying beside the terminus of the number 4 bus which takes all of 25 minutes to arrive from Haymarket.
At the Planning meeting, councillors repeatedly referred to ‘demand’ for a hotel. The original application included four houses on part of the site (since amended to holiday chalets). If the project is expected to be profitable, why the need to boost its income with spinoff houses? More importantly, if there is clear demand for a hotel close to the Snowsports centre, whatever happened to applications 09/00614/PPP (hotel and restaurant/bar, approved 19 June 2012) and 10/00529/DPP (hotel, approved February 2011)? Both sites are a matter of yards from this one, in one case directly across the road. Both, it should be said, are in much less sensitive sites and, crucially, neither development has been progressed.
During the debate, one Labour councillor said he was “absolutely amazed that anyone would oppose this application”. The SNP, with one notable exception, fell in to line, bleating about how this was needed to boost the local economy. As I pointed out when I voted against adopting the proposed Midlothian Local Development Plan, the council is fond of using the term ‘sustainable development’ while either not knowing what it means, or willingly setting out to deceive. It is only when applications like this come forward that it gets found out.
When it came to the vote, I proposed rejection of the application. To his credit, SNP councillor Andrew Coventry seconded my proposal. Every other councillor, Labour, SNP and Independent, voted for approval.
Whether it’s small scale wind turbines or building in sensitive areas, someone needs to explain to Midlothian’s Planning Department and its councillors either what sustainable development means, or remind them they should be adhering to it.
The plans (application number 15/00113/PPP) can be viewed on the Midlothian Councial website HERE
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