Between December 2009 and May 2010, a comprehensive pre-application community engagement process was undertaken by Mactaggart & Mickel Homes in relation to draft proposals for a residential-led mixed-use development at Thornybank in Dalkeith.

The site in question measures 5.73 Ha in total. Indicative proposals for the site, presented to the local community during the pre-application community consultation, measured 4.8 Ha net and comprised both residential (90 units) and commercial development including local food shopping, other small units and 7000 sq ft Class 4 business development.

Following on from the pre-application consultation, Mactaggart & Mickel Homes intends to submit an application for outline planning permission for development of the site, divided approximately between 75% residential use and 25% commercial use.

The community engagement exercise involved consultation with a wide range of local interest groups, neighbouring residents, Council officials, political representatives and the wider public.

In accordance with emerging best practice, prior to the lodging of a pre-application notice formally starting the process of pre-application consultation, Mactaggart & Mickel Homes held a series of preliminary meetings with local councillors, planning officers and members of the local community council. The purpose of these meetings was to receive initial comments on draft proposals for the Thornybank site and to outline the consultation process proposed, those stakeholders to be consulted and the main communication channels to be used, and to receive their input.

A Proposal of Application Notice was lodged with Midlothian Council on the 25th January 2010.

A community engagement event concerning the proposed development at Thornybank took place at the Dalkeith Community Centre on Woodburn Road on Wednesday the 3rd and Thursday the 4th March 2010. This was widely publicised via statutory notices and editorial coverage in the local newspapers, distribution locally of around 2000 leaflets and 15 posters, individual letters of invitation to a wide range of local stakeholders and the creation of dedicated pages on the Mactaggart & Mickel Homes website, which received more than 900 separate viewings during the consultation period.

In total, the community engagement event was attended by around 110 people and the project team received 19 completed feedback forms from members of the local community either completed at the event itself or filled out online.

During the consultation period, Mactaggart & Mickel Homes also held a series of one-to-one meetings with a range of local businesses, local groups and political stakeholders, including Letts, the head teachers of local schools, local MSP Rhona Brankin, the local community council and Thornyhall residents.

In general terms, the response to the draft proposals for the site has been overwhelmingly positive, with the majority of those consulted pleased to see proposals for redevelopment of a long redundant area of land being brought forward. In particular, many local residents indicated that a new Class 4/5 industrial development would no longer be considered appropriate for this particular area of Dalkeith in view of the associated disruption and impact on residential amenity and mix of traffic. In addition, the suggested mix of residential and commercial development on the site has been positively received, and local community has been especially supportive of proposals for a local food store. Together with the adjacent schools, the site has the potential to become the heart of a local Neighbourhood Centre.

The consultation exercise has allowed Mactaggart & Mickel Homes to provide specific reassurances in relation to certain aspects of its proposals for the site, notably that no buildings on the site will be more than two storeys in height.

In addition, some specific points raised in feedback from the community have been taken on board and will be integrated into the formal planning application. For instance, in response to specific concerns raised by Thornyhall residents, the proposed pedestrian link from the B6414 across the new Thornybank development and into the Thornyhall development will no longer feature as part of the proposals for the site.

Mactaggart & Mickel Homes have concluded that, in the event that the proposals are approved by the planning authority, certain other concerns raised by members of the local community can be addressed via specific conditions attached to the planning consent.

More generally, the consultation has highlighted a number of existing issues which it will be important to ensure the proposals for Thornybank do not exacerbate. The most significant of these is local traffic congestion. On this question, Mactaggart & Mickel Homes is undertaking a comprehensive traffic impact assessment, the results of which will determine what measures – if any – are needed to ensure there is minimum impact on existing traffic conditions as a consequence of developing the site.