Former Cockenzie Power Station

About the consultation process

SLR Consulting are providing the local community with the opportunity to find out more about the project and to give their feedback to help shape these proposals.  There will be a further consultation event to be held locally in December 2023. At this subsequent consultation event, the project team will provide feedback on the views obtained during the public consultation process. This will also be a chance for the community to have a look at the proposals prior to the submission of a planning application to East Lothian Council in early 2024.

Feedback can be submitted by completing a feedback form at this public exhibition or by e-mailing it to cockenzie@slrconsulting. com.

All feedback should be received by 30 November 2023.

Once a planning application has been submitted, all information will be available on the East Lothian Council planning website.

About the Project

East Lothian Council has recently secured funding from the UK Government’s Levelling Up fund for the regeneration of the former Cockenzie Power Station site in order to make it suitable for future development.

The funding will facilitate the following works:

• remove the bunds around the former coal store site, including the concrete structures within and adjoining the bunds and the regrading of the site using bund material;
• infill the void that exists on the site of the former Cockenzie Power Station building following its removal (using material from the former coal store bunds); and
• infill the underground cooling ducts of the former Cockenzie Power Station.

 It is intended that the above works will create a level, developable platform on the site of the former power station upon which future development proposals that will facilitate economic growth can be constructed. Removing the bunds increases the developable area of the former coal store by approximately 8 hectares and the bund material can be sustainably re-used to infill the void.

Future Works that do not form part of this Project

Beyond the offshore energy substations (Inchcape and Seagreen) and link road that have been granted planning permission, exact details of the potential future development of the site of the former power station and coal store are as yet undetermined. It is East Lothian Council’s intention that developable parts of the site are brought forward for a mix of energy and economic development uses.

It is East Lothian Council’s intention to develop a detailed technical study of the site that will build on the 2017 masterplan and subsequent development since then, to help identify how parts of the site can be developed. ELC will also be undertaking Levelling Up funded improvement works to the sea wall and the John Muir Way as it passes through the site but that will be the subject of a separate planning application.

 

Environmental Considerations

Environmental Appraisals As part of the preparation of a planning application, environmental studies are currently underway on the site on topics including:

• landscape and visual;
• air quality;
• archaeology and cultural heritage;
• ecology and ornithology;
• noise;
• traffic and transport; and
• other environmental studies including an arboricultural (tree survey).

The results of the appraisals will accompany the planning application to be submitted to East Lothian Council. If you have any comments or questions about the proposed development, please feel free to discuss with a member of the project team.

 

Traffic and Transport

At this stage, it is intended, but not yet confirmed, that the bund material will be transported from the site of the former coal store using the existing internal road to the coal store and then across the B1348 (Edinburgh Road) to the site of the former power station to infill the void that exists following its demolition.

 

Noise & Vibration

Noise and vibration as a result of removing the coal store bunds and associated concrete structures and the movement of traffic associated with the movement of bund material will be assessed as part of the studies on-site. A baseline noise monitoring survey will be conducted to establish baseline noise levels at representative noise sensitive receptors around the site.

 

Air Quality

An Air Quality assessment will look at the potential dust impacts arising from construction activities. It will also assess the impact of road vehicle emissions associated with the proposed development upon existing sensitive locations around the site.

 

Ecology and Ornithology

Due to the history of development in the area, there is a great deal of ecological and ornithological information available for the site and surrounding area of the former Cockenzie Power Station and coal store. As a result, the project team have been able to build up a clear picture of the habitats and species that may be impacted by the proposed development. Consultation is underway with East Lothian Council Biodiversity Officer to agree on the scope of required studies and to safeguard sensitive habitats and species.

 

 Archaeology and Cultural Heritage

Archaeology studies will establish the presence of heritage assets within the site and its surrounding area. An assessment will also be undertaken of potential indirect effects of the proposed development on the Conservation Area of Cockenzie and Port Seton and on the Battlefield of Prestonpans.

 

Landscape and Visual Amenity

Landscape and visual amenity impact is a further area of assessment for the Cockenzie Levelling Up Works. The Appraisal will take into account potential visual effects of the proposed development on local residents, vehicles users and recreational users of the core paths within the site and surrounding area. It will also assess the potential impacts on designated landscapes.

 

Feedback received so far

Feedback on the proposed Cockenzie Levelling Up Works received through feedback forms, discussions with attendees of the Public Exhibition in Port Seton in November, and from correspondence received to date by the Project Team collate into the themes set out below.

 

 

Landscape & Visual

Concern

The removal of the coal store bunds would remove screening to the coal store and increase the visibility of subsequent development on the coal store site. More detail is required on the landscape and visual amenity impact

Our Response

The Levelling Up Works require the material within the coal store bunds to infill the site of the former Cockenzie power station and to re-grade the coal store site in order to make suitable developable platforms for future economic development and net zero infrastructure across the site. From a financial, environmental and technical perspective, utilisation of the existing on-site material within the coal store bunds is appropriate for this purpose and would avoid material having to be imported to infill the power station site. Overall, significant additional land can be effectively remediated and brought into productive use with this approach.

Whilst it is accepted that views within the area will change as a result of the removal of the coal store bunds, at this stage the planning application that will be submitted for the Cockenzie Levelling Up Works will not propose any further development above ground level. Any subsequent re-development of the area will be subject to future consultations and planning applications as required, and they will consider how the amenity of the area can be conserved and enhanced in line with future development.

Overall, in recognition of these issues, the landscape and visual effects of removing the bunds will be assessed within a Landscape and Visual Appraisal that will be submitted with the Levelling Up Works planning application.

 

Noise & Vibration

Concern

Noise and vibration resulting from construction and traffic moving material. Attendees at the public exhibition in Port Seton referred to existing construction traffic associated with nearby developments causing vibration and disturbance to local properties and residents in Cockenzie and Port Seton.

Our Response

In recognition of these issues, the planning application will include assessments to determine the impact of construction noise and construction vibration on sensitive receptors within the study area. An assessment will also be undertaken on the impact of off-site construction traffic noise on noise sensitive receptors.

It is expected that construction traffic transporting bund material will travel from the site of the former coal store to the former power station site via a direct route using internal site access roads and then across the B1348 (Edinburgh Road). It is not anticipated that construction traffic or traffic moving the bund material will travel through Cockenzie and Port Seton.

 

Air Quality

Concern

Dust from the proposed development may become a nuisance for local residents and businesses, particularly during the drier summer months and mitigation measures will be needed to control this.

Our Response

In recognition of these issues, potential dust impacts arising from construction activities will be assessed with an Air Quality Assessment submitted as part of the planning application. This will set out suitable dust mitigation measures that will need to be implemented during the course of removal and movement of the bund material and demolition (taking down and crushing) of concrete structures within the coal store. The Air Quality Assessment will also look at the impact of road vehicle emissions upon existing sensitive locations around the site.

 

Impacts on Wildlife/Habitats

Concern

The vegetation on the existing coal bunds form a habitat for wildlife and removing this habitat will have an impact on the wildlife in the area. A survey should be done to quantify the loss of biodiversity.

Our Response

In recognition of these issues, the SLR Ecology team are currently reviewing the survey information from a number of ecological and ornithological surveys that were undertaken for development in the area to ensure that there will be no significant impacts on protected species or habitats as a result of the proposed development. Self-seeded trees and vegetation on the coal bunds are required to be removed in advance of the bund material being removed. A survey of trees on the bunds which will be removed as part of the application is being undertaken. The tree belt along the eastern edge of the site and the B6371 will not be impacted as a result of the works.

It is anticipated that the planningapplication for future development on the site will include measures to compensate for and provide a net gain to biodiversity in the area, which will be in accordance with the requirements of national planning policy.

 

Impact on Vehicle Movements

Concern

Construction traffic associated with existing construction works in the area is causing disturbance to local residents.

The access route to transport the material from the bunds is a fundamental and critical safety and environmental aspect of this project. 

Our Response

In recognition of these issues, it is anticipated that traffic associated with the movement of the bund material to the site of the void of the former power station will take a route between each of these locations using the internal site access road and across the B1348 (Edinburgh Road) and will therefore not travel through Prestonpans, Cockenzie and Port Seton.

The volume and frequency of visits of traffic associated with the proposed development will be set out in a Traffic and Transport Assessment that will be submitted with the planning application. A Construction Traffic Management Plan will also be submitted with the application which will set out measures to ensure that disruption to local residents and road users will be minimised as far as possible whilst also ensuring that the safety of road and footpath users is prioritised.

 

Impact on Local Footpaths

Concern

The footpaths around the site are well used - will we still be able to use them?

Our Response

While the proposed works are ongoing, it may be necessary to temporarily divert the footpaths in the vicinity of the proposed development. This is to ensure the safety of footpath users where the route of vehicles transporting bund material will cross footpath routes. Discussions are underway with ELC access officers to determine the approach to local footpath diversions and the most safe and suitable routes for any such temporary diversions and any implications for the management of associated crossing points.

 

Archaeology and cultural heritage

Concern

The bunds reflect the historic use of the site and are an important landscape feature.

Our Response

A Cultural and Heritage assessment is currently being undertaken and will be submitted with the planning application. This will focus mainly on potential archaeological remains within the site and potential impacts on designated heritage assets within the study area. It will also include an assessment of the direct impact of the removal of the bunds on the local cultural heritage and key views which contribute to significance within the area. The bunds themselves were formed during the construction of the power station to form a boundary for the coal storage area and do not have a cultural heritage designation.

 

Other matters raised by the community

The first exhibition in Port Seton provided a good opportunity for members of the project team to meet with and understand the concerns of the local community related to the Cockenzie Levelling Up Works. We also received feedback related to other development proposals in the area which are not related to the Cockenzie Levelling Up Works planning application. Questions and ideas about the future use of the former Cockenzie power station and coal store site were also put forward to the project team, decisions on which would need to be the subject of separate consideration and, if appropriate, future planning applications for the site.

 

No over-arching vision for the site – very piecemeal approach

It would be good to know what ELC aspirations are for the site – what will the land be used for and how will it bring jobs to the area

Re-think the proposal and ask if the funding can be used more effectively

If ELC take a more strategic view of the site and publish their intentions around how the site is used and marketed once the bunds are removed this may also help satisfy any concerns about their removal.                                                                                                       

 

 

At this stage, ELC are consulting on the proposed Levelling Up Works development only in order to carry out the works funded by the UK Government’s Levelling Up Fund award, for which works require to be completed by 2025/26. It is appreciated that local communities would like to know at this stage what the exact proposal is for the site’s future, but at this stage this is not possible. First, a technical masterplan for the site must be developed, in the context of the 2017 conceptual ‘community masterplan’s’ vision, to identify the types of development that the site could accommodate, how the site can be split up into development parcels, servicing requirements, accessibility and greenspace opportunities. This technical study will build upon the 2017 masterplan for the area as well as factoring in the Levelling Up proposals and the consented energy developments. Future development on the site will be the subject of a separate planning application(s) and consultation with local communities will be undertaken as part of that planning process.  

 

The Levelling Up funding that has been awarded to the site is to be used in order to prepare the sites as suitable for future economic development purposes and requires works to be completed by 2025/26. On this basis, the funding could not be used for another purpose.

 

Create an extension of the green hills along the sea front to house public buildings underground looking out to sea

What’s most important to me is improving the seaside path – John Muir Way – to make it pleasant to walk to Cockenzie.

It was interesting to discuss potential ideas for future re-development of the area surrounding the former Cockenzie Power station, particularly the area around the coastal path. These ideas will be picked up within the Technical Masterplan and when subsequent planning applications come forward that will deal specifically with future regeneration of the area surrounding the former Cockenzie Power Station.

 

The site (former coal store) is best designed for the battery storage plant

The proposal for a battery storage facility on land to the north of the former Cockenzie coal store is not linked or related to the Cockenzie Levelling Up Works planning application. This application is due to be submitted to the Energy Consents Unit (Scottish Government) by a separate developer.

 

If you can, please take a few minutes to fill out a feedback form or contact cockenzie@slrconsulting.com