A ‘green lung’ at the heart of a new West Lothian housing development is set to become more houses, more than 20 years after it was earmarked as the site of a much-needed shopping centre.
Plans to develop more than 70 homes on the site, as well as four shops, were rejected by West Lothian Council last year, amid concern the community needed shops rather than more home.
Following an appeal however the Scottish Government reporter has agreed with the builders that shopping habits had changed and that a maximum of five retail units was adequate in a high-density development that will mainly be homes and flats on the edge of Bathgate.
Local Councillor Willie Boyle met with Persimmon last week and believes the best that can be had is that the few shops in the development will be of practical use for the community.
The last thing he wants to see is the spread of hairdressers, nail bars and vape shops.
Discussions with Persimmons opened the door to potential for community benefit in the few shop units, said Councillor Boyle.
Mr Boyle told the Local Democracy Reporting Service that his comments had been received positively, “beyond my initial expectations.”
He, and fellow SNP councillor for Bathgate, Pauline Stafford had been among the most vociferous in their objection to the development of the site at Simpson Avenue and Leyland Road when it was rejected by West Lothian Council in April last year.
At a meeting of the Development Management Committee in April 2024 Councillor Boyle branded the proposals “a nonsense” and delivered a lengthy and detailed demolition of the Persimmon Homes plan to build 73 homes and 15 flats but only four shops on the site at Simpson Avenue and Leyland Road.
Wester Inch was built largely on the sites of the former BMC lorry plant and other industrial plants, which occupied the area until the early 1980’s.
The site planned as a “village centre” was “greened” during the initial housing development and is now used and recognised as open space.
Objectors, mainly those living in Wester Inch had grown used to the site being an open space for exercise – a green lung in the heart of the huge housing scheme. The loss of open space was one of their principal complaints.
Councillor Stafford told the initial DMC hearing in 2024 that development of the site would add to the oppressive atmosphere of the estate, which has almost 2,000 homes.
The site was almost “breath of fresh air” when you reached it, she added.
On appeal to the Division of Planning and Environmental Appeals (DPEA), The appointed Reporter, J Alasdair Edwards backed Persimmon’s plan, adding conditions on the timing of development of the site.
In his report he pointed out: “The site is located within a settlement boundary and has been promoted for development for a substantial period over two decades.
“Therefore, I find that a reasonable and efficient use of the land, complementary to the residential surroundings, would be to support housing on the appeal site.
“Indeed, that conclusion is confirmed by the council’s reasons for refusal which do not dispute the principle of housing on the appeal site.”
Mr Edwards backed Persimmon’s assertion that shopping habits had changed in the last 25 years: “Changes in shopping habits also mean that the demand for commercial space could be more limited than it was in the early 2000’s.
“This suggests that there is excess land identified in the LDP for the neighbourhood centre. While not allocated for housing in the LDP the outline consent allowed for residential development as part of the permitted mix of uses which could be elevated from 10 units where agreed.”
Councillor Boyle told the LDRS today (Monday): “Having followed due process WLC has attempted to achieve a more open aspect in the village centre that would compensate for the higher density throughout the rest of the development. I feel that as elected members we should press to get the best we can for our towns.
“However, we can’t win every argument, and I accept that the decision has now been taken to uphold the developer’s appeal. There is a condition that the retail units should be delivered first and I welcome this as some local services are needed now.
“I look forward to the opportunity for local businesses to provide retail services that address the immediate needs of residents other than duplicating the over provision of some retail outlet themes that are already prevalent in Bathgate Town Centre.
“Having spoken with Persimmon Homes I am pleased to report that I am assured that they understand the concept of what we are trying to achieve, and there may be a possible way forward to help deliver this within the application. My hope is that all parties can help develop an attractive Village Centre.
By Stuart Sommerville, Local Democracy Reporter
