Why I think Edinburgh should be considered the birthplace of the outdoor access movement
Why I think Edinburgh should be considered the birthplace of the outdoor access movement
We do not believe that this is a suitable development site for the volume of development proposed
We do not believe that this is a suitable development site for the volume of development proposed
The Cockburn Association has to objected to this proposal on the grounds that it impacts negatively on the character of a conservation area and is deficient in both form and context.
Firstly, we do not believe that this is a suitable development site for the volume of development proposed. The lack of usable amenity space and very tight boundaries amounts to overdevelopment with subsequent impacts on amenity, daylighting, and overlooking.
Architecturally, the overall disposition is clumsy and with little design merit. The ‘blockiness’ of the scheme and overly simplistic form results in a building with no effective bottom, middle or top. The change of materials on the upper storey does little create a discernible roofscape and only emphasises the blandness of the proposals.
A much smaller proposal with a significantly higher degree of design input might address these objections but in this context it is unlikely.
As such, we oppose this proposal on the grounds that it does not conform to Local Development Plan Policy Des 1 (Design Quality and Context); Policy Des 4 (Development Design – Impact on Setting) and Policy Des 5 (Development Design – Amenity and Policy).
In addition, the proposals fail Policy ENV6 (Conservation Areas – Development) in that the scheme neither preserves nor enhances the character of the Inverleith Conservation Area and and does not demonstrate high standards of design and materials appropriate to the historic environment.
Gardens are vital spaces
Gardens are vital spaces
We have no objection to the repurposing of London House to form a new Italian Consulate and Cultural Institute
We have no objection to the repurposing of London House to form a new Italian Consulate and Cultural Institute
This application has been brought to our attention by several local stakeholders.
We have no objection to the repurposing of London House to form a new Italian Consulate and Cultural Institute.
We do have concerns with the proposed security arrangements, specifically the 2.4m high fence that will circle the building and associated land.
Firstly, no details are included in the application so no assessment of impact or suitability is possible. Given the interface with this street, we do not believe that it is proper for this to be addressed by condition – details should be made available for public scrutiny. Any substantive, visually impermeable structure should be avoided.
Secondly, we question the need for such a perimeter fence especially along East London Street in the first place. Consulates such as the American one on Regent Terrace and Russia’s on Melville Street (both subject to potentially much higher levels of security requirements) rely on 1.2m Georgian railings. Many others are the same. We can see no special need here.
Should such significant counter-terrorism structures be required, we would question the suitability of this location, directly opposite St Mary’s Primary School and near the Central Mosque.
In addition, we have some concerns with the impact on the setting of Gayfield House, a Category A-listed building.
There is an ideal opportunity here to engage residents in the preparation of a Local Place Plan
There is an ideal opportunity here to engage residents in the preparation of a Local Place Plan
This part of Edinburgh is in danger of being redeveloped through ad hoc market driven development.
There is an ideal opportunity here to engage residents in the preparation of a Local Place Plan to enable the local community to submit ideas and proposals for their own local area. Introduced by the Planning (Scotland) Act 2019, Local Place Plans are a way for communities to think about how to make their place better, to agree priorities, and to take action to make change happen.
In preparing their own community-led Local Place Plan, the local community in this part of Edinburgh could express its aspirations and priorities for the future through the submission of ideas and proposals for the development or use of land and buildings.
Once registered, the Local Place Plan could then be taken into account by The City of Edinburgh Council a material consideration when planning applications are being considered.
In terms of use, we accept that a PBSA scheme is a suitable use here
In terms of use, we accept that a PBSA scheme is a suitable use here
The Association has had several discussions with the developer and their professional team, including a presentation of the proposals to our Policy & Development Committee recently. We acknowledge this positive engagement for this important yet relatively hidden site.
The Cockburn accepts that this is a development site. Despite its interesting and varied history, none the buildings proposed for removal have significant merit or haven’t been substantially altered over the years. We also acknowledge the impact that the 1960s and 70s traffic engineering schemes have had in the local area.
In terms of use, we accept that a PBSA scheme is a suitable use here. Unlike very many schemes coming in the market, the location is very well placed for a number of institutions. Whilst we would prefer a mixed-use/tenure scheme, the site is both constrained in size and context as to make this impractical.
Overall, we are content with the scale and massing of the proposals. We welcome the proposed active frontage and support the small space being provided. In due course, we hope that significant changes to the road layout might mean greater area is give over to the open space.
We have some concerns with the use of brick on this site, particularly from an embodied carbon management perspective. Brick is one of the most carbon-heavy materials due to its manufacturing process and going forward, such carbon assessments should form part of the decision-making process per NPF4’s objective in climate change mitigation. We therefore advocate that a condition be imposed requiring low carbon alternatives (eg baked v fired brick) to be considered.
We note the proximity to one of the city’s busiest fire stations. Noise management will be crucial in making this a successful scheme and whilst mostly the domain of the building regulation system, the amenity of the proposals relies on ensuring sufficient building mass to address this external noise source.
Finally, the use of the site as a music venue/nightclub over many years has created an interesting part of the intangible heritage of the city. Bands such as U2, The Clash and Pink Floyd have performed here early in their careers. We would therefore advocate an interpretation strategy in the proposed open space to mark this fact.
