Major gathering of business leaders urged to seize the opportunities of tackling the nature and climate crises together
Major gathering of business leaders urged to seize the opportunities of tackling the nature and climate crises together
As Edinburgh and Scotland continues to re-open its doors to visitors, now is the time to introduce this new tourist tax. Building a new funding mechanism that channels visitor activity into enhanced visitor management and improvement is positive and very much overdue.
As Edinburgh and Scotland continues to re-open its doors to visitors, now is the time to introduce this new tourist tax. Building a new funding mechanism that channels visitor activity into enhanced visitor management and improvement is positive and very much overdue.
Join us in central Edinburgh to learn more about green volunteering locally and hear from ex-BBC weather reporter Dr Heather Reid OBE.
Join author and architect Roger Emmerson on a journey through modern architecture in Scotland exploring what makes it Scottish.
Join a ranger on a free guided walk to learn about Holyrood Park’s geology, wildlife, and its rich heritage of archaeology and history.
A quick, practical, hands-on insight into our “emergency” church recording methodology to record the contents of Scotland’s closing churches
We find that there is nothing in the current proposals which we can support. If consented this scheme will lead to the further erosion of what was once one of the finest streets in the world. We object in the strongest terms.
We find that there is nothing in the current proposals which we can support. If consented this scheme will lead to the further erosion of what was once one of the finest streets in the world. We object in the strongest terms.
Summary
The principle of hotel/retail use in this location is acceptable. We also support the proposed retention of an element of retail use and the maintenance an active street frontage. However, this application is not acceptable in its current form. We find that there is little in the current proposals which we can support. If consented this scheme will lead to a further erosion of what was once one of the finest streets in the world. We object in the strongest terms.
The City of Edinburgh Council needs to seriously accelerate its stalled Waverley Valley exercise. In our view, leaving the future of such a prominent, world-renowned street to the vagaries of the market is not a way forward. There is a distinct possibility that Princes Street is evolving into a street of hotels, with all the issues that arise from that.
Detailed comments
The City Centre Princes Street Development Framework sets out a basis to address the decline in retail activity on Princes Street and to promote inward investment to this location. Some of the underlying assumptions on which this framework is based are no longer valid. However, the ‘Building Analysis’ (p30) relating to the street block which is the subject of this development proposal remains valid. This block is now characterised by a varied and rolling roofline.
The front façade, as proposed, is simply too high and is based on the highest available reference datum point from adjacent buildings. As such this proposal actively works against the established varied and rolling roofline which characterises this section of Princes Street. We have reviewed the current proposal with reference to the active floor levels of adjacent buildings and existing buildings on the redevelopment site. We have also examined the the characteristics of the rooflines on this section of Princes Street. As a consequence, we suggest that the front façade requires to be reduced by at least two, and probably three, full stories in height.
A coordinated redesign and height adjustment of the rear facades will also be required to integrate successfully the rear elevation with a lower front elevation and to maintain the essential character of the First New Town. The essential character of the New Town consists of principal buildings on main streets and lower scale buildings on intervening streets such as Rose Street Lane. The scale and character of buildings on Rose Street Lane has changed over the years. However, the essential character of the relationship between main and subsidiary streets of the first New Town is still legible on Rose Street Lane.
In general terms, it is own view that this proposal represents a considerable increase in development on a restricted site and the imposition of a massive and architecturally bland and mundane development in a highly prominent location in the New Town of Edinburgh. As such, it fundamentally does not support policy ENV World Heritage Sites. This policy ‘requires development to respect and protect the outstanding universal values of the World Heritage Sites and their settings. Setting may include sites in the immediate vicinity, viewpoints identified in the key views study and prominent landscape features throughout the city’. We also note that the development site includes 106 Princes Street, originally a townhouse, it is essential that such remaining Georgian elements on Princes Street are retained and protected.
This development proposal includes a 300-bedroom hotel, with additional retail units. The servicing requirements of the proposed hotel/retail operation will be quite different and significantly more onerous to achieve than the requirements of the former retail units which used to operate from this site. These retail operations used the site in a much less intensive way than is now being proposed. It is likely that considerably more traffic will be generated, and that this will be both frequent and varied. This development will also attract a considerable number of occupants. We do not accept that the nearby tramline will alleviate potential access pressures. It is likely that a considerable number of taxi-led journeys will be generated. Yet, vehicular movements in Rose Street Lane are constrained, Rose Street is pedestrianised, and the City Centre Transformation Plan seeks to reduce vehicular movements in the city centre. A revised servicing and access plan is needed to directly address these current and emerging contextual issues.
Rose Street Lane has a residential population and adjacent street also retains a residential character to a degree. Although it is unclear if all current residential uses are fully regulated, it is likely that Rose Street Lane will retain a residential character. Daylighting in Rose Street Lane is not good. However, we do not accept that this is a reason to risk degrading the quality of daylighting for residents further.
We believe this development is inconsistent with Local Development Plan policies and with the Council’s obligations to manage Common Good Assets for the public benefit
We believe this development is inconsistent with Local Development Plan policies and with the Council’s obligations to manage Common Good Assets for the public benefit
We object this application.
We continue to believe it is essential for the local economy get back on its feet and to get the iconic Festivals back in operation. However, we do so in the context of our continued opposition to the use of public parks and gardens for “gated” heavy infrastructure events such as this.
The Cockburn acknowledges that similar infrastructure has been erected on this site in the past and that the Meadows has a long history of hosting events.
However, we have frequently voiced our concerns in relate to large wholly commercial developments that use a public open space year-round’
There is a critical need to preserve Edinburgh’s open spaces and greenspace for well-being, both physical and mental. The enclosure of a sizable part of the Meadows will have a material impact on space available for informal recreation and enjoyment and should be resisted.
Fundamentally, the Cockburn believes that soft landscaped areas should not be used for events that require heavy infrastructure due to the damage that they cause.
The proximity to trees to the proposed development causes further concern due to the potential compaction of root systems leading to long-term decay or even loss. Root systems at both Middle Meadow Walk and Boy’s Brigade Walk may be affected. The absence of a tree protection plan to secure he long-term health of the trees adjacent the proposed venue is unacceptable.
We note that the Edinburgh Improvement Act of 1827 expressly stipulates that no buildings may be erected in the Meadows or Bruntsfield Links. The Meadows are also Common Good Assets, requiring the Council to manage them for the benefit of residents. We believe that this development is contrary to the spirit, if not fact, of the 1827 Act and to the use as an enclosed, exclusive event space is not consistent with Common Good land. Also, section 104 of The Community Empowerment (Scotland) Act 2015 requires the local authority to consult with the local community when it is planning to dispose of common good property or change its use. Additionally, the local authority must publish details of the proposed disposal or change of use of common good property and notify and invite representations from community councils and community bodies. This suggests that a s.104 consultation needs to take place before any planning decision is taken.
The Marchmont, Meadows and Bruntsfield Conservation Area Character Appraisal notes that the Meadows is the largest urban recreational parkland in the city and affords panoramic views to the north and east. It also notes the importance of the recreational open space at Brunstfield Links and Meadows as one of the premier open spaces in the city. The appraisal indicates that it is designated a Millenium Park, which means that the Council will ensure that the park is protected in perpetuity as community open space. The appraisal also notes the occasional use by festival temporary venues.
The Cockburn continues to believe that there are other sites in the city more suitable to this event. Festival Square and the related Conference Square provides a hard surfaced area more than capable of hosting this event this year, close to Princes Street and a variety of public transport corridors. Large car parks such as Meadowbank Retail Park might also be alternatives.
Relevant development plan policies are:
Policy ENV 6 – Conservation Areas (Development) states, “Development within a conservation area or affecting its setting will be permitted which: a) preserves or enhances the special character or appearance of the conservation area and is consistent with the relevant conservation area character appraisal b) preserves trees, hedges, boundary walls, railings, paving and other features which contribute positively to the character of the area and c) demonstrates high standards of design and utilises materials appropriate to the historic environment.”
Our view – the CACA makes it clear that its character is an open space and its appearance is as an open parkland. The erection of a temporary building to host a commercial event with gated access is not consistent with its special character.
Policy ENV12 Trees states “Development will not be permitted if likely to have a damaging impact on a tree protected by a Tree Preservation Order or on any other tree or woodland worthy of retention unless necessary for good arboricultural reasons. Where such permission is granted, replacement planting of appropriate species and numbers will be required to offset the loss to amenity.”
Our view – the development is likely to have a damaging impact on the root systems of trees along Middle Meadow Walk and is therefore inconsistent with this policy. We do not agree with the assertion made by the applicants that there will be no damaging impact on the trees to the east and west of the site.
Policy ENV18 Open Space Protection states, “Proposals involving the loss of open space will not be permitted unless it is demonstrated that: a) there will be no significant impact on the quality or character of the local environment and b) the open space is a small part of a larger area or of limited amenity or leisure value and there is a significant over-provision of open space serving the immediate area and c) the loss would not be detrimental to the wider network including its continuity or biodiversity value and either there will be a local benefit in allowing the development in terms of either alternative equivalent provision being made or improvement to an existing public park or other open space or e) the development is for a community purpose and the benefits to the local community outweigh the loss.”
Our view – The proposals will result in the loss of open space due to its restrictive enclosure. We believe that it will have a significant impact on the Meadows overall and will reduce its use for amenity and recreational activity as a result.
Policy ENV22 Pollution and Air, Water and Soil Quality states, “Planning permission will only be granted for development where: a) there will be no significant adverse effects for health, the environment and amenity and either b) there will be no significant adverse effects on: air, and soil quality; the quality of the water environment; or on ground stability c) appropriate mitigation to minimise any adverse effects can be provided.”
Our view – there a substantial negative impact on soil compaction and therefore soil quality. it is clear that the turf is struggling to regenerate over much of the area covered by the application despite no activity in 2020.
The Association is therefore of the view that the proposed development is inconsistent with Local Development Plan policies and with the duties of the local authority to manage these Common Good Assets for the benefit of the public.
Should the Committee be minded to approve this application, independent monitoring processes should form part of conditions for approval, and include tree and noise management as key elements.
At the Culture and Communities Committee on 11th May 2023 additional protection and monitoring was secured for trees in relation to the events taking place in Princes Street Gardens. We would encourage the city of Edinburgh Council to promote similar protection and monitoring regime for events in all situations where trees are present.
Edinburgh has an ambitious target to become a Million Tree City by 2030 as part of its commitment to be net zero by the end of the decade. The meaningful and effective protection of the city’s mature trees must be a major part of this commitment. Our mature trees currently provide invaluable well-being and ecological benefits, but these benefits cannot be taken for granted.
