Northfield Drive PBSA

Posted on: January 10, 2025

A disappointing design

A disappointing design

Cockburn Response

Some recent proposals for Purpose-Built Student Accommodation (PBSA) buildings in Edinburgh have been praised for their architectural quality, creating a visually appealing and contextually sensitive structures.

However, the current PBSA development proposed for Northfield Drive in Edinburgh has a disappointing design which adds little to the visual amenity and diversity of its neighbourhood.

With so many PBSA applications coming forward across Edinburgh at this time, it is crucial that each new development adds something of value to the Edinburgh cityscape.

 

Further Details Here

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217 High Street

Posted on:

More technical reassurance is required

More technical reassurance is required

Cockburn Response

This proposal may be acceptable. However, very little information is provided in the application. We would have expected to see more detailed technical reassurance that the works proposed will secure the facade of this prominent Category A listed building on the High Street of Edinburgh.  In the absence of this information we have objected to this application.

Further Details Here

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Major events in West Princes Street Gardens consultation comments

Posted on: December 18, 2024

The Association does not support an increase in the number of major events at the Ross Bandstand in West Princes Street Gardens.

The Association does not support an increase in the number of major events at the Ross Bandstand in West Princes Street Gardens.

Cockburn Response

The Cockburn Association appreciates the opportunity to respond to the City of Edinburgh Council’s consultation on the future of the Ross Bandstand and the proposed relaxation of the Major Events policy.  We recognize the historical significance of the bandstand and fully support its refurbishment to preserve its heritage.

Additionally, we endorse its use for community and small-scale events, which align with the character and spirit of Princes Street Gardens.

However, we have significant concerns regarding the potential negative impacts of large-scale events at the Ross Bandstand on public access to Princes Street Gardens, the parkland and greenspace, and biodiversity. As such,  we do not support the proposal to increase the number of major events in the Gardens.  This policy was put in place only two years ago, following extensive public consultation and we can see no evidence that would support such a change, other than a desire to further commercialise the gardens.  We appreciate the need for investment and the desire to support local community/school events in the gardens and bandstand.   However, we feel that these two issues have been unnecessarily conflated and should not be; that is, for small community/local school events, it is not a requirement change the current “4 major events” policy.

Similarly, we feel that this consultation, and the previous report to the Culture & Communities Committee in May 2024, ignores the public value of the gardens.  In surveys over the past few decades, its greenness and its tranquillity were cited as the top benefits for citizens .   The continued pressure from the Council and others to turn West Princes Street Gardens and the Ross Bandstand into a major performance hub is not agreeable in this context.

Similarly, there are no concrete proposals available for the refurbishment and enhancement of the existing bandstand.  These should be advanced first before any change on major events policy is considered.  The separate Waverley Valley and Princes Street Strategy, which is out for consultation at the same, should be determined first, and it can help any further consideration of the intensification of commercial events in the gardens.

See our full response to the consultation here – https://www.cockburnassociation.org.uk/wp-content/uploads/2024/12/Cockburn-Association-Response-to-Ross-Bandstand-events-consultation-18-December-2024.pdf.

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New Town Quarter

Posted on: December 12, 2024

The Cockburn will seek reassurance on several proposed changes. 

The Cockburn will seek reassurance on several proposed changes. 

Cockburn Response

The six-acre site on Dundas Street has planning permission for 350 new homes with various Build to Rent, private residential, mid-market rent and office space. However, developer Ediston wants to change two blocks from Build to Rent to PBSA without altering the appearance of the original plans. Additionally, they want to change the proposed office area into more residential units, necessitating a height increase. The PBSA development would host 580 students, and the office block would be converted to around 80 homes, increasing the number of homes for sale to around 200. The mid-market rent block of 108 homes would remain the same. The developer has said that inflation has caused a significant impact on the construction market, so the original plan is now not financially viable.

The New Town Quarter was initially conceived as a mixed-use, self-contained site.  What is now being proposed is a primarily residential development dominated by PBSA.  The six-acre site on Dundas Street has received planning permission for 350 new homes, including various options for Build to Rent, private residential units, mid-market rent, and office space. However, the developer, Ediston, wants to modify the original plans by changing two blocks from Build to Rent to Purpose-Built Student Accommodation (PBSA) without altering their appearance. Additionally, they wish to convert the proposed office area into more residential units, which would require increasing the height of the buildings.

The PBSA development is expected to accommodate 580 students, while the conversion of the office block would yield around 80 new homes, bringing the total number of homes for sale to approximately 200. The mid-market rent block, consisting of 108 homes, would remain unchanged. The developer has cited inflation as a significant factor affecting the construction market, making the original plan financially unviable.

At its most recent meeting,  the Cockburn’s Policy and Development Committee reviewed the proposed changes to this scheme and considered them significant. The New Town Quarter was initially envisioned as a mixed-use, self-contained site. The current proposal, which leans heavily towards residential development dominated by PBSA, has raised concerns among committee members. When the anticipated new planning application is lodged, the committee will seek reassurance on several proposed changes.

Public Consultation Site:

https://www.newtownquarter.co.uk/

Further Details Here

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Visitor Levy for Edinburgh

Posted on: December 9, 2024

We believe that the main objective of the levy is to improve the City of Edinburgh for its resident population, mitigating the impacts of mass tourism in the city. The funds should be aligned to enhance those attributes which entice visitors to the city, namely its heritage and landscape qualities as well as improve the amenity of public assets such as greenspaces and cultural attractions, which would benefit visitors and residents alike.

We believe that the main objective of the levy is to improve the City of Edinburgh for its resident population, mitigating the impacts of mass tourism in the city. The funds should be aligned to enhance those attributes which entice visitors to the city, namely its heritage and landscape qualities as well as improve the amenity of public assets such as greenspaces and cultural attractions, which would benefit visitors and residents alike.

Cockburn Response

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80 Morrison Street

Posted on: November 28, 2024

Market forces alone are insufficient to determine how and where new office and new hotels developments are located

Market forces alone are insufficient to determine how and where new office and new hotels developments are located

Cockburn Response

The proposed use in close proximity to the conference centre is acceptable.

We note that this application builds on a prior approval for the redevelopment of this former office block as offices.  However, the proposed increase in height in the current application will require scrutiny in relation to the heights of neighbouring buildings and with regard to views across the city to the site; views from the Old Town area may be most impacted.

It is evident from the commercial press that the city still has an unmet demand for high quality office spaces. Market forces alone are insufficient to determine how and where new office and new hotels developments are located in the city centre.

Further Details Here

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Stockbridge Parish Hall

Posted on: November 14, 2024

A comprehensive heritage and visual assessment is required

A comprehensive heritage and visual assessment is required

Cockburn Response

We have commented on this application.

An application relating to an A-listed building in a Conservation Area should be accompanied by a comprehensive heritage and visual assessment.

This application is deficient in these necessary items and it is not possible to fully assess the actual or potential impact of the proposed panels and any associated infrastructure of the heritage features of this building.  In addition, given the age and nature of this building it would have been helpful if an assessment of the carbon benefit and energy performance    of the proposed panels had been included.

Based on the information provided the potential for a negative visual impact on the World Heritage Site seems limited.  But a more comprehensive set of views to the site from key points in the surrounding cityscape is required.

This application should be assessed against appropriate policies in the recently approved City Plan 2030 including:

Env 9 World Heritage Sites    Development which would harm the qualities of World Heritage Sites and which justifed the inscription of the Old and New Towns of Edinburgh and/or the Forth Bridge as World Heritage Sites (i.e. their Outstanding Universal Value) or would have a detrimental impact upon their setting, will not be permitted.

Env 12 Listed Buildings and structures – Alterations and Extensions    Proposals to alter or extend a listed building will be permitted where: a. there will be no harm to the special interest of the building and its features, b. there will be no damage or loss of important historic fabric, and c. any additions are of a high-quality design that are appropriate to the character of the building.

Env 14 Conservation Areas – Development Development within a conservation area, affecting its setting or impacting views of the area and from within it will be supported by this policy where it:  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 within the public realm which contribute positively to the special character or appearance of the conservation area, and c. demonstrates high standards of design and utilises materials appropriate to the historic environment.

Inf 16 Sustainable Energy and Heat Networks Development of low and zero carbon energy schemes including small-scale wind turbine generators, solar panels, ground and air source heat pumps, water source heat and power, heat and/or power networks where energy comes from a renewable/ low carbon source, and energy storage schemes that help support low and zero carbon energy schemes will be supported provided the proposals: a. do not cause significant harm to the local environment, including natural heritage interests and the character and appearance of listed buildings and conservation areas and, b. will not unacceptably affect the amenity of neighbouring and future occupiers or users of open space by reason of, for example, noise emission or visual dominance.

Further Details Here

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95 Princes Street

Posted on: November 13, 2024

The precedent that could be set is enormous

The precedent that could be set is enormous

Cockburn Response

We have objected to this application.  This is an A listed building which is the last remaining Georgian townhouse on Princes Street to have preserved its original configuration.

The precedent that could be set is enormous and flies in the face of many decades of established approach. The open cellar with entrance platt is a key characteristic of the New Town.

Applications relating to A-listed buildings should be accompanied by a comprehensive heritage statement.  This is not provided and therefore the actual or potential impact on  the remaining heritage features on this site cannot be adequately assessed.

This application should be assessed against relevant policies in the the recently approved City  Plan 2030.  These include:

Env 9 World Heritage Sites    Development which would harm the qualities of World Heritage Sites and which justifed the inscription of the Old and New Towns of Edinburgh and/or the Forth Bridge as World Heritage Sites (i.e. their Outstanding Universal Value) or would have a detrimental impact upon their setting, will not be permitted.

Env 12 Listed Buildings and structures – Alterations and Extensions    Proposals to alter or extend a listed building will be permitted where: a. there will be no harm to the special interest of the building and its features, b. there will be no damage or loss of important historic fabric, and c. any additions are of a high-quality design that are appropriate to the character of the building.

Env 14 Conservation Areas – Development Development within a conservation area, afecting its setting or impacting views of the area and from within it will be supported by this policy where it:  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 within the public realm which contribute positively to the special character or appearance of the conservation area, and c. demonstrates high standards of design and utilises materials appropriate to the historic environment.

Env 38 – Shopfronts Planning permission will be granted for alterations to shopfronts which are improvements on existing and relate sensitively and harmoniously to the building as a whole. Particular care will be taken over proposals for the installation of illuminated advertising panels and projecting signs, blinds, canopies, security grills and shutters to avoid harm to the visual amenity of shopping streets or the character of historic environments.

Further Details Here

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Lawnmarket cafe extension

Posted on: November 8, 2024

Public space will be infringed

Public space will be infringed

Cockburn Response

We have no objection to the change of use.  However, the proposed outside seating area will infringe public space and will be a potential source of noise and disturbance for nearby residents. If approved. regular monitoring of noise levels should be enforced to maintain residential amenity.

Further Details Here

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West Post Plaque

Posted on: October 18, 2024

The Vennel is a location where advertising should be resisted

The Vennel is a location where advertising should be resisted

Cockburn Response

The Cockburn has objected to this application.

Edinburgh’s Vennel is a charming and historic alleyway with cultural and architectural significance for a number of reasons.

The Vennel is justly well-known for its breathtaking perspective of Edinburgh Castle. As a result, the alleyway has become a favorite location for photographers and tourists since it provides a particularly  striking viewpoint of the castle, especially from the stairway that ascends to Heriot Place.

A popular walking route, The Vennel also allows tourists to experience the Old Town of the city, a UNESCO World Heritage Site, with its historic buildings and urban design. The Vennel also connects several additional historical sites, such as the protected portions of the city walls and the listed George Heriot’s School.

Given that The Vennel is already a popular destination for visitors adding a further source of potential congestion to the site is unwise and unsafe. This raised the question of who, if this application is approved, will monitor the subsequent impact on  The Vennel of the plaque, who will deal with any unplanned consequences  and who will maintain it in the longer term.

We consider it important to note that the proposed plaque does not  commemorate a historic person or event.  Edinburgh has many such plaques across the city. They all tend to be place specific although some can be themed such as notable homes of suffragettes or places where Robert Louis Stevenson has some connection.

The difference here is that the proposed plaque is to advertise Netflix’s “One Day”, a short romantic drama. The vast majority of the series was set outside Edinburgh.  The Vennel  was the setting for a very short segment in the first and last episodes. “One Day” has little to do with either The Vennel or Edinburgh. The purpose of the plaque is essentially marketing, not information sharing  or marking a truly significant person or event relevant to The Vennel.

Guidance on advertising is largely on amenity, design and public safety issues.  It makes it clear that within certain parts of the World Heritage Site where the streets are of exceptional architectural and/or historic interest or where advertising would adversely affect important views and vistas or the setting of designed landscapes or listed buildings, signs may not be acceptable.  We would suggest the The Vennel is a location where advertising should be resisted.

Of wider consideration  is the fact that Edinburgh is a very popular city for filmmakers world-wide.  If every production or every connection with a novel or film or TV series did the same as is being proposed for The Vennel, the inevitable consequence is the proliferation of plaques across the city for potentially short-term and ephemeral promotional reasons rather than for any genuine public or cultural interest. Few, if any, of these are likely to be monitored or maintained in the longer term.

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Image: Planning Application

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