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.

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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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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.

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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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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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Edinburgh’s Christmas 2024

Posted on: October 11, 2024

Approval should only be made on an annual basis

Approval should only be made on an annual basis

Cockburn Response

We have reviewed  the submitted applications relating to for Edinburgh’s Christmas 2024 which aim to secure the festive event’s presence until 2026.

In broad terms the proposals encompasses “up to 75” trading concessions, a range of family attractions, along with Big Wheel and Star Flyer attractions.

We note the timely submission of this year’s planning application and the increased level of detail provided when compared to last year. We also understand that Unique Assembly, the organization responsible for Edinburgh’s Christmas and Hogmanay celebrations, has expressed its commitment to addressing concerns regarding environmental impact and overcrowding that have been raised in relation to last year’s events. It is very encouraging that the company has been collaborating closely with council officials  to find solutions to these annual challenges.

We acknowledge that this year’s planning applications reflect  the efforts being made to promote a more manageable and sustainable event,  including the development of additional space to facilitate crowd movement and the establishment of new safe access routes.

However, we have decided to object to the following applications 24/04245/FUL  (George Street), 24/04436/FUL  (East Princes Street Gardens), and 24/04293/FUL (West Princes Street Gardens).  In all cases, we are objecting because planning permission is being sought for a three year period.  In our view this in inappropriate for such large scale and dynamic events where the potential for new and emerging challenges and opportunities in the near term require both Unique assembly and the  planning authority to be agile in their deliver of, and approval of,  large scale events such as this.  Approval should only be made on an annual basis.

If approval for three years in given.  Provision should be made to ensure that key learning points from  a thorough post-event assessment  of this year’s event management and environmental impact are rolled forward into subsequent events.

It would also be informative  to undertake a detailed assessment of the economic impact on city centre venues attributable to this year’s city centre Christmas events.

Further Details Here

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89 George Street

Posted on: October 10, 2024

Measures to incorporate a greater amount of the original fabric are required

Measures to incorporate a greater amount of the original fabric are required

Cockburn Response

We support the sustainable repurposing of this B-listed former department store,  well-known to the Edinburgh community as Gray’s,  for retail and accommodation use.

However,  as proposed, a significant amount of the surviving historical fabric is at risk both internally and externally.

Whilst we appreciate that this building has been altered several times over the years.  We believe that the applicant can take further measures to preserve and incorporate a greater amount of the original fabric in the proposed redevelopment  than is presently outlined.

 

Further Details Here

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