Proposed flatted development – Canonmills

Posted on: November 15, 2023

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

Cockburn Response

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.

Further Details Here

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26 Inverleith Row – Parking Space

Posted on: November 11, 2023

Gardens are vital spaces

Gardens are vital spaces

Cockburn Response

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Proposals for Italy House, East London Street

Posted on: November 9, 2023

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

Cockburn Response

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.

Further Details Here

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Proposed Student Accommodation Dunedin street

Posted on: November 8, 2023

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

Cockburn Response

 

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.

Further Details Here

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West Tollcross Student Accommodation

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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

Cockburn Response

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.

 

Further Details Here

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Ocean Drive Residential and Student Accommodation

Posted on: October 20, 2023

The proposed student and BTR accommodation may do little to meet community expectations

The proposed student and BTR accommodation may do little to meet community expectations

Cockburn Response

The shift from office to residential development is desirable in this location.

However, the proposed student and BTR accommodation may do little to meet community expectations in this part of the city for truly affordable housing and for social housing.

The proposed PBSA accommodation, notwithstanding the availability of public and active travel opportunities, is still comparatively remote for many higher education campuses.  This seems to work against 20-minute neighbourhood principles in respect of potential student residents who will, of necessity, have to travel considerable distances to their places of work and study.

The quality of design and materiality of the proposal  is very disappointing – exciting and innovative design is an increasingly rare commodity in  Edinburgh.

And more could be done to activate the developments at first and second floor levels and to integrate with planned greenspace and access routes in such a way as to create active and  welcoming greenspace and amenity areas for the proposed new residents and for the  wider community.

 

Further Details Here

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Christmas 2023

Posted on: October 13, 2023

No obvious move to spread Christmas attractions to other residential centres across the city

No obvious move to spread Christmas attractions to other residential centres across the city

Cockburn Response

Seasonal installations of stalls, fairground rides, an ice rink and associated seasonal attractions and entertainments  in Edinburgh city centre  are very popular  and draw large crowds of residents and visitors each year.  Unfortunately, the nature of these attractions, problems with the timing and quality of the associated planning processes and the concentration of attractions  in a few central venues and in greenspaces have frequently drawn criticism in recent years.  Christmas 2022 was particularly chaotic when the whole event almost did not take place.  This year’s planning applications have been presented in a more timely fashion. But their lack of detail is extremely disappointing as is the lack of any sign that the event have been disaggregated to allow similar, though smaller, Christmas 2023 attractions in other commercial and residential centre across the city.

We have objected to all four Christmas 2023 applications. We have done this because, in our view, there is  simply not enough information provided in these applications to take an informed and meaningful view on a large number of highly relevant considerations.

These include, but are not limited to, access arrangements, equal access provision, crowd management, actual or potential impacts on heritage and natural assets, consideration of use of soft landscaped area, missed opportunities to use nearby or existing hard standing, event creep, increased footprint, impact on permanent retailers, impact of thoroughfares, noise, sustainable transport, waste management, carbon footprint and  carbon mitigation and the cumulative impact of the Christmas 2023 applications: 23/04144/FUL 23/04199/FUL 23/04142/FUL 23/04143/FUL.

These applications are particularly disappointing given the controversies which have surrounded planning applications and the planning process for Christmas  installations  in the centre of Scotland’s capital year on year.

The lack of any apparent move to disseminate Christmas attractions to other residential centres across the city will disappoint the reasonable expectations of many citizens.

 

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St Andrew Street Hostel

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The proposed rooftop bar seems unnecessary in this location

The proposed rooftop bar seems unnecessary in this location

Cockburn Response

The existing planning permission for the redevelopment of this building as a hotel is noted .

The proposed use as hostel accommodation should  diversity the variety and affordability of accommodation available in the city centre.

However,   the proposed rooftop bar, which significantly increases the height of the existing building, seems unnecessary for a hostel in the heart of the city centre where so many bars and similar outlets are already available.

Necessary and comprehensive details relating to future access and servicing arrangements  for the hostel are not included in the application.

For these reasons, we object to this application.

Further Details Here

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Eyre Place Student Accommodation

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Changes are not significant in our view

Changes are not significant in our view

Cockburn Response

The Cockburn Association objected to an earlier version of this application.  We note that the current proposal is slightly less high and has an increased footprint but these changes are not significant in our view.   We therefore reiterate our objection:

The Cockburn OBJECTS to this application.

We acknowledge that student accommodation developments can bring many benefits to local communities. However, in this relatively small, constrained site the height, size  and scale of the proposed development is entirely unacceptable.

This is a largely residential neighbourhood which is not particularly close to any academic centre. The area’s existing architectural context and residential character must inevitably be adversely impacted by a development of the proposed height, mass and scale given its proximity to established residential properties. The potential of the proposed development to adversely impact existing properties in terms of noise, overshadowing and privacy is clear.  Policy ENV6 and HOU5 seem particularly relevant to the consideration of this development.

We have  also been alerted to detailed observations and comments  which have been made by local residents concerning both this development and a related proposal for townhouses  on Eyre Place Lane. These detailed observations require full consideration by planning officers.

The lack of a fully up-to-date and comprehensive assessment of both student accommodation demand and existing or approved provision across the city is unhelpful when assessing this or similar applications for student accommodation.  In addition, the continuing loss of small industrial sites in the community, such as this development site , actively works against the achievement of the 20 Minute Neighbourhood concept being actively  promoted by the City of Edinburgh Council and the Scottish Government.

Further Details Here

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Eyre Place Townhouses

Posted on:

The revised application looks more like sporadic urban development than placemaking

The revised application looks more like sporadic urban development than placemaking

Cockburn Response

The original proposal for this site consisted of 9 townhouses, now reduced to 7.

The Cockburn now objects to this application,.Townhouses may be acceptable on this site.  But the revised application looks more like sporadic urban development rather than carefully considered placemaking

We  also reiterate our comments made regarding the earlier application:

We accept that townhouses may be appropriate for this location.

However, the current proposals require revision. In particular, the urban form and disposition of adjacent properties on Eyre Place Lane should be respected.  This specifically includes a more sympathetic response to varying ground levels on the site.

In addition, the stepped access to the proposed townhouses seems inconsistent with the principles of today’s accessibility requirements and aspirations for residential properties. Such access restricts their suitability to potential residents.

We have  also been alerted to detailed observations and comments  which have been made by local residents concerning both this development and a related proposal for student accommodation  on Eyre Place. These detailed observations require full consideration by planning officers.

Further Details Here

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