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West Shore Road ‘Arts Hub’

Posted on: May 13, 2022

We support this application by social enterprise Edinburgh Palette for a new sea front ‘arts hub’ with business incubation and market facilities.

We support this application by social enterprise Edinburgh Palette for a new sea front ‘arts hub’ with business incubation and market facilities.

Cockburn Response

We support this application by social enterprise Edinburgh Palette for a new sea front ‘arts hub’ with business incubation and market facilities.

The development has the potential to transform  a vacant industrial unit into a vibrant creative and community hub providing affordable shop and studio space for local businesses, arts and third sector organisations.

We urge that every opportunity is taken to enhance the site’s public realm and greenspace , to link the site to the adjacent promenade and to support active travel to and through the site.

 

 

Image: Taken from planning application, copyright may be reserved.

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Application for Planning Permission Ocean Terminal

Posted on: April 20, 2022

Overall, we support this application but would advocate for improvements such as improving the
harbour edge to create a more amenable public space as well as offer some thoughts on wider
sustainability and climate impact issues.

Overall, we support this application but would advocate for improvements such as improving the
harbour edge to create a more amenable public space as well as offer some thoughts on wider
sustainability and climate impact issues.

Cockburn Response

 

Overall, we support this application but would advocate for improvements such as improving the
harbour edge to create a more amenable public space as well as offer some thoughts on wider
sustainability and climate impact issues.

Although only a few decades old, Ocean Terminal has not lived up to its potential due to several
factors. We appreciate that bricks and mortar retailing is changing rapidly with traditional
department stores seeing the most significant change. The loss of Debenham’s therefore creates a
major impact on the viability of OT. We agree that a substantial and radical restructuring is
required. We have no objection therefore to the partial demolition in development terms but do
raise serious concerns regarding the huge carbon impact that this will have as a result. We advocate
that the embodied carbon loss of the demolished buildings be calculated and features on the “loss”
side of the carbon management equation for the whole site, including the future redevelopment
area to the east of the site. In this way, whole-life carbon counting can form part of the
sustainability assessment for the scheme.

In addition to the retail issues, the original concept of OT also creates problems. Fundamentally, it
turns its back on one of the main assets – the harbour. The terminus for cruise liners was planned to
integrate into the centre – it was not built. The Royal Yacht Britannica (RYB), a very clear asset for
the area, was planned in such a way as to limit flexibility. These are all challenges that any
restructuring should seek to address. Whilst we appreciate that the RYB’s curatorial approach is, in
part, designed into the OT, consideration should be given to its relocation elsewhere in Leith Docks
(possibly nearer to the former Forth Port Authority’s HQ).

The partial demolition of OT with the removal of the north car park and Debenham’s store is not
controversial in itself. We are glad that arrangements for the retention of VUE cinema are in place
as this provides a useful cultural facility for the area.

A key objective should be the creation of much needed civic space in the area and with a principal
aim being the integration of the harbour edge with the wider environment. An animated area to the
north-east end of the site will not address the fact that the current harbour edge acts as a service
lane for the retail centre and visitor attraction. This are needs to become the “front door” to the
development, inverting the current arrangements. In this end, we support the new “book-end”
structure with its active ground floor and linkages through the site. Its scale, massing and
architectural treatment are logical and well-considered.
The landscaping scheme has clearly been considered integral to the success of this proposals, and it
is encouraging to see creative, well-formulated proposals are part of the application. Respecting the
palate of the industrial landscape of the harbour area is important and we feel this has been handled
skilfully.

Although we accept that this does not form part of these proposals, the area for redevelopment
created by the loss of the Blue multi-storey car park is integral to the overall development proposals.
For the record, we are not convinced by the proposed high-rise housing proposals and believe that
neighbouring proposals such as the Skyliner scheme should not be taken as a benchmark for massing
on this site. A more dense, lower-scale development on par with the new book-end building is
more suitable.

Finally, we note the variable climatic conditions in this area. As such, we appreciate the vision and
ambition but suspect that for most of the year, the exposed position will make this less attractive for
regular outdoor activity. Similarly, current climate impact reports suggest rising sea levels will be
inevitable with increased storm surge events and related impacts. An analysis of this should be
considered both at this stage and in any further proposals that might come forward.

Further Details Here

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Demolition and redevelopment at New Market Road

Posted on: March 25, 2022

We object to this proposal which would adversely impact historic auction mart buildings and livestock sheds, some of which are over 120 years old.

We object to this proposal which would adversely impact historic auction mart buildings and livestock sheds, some of which are over 120 years old.

Cockburn Response

The Cockburn Association objects to this application.

The development site includes listed and unlisted auction mart buildings and livestock sheds some of which are over 120 years old. These are an important part of the commercial history of Chesser and of Edinburgh and every effort should be made to secure their retention.

The current proposals do not achieve that aim and should be revised to secure a more significant retention of the site’s cultural and historical interest.  Heritage considerations should drive the revision of plans for this site. The scale, mass, and materiality of any new structures on this site should reflect and be sympathetic to those original structures which are retained.

Any development on this site needs to be integrated successfully and fully into the existing local community and environment. As proposed, current plans lack through routes, linkages to active travel routes and sufficient greenspace and landscaping.

Existing football and bowling facilities will be lost under the current proposal. These are valuable recreational resource for the local area and the city.

We note the car-free nature of this development.  However, if new restrictions are not placed on future residents with respect to car ownership.  The potential for congestion on neighbouring streets due to off-site parking is considerable.  This is not a city centre location. A car-free development may not be suitable.

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Forth Bridge Experience

Posted on: March 4, 2022

The Cockburn Association has been consistent in its support for all aspects of the ‘Forth Bridge Experience’

The Cockburn Association has been consistent in its support for all aspects of the ‘Forth Bridge Experience’

Cockburn Response

The Cockburn Association has been consistent in its support for all aspects of the ‘Forth Bridge Experience’.

We support this LBC application as for the first time in the bridge’s history, the public will be able to access this world-famous structure, to explore its heritage and to  access outstanding, world-class views.

Suitable assessments  and safeguards must be put in place to secure the bridge’s historic fabric for future generations.

We also support the refreshed proposals are for a  a single-storey reception hub to the east of the Forth Bridges which echoes the industrial heritage of the area.  But particular care is required to ensure that the stated aim of sympathetically positioning the proposed hub in the existing landscape while minimising the impact on the surrounding environment is achieved.

Proposals for new active travel and accessible access provision require ongoing consultation with appropriate local and amenity stakeholders.

Image taken from Planning Application 22/00358/FUL and copyright remains with the owner 

Further Details Here

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Jenner’s Department Store

Posted on:

Overall, the Cockburn is strongly supportive of these proposals to bring back to life one of Edinburgh’s most iconic buildings.

Overall, the Cockburn is strongly supportive of these proposals to bring back to life one of Edinburgh’s most iconic buildings.

Cockburn Response

The Association has studied the plans for the redevelopment of the former Jenner’s Department Store and wishes to give its full support the proposals developed by AAA United A/S with David Chipperfield Architects.

Over the past year, the developers and their professional teams have engaged fully with the Cockburn at all stages and shared their thinking as the proposals emerged.  This open, positive and constructive discussion gives us the confidence that scheme proposed is well-considered, sensitive and respectively of this iconic building but also creative and exciting in both ambition and vision.

In terms of use, we are delighted with the retention of retail on basement, ground and first floor levels.  The restoration and re-use of the main hall or Grand Saloon as the premier retail space is particularly welcome.

We have no objection to the hotel use, noting the original dormitories for staff in the original building as a possible precedent for this change of use.  Again, the proposals are sensitive to the historic fabric and make good use of spaces in more modern interventions.  Our one issue here is the use of Rose Street as the main entrance into the hotel with the potential for vehicular conflict on a pedestrian retail and hospitality street.  This is not an insurmountable problem but will need special attention.

In terms of elevational treatment, we support the remodelling of the later Princes Street elevation, which will open up the glazing to create a ‘double-height’ shopfront and support the change from a curved to straight window head. Similarly, the major works to the Rose Street building involve the adaption of an already insensitive building thereby improving its presentation to the street.  We were particularly impressed by the response by the architects to this part of the development, taking a strong lead from the building itself.

We are confident that the design team will deliver sensitive stonework repairs to the highly decorate facades.  In terms of elevational alterations, the most controversial element is the new turret at the corner of Rose Street and South St David Street.  This will be highly visible across St Andrew’s Square and nearby environs.  Like Historic Environment Scotland, more could have been borrowed from the existing facades, but we have confidence in the architects to prepare a well-proportioned, coherent intervention here.

Overall, the Cockburn is strongly supportive of these proposals to bring back to life one of Edinburgh’s most iconic buildings.

Further Details Here

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Cameron Toll Redevelopment

Posted on: March 3, 2022

Some initial questions about the proposed redevelopment of the Cameron Toll retail park

Some initial questions about the proposed redevelopment of the Cameron Toll retail park

Cockburn Response

Some outstanding questions for the developer before the next consultation event:

  • How is site and  community connectivity to be achieved?
  • How are active travel, Tramline  3 and ‘red light’ routes to be integrated or protected?
  • What is the nature of wider civic connections and services to the neighbouring communities?
  • Is there not an opportunity for a more radical shift in site and civic amenity planning than is proposed?
  • What is the future of the current retail offering at Cameron Toll?
  • Where is the data on current pattern of use/travel at Cameron Toll and how is this informing future use?
  • How is the concept of a 20-minute neighbourhood being integrated into proposals for Cameron Toll?
  • How will the new Cameron Toll contribute to the city’s ambitious 2030 climate targets?

Further Details Here

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Proposed installation of a telephone mast in the Morningside Conservation Area

Posted on: February 25, 2022

The Cockburn Association supports stakeholders’ objections to the installation of a telephone mast in the Morningside Conservation Area

The Cockburn Association supports stakeholders’ objections to the installation of a telephone mast in the Morningside Conservation Area

Cockburn Response

The Cockburn OBJECTS to this application.

This application has been brought to the Cockburn’s attention by concerned local stakeholders. The proposed telecommunications equipment would result in excessive visual clutter within the streetscape.

The proposal would have a harmful impact upon the visual quality of the wider street scene and so detract from the amenity and special character of the conservation area and from residential amenity. It is our view that the application is not consistent with Policy Env 6 Conservation Areas – Development as it does not preserve or enhance the special character or appearance of the conservation area.

This application should certainly be refused if it is determined that the benefits of the proposed installation are deemed not to outweigh the harm caused  to the conservation area and if there is insufficient evidence that alternative sites or mast sharing opportunities have been adequately explored.

We understand the essential requirement  for modern telecommunications infrastructure in our city and its importance to residents. However, we believe that, in consultation with local stakeholders, the proposed apparatus should be located in a more inconspicuous location or disaggregated into smaller, less conspicuous arrays if this is achievable.

Further Details Here

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Portobello High Street Telecoms Mast Installation Application

Posted on:

The proposed telecommunications equipment would result in excessive visual clutter within the streetscape.

The proposed telecommunications equipment would result in excessive visual clutter within the streetscape.

Cockburn Response

The Cockburn OBJECTS to this application.

This application has been brought to the Cockburn’s attention by concerned local stakeholders. The proposed telecommunications equipment would result in excessive visual clutter within the streetscape.

The proposal would have a harmful impact upon the visual quality of the wider street scene and so detract from the amenity and special character of the conservation area and from residential amenity. It is our view that the application is not consistent with Policy Env 6 Conservation Areas – Development as it does not preserve or enhance the special character or appearance of the conservation area.

This application should certainly be refused if it is determined that the benefits of the proposed installation are deemed not to outweigh the harm caused  to the conservation area and if there is insufficient evidence that alternative sites or mast sharing opportunities have been adequately explored.

We understand the essential requirement  for modern telecommunications infrastructure in our city and its importance to residents. However, we believe that, in consultation with local stakeholders, the proposed apparatus should be located in a more inconspicuous location or disaggregated into smaller, less conspicuous arrays if this is achievable.

Further Details Here

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Internal and external alterations relating to Forth House

Posted on: February 10, 2022

The Cockburn believes alternative uses should be pursued before a change of use to a hotel is considered. We do not support this application.

The Cockburn believes alternative uses should be pursued before a change of use to a hotel is considered. We do not support this application.

Cockburn Response

The Association has studied the plans to convert Forth House into an apartment hotel.  In examining the plans in detail, we can see some merit in the proposals but believe that alternative uses should be pursued before a change of use to class 7 is considered.  As such, we do not support this application.

There are two main components to the site, the listed buildings on Forth Street and the modern intervention in Broughton Street Lane. The useful Heritage Statement makes clear the significant if not total removal of the historic fabric of the Georgian buildings which were essentially gutted in 1970 for a warehouse development.  This included the removal of two entrance doors and associated platts on Forth Street.

Forth Street contains a mixture of use comprising mostly residential with small scale commercial/office use which is generally compatible with its domestic scale. Playfair House is a modern 1970s office block with little architectural merit.

Whilst on the face of it an apartment hotel seems a reasonable new use, the immediate area already has a proliferation of hotels and hotel proposals suggesting that it has reached a saturation point for such accommodation.  Broughton Street Lane with its very narrow pavements and constrained access points at Union Street and Broughton Street make it unsuitable for any substantive increase in traffic.  The proposals suggest all servicing and most customer access will be from the lane, which does not seem appropriate.

With regard to Playfair House, we appreciate the proposals to rework the structure as opposed to complete demolition.  However, its scale and form remain alien in this narrow mews lane.  The recent housing to the north of the site sits far better in terms of scale and mass.  As such, we argue that the existing height of Playfair House should not be taken as the benchmark for new development. Instead, a reinstatement of a mews scale building would offer fair greater potential to preserve and enhance the character of this part of the New Town Conservation Area.

Preferred approach

The Cockburn suggests that a residential approach would be a more suitable us for this site.  The loss of historic features and fabric within the listed building provides opportunities for new housing to be inserted creatively to the existing building.  The internal reinstatement of individual feus widths on Forth Street with reintroduced entrance platts would enhance the character of the street and Conservation Area and reinforce its domestic use and scale.

There is considerable merit architecturally and in conservation terms for the removal of Playfair House and its replacement with mews buildings of a similar scale to the original buildings to the west and the new dwelling houses to the east.

Given current land values and the demand for housing in the city, such a scheme would be commercially viable and profitable.

Further Details Here

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Commercial Hospitality Space at 36-38 Victoria Street

Posted on: December 16, 2021

Our comments objecting to an application to erect a commercial hospitality space on the Common Good land in the Old Town.

Our comments objecting to an application to erect a commercial hospitality space on the Common Good land in the Old Town.

Cockburn Response

The Cockburn has considered this application and would wish to OBJECT to it on the grounds that it would involve the quasi-privatisation of public urban space; would affect the wider amenity of neighbouring residents and businesses; is poorly designed in the context of the specific location and negatively impacts on the character and appearance of the Conservation Area.

We have no objection to the current tabling licensing system in place, whereby a small number of tables are placed discretely beside the operator’s premises.  Licensing conditions require tables and chairs to be removed each evening, restoring the area back to unfettered public use.  This flexible and temporary system works well.

Our concern lies with the erection of a PERMANENT structure, which would effectively privatise a portion of the Common Good land in Edinburgh’s High Street.

It is also important to recognise the likely cumulative impacts of this application if other neighbouring businesses seek to do the same in front of each of their properties too.

A senior Council officer recently reported their concerns about these structures to the Council’s Regulatory Committee (2 Dec 2021). This officer suggested that some of these permanent trading areas could potentially start “limiting the ability to stage” certain civic and cultural activities and events in the city.

The officer went further, noting that once granted a permanent license to operate these new trading areas, “the license holder would have protections” that “exposes the council to the risk of legal challenge” if the local authority requested the business owner to remove the structure and cease trading there.

We set out our own concerns about this type of commercial development in greater detail below.

Overall context – The Cockburn has outlined its general concerns about the unregulated proliferation of outdoor seating developments on numerous occasions while also noting the context of COVID and COVID recovery for hospitality businesses.

We continue to sympathise with businesses that have struggled during the periods of prolonged lockdown, unexpected social distancing and other necessary public health measures. We are not surprised that some traders now hope to permanently retain structures that were put in place temporarily and that other traders are coming forward with applications for entirely new structures.

These newly built ad hoc decks, gazebos and sheds significantly expand each premise’s trading area and, with the current uncertainty over the rapid spread of COVID variants, provide a timely extension to existing indoor operations, in addition to any previously licensed outdoor seating.

We accept TEMPORARY spatial and regulatory extensions to existing licensing footprints that keep businesses trading and the public safe. However we are opposed to PERMANENT planning permissions being granted for ad hoc BUILT structures that:

  • Permanently alter access rights to and other existing uses of public lands,
  • Potentially impact pedestrian movement through the streetscape,
  • Radically alter the character of conservation areas,
  • Negatively affect residential amenity,
  • Potentially inhibit access for necessary service and emergency vehicles.

Need for unified, design-led approach – Being a novel introduction to the city’s streetscape, Edinburgh Street Design Guidance is largely silent on these outdoor seating areas, although many broader principles apply including the need to reduce street clutter and the importance of uncongested, clear from obstruction pedestrian zones.

The Cockburn believes that interventions into Edinburgh’s streetscape, especially within Conservation Areas across the city, must be unified (i.e., consistent across a wider area), design-led and developed in such a manner as to enhance the character of streets. It should not be left to individual businesses to create their own visions for the public realm.

A revised and updated policy framework is required that takes on board all the City of Edinburgh’s Council’s pledges and commitments.

Street Clutter – At a recent meeting of the City of Edinburgh Council, Councillors reaffirmed their support for Transport for All’s Equal Pavements Pledge. This acknowledges that being able to move around the urban environment freely is a right that should be allowed to all those who live in, work in and visit Edinburgh, including those with complex needs. Outdoor seating areas such as that proposed here complicates the facilitation of free and unfettered access across the city.

We note the abolition of A-boards across the city as an example of the Council’s commitment to unimpeded pedestrian access.

Privatisation/Appropriation of public space – The Cockburn has frequently voices concerns about the ongoing privatisation of public spaces across the city. We have spoken out against the trend of the City of Edinburgh Council increasingly using the city’s existing public spaces, parks and green spaces to raise funds, by making their land available to private companies who charge for ticketed events and restrict access to parks and green spaces for extended periods.

We are not against all use of public and quasi-public spaces, particularly parks and greenspaces, for events and associated activities. But such events and pop-ups for al fresco dining and drinking, including those on and in association with streets, must be assessed and open for review and comment within a relevant and up-to-date policy and regulatory framework. Edinburgh lack such a policy framework currently.

Wider Amenity Impacts – We note that at recent meeting of the City of Edinburgh Council councillors agreed that the Council would write to the Scottish Government to ask for powers to deal with problems associated amplified busking and street entertainment across the city and to facilitate the engagement of residents who are concerned about related noise disturbances.

This suggests that the policy and practice framework relating to the consideration of noise from on-street eating and drinking installations is likely to be subject to change and be the subject of restriction in the near term, certainly that the Council is minded to take a more restrictive view of actions, activities and potential sources of street noise such as on-street eating and drinking facilities.

We have no objections to the current table licensing arrangements that require their removal at the end of each trading period, partly in order to reduce potential negative impacts on nearby residents. Permanent structures that provide 24 hour cover and seating facilities, however unintentionally, are already causing repeated anti-social problems for central Edinburgh residents as these structures become gathering places for after-hours drinking and eating, once business owners have long-since locked up and headed home. This will only increase in the spring and summer months.

Assessment of outdoor seating against current LDP policies – Notwithstanding the comments above, it is our view the city’s current planning policy framework does not support on-street al fresco dining and drinking as uncoordinated individual planning applications.

In our view, the proposals are not consistent with Policy ENV 6 – Conservation Areas (Development), Policy ENV18 Open Space Protection, Policy Del 2 City Centre – Development, Policy Des 1 Design Quality, Policy Des 5 Development Design – Amenity,  and Policy Des 8 Public Realm and Landscape Design.

Further Details Here

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