Tag: planning

Green light for new office space and hotel at Haymarket Yards

Proposals for the delivery of an exciting mixed-use development at 20 Haymarket Yards have been given the green light by City of Edinburgh Council.

The approved planning application, granted subject to conditions, includes the demolition of the low-rise and outdated Elgin House office building, which lies close to Haymarket Station and the tram link. and the construction of a sustainable mixed-use development.

This will comprise a hotel with a ground floor café and a separate modern office building with associated public realm plaza, in an extremely well-connected city centre location. It is being brought forward by Stamford Property Holdings and potential occupiers are now being sought, with construction set to start in 2024.

Designed by the award winning 7N Architects, the new ten-storey 183,000 sq.ft. net office and nine-storey hotel of approximately 197 rooms is highly accessible by public transport, reducing car dependency and enhancing and improving the vitality of this area.

The net-zero in operation office building will respond to the shift in occupier demand for more sustainable workspaces that are focused on the positive wellbeing of future occupants. It will have shared internal winter garden spaces and extensive landscaped roof terraces offering amenity space and views south to the Pentland Hills.

This is a striking new landmark development at a gateway site on the rail and tram network into the heart of Edinburgh City Centre, and it will meet a growing demand for modern office workspaces, enhancing Edinburgh’s offering to major occupiers, and for hotel rooms.

Located near a major transport intersection, it will also play an important role in the reinvigoration of the former goods yard into a new business district clustered around this public transport hub.

This sustainable net-zero carbon in operation development responds to the climate emergency through adopting extensive energy efficiency measures and renewable energy strategies by virtue of a highly insulated built fabric, solar PV array, and air source heat pump (ASHP) low carbon heating system. The development is aiming for a minimum BREEAM Excellent rating, WIRED Platinum rating, Gold Smart Score and a NABERS minimum target of 5.

Located at a major transport hub close to Haymarket Station, the office proposal includes four parking spaces with electric vehicle charging capability and one accessible parking bay. The hotel is parking-free.

Commenting on this, Stamford Property Holdings Uri Goldberg said: “Our development will regenerate and intensify a current brownfield site in Edinburgh City Centre, meeting a significant demand for a new kind of workspace that is sustainable and enhances the wellbeing of occupiers, designed to be amongst the highest standards of ESG compliant developments coming forward.

“Addressing a growing demand for modern office workspaces in this historic city, this will help to retain and create jobs in the city centre.  Additionally, our hotel offering serves to address a clear need for bed spaces. This will allow people to work and stay in the city centre, supporting local businesses.

“Located at a key public transport hub at Haymarket, and with high-quality public realm on offer, this net-zero development will adopt extensive energy efficiency measures and renewable energy strategies, playing an important role in helping to achieve Edinburgh’s drive towards becoming a Net Zero city by 2030.

“We are keen to discuss the opportunities on offer with any potential occupiers.”

The offices are being marketed by Mike Irvine of Savills and Chris Dougray of CBRE.

Project Team

Architect – 7N Architects

Civil and Structures – Woolgar Hunter

Environmental Consultants, Acoustics and Air Quality – ITPEnergised

Sustainability and Building Services – Atelier Ten

Landscape Architect – OPEN

Planning Consultant – Scott Hobbs Planning

Project Manager – Edmond Shipway LLP

Transport – SWECO

About Stamford

Stamford is a real estate company specialising in regional mixed-use, office, residential, student and hotel development.

UN body backs campaigners’ calls to review unfair planning appeal rights in Scotland

A top UN body has backed calls from environmental and community campaigners to review planning appeal rights across Scotland. This intervention follows repeated calls for equal rights of appeal which have been ignored by the Scottish Government.

In August 2022, the Environmental Rights Centre for Scotland, Planning Democracy, Friends of the Earth Scotland and RSPB Scotland submitted a formal complaint to the Aarhus Convention Compliance Committee (ACCC), a UN body tasked with upholding environmental rights. The complaint has now been accepted by the committee, and they have now written to the government who must respond by 21 July 2023.

The complaint sets out why planning appeal rights in Scotland are not ‘fair’ and therefore in breach of the Aarhus Convention’s access to justice requirements. It points to a ruling by the ACCC in Northern Ireland concluding that a lack of equal rights was in breach of the Convention. Campaigners believe that the same applies to Scotland.

Currently, only applicants (usually developers) enjoy statutory appeal rights if their planning permission is refused. Members of the public do not enjoy equivalent rights to appeal if a development is approved, even if the development will negatively impact their health and environment, or if the decision-making process was flawed. The only option available to affected communities is to go to court via a judicial review in the Court of Session, which the Convention’s governing bodies have already ruled as ‘prohibitively expensive’.

The complaint to the UN follows over a decade of civil society campaigning and the passage of two planning bills, neither of which addressed the issue. An amendment proposing to add equal rights of appeal to the 2019 Planning (Scotland) Act was voted down by Conservative and SNP MSPs.

Campaigners are now calling for legislative reforms to finally achieve equal rights for communities.

Benji Brown, Policy & Advocacy Officer at the Environmental Rights Centre for Scotland, said: ‘Under Scotland’s rigged planning system, developers have the upper hand. They can request a full merits review on decisions they dislike, while members of the public do not have the same appeal rights.

“If people want to speak out in defence of their environment or their community, their only option is to go to court – an action that is unaffordable for most. This situation is blatantly unfair, and in violation of the Aarhus Convention.

“The UK government’s cynical attempt to stall our complaint has failed, and we welcome the Committee’s recognition that the issue must be urgently investigated. There can be no more delays – it’s time for Scotland to deliver equal rights for all.’

Clare Symonds, Chair of Planning Democracy, said: ‘Planning Democracy have campaigned for years for an equal right of appeal, and we are pleased that the Compliance Committee has agreed to take our case further.

“The lack of equal rights of appeal is a cause of much anger and frustration for communities, who experience discrimination in planning decisions. For years, the system has been blatantly unfair – it really is time for Scotland to resolve this longstanding injustice.’

Mary Church, Head of Campaigns at Friends of the Earth Scotland, said: “It’s an absolute scandal that communities and NGOs can’t appeal against developments that harm the environment, while developers can wage a war of attrition through appeals and repeat applications if their proposal gets knocked back.

“This lack of equal rights undermines the planning system and leads to decisions that are bad for people and planet. The Scottish Government shouldn’t wait for the UN to rap its knuckles again, but should take action to level the playing field as part of its agenda to enshrine human rights in Scots Law.”

Aedan Smith, Head of Policy and Advocacy at RSPB Scotland, said: “Planning appeal rights in Scotland are archaic and wholly unfit for purpose given the imperative need to tackle the nature and climate emergency.

“Scotland’s appeal rights date back to a time when landowners could do almost anything they wanted with their land, no matter the impact on neighbours, communities or the environment. 

“It is essential this outdated and fundamentally unfair system is reviewed to ensure that individuals, environmental organisations and communities at least have a comparable right to developers and can access a mechanism to have the most harmful decisions reconsidered.”

Planning for greener communities

New long-term plan and policy comes into effect

Projects returning former industrial or derelict sites to community use will be more likely to be approved following the introduction of long term planning reforms.

Planning Minister Tom Arthur visited the £4.2 million Lochshore development at the former Glengarnock Steelworks in Ayrshire to see progress transforming a former heavy industry site into parkland for the benefit of local people and visitors.

Local authorities are encouraged to support proposals for development that will help restore green spaces under the fourth National Planning Framework (NPF4), as part of local development plans. The policy against which planning applications will be assessed for the next decade comes into effect today.

Policies in the NPF4 will also:

  • enable more renewable energy generation, outside National Parks and National Scenic Areas, to support the transition away from reliance on fossil fuels
  • Regenerate city and town centres to help them adapt to economic change while restricting some out of town retail and drive through developments
  • Support the delivery of good quality, affordable homes in neighbourhoods where people can easily access shops, schools and workplaces within a 20 minute walk or cycle

Mr Arthur said: “The Scottish Government has supported this transformation from a derelict site which was holding back development in North Ayrshire into a significant new visitor attraction and sports facility.

“Our reforms represent a turning point for planning, a strong signal of support for healthier communities and prosperous local economies. They can help promote local renewal at sites across Scotland in line with the National Strategy for Economic Transformation.

“This Framework gives local planners across the country the green light to build the fairer, greener Scotland we want to see to tackle climate change and benefit future generations.” 

North Ayrshire Council Provost Anthea Dickson said: “We are delighted to welcome the Minister and show what an incredible facility we have here in the Garnock Valley.

“Since officially opening late last year, the Lochshore Park Hub has already proven to be a popular destination for local residents and visitors alike. Not only is it an attractive, vibrant facility but as we move on to the next stages of its development, the benefits it provides will become even greater.

 “This wouldn’t have been possible without close collaboration with the local community who have been integral to its development from the very early stages – it’s a real testament to community spirit.”

Find out more about NPF4 here.

New measures to boost hospitality and town centre recovery

Hospitality businesses will be able to place tables and chairs on the pavement outside their premises without submitting a planning application under measures expected to come into force at the end of next month.

Strong support was expressed in a public consultation for the extension of permitted development rights to enable more cafés, bars and restaurants to offer outdoor eating and drinking. Regulations to implement the measures were laid in the Scottish Parliament on Friday 10 February for approval by MSPs.

Councils will, however, retain powers to prevent and deal with obstructions that make it difficult for people to access pavements safely and effectively, for example people in wheelchairs or with visual impairments, or families with children in pushchairs.

The 12-week consultation also backed the relaxation of planning rules for the conversion of certain premises into cafes, restaurants, or small-scale offices, as well as the installation of larger electric vehicle charging equipment in car parks. If approved by Parliament, all these measures would be allowed under certain circumstances without the need for a planning application.

Planning Minister Tom Arthur said: “These measures will support Scotland’s town and city centre businesses to thrive.

“More flexible use of outdoor space can help the hospitality industry recover from the pandemic and cost crisis, while making city and town centres more attractive and welcoming.

“The important safeguards for councils seek to ensure that no one should be prevented from using pavements and visiting town and city centres safely. A more streamlined approach to changes of use can help businesses respond more rapidly to shifting circumstances, support reuse of vacant premises and encourage the return of workers and shoppers to our town and city centres.

“Simplifying planning rules for electric vehicle chargers will support the roll-out of infrastructure across Scotland as part of our commitment to tackling climate change and making Scotland a Net Zero nation.

“These measures will help deliver our ambition to create a fairer, greener and wealthier Scotland, by making places more attractive for people to live, work and visit.”

Tynecastle development given green light despite local opposition

A Scottish Government Reporter has granted planning permission for a planning application by S1 Developments for an ‘exciting new student residential development’ at Edinburgh’s former Tynecastle High School site.

In addition to 468 bedspaces, the original school hall will be repurposed as a central amenity hub, sitting within a collegiate-style courtyard space and providing high quality shared facilities for student residents.

Landscaping proposals increase green space across the site by more than 40 per cent, helping to increase biodiversity within the local area.

The development has been designed to be highly sustainable with zero parking, 100 per cent cycle parking, the employment of low carbon technologies and no use of fossil fuels.

In his report, the Reporter noted that the “development of the site for mainstream housing would be constrained by the presence of the listed buildings”, making student development a more viable option.

In addition, he identified the site which is dominated by the football ground and North British Distillery, as being more suitable for students “who would only spend part of their year in residence” and then only for the length of their University or college courses.

The Reporter also noted the proximity of universities and colleges to the site and that the student population in the local area, including the proposed development would be approximately 24% and therefore not lead to an overly concentrated student population in the area.

He notes that this figure is well below the 50% given to demonstrated excessive concentration of students and in his view would not lead to an “imbalanced community”.

Developers S1 Developments say this high-quality student development will regenerate a site that has lain vacant for over a decade and fallen into a state of disrepair.

The careful restoration of the original Category B-listed school building, designed by John Alexander Carfrae, forms an integral part of the proposals. The development will far exceed amenity standards for similar student developments and has sustainability at its heart.

Council guidance points to the benefits of purpose-built student accommodation in freeing up traditional housing stock for families with children and it has been estimated that a development such as this could release up to 180 properties back into the housing market. Local businesses will also benefit through increased spending from student residents. 

Charity People Know How will act as preferred operators for community facilities on the site. This which already works with Tynecastle High School, will operate a community facility within the building.

People Know How will operate a community facility, with the option for other local community groups to use space. The charity supports children, young people and their families in Edinburgh transition from primary to high school; helps individuals access the digital world and assists communities to shape their areas through community consultation and empowerment.

A large number of students volunteer to work with the charity, and this enables a positive relationship with students in the building to be established. Not only does this support the charity in its work, but also benefits the volunteers and engages them in the local area.

Dan Teague, Director at S1 Developments, said: “We’re delighted to have received planning permission for this exciting development.

 “The original school building has fallen into a sorry state since it ceased being a school over a decade ago. Whilst the redevelopment is challenging, our proposed use brings with it an opportunity to save and renovate the original school building and continue its educational use, benefitting the local community.

“The Reporter also noted that this was a site more suitable for student housing than mainstream housing due to the constraints of the football stadium and North British Distillery.

“We look forward to working constructively with the community in delivering this development.”

Campaigners demand new National Planning Framework must do what it says and deliver on climate and nature

Ahead of a Scottish Parliament debate to approve the National Planning Framework 4, Planning Democracy campaigners have called on politicians to ensure that the much welcomed and strengthened emphasis on climate and nature are actually delivered and that appeals from developers are not allowed to undermine these policies.

When considering development proposals planners now have to give ‘significant weight’ to the global climate and nature crises. Given that all built developments will generate climate impacts and impact on nature it will be difficult for planners to decide what developments are needed and what development should be restricted.

Campaigners believe that policies need to be robust enough to give planners the confidence to make bold decisions to refuse environmentally destructive development. Planners must be supported to make decisions that limit carbon emissions and restore nature and these decisions should be upheld and not overturned in planning appeals.

On 22 December 2022, the Local Government, Housing & Planning Committee, whose role it was to scrutinise the new Planning Framework as it was drawn up, issued a report saying that they will be monitoring the effectiveness of NPF4 over the next 6 months, including whether it is delivering on its climate and nature policies.

Campaigners say ongoing effective monitoring is crucial to ensure that what the National Planning Framework 4 says actually gets delivered and that policies are not undermined by developer appeals.

Planning decisions are frequently challenged by developers who have the right to appeal refusals of planning permission.

Clare Symonds from Planning Democracy said: “While we applaud the increased priority given to climate and nature in the new Framework, these ambitions can easily be undermined, if decisions that take into account the climate and biodiversity impacts of proposed developments are routinely overturned at appeal.

“Too often communities report that the threat of appeals by developers leads to approval of environmentally damaging applications that would otherwise not be given permission. The Government needs to limit the rights of developers to appeal in these cases and ensure these laudable environmental policies are properly implemented”.

Get your Self Assessment wrapped up in time for Christmas

With Christmas nearly here, HM Revenue and Customs (HMRC) is encouraging Self Assessment customers to put their tax return at the top of their to-do list.

Last year more than 2,800 customers chose to file their tax return on Christmas Day. But those who get their 2021 to 2022 Self Assessment wrapped up before Christmas can tick it off and enjoy the festivities. 

Self Assessment customers need to complete their tax return and pay any tax owed by the 31 January 2023 deadline or risk having to pay a penalty. Those who file their return before 30 December may also have the option of paying any tax owed through their PAYE tax code.

Filing early means if customers owe money, they have plenty of time to explore which of the payment options available is best for them by visiting GOV.UK. Customers should include their bank account details so that if HMRC needs to repay them it can be done quickly and securely.

Myrtle Lloyd, HMRC’s Director General for Customer Services, said: “We are encouraging customers to plan their Self Assessment as they’d plan for Christmas – get organised, complete their to-do list with plenty of time to avoid that last minute rush. Just search ‘self assessment’ on GOV.UK to make a start.”

The easiest and quickest way to complete a tax return is online through a Personal Tax Account where customers can start their return and go back to it as many times as they need before submitting it. 

To make it even simpler, customers can now use the free and secure HMRC app to get their Unique Taxpayer Reference (UTR), make Self Assessment payments and obtain their National Insurance number and employment history . 

HMRC has a wide range of resources to help customers complete their tax return, including guidance, webinars and YouTube videos.

Customers need to be aware of the risk of scams as criminals use Self Assessment as an opportunity to commit fraud. Customers must never share their HMRC login details as criminals use them to steal or make a fraudulent claim. Customers should check HMRC’s scams advice on GOV.UK

Find out more about Self Assessment.

Green light for Beaverhall BTR and creative workspace scheme

Developer HUB and Bridges Fund Management (“Bridges”), a specialist sustainable and impact investor, have received planning permission for a residential-led development on Beaverhall Road.

The scheme will provide 205 Build to Rent homes, including 52 affordable homes, as well as creative workspace and a new publicly accessible courtyard.

The proposal for Beaverhall Road will replace an existing warehouse with a contemporary scheme that maintains the site’s status as a focal point for the resident creative community, delivering 45% more creative workspace than provided by the current building, whilst also bringing new homes to the area. 

Designed by architects shedkm, the proposal has been developed in close collaboration with the local community and current businesses, with the ground floor creative workspace co-designed by the existing tenants, many of whom plan to move into the new development.

The focal point of the scheme will be a new public courtyard, Makers Yard, providing a space for relaxing and gathering for residents and commercial tenants, as well as neighbours. The new development will also feature a large mural by a local Edinburgh artist on one of the external walls.

In line with HUB and Bridges’ shared values, the scheme will prioritise both people and planet. The plans exceed current Scottish sustainability regulations and include a biodiverse green roof, as well as a communal air source heat pump to provide environmentally responsible heating for the entire building.

The designs maximise the potential of a brownfield city centre site and will deliver ‘tenure-blind’ homes, meaning all residents’ homes will be of the same high quality.

Situated in Canonmills, just north of Edinburgh’s New Town, the proposed development is within easy reach of the iconic city centre, while benefiting from a sense of community created by the area’s existing amenities.

Tom Valente, Development Manager at HUB, said: “We are hugely excited to be moving forward with one of our first developments in Edinburgh. It’s a fantastic city which has a long-established creative scene, and prides itself on its wealth of small, independent businesses.

“Our plans for Beaverhall will maintain the site’s status as a hive of creativity by placing studios and maker spaces at the heart of the development, alongside high quality, sustainable homes for local people.

“What we are doing here demonstrates the potential to create lively mixed-use communities on urban brownfield sites, and this is a model that we want to champion both in Edinburgh and elsewhere across the UK.”

Simon Ringer, Partner and Head of Property at Bridges, said: “For Bridges and HUB, people and planet are central to the design and planning of all our new developments.

“By building high-quality, sustainable lower-cost housing, coupled with enticing public spaces that reflect the needs of local people, we can create highly attractive developments that really deliver for the local community.

“Beaverhall will be a perfect example of this; and we’re particularly delighted that we’ve also been able to reflect the site’s heritage as a creative hub in the design. We can’t wait to see it come to life in the months ahead.”

James Spencer, Associate at shedkm, said: “We’re really excited to be working with HUB to preserve this creative heart in Edinburgh, while improving the built environment for the local community.

“We look forward to bringing our longstanding experience in regenerating areas across the UK, to create a modern, sustainable place that builds upon Edinburgh’s industrious heritage and remains a key piece of the city.”

National Planning Framework 4: New houses in Edinburgh cut by 4,500

The Scottish Government’s decision to reduce by 4,500 homes the number of houses to be developed in Edinburgh has been questioned by Sarah Boyack, Scottish Labour MSP for Lothian following the Ministerial Statement on National Planning Framework 4.

Ms. Boyack asked the Planning Minister, Tom Arthur, to explain why the number of houses to be developed in Edinburgh has been reduced by 4,500 homes at a time when the city is facing a long-standing deepening crisis.

The MSP for Lothian raised also issues around the capacity of GPs to cope with rising demand and asked about whether new GP and local health services will be included in planning application for the new housing being proposed across the Lothian given the challenges the region is already facing in terms of GP capacity in areas where significant new development is being planned.

The National Planning Framework (NPF) is a long-term plan for Scotland that sets out where development and infrastructure is needed.

Scotland’s fourth National Planning Framework (NPF4) will guide national and regional spatial development and set out priorities and national planning policies up until 2045.

Commenting, Sarah Boyack MSP said:  “A housing crisis affecting those on low or modest incomes, students and families looking for long term housing is unfolding not only in Edinburgh but across Scotland. The available properties are unaffordable or inaccessible for many and affordable, high-quality properties are almost non-existent.

“Reducing the number of new housing developments in Edinburgh will be catastrophic for people, the city and our local economy. 

“The SNP claim they want to build a new Scotland – but they are going into reverse.

“In Musselburgh, people are struggling to access vital GP services – with rising local population and housing developments, this is rapidly becoming a pattern we see across Scotland.

“Planning applications should be considering issues around GPs’ capacity – we can’t gamble with people’s lives.

“The Minister dodged my question, offering nothing more than empty rhetoric.”

  • The revised draft NPF4 is available here
national-planning-framework-4-revised-draftDownload

Scottish planning reform campaigners take their case to the United Nations

Environmental and community campaigners have urged a top UN body to intervene in Scotland’s planning system, after repeated calls for equal rights of appeal have been ignored by the Scottish Government.

Campaigners from Planning Democracy, Environmental Rights Centre for Scotland, Friends of the Earth Scotland and RSPB Scotland, have submitted a formal complaint to the Aarhus Convention Compliance Committee (ACCC), a UN body tasked with upholding environmental rights.

The complaint argues that planning appeal rights in Scotland are not ‘fair’ and therefore in breach of international law on access to justice for the environment.  They point to a ruling by the Committee in Northern Ireland concluding that a lack of equal rights was in breach of the Convention, and argue that similar recommendations must now be applied to Scotland to spur reform.

The appeal to the UN follows over a decade of civil society campaigning and the passage of two planning bills, both of which failed to address the issue. An amendment proposing to introduce equal rights of appeal under the 2019 Planning (Scotland) Act was voted down by SNP and Conservative MSPs.

Currently, only applicants (usually developers) enjoy appeal rights if planning permission is refused.

Members of the public and NGOs do not enjoy equivalent rights to appeal if a development is approved, even if the development will negatively impact on health and the environment, or if the decision-making process was flawed.

The only option available to affected communities and individuals is to go to court via a judicial review, which the Convention’s governing bodies have already ruled is ‘prohibitively expensive’.

Campaigners are calling for the Scottish Government to introduce legislative reforms to achieve equal rights of appeal.

Clare Symonds, Chair of Planning Democracy, said; “Giving communities rights of appeal is about justice and fairness.  It should be a given that decisions that fundamentally affect our future and the environment can be contested by those who will be most affected.

“It is clear that the Aarhus Compliance Committee’s Northern Ireland ruling agrees with our perspective that for developers to have right to challenge a decision at no cost, when communities have no such privilege, is unfair and a breach of international law on environmental decision-making.

“The situation regarding appeal rights in Scotland is the same and we expect the ACCC to find in our favour and hold the Scottish Government to account.”

Benjamin Brown, Policy & Advocacy Officer at Environmental Rights Centre for Scotland, said: “As it stands, Scotland’s planning system is rigged in favour of developers.

“Through ignoring calls to introduce Equal Rights of Appeal in planning decisions, the Scottish Government has missed a vital opportunity to empower communities and protect our environment. It must now act to reform the planning process, so that communities impacted by poorly considered planning decisions can have their voices heard.

“As we work towards including the right to a healthy environment in the new Human Rights Bill, equal rights in planning cannot be forgotten.”

Mary Church, Head of Campaigns at Friends of the Earth Scotland, said: “It’s an absolute scandal that communities and NGOs can’t appeal against developments that harm the environment, while developers can wage a war of attrition through appeals and repeat applications if their proposal gets knocked back.

“This lack of equal rights undermines the planning system and leads to decisions that are bad for people and planet. The Scottish Government shouldn’t wait for the UN to rap its knuckles again, but should take action to level the playing field as part of its agenda to enshrine human rights in Scots Law.”

Aedan Smith, Head of Policy and Advocacy at RSPB Scotland, said: “It is essential that individuals and communities have the ability to challenge harmful decisions, especially those that would make the nature and climate emergency worse.

“We would hope that this ability would not need to be used very often, but it is important that decision makers can be held to account in a way that is fair.”