Cafe culture for Princes Street?

The prospect of stopping for a bite to eat while shopping on Princes Street is moving a step closer thanks to proposed changes to allow cafes and restaurants on Scotland’s most famous street. The plans aim to encourage more people to visit Princes Street and boost the area’s vitality by creating a mix of retail and food and drink establishments.

Today’s meeting of the Planning Committee will consider a report seeking permission to begin public consultation on new Supplementary Guidance (SG) for the Proposed Local Development Plan.

This ties in with the overall vision for the City Centre, the public consultation for which closed last week and drew almost 2,000 responses.

The proposed Supplementary Guidance for the City Centre Retail Core Frontage (Princes Street) allows food and drink uses in shop units which are under 300 sq m gross in size and which can safely accommodate outdoor pavement seating.

Twenty five units out of the 78 on Princes Street would be eligible to change their use from retail (Class 1) to food and drink (Class 3). Pubs and hot food takeaways would not be permitted as they do not fall into the Class 3 category.

To prevent future changes of food and drink establishments to Class 2 use financial, professional or other services (eg banks, betting offices), the Council will seek an Article 4 Direction from Scottish Ministers to revoke Permitted Development Rights for the change of use of Class 3 to Class 2 uses on Princes Street.

Planning Convener Councillor Ian Perry said: “This is about breathing new life into Princes Street. Cafes and restaurants will give people a new incentive to come into town to meet friends, relax over a meal and visit the shops. We’ve already had interest from prospective food and drink businesses who are keen to take advantage of the world-beating views of Edinburgh Castle and the Old Town that you get on Princes Street.”

Andy Neal, Chief Executive of Essential Edinburgh, said: “Essential Edinburgh are delighted this positive step for Princes Street is being taken. For city centres to survive they need to offer a great experience and a row of almost a mile with only shops does not deliver that. The chance to break for a chat with coffee or a glass of wine will deliver a much more pleasurable experience and allow the unique and stunning views to be enjoyed. It will also allow the street to be used into the evening. With later shop opening and places to eat, Princes St will be an even greater asset for Edinburgh.”

David Birrell, Chief Executive at Edinburgh Chamber of Commerce, said: “This is a great opportunity to boost business in Princes Street by being creative with the mix of food and drink offering to the people of Edinburgh and tourists. It is inevitable that the face of Edinburgh’s flagship street will change as our culture evolves. Currently Princes Street is a shopping street to be proud of and this seems like a great opportunity to enhance the mix with restaurants and bars. What other city can offer all this directly opposite an iconic Castle?”

Hugh Rutherford, Chair of the Edinburgh Business Forum, said: “Princes Street currently has a strong retail offering with a variety of outlets catering to all needs. The opportunity to complement this with quality food and drink establishments is to be welcomed as this with help drive footfall to the city centre and will be instrumental in bringing a new lease of life to this iconic thoroughfare.”

The report also deals with Supplementary Guidance for Tollcross Town Centre. This is the first of eight town centres for which a programme of Supplementary Guidance has been prepared. the Council will prepare and consult on supplementary guidance for the remaining seven town centres (Corstorphine, Gorgie/Dalry, Leith/Leith Walk, Morningside/Bruntsfield, Nicolson St/Clerk St, Portobello and Stockbridge) over the next two years.

If approved by the Planning Committee today, the Supplementary Guidance for both the City Centre Retail Core and Tollcross Town Centre will go out for public consultation over the summer and, depending on the consultation outcome, it is hoped that there could be cafes and restaurants on Princes Street by summer next year.

Raeburn Place redevelopment

Edinburgh Accie’s plans to redevelop their Raeburn Place home is currently North Edinburgh’s most controversial topic. Yesterday, NEN’s friend and techie whizz Tom Allan kindly set up an online poll on this blog to gauge public opinion on the subject.

To help inform the debate, the planning application and statements from supporters of and objectors to the proposals can be found below:

12/03567/FUL | Erection of stands, clubhouse and facilities, associated commercial, business and retail uses including museum, licensed premises and function space, retail units, alterations to external landscape, car and coach parking, sports pitch realignment, sport floodlighting and alterations to vehicular access points and boundary walls. | The Edinburgh Academical Club 11A Portgower Place Edinburgh EH4 1HQ.

THE CASE FOR REDEVELOPMENT

Exciting plans for historical sports ground

Raeburn Place is a sports ground with major historical significance. It’s of course the home to our Club, the Edinburgh Academical Football Club (Accies), the oldest rugby club in Scotland, and the second oldest in the entire world. The first ever international rugby match, between Scotland and England, was held here in 1871. It’s a landmark of decades of sport and community, although many wouldn’t know it.

Plans for the sensitive redevelopment of this iconic sports ground and the Club is now in the final stages of the pre-application consultation, following which we will formally lodge for planning. Our main aim is twofold: to provide state of the art sports facilities and, in turn, to add to the vibrant Stockbridge community and benefit neighbouring schools.

The plans comprise two double-tiered buildings:

A clubhouse and function suite facing onto Comely Bank Road. These facilities will be located on the top-tier with space for retail units below. Its main entrance will be next to the currently disused Raeburn House Hotel, which has been bought privately to be transformed into a boutique hotel.
Changing rooms located along Portgower Place. More excitingly, part of the top-tier will be dedicated to a rugby museum focused principally on the historical significance of the ground and the Edinburgh Academical Football Club.
Players can enjoy a full-sized rugby pitch and two smaller training pitches. The plans also provide for the relocation of the cricket pitch which has been absent from the ground for the past 5 years.

The perceived benefits of the development:

Income from the development will go to supporting sport at junior and youth levels throughout North Edinburgh.
Schools, residents and clubs can enjoy high standard sports facilities.
It’ll be one of the few sports facilities not owned by the council or a school and so will enjoy flexibility of use.
It will also provide a top quality function space for Stockbridge.
The museum will add culturally to the area as well as going towards preserving the history of the site, brining in new visitors to the area.
The trees running along Comely Bank Road will remain.
Perhaps most importantly though, the development is required to ensure the long-term survival of our iconic and historic club, not to mention the survival of sport at this 157 year old sports ground. Although there will be some space (only 5% of the development) allocated for retail units, this is nothing compared to what could materialise should the Club not be able to secure its future as proposed. These retail units will be a modest yet effective addition to Stockbridge business, and will provide the income to the Club to sustain the high standard of the sports facilities for the current and future generations of the community.

Edinburgh Academicals RFC website

THE CASE AGAINST REDEVELOPMENT

Save Stockbridge is, first and foremost, most definitely not an anti-Accies body. Save Stockbridge fully respect that the Accies are our neighbours and it goes without saying that they need a stand and changing facilities. We believe we speak for all when we say that no-one would object to an appropriately sized development in the right location. The problem is simply that this proposal is wholly inappropriate in terms of usage and scale.

It is worth noting that permission for the current redevelopment of the Raeburn House Hotel under its new ownership was achieved with the support of the local community. So it would be unfair to portray us as a group that are opposed to change or adopting a knee jerk ‘not on my doorstep’ mentality. The reason why the community got behind the Raeburn House development was because that developer made considerable efforts to engaged local people. In contrast, the Developer in this case has barely engaged the community at all. There has been little transparency and locals have been left with a stark “take it as it is or it’s going to be a car park” proposition.

The sheer scale and nature of what is being proposed here and its consequences for many aspects of life amongst the wider community is what has brought the community together. The development features 19,000 square feet of retail space along Comely Bank Road. To put this into perspective, that is the equivalent of 5 Scotmids or 20 small to average sized Stockbridge shops.

Furthermore, this development would obliterate the current open views to Inverleith Park with a real loss of amenity to the residents. And with regard to the retail aspect of Stockbridge, it would unquestionably put pressure on many of the existing businesses at a time of retail difficulty.

In the weeks running up to the planning application being submitted, we took to the streets of Stockbridge to draw local people’s attention to the existence of the project and make sure they could see the developer’s own drawings. But we were surprised at just how many people were only finding out about this development for the first time as a result of our efforts, again pointing to the Developers lack of sufficient transparency and engagement.

It is no exaggeration to say that there were gasps of horror from many who were seeing the plans for the first time. Many find it hard to understand why a club that currently attracts crowds in the low hundreds at best to its first XV matches (14 times per year) requires a ground with capacity for 5,000 spectators (2,500 seated, 2,500 standing). The stand itself, which would sit on top of the retail development, is almost the height of 3 double-decker buses, stretching along the length of Comely Bank Road and Portgower Place. It bears all the hallmarks of a white elephant in the making. Not the type of legacy either the club or the village requires.

It is clearly not a rugby development – it is a retail development, which is being built primarily for the benefit of the Developer. If this is not the case, why does the development actually reduce the playing footprint and have its stands absolutely against all norms e.g. behind the goal and not at the half way line?

Save Stockbridge are also concerned about factors such as traffic considerations (with only 50 car parking spaces being planned) along what is already a busy road, a principle route for emergency services and schoolchildren amongst others. Fears also exist surrounding the future viability of the trees that form the hallmark avenue effect along Comely Bank Road if the current publicly owned wall (which contrary to some reports is believed to have many years of life ahead of it if properly maintained) is removed and the proposed concourse is built.

People literally queued to sign our petition to express their concern and within a very short space of time we amassed some 2,500 signatures (all from local people physically present at our stand or participating shops, a far better measure of local opinion than internet based petitions and surveys). It is fair to say that no more than a handful out of the thousands that stopped to talk to us and look at the developers own pictures expressed any degree of support for the proposals as presented.

We therefore conclude that claims that the community is divided regarding this development are nonsense. The community as evident by the petitions is vehemently against this development, a point which Save Stockbridge has stressed to both local councillors and MSP’s alike in the last 2 weeks.

Regardless of what justification, financial or otherwise, has been put forward for this development, it is important not to overlook the fact that the developer is seeking to build this in a conservation area. Strict rules apply to protect these important historic aspects of our city for benefit of all both now and for generations to come. It is these same rules that prevent ordinary people living directly across the road from this development from installing something as simple as double glazing, an amenity that many of us take for granted. If this development is allowed to go ahead, it would establish a dangerous precedent that says that these important planning principles can simply be cast aside simply to suit the business needs of a private body pleading poverty. This cannot be right.

Save Stockbridge would appreciate the opportunity to work with the Accies to find a mutually agreeable solution but, despite repeated requests, have not been afforded this opportunity. Whilst we have genuine sympathy for the Accies current situation and agree that solution needs to be found, this proposal has to be rejected.

Save Stockbridge press statement

So there you have it, both sides of the argument – what do you think?

Have your say on Crewe Toll hotel proposals

Hotel group De Vere are offering local residents an opportunity to see plans and to comment on proposals for a new ‘village urban resort’ at Crewe Toll.

De Vere will be holding two public consultation events on the proposals in advance of submitting a formal planning application. These will be held at the Morrisons store on Pilton Drive from 1400 until 1800 on Friday 7 September and at Helix House itself between 1000 and 1300 on Saturday 8 September.

Last week, plans were unveiled for a new £20m hotel with business and leisure facilities on the site of the empty office building at Crewe Toll – which will create approximately 130 new jobs.

Earlier this year the De Vere Group unveiled plans to open 15 new Village Urban Resorts to add to the existing two dozen it successfully operates across the UK. The North Edinburgh proposal includes a 120 bedroom hotel, a health and fitness club (including a 20m indoor pool); business and conference facilities; a restaurant, bar; and a Starbucks Coffee House.

Robert Cook, Chief Executive of De Vere Village Urban Resorts said: “De Vere is delighted to announce the selection of Edinburgh as a location for a new Village Urban Resort. Edinburgh is a high priority location for us and we are very excited to be bringing this concept to the city.

“The selected site is prominently located in north Edinburgh – the redundant office building on site, Helix House, has been vacant for many years and is becoming something of an eyesore. Our new Edinburgh Village Urban Resort will be a positive landmark building in this prominent location.”

A customer and guest car parking area with 270 car parking spaces will also be included within the development.

Ian Kettlewell, Associate Director at national planning consultancy Nathaniel Lichfield & Partners, which is guiding the scheme through the planning process, said: “This exciting new development will regenerate an important and prominent site; removing a building which has been vacant for a number of years. The new Village Urban Resort will create 120 new jobs, which will be accessible to local residents, offering significant training opportunities and provide a boost to the local economy, as well as further jobs during the construction phase. This development will not just provide a hotel for visitors to Edinburgh, De Vere Village Urban Resorts are high quality, attractive leisure destinations for business users, leisure travellers and the local community.”

The site is located on a major route in north Edinburgh with good linkages to Leith and the city centre and as such the urban resort will benefit from excellent transport links by public transport, car, cycle and on foot.

Areas of public realm comprising high quality hard and soft landscaping will be provided, along with clearly-demarcated pedestrian walkways to ensure safe and easy movement onto, and throughout, the development.

Should planning permission be granted, it is anticipated that construction would start next year with the new De Vere Village Urban Resort opening to the public in 2014.

Those pre-planning application public consultation details again: Morrisons store on Pilton Drive from 2 – 6pm this Friday (7 September) and at Helix House itself between 10am and 1pm on Saturday (8 September).

De Vere are keen to raise awareness of its plans and provide an opportunity for public comments.

Locals not converted by Accies plans

Stockbridge traders and residents have vowed to fight Edinburgh Academicals’ latest plans to upgrade their Raeburn Place home. The rugby club wants to build a new 5000 spectator venue – but it’s their plans to add up to nine retail units as part of the redevelopment that’s causing consternation in Stockbridge.

The club has been tried unsuccessfully to upgrade it’s situation for ten years now. Edinburgh Accies and Festival Inns finally got planning permission in 2005 following a three year planning impasse but that development fell through. Then in 2010 new plans were tabled for a clubhouse and 52 bed hotel but these also came to nothing.

The latest plans for a ‘sensitive redevelopment’ would see a modern sports centre with boutique-style outlets fronting on to Comely Bank Road, with a series of clubhouse suites and function rooms as well as tiers of seats constructed above the units to face on to the pitches. A new rugby museum would also be created in adjacent Portgower Place.

At a packed public meeting organised by Stockbridge Inverleith Community Council to discuss the plans on 18 July, Edinburgh Accies insisted their latest proposals are necessary to secure the club’s future, but assurances that the club will work with the local community were dismissed by some participants as ‘pure spin’ The packed meeting in LifeCare House was clearly divided on the club’s plans – many are in favour but just as many seem implacably opposed.

Frank Spratt, executive chairman of Accies, said the development should be seen as an opportunity for the local area and will bring benefits to both the club and the wider community. He said: “Edinburgh Accies is as proud of being part of Stockbridge as we are of our role in the history of Scottish rugby. Our proposals are one are be one of the most ambitious proposals made by any community enterprise in Edinburgh. They will secure the future for EAFC in Stockbridge; creating jobs as well as enhancing Stockbridge as a tourist destination with a new museum of rugby. We are delighted to work with the local community to deliver the highest quality proposals possible for enhancing the area.”

However Ann McLeod, a founding member of Save our Stockbridge, a group created to fight the proposals, said: ’Our group is for everyone who is against a 5000 seater stadium being built in Stockbridge in the centre of Edinburgh. The stadium is to be built over the historic rugby grounds at Raeburn Place. These are the oldest rugby grounds in Scotland and the site of the first ever international rugby match. The area is surrounded by beautiful Victorian and Georgian buildings. It has a unique skyline across to Inverleith Park and beyond to Botanic gardens. I fear that a monstrosity of glass and steel would destroy this skyline and blight this historic area.”

She continued: ‘The current pitches are well used and well-loved by the community. The proposed stadium will require thousands of parking spaces and room for the structure itself, so one of the two historic rugby pitches would almost certainly be lost. Retail outlets are planned as part of the stadium. The Stockbridge area already has empty shops. I believe this massive development would destroy the character of the area. I believe this would adversely affect local businesses and reduce property prices. The chaos generated on the main road by the thousands of cars coming out of the stadium does not appear to have been considered. The drunken hospitality nights would also be unpleasant; there is already a problem with this. There is also concern about the historic walls and protected trees around this ground. This development is madness and totally out of proportion – Edinburgh Accies need to think again.’

Following public consultation, a planning application will be submitted. If this is approved by the city council’s planning committee, Edinburgh Accies hopes to complete the project by summer 2014.

The controversial proposals were on the agenda at Stockbridge Inverleith Community Council meeting on 15 August, but no decision could be made. Community Council chairman Steven Brennan explained: “Frank (Spratt) stated that the Accies application will be another three weeks, so we need to see the final proposal before we take a view on it. We will let you know when the application is submitted so people can form their own opinions.”

Edinburgh Accies is Scotland’s oldest rugby club and their Raeburn Place home was the venue for the first ever Scotland v England rugby international in 1871. It seems that hard-fought battles will continue for some time to come – and perhaps in committee rooms as well as on the pitch.

D Day for Raeburn

Councillors will make a decision on renovation plans for the Raeburn House Hotel when the Development Management sub-committee of the Planning Committee meets this morning. Council officials recommend that the refurbishment plans are rejected despite wide public support for the project.

A 19 page committee report for this morning’s meeting states: ‘ … the proposals are contrary to the development plan and non-statutory guidance. The proposals will not preserve the character or appearance of the conservation area and will adversely impact on the listed building and its setting. It will not have any effect on residential amenity, road safety or biodiversity. The refurbishment of this building, to restore it and maintain it into the future, is not disputed as being a desirable outcome. However any proposals must be of good quality and sensitive to the existing building to ensure that our built heritage is conserved.’

The report concludes: ‘It is recommended that the Committee refuse this application, for the reasons stated relating to its detrimental impact on the character and appearance of the conservation area and the setting of the listed building.’

Councillors will make their decision at a 10am meeting of the Development Management Sub-Committee in the City Chambers.