PLATFORM_’s planning application for a Build-to-Rent (BTR) scheme at Bonnington Road Lane was ‘minded to grant with conditions’ by the City of Edinburgh Council Development Management Sub-Committee yesterday.
PLATFORM_ intends to build 453 BTR units, including 25% affordable housing. BTR is an innovative housing solution where homes are built, rented, and managed over the longer term. They are not for sale.
The site extends from the former Bonnington Resource Centre at the southern edge and over the recently demolished John Lewis depot to the north.
The development is a mixture of one, two and three-bedroom apartments, duplexes, and studios, and will benefit from on-site concierge and maintenance staff. The proposals also include communal amenity spaces such as a residents’ lounge, roof terraces, a Bike Café and Workshop and gym.
To help create a vibrant atmosphere, the proposals also include retail and employment space at ground level which will be available to residents, start-up companies, and other workers.
Additionally, the development will create a public pocket park, a new pedestrian priority public street connecting Bonnington Road Lane and Anderson Place, and will replant 80 additional trees across the site.
PLATFORM_ has undertaken an extensive community and stakeholder engagement programme.
A community consultation was held in December 2019 and readvertised again in December 2020 to demonstrate improvements made since the original May 2020 submission.
Proposals were recommended for approval ahead of yesterday’s meeting after thorough discussions and collaboration with city planners.
Turley provided planning support and architectural design was produced by jmarchitects. Hirst were the landscape architects and Harley Haddow the project engineers.
A spokesperson for PLATFORM_ said: “We are very pleased to have received approval for our high-quality Build-to-Rent scheme at Bonnington Road Lane.
“The development will offer residents flexibility on a wide range of housing needs. The project will support the delivery of regeneration within the local area.
“Our key aim is to create quality, sustainable, and responsibly managed properties and we are looking forward to delivering this for Edinburgh.
“We will continue to update the community as the project develops and look forward to working with our partners across Edinburgh to deliver this exciting development.”
The final proposed concept design for the transformation of George Street has been unveiled.
Detailed artist’s impressions and a 3D fly-through illustrate how the street and surrounding area within the UNESCO World Heritage Site could look under the George Street and First New Town Public Realm Improvements Project.
Significantly widened pavements, landscaped spaces for play and relaxation and a cycling thoroughfare, where motor traffic is largely removed, will create a people-friendly setting. By retaining symmetry and removing street clutter alongside ‘urban greening’ through shrubs and hedging, the designs both protect the area’s heritage and enhance the environment.
Improvements are being delivered as part of a coordinated package of projects under Edinburgh City Centre Transformation.
This includes the forthcoming Meadows to George Street and City Centre West to East Link schemes, which will transform walking, wheeling and cycling routes and connections across the city centre. These schemes also support the City Mobility Plan, a ten-year strategy to overhaul transport and mobility in the Capital to deliver a sustainable, net zero carbon and inclusive future.
The concept design for George Street, which has been progressed by a design team led by Tetratech with LDA Landscape Design, follows several years of development and engagement to refine design objectives with the public and stakeholders, including community councils and heritage, business, walking, cycling and accessibility groups.
During February and March, further engagement will take place with key groups, while the public will be able to see the design for themselves and tell us how they might enjoy a revitalised George Street.
Feedback gathered in February and March will inform a final iteration of the design proposal before being brought to Transport and Environment Committee in April. The required statutory processes under which the scheme will be constructed would begin this summer.
https://youtu.be/YaWvPP4QFTQ
Transport and Environment Convener Councillor Lesley Macinnes said: “These animated concept designs offer an exciting glimpse into what George Street and the surrounding area could look like in 2025 – a welcoming, relaxing and unique space, where people will want to spend time, to visit local shops, cafes and restaurants and to travel to and through the city centre.
“This vision has been years in the making and follows significant engagement with the public and a range of groups representing different interests. It’s essential that its design works for everyone, which is why we’ve spent time ensuring it meets people’s access needs, that it allows residents to go about their daily lives and that it will encourage local businesses to flourish, particularly as we look to make a strong, green recovery from the COVID crisis.”
Transport and Environment Vice Convener Councillor Karen Doran said: “I was thrilled to see the concept designs for this project brought to life and look forward to hearing the responses of all those who watch our video or see the beautiful, detailed illustrations.
“This initiative offers the opportunity to transform one of Edinburgh’s iconic streets for the better, creating an accessible, inviting space, where both the historic environment is protected and biodiversity promoted, and where people can relax and spend time on foot, bike or wheelchair.”
The Transport and Environment Committee first agreed to increase pedestrian space in the city centre in 2013 and in 2014 and 2015 a new layout was trialled on George Street, with stakeholder engagement and a subsequent series of user surveys demonstrating a strong appetite for change.
Since then, a vision and design principles have been developed and the project was widened to include the interconnecting Castle, Frederick and Hanover Streets and the junctions with Charlotte and St Andrew Squares. Further, significant engagement with the public and stakeholders has led to the designs published today.
Key considerations for the project have been putting people first, protecting the area’s heritage, promoting the environment and biodiversity and providing accessible transport links.
Elements of the concept design relating to each include –
Putting people first:
Increased pedestrian space; adaptable, landscaped areas with seating, space for play and opportunities for events; space for outdoor seating for cafes and restaurants; better lighting to animate the streets after dark; level access crossings at street junctions for unimpeded crossing; disabled parking bays on George Street and interconnected streets
Protecting heritage:
Retaining symmetry on George Street; removing unnecessary street clutter; removing parking to reduce the dominance of motor traffic; upgrading pavements with high quality materials
Enhancing the environment:
Suitably scaled soft landscaping including shrubs and hedging, reducing the impact of heavy rain and floods; permeably paved areas to allow drainage
Improved walking, cycling and wheeling connections;
Largely car-free; cycling is prioritised in George Street and directly connects with the Meadows to George Street and CCWEL cycle route schemes at Hanover Street, St Andrew Square and Charlotte Square; improved pedestrian crossings at junctions; loading retained for businesses
The George Street and First New Town Public Realm Project responds to and supports various Council initiatives, such as Edinburgh City Centre Transformation, the City Mobility Plan and the Active Travel Action Plan, as well as projects like Trams to Newhaven and Low Emission Zones.
If approved, it is intended to begin construction work on the scheme in 2023, with an anticipated completion in 2025. It is expected to cost £32m, with £20m from Transport Scotland via Sustrans.
Simon Strain, Interim Head of Infrastructure Delivery for Sustrans Scotland said:“George Street is one of the most vibrant and distinctive shopping streets in Scotland, thanks to the insightful planning of James Craig.
“We are pleased to be supporting the increased space for walking, wheeling and cycling that this project will create, upgrading one of the city’s key travel routes. The new spaces for sitting and relaxing provide both visitors and residents with comfortable spaces where they can rest and enjoy the World Heritage Site.”
Richard Grant, from Spokes, said: “George Street forms a crucial section of the Council’s flagship west-east ‘CCWEL’ cycleroute project, as well as being a major destination in its own right.
“The new George Street plans, taking lessons from European “cycle streets,” provide a wide central “cycling zone” shared with blue badge and (at restricted times) delivery vehicles treated as ‘guests.’ This replaces the previously planned segregated bidirectional cycleroute.
“This will be an innovative scheme for Scotland, which could be widely followed, and as such the Council must get it right. Given the funding from Sustrans, safe and pleasant conditions for cycling and walking are critical.
“Spokes welcomes the scheme subject to strict enforcement of the limited number and timings of permitted vehicles, as well as design details. We particularly welcome the assurance of enforcement, by automated means such as number plate recognition or in other ways, which is essential to success.”
Edinburgh Access Panel
“EAP is aware that George Street currently presents many obstacles for people with disabilities. We are delighted to be involved in a scheme which will remove so many barriers that prevent a significant proportion of the population, both residents and visitors from being able to participate fully in the many facilities that are available in this attractive central city location.”
Living Streets Edinburgh
“Edinburgh – perhaps uniquely for a European city of its size and history – lacks any significant space in the city centre where pedestrians really come first. George Street has been dominated by traffic and parking for too long and is the obvious place to put this right in the heart of the New Town. These proposals offer the prospect of George Street becoming a place where it is finally a pleasure to walk in and linger.”
George Street Association
“There is no doubt that the current pre-occupation of George Street Association members is how to recover when the prolonged coronavirus restrictions are lifted. However, we have a mutual interest with the City Council and others involved in this ambitious project to deliver the high-quality changes needed for the future success of this iconic street.
“This overdue transformation to the appearance and operation of George Street will impact on our members and affected businesses in the area will need support throughout the inevitable disruption involved.
“We appreciate the opportunity for ongoing engagement with the City Council on the final concept design and thereafter.”
Essential Edinburgh
“Essential Edinburgh welcome the proposed concept designs for George Street which are the result of extensive consultation. It is vital the design works for all its users whether they be retail and hospitality businesses, residents, office workers and people undertaking active travel.
“The design takes this into account including issues related to servicing and accessibility and we look forward to continuing to work with the Council and other stakeholders to support delivery of a plan that works for all.”
Edinburgh World Heritage
‘Edinburgh World Heritage is highly supportive of the design for the public realm improvements in George Street as currently proposed. Over time, the proposal has evolved into a simple and elegant design, removing traffic and street clutter, with the potential to enhance the character and authenticity of this significant centrepiece of the First New Town in relation to its existing state.
“New elements have been carefully introduced and will echo the symmetry and materials of the historic streetscape. Based on the current visuals, we believe these changes will improve the way the street is experienced and valued by putting pedestrians first and allowing them to enjoy the rich heritage which surrounds them. We would like to thank the City of Edinburgh Council for taking our views on board at critical stages during the design process.’
Find out more about the George Street and First New Town Public Realm Improvements Project and watch the 3D fly-through, developed by Luma3D, on the Council website.
Plans for the ‘largest and most important brownfield development in Edinburgh city centre for a generation’ were approved by the City of Edinburgh Council yesterday (Wednesday 17th February).
The development will create 350 new homes and provide 700 new jobs, giving a major economic boost to Edinburgh’s city centre and the Capital’s economy.
The construction phase alone will boost the local economy by more than £27.7 million a year while work is carried out, and the development will further boost the local economy by £35.5m each year once complete.
Work will begin soon and the New Town Quarter development could be complete as early as 2024.
Ross McNulty, Development Director at Ediston, said: “We have worked very hard to comply with all the relevant policies for such an important site. Our design has been driven by a thorough understanding of the heritage issues associated with being adjacent to Edinburgh’s World Heritage Site, and to open up the area, breathing life and activity into what is currently a redundant brownfield part of the city.
“We have conducted the largest consultation exercise ever carried out in this local community and, as a result, we have made many changes and improvements based on the feedback we have received.
“New Town Quarter will be one of the best places to live and work in one of the world’s finest cities and will help make Edinburgh’s heart beat even stronger. We are looking forward to turning our vision into a reality.”
Ediston and Orion Capital Managers are working together to deliver one of the most complex city-centre developments in the UK. New Town Quarter is a £250 million development that has involved extensive local community consultation during the last 18-months.
Planning proposals have involved complex negotiations over major infrastructure matters as well as providing sensitive consideration to environmental concerns given the proximity of the much-loved King George V Park.
Plans include creating 350 new homes as well as office accommodation that will support 700 jobs and add £35 million per annum to the city’s GDP. The construction work alone will generate nearly £27 million of economic development value and support 600 jobs.
The final proposals are expected to go before the City of Edinburgh Council Planning Committee in the near future.
Ross McNulty, Development Director of Ediston, said: “We’ve gone the extra mile to take the local community with us. We’re determined that this major development becomes a positive driver of significant economic activity for Edinburgh city centre.”
Clarification on Trees and Building Heights
We are aware that some of the information currently presented on a Fettes Row and Royal Crescent Association backed-website is inaccurate and we welcome this opportunity to provide clarification.
It is not correct to state that our three planning applications are a threat to many trees being removed, as part of the development. The largest single number of trees being removed is in Eyre Place which is covered by a previous Planning Consent already agreed by the Council.
Some other trees are being removed due to the development, but the information on the website is inaccurate. In Dundas Street, trees are being removed for two important reasons. Firstly, they will not survive the demolition of the existing buildings, and secondly to restore Dundas Street’s original building line.
In King George V Park there will be a small number of trees removed to create a new entrance to link the new route from Dundas Street to the park. The Council has confirmed these trees have a limited lifespan and would need to be removed in due course but we are also providing replacements for these trees within the same area of the park.
Our team has also sought to protect the trees at Fettes Row and Royal Crescent as much as possible to protect the outlook in this location, and the continuous screen of tree cover will be retained.
We have also made a commitment to a 25-year Tree Management Plan throughout our site, as well as helping the Council deliver improved tree management within King George V Park. The number of trees to be removed in the park is entirely a Council matter.
However, along with other investment in the park, we hope to carry out works that will improve both tree cover and the park itself. It should be noted that any additional tree planting and park improvements are not being done to facilitate our development.
In total, 68 new trees are being planted – plus however many are needed for King George V Park. We have stated before that a number of the trees need to be removed on health and safety grounds, and some are internal within the site and have no impact on the local community. We expect the development to either have a neutral impact on tree removal – or potentially a positive one.
The other matter we would like to address is that great efforts have been made to minimise the impact of the development for residents in Fettes Row and Royal Crescent. This includes keeping the buildings at the same height or lower than the adjacent buildings.
With regards to the impact on the park, we have conducted detailed and independent overshadowing studies that show the buildings closest to the park are not only fully compliant with Council guidelines but actually improve some aspects of existing overshadowing.
We appreciate that with any development there is change and we are acutely aware of the difficulties encountered with previous proposals and we respect residents’ right to comment on the proposals. All we are seeking is a fair hearing and a decision taken on the basis of Council and Scottish Government planning policies.
We have extensively consulted with the local community and interest groups and we would like all residents to consider the facts regarding the proposals and view them in the context of the Council and Scottish Government planning policies. The information set out in the Fettes Row and Royal Crescent Association-backed website does not accurately reflect our proposals.
Tree Cover on Fettes Row and Royal Crescent
One of the main priorities for the development team was protecting the tree cover in Fettes Row and Royal Crescent. New Town Quarter is well screened by trees to the south of the development and these are much appreciated by residents. The development team has worked hard to ensure that the tree screen is protected and maintained. Existing trees are largely being retained to ensure that views enjoyed by local residents can be enjoyed for a long time to come.
New and replacement trees are being provided on the street and in King George V Park. Wherever possible the development team has sought to ensure that existing trees are protected. Ross McNulty said: “Preserving the character of Fettes Row and Royal Crescent has always been one of the key objectives for the development team and we’re confident that will be achieved with our proposals.”
Current View
Proposed View
King George V Park
King George V Park is a much-loved local park. Since the early stages of the public consultation, elements of the proposals for pathways and cycling have been scaled back following feedback. We have also had further consultation with the Council to highlight the need to manage pedestrians and cyclists at the interface with the park.
The development team is also working closely with the Council to finalise additional investment in the park to help take account of the new development, as well as helping safeguard its future quality and longevity. The proposals for park investment will be finalised through a Section 75 agreement, which is currently being negotiated with the Council. Once signed, this will be a legally binding agreement.
Ross McNulty added: “We would like to thank the Friends of the Park group for engaging with us throughout the consultation process. The discussions have been thorough and complicated at times but hopefully, everyone will see the results – including replacement trees, improved pathways and investment in the park for the long-term benefit of the local community.”
Eyre Place Update
There is a separate planning application to change the site area initially proposed as a hotel to housing. The timing of this application will run behind the main application. Being aware that Eyre Place residents had concerns about overlooking from the proposed new homes, the development team has been looking at ways to address the concerns, and we believe a solution has been agreed.
Even though the current proposals would have been entirely within planning guidelines, the proposed solution has been shared with interested residents.
Ross McNulty said: “We were left in no doubt how concerned residents were regarding this aspect of the proposals and we wanted to help if we could. The housing proposals, as with the hotel, will result in improved daylighting for Eyre Place, which should also help reassure residents that we are sensitive to their interests.”
Business Benefits For the City Centre
If the New Town Quarter development progresses, it will be the first major project in Edinburgh to move forward since the start of the pandemic. As such, it has a critical role to play in boosting the regeneration of the city centre as it recovers from the crippling effects of economic lockdown.
The local area around Dundas Street brings together an interesting mix of mainly independent traders – including cafes, restaurants, bars, hairdressers and guest houses – and a recent survey of 32 local businesses which surround the New Town Quarter area showed overwhelming support for the development plans.
Many of them were hit hard when RBS vacated their premises in 2017 and are now suffering further following the ongoing trading restrictions imposed by the pandemic. The New Town Quarter will bring much-needed investment to the city centre – and most importantly, bring people back to the local area to create a vibrant and exciting new destination.
Here are some of the comments posted by local businesses who support our planning application:
“The RBS site was always a highly visible focal point for visitors and activity and all the businesses in this area benefited from it. Now, more than ever, as we recover from lockdown, we all need the site to once again be an attractive destination for both living and visiting, to both help recovery in the immediate future and over the longer-term.” – Guest House, Eyre Place
“I have gradually built up my business following the RBS relocation, but have also now been hit hard by the coronavirus lockdown. We are all desperate to stay trading in the area but need a commitment that something significant is going to be happening to transform an ugly empty building and gap site right opposite us into a thriving and busy neighbourhood that will bring people back to the area.” – Barber, Dundas Street
Feedback & Contact
For more information on New Town Quarter, contact: Ross McNulty, Development Director, Ediston.
Fettes Row & Royal Crescent Association (FRRCA) is stepping up its campaign against plans to redevelop two key sites adjoining the New Town conservation area and removing scores of trees as well as encroaching upon the community amenity of George V Park.
The city council’s Development Management Sub-committee will hold a hearing on February 17 on Ediston’s plans to demolish the old RBS IT centre on Dundas Street and build some 400 flats, offices and maybe a hotel on one of the biggest such sites in the capital.
The developer plans to remove mature trees surrounding the site, including alongside and within the nearby park which is especially enjoyed by large numbers of families with children. It recently applied to remove a further four trees on Fettes Row and severely prune others as they are considered “dangerous” in an unspecified manner.
This is on top of earlier plans to remove 84 trees on the site – and build offices/flats 5m taller and 6m closer than the current IT centre in a way that will heavily overshadow the park. The developers say they will replace trees – but there is no guarantee they will.
Separately, there are plans to demolish Centrum House at 108-116 Dundas St and replace current offices with 44 flats (and three more retail units), with the proposed building reaching as far as the footpath and removing all the current trees, with no replacements. Consultation on these plans ended on January 29.
FRRCA has launched a dedicated website, www.more-trees.info with its own blindfolded teddy bear logo and the message “more trees, lower heights” as part of its campaign to persuade the council to reject the two applications and replace them with new plans more sensitive to the world heritage nature of the area and to environmental concerns.
For further info, please contact: Judith Symes, FRRCA chair via judith.symes@gmail.com and visit our Facebook page
The Cockburn Association has submitted its formal response to the @Filmhouse (Centre of Moving Image) planning application to build a new centre for film in Festival Square.
After ‘prolonged & careful consideration’, Edinburgh’s Civic Trust will be objecting to this proposal:
Join Planning Democracy’s campaign for a National Plan that puts people and planet before economy
Planning Democracy are holding a free online event on 28th January 6-8pm
Learn about the new National Planning Framework 4: what it could contain and how together we can influence what goes in it and how we can make it a planet and people friendly plan.
Decisions on important developments (housing etc) are guided through the Scotland’s National Planning Framework (NPF).
It will decide on national developments like Dundee Waterfront, Grangemouth Investment zone, flood protection areas and new national parks. It will contain important policies on housing, renewable energy and the environment.
The latest NPF4 will last until 2050 and is being drawn up NOW.
Developments included in NPF4 will be untouchable once it’s been signed off by Parliament in 2022.
But there is lots we can do before then. Join us in to find out how:
A £35 million five-year programme will make it easier for planners to work together and for members of the public to get involved in creating and shaping their places.
The new data and technology system, to begin development in early 2021, will provide a single place to access services and information about planning. This will generate up to 1,600 jobs in the construction and development sectors, and their supply chains, over the next 10 years, and bring as much as £200 million in economic benefits directly to users of the planning system.
Housing Minister Kevin Stewart, who will launch Scotland’s Digital Strategy for Planning tomorrow, said: “There is immense potential for digital to provide new ways to get people involved in the planning of great places.
“Our Digital Planning team has been hearing about the experiences of people who work within planning, and also of those who participate in various ways. We’ve learned about what works well, what could work better, and how digital transformation can help deliver positive impacts and outcomes at both the local and national levels.
“We’re now preparing to put our findings into action, and over the next five years we will be building a world-leading digital planning system, helping connect people with their places, influence positive change, strengthen decision-making and focus on delivery of high-quality planned development.”
Introducing new technology and ways of working in the planning system will simplify and speed up the application and assessment processes. It will give planners the tools and data they need to collaborate and improve decision making, making it easier to understand the planning process and get involved at every stage.
Transforming Places Together: Scotland’s Digital Strategy for Planning will be launched by Mr Stewart on Tuesday 24 November.
Historic Drylaw House has applied for Change of use from Class 9 (domestic) to Class 7 (hotel and hostel) including short-term self catering accommodation.
20/04410/FUL | Change of use from Class 9 (domestic) to Class 7 (hotel and hostel) including short-term self catering accommodation. | Drylaw House 32 Groathill Road North Edinburgh EH4 2SL
Comments can be submitted at the link below by Friday 20 November:
