20/00972/FUL | Demolition of the existing warehouse and ancillary office building and construction of residential (flatted) development including purpose-built student accommodation, general housing and affordable housing, public realm improvements, hard and soft landscaping and associated infrastructure, including vehicular access. | 48 - 50 Iona Street Edinburgh EH6 8SW
DATE: Mon, 4 May 2020
FROM: Harald Tobermann, LCCC <planning.LCCC@leithcentralcc.co.uk>
TO: Carla Parkes <Carla.Parkes@edinburgh.gov.uk>
CC: Planning <firstname.lastname@example.org>
Dear Carla Parkes
I write on behalf of Leith Central Community Council to object to the above planning application for the following reasons:
- By over-developing the inner area of the perimeter tenement block (arguably Edinburgh's most successful form of housing), located at the centre of the traditional, tenemental grid formed by Iona/Buchanan/Albert/South Sloan Street and the wider area between Leith Walk and Easter Road, the proposal adds to the extremely high residential density of the area (the most densely populated area in Scotland - census 2011) previously made - in part - possible by respecting the perimeter block, thus breaching Policy Hou4a and Hou4d.
- The proposal's domineering height, size and scale will have a negative impact on surrounding, existing housing, breaching Policy Des4a and Des4b.
- It will result in a an unacceptable increase in the density of student accommodation and thus in the transient population with a far-reaching negative socio-economic impacts (instead of maximising - less lucrative rented accommodation for which there is proven demand), thus breaching Policy Hou8.
We do not accept the assumptions and calculations for existing student numbers in the applicant's supporting documentation.
- It reduces light amenity to neighbouring properties in Iona Street and Buchanan Street to unacceptable levels breaching Policy Des5a
- The increased footfall and movement of a transient student population and the attendant noise will impact negatively on what is a quiet - recently traffic calmed - residential street, breaching Policy Des5a.
- Given the density of the area, surface water removal is of the utmost importance. We note Scottish Water's letter (30 March 2020): "Scottish Water does not accept that the minimum flow rate requirement, stated in the City of Edinburgh Council document for this site, is applicable for connection to a Scottish Water sewer or asset. This requirement contradicts the guidance in Sewers for Scotland 4 and will potentially result in greater strain on the network.". Unless this is resolved, both applicant and the local authority must be concerned about potential future litigation.
- As the proposed development does not address how the increased demands on already stressed local services (health care, schools, public transport) will be resolved we consider this a breach of Policy Hou10.
Finally, we regard the impact of the insertion of an inappropriately dimensioned facade on the vista along Iona Street towards the A-listed Pilrig St Paul's Church and the Leith Conservation Area as detrimental to both, and perhaps more importantly on the identity of the area and thus the very quality - community cohesion - that underpins the high density of our area.
We urge you to reject the development in its present form and scale and would ask the developer to address our concerns regarding unacceptable student density and surface water issues that were highlighted during the PAC process.
Leith Central Community Council