Leith Central CC Planning Committee: status of current planning applications
|13 September 2019|
|Address||Project No||Description||Ref||LCCC concerns||LCCC position||Status|
|14 Bonnington Road Lane Edinburgh EH6 5RB||5 CURRENT||Application for planning permission in principle for residential development (up to 220 units) together with commercial space and associated works (including demolition of building) at the former John Lewis Depot, Bonnington||17/05742/PPP||planning application submitted just before Christmas 1. The application refers to Edinburgh Design Guidance 16 May 2013. This has been recently been updated by a revised document "Edinburgh Design Guidance Oct 2017", and I consider that the design should be in conformity with this latter document. |
2. The application includes flats of up to 6 storey. This is out of character with the surrounding developments which are 4 storey or at the most 5 storey.
3. With the higher rise flat blocks on the southern side of the site, the minimum recommended 25 degree for direct sunlight is not likely to be achieved. (The sectional drawing shows the site being level, which is not the case as it slopes towards the Water of Leith.)
|JS advised by case officer Naomi Sandilands on 16th Jan 2018 that LCCC comments would be considered in her assessment of the application||awaiting decision as of 16/6/19|
|106-154 Leith Walk EH6 5DX||21 CURRENT||Demolition of existing buildings and erection of a mixed use development including affordable housing (flats), post graduate student accommodation, hotel (Class 7), restaurant (Class 3), space for potential community (Class 10 and 11), retail (Class 1), public house or commercial uses (Class 2 and 4), incl associated infrastructure, landscaping and car parking||18/04349/CON and 18/04332/FUL||see notes for details||Objections lodged 22 Sept 2018 Further objections sent to case officer Kenneth Bowes on 27 December 2018||refused by DMSC 30-01-19; subject to appeals PPA-230-2274 and CAC-230-2004|
|Site 32 metres West of 26 Dryden Street (Shrubhill) Old Tram Sheds||26 CURRENT||Erection of new dwelling blocks inside Shrubhill Tram. way workshops with associated landscape works and fabric repairs and alterations to the existing building||18/10265/FUL||Comments by Leith Central Community Council (submitted to EC 28 Feb 2019)|
This is a modification of the original planning proposal for infill flats in the listed Tram Sheds which were objected to by the Leith Central Community Council.
The new proposal appears to be very similar to the original apart from the link building between the sheds, which appears to have been enlarged.
The use of highly reflective zinc iron sheeting (apparently not powder-coated) as a replacement for the original slate roof is undesirable as it will result in glare disturbance to the surrounding properties.
Also there is the issue of possible severe heat gain within the building from the roof in the apparent absence of undersheet insulation.
The building line projects beyond the line of the original sheds. This would affect the architectural integrity of the listed structures and in our view is undesirable.
Second floor (main shed)
The natural lighting at this level appears to be poor and sub-standard.
|comments submitted||Awaiting decision as of 16/6/19|
|79A Dickson Street||28 CURRENT||Proposed 5 storey residential development||19/00009/FUL||Comments to Planning by J Siann in personal capacity 18 Feb 2019||Awaiting assessment as of 16/6/19|
|254 Leith Walk||29 Current||Proposed 10 residential flats over 4 levels on existing industrial site behind Balfour Street tenements||19/01810/FUL||Comment submitted on behalf of LCCC on 7 May 2019 opposing proposed development on the following grounds:. 1. Over-shadowing from adjoining properties 2. Deficient free air movement. 3. Lack of off-street parking||Comments close 17 May 2019. Awaiting assessment as of 16/6/19|
|14 Ashley Place, EH6 5PX||30 CURRENT||Residential development comprising up to 63 apartments, associated infrastructure and landscaping||19/03433/PAN||increased size (over previously approved) of proposed development and the density of existing and approved development in the area||awaiting PAN presentation and Q&A at future LCCC meeting|
|221 Ferry Road Edinburgh EH6 4NN||31 CURRENT||Proposed change of use from Class 7 hotel to 19 bedroom (maximum 30 person occupancy) house of multiple occupation and associated internal and external alterations||19/02722/FUL||As a community council we wish to object to this change of use from a hotel to a HMO on the following grounds:|
1. The area is a quiet residential area and our attention has been drawn in the past to the disturbance caused at a similar type of development in the area.
2. According to spokesmen in the property market, the Ferry road area is not considered to be a suitable location for a HMO. This is because it is unsuitable for a large sector of the market used by students, as it is not conveniently placed for colleges and universities in Edinburgh.
3. The increase in the residential capacity is bound to cause more pressure on public services, more noise and disturbance to the local residents than the occasional event in the present hotel.
4. The change appears to be contrary to the Local Development Plan which states under Policy Hou7 that that conversion to an HMO should be assessed in the context of the prevailing housing mix and the fact that it is in a Conservation Area.
5. There will be a loss of amenity to the community as a whole with the conversion from a hotel to a HMO.
|objection submitted 07-07-19||Comments closed. DMSC 11-09-19|
|10 Croall Place Edinburgh EH7 4LT||32 CURRENT||Advertisement of the following types : Hoarding||19/03509/ADV||OBJECT for the following reasons:|
- the proposal is inappropriate given its impact on a key vista of Leith Walk and proximity to a Conservation Area (it is visible well past Pilrig Street)
- even with reduced brightness there have been ongoing complaints that the light pollution from the advertising panel intrudes into nearby residential accommodation
- there have been material changes to the immediate neighbourhood of the application site in the form of residential accommodation facing the advertising panel
- given that the site is currently subject to an enforcement request and the applicant has failed to adhere to a key condition of the previous planning permission, it would be inappropriate and defy natural justice to grant the current application
|objection submitted||Awaiting CEC Assessment; likely DMSC decision required|
|48 - 50 Iona Street Edinburgh EH6 8SW||33 CURRENT||Demolition of the existing warehouse and office building. Construction of general market flatted dwellings, affordable flatted dwellings and student accommodation.||19/03802/PAN||density of existing and approved development in the area; loss of local employment and trade supplier||PAN presentation and Q&A at September LCCC meeting|
|18/04349/CON||This is the finalised application for the demolition of the frontage building which is in the Leith Conservation Area, and new construction on the complete site. 18/04349/CON|
Leith Walk (Steads Place) front building demolition
Submission on behalf of Leith Central Community Council
1.Loss of heritage building
The red-stone building fronting Leith Walk represents an outstanding example of art-deco design from the rail development era. (Another example is the Victoria Swimming Centre.) There are few of these buildings left in Leith and it would be tragic if the planned demolition takes place.
The developer states:
"Notwithstanding its proximity to the railway yard there is little to indicate that the building was anything more than a speculative commercial development"
"The proposed development specifically redresses the architectural imbalance between the unresolved present nature of the local area...and the essential character and appearance that defines Leith Walk"
In our view the developer’s statement is a mis-reading of the Leith Conservation Area Character Appraisal (2002) which emphasises the need to preserve the diversity of this section of Leith Walk.
Secondly, this particular locality does not have tenemental buildings and the proposed red sandstone cladding on the new facade, in our view represent a poor pastiche of the original.
3. Massing of street frontage
The developer states:
“Proposal for the redevelopment of the Leith Walk frontage should seek to establish a building height that matches adjacent and opposite buildings."
The proposed development is contrary to this statement as it proposed a 5 and 6 storey facade which is totally out of character for the area. The adjoining and opposite street frontages are mostly 2 or at the most 4 storey.
4. Infilling of urban form
The developer has stated:
"The strong 4-storey tenemental form breaks down somewhat towards the bottom of Leith Walk and a re-instatement of a higher building here would go some way to restoring the urban form."
This is not a justification for imposing a 5 and 6-storey frontage on an area which is predominently low-rise, in keeping with the narrowing down of the street towards the Foot of the Walk.
5. Structural integrity of existing facade.
One of our residents in the area has pointed out that a structural report by McCall Associates in 2018 stated that the present frontage building are sound.
This is contrary to the developer’s contention that the frontage buildings are beyond repair...
|18/04332/FUL||18/04332/FUL Steads Place, Leith Walk|
Submission on behalf of Leith Central Community Council
The total site area is 1.20 hectares (2.9 acres).
The proposal is provide 523 student places, 56 hotel rooms, 53 affordable flats and retail frontage of 858 sq m and restaurant of 1625 sq m.
The concentration of student accommodation appears to conflict with Edinburgh Housing Policy 8 which states:
"The proposal will not result in an excessive concentration of student accommodation .. to the extent that would be detrimental to the maintenance of balanced communities or to the established character and residential amenity of the locality."
This is predominently a residential and commercial area serving the residents. To impose a large population of students on the area, and at the same time build a modest number of affordable family flats would be unbalanced and detrimental to the area and a severe loss of potential. There are already a proliferation of student residences in the Leith Walk ward (approx 1543 bed-places) and this would increase the number to approx 2016 which would be 7% of the total ward population but concentrated in and near Leith Walk.
This is considered to be disproportionate for the Leith ward compared to other areas of Edinburgh.
2. Hotel development
Introducing a hotel without suitable parking arrangements will no doubt cause traffic congestion on Leith Walk. The present number of parking places are being reduced from 40 to 31 and there is no drop-off point for the student residence and hotel.
3. Traffic pollution
There is already a severe problem of pollution from vehicles at this end of Leith Walk. Building such a large edifice on Leith Walk will undoubtedly funnel more pollution into this area. The proposal is contrary to Edinburgh Local Development Plan policy ENV 22 (Pollution and Air, Water and Soil Quality) as no pollution study has been provided for the development although an equivalent document this was supplied for the Leith Walk Shrubhill development.
This is the narrowest part of Leith Walk and the impact on properties on the opposite side of Leith Walk would be severe overshadowed by this development of 5 and 6 stories
5. Scale of building
The mass of the front development and the 7-storey extension into the site is totally at odds with the local low-rise buildings and will result in an architectural imbalance which would be detrimental to the outstanding examples of classical design in this conservation area.
It will also form a hard edge to the site which will be detrimental to the natural lighting and air circulation for the properties to the north.
The Edinburgh Standards for Urban Design (2003) also updated in Edinburgh Design Guidance (2017) states “Where new development is to be located within a neighbourhood of distinctive spacial structure, townscape and landscape, the proposal should reinforce the existing character” and “new build should not be higher or greater mass than the adjacent existing development unless there are special townscape reasons”.
6. Residential housing
The site development is proposing a poor development of residential housing for this location with its high amenity value with direct access to Pilrig Park.
The ELDP Housing Land Study suggests a housing density of at least 100 units per hectare. “With regard to the density of new development….this should be determined in relation to the character of the place and its relative accessibility, with higher de
nsities appropropriate at central and accessible locations”. The provision of only 53 flats is about 50% of what should be expected on this extensive site.
|Dear Mr Bowes|
|On behalf of Leith Central Community Council I wish to make the following additional comments to our earlier submission in regard to this application.|
|I was unable to register the comments on the portal as it stated that comments are closed although your email to Harald Tobermann stated that comments could be submitted until 4 January 2019.|
|Our comments are as follows:|
|Leith Central Community Council remain opposed to this albeit slightly modified development on the grounds that it is a misuse of a site highly valuable for permanent residential housing.|
|The proposed predominant use for itinerant students and a hotel is in our view a severe loss to the community in helping to alleviate a severe shortage of affordable housing in the area which has the highest residential population in Scotland.|
|The locality is eminently suitable to a permanent population as it has good access to public open space (Pilrig Park), at least two primary schools, a variety of shops and vital social services.|
|A study of the site carried out by a pressure group suggests that apart from a preserved the shop frontage, at least 200 housing units could be accommodated in 5 four-storey blocks in the interior of the site.|
|Regarding the nature of the proposed development we have the following additional concerns..|
|1. Scale of the development on Leith Walk|
|The 5 storeys are over-powering in what is a narrowing down of Leith Walk . 4 storeys, in our view, should be the maximum.|
|2. Over-shadowing of adjoining properties|
|The 7 storey student accommodation building is over-development as it will be detrimental to the surrounding properties as the sunlight analysis has demonstrated.|
|3. Inappropriate facade on Leith Walk|
|The use of copper-coloured cladding on the upper floors on Leith Walk is totally out of character with the surrounding townscape. The original concept of reflecting the pink sandstone facade of the existing shops will be totally lost with this discordant cladding.|
|4. Congestion on Leith Walk|
|The lack of an off-street dropping-off point for the hotel is likely to cause traffic disruption and could impede future tram movements.|
|for Leith Central Community Council|
|Shop conversions to residential in LCCC area|
|While such conversions in tenemental streets disproportionately benefit owners, while disbenefits accrue to residents through loss of amenity, increased incentives to shop further afield and reduced natural surveillance, LCCC will apply for statutory consultee in such cases to ensure increased scrutiny|