Planning Committee

10am Thursday 8 August 2013

Pilrig Conservation Area

Item number Report number Wards Walk

L inks Links

Coalition pledges P40

Council outcomes CO19

Single Outcome Agreement SO4

Mark Turley Director of Services for Communities

Contact: Jack Gillon, Principal Practitioner E-mail: jack.gillon@.gov.uk | Tel: 0131 469 3634 Executive summary

Executive summary

Pilrig Conservation Area Summary The purpose of this report is to advise Committee of the outcome of the consultation exercise on the potential designation of the Pilrig Conservation Area. This report provides details of the consultation responses and recommends the designation of the Pilrig Conservation Area.

Recommendations

It is recommended that the Council approves the designation of the Pilrig Conservation Area with an extended boundary to .

Measures of success

The designation of the Pilrig Conservation Area and the future protection of its character and appearance.

Financial impact

Additional staff and resources could be required to process additional applications.

Equalities impact

The aim of conservation area status is to enhance the quality of the area. This has the potential to improve the quality of life and supports sustainable communities. There are no predicted negative impacts on equalities.

Sustainability impact

Conservation of the built environment minimises the use of natural resources and helps to reduce carbon emissions. The proposals in this report will help achieve a sustainable Edinburgh because the conservation and management of the historic environment contributes directly to sustainability in a number of ways. These include the energy and materials invested in a building, the scope for adaptation and reuse, and the unique quality of historic environments which provide a sense of identity and continuity.

Page 2 of 26 Consultation and engagement

An extensive consultation was carried out with local communities. The main part of the consultation took the form of an exhibition, which was displayed in McDonald Road Library between 13 and 24 May 2013. Open evenings were held at the library on the 15 and 22 May which provided an opportunity for visitors to discuss the proposals with Council officers. The exhibition and open evenings were promoted by posters in the local area, on Twitter, online and in local media. Local and city wide amenity groups were also consulted. A total of 82 responses were submitted to the online survey.

Background reading / external references

Report to Planning Committee of 28 February 2013, Pilrig Proposed Conservation Area

Page 3 of 26

Report

Pilrig Conservation Area

1. Background

1.1 On 28 February 2013, the Planning Committee approved an appraisal of the historic and architectural interest of the Pilrig area in relation to its potential for designation as a conservation area as a draft for consultation. 1.2 The appraisal of the historic and architectural interest of the area indicated that Pilrig contained a number of interesting buildings and included areas of high quality residential streets. However, with the exception of Pilrig House, it did not include any buildings of significant architectural or historic interest or distinctive character. The area’s value in terms of the wider context of the city appeared to be limited. There were also a substantial number of non-original features, such as more modern windows and doors, in many of the properties. The findings of the appraisal did not provide a strong case for designation. 1.3 In the context of the appraisal, the consultation process was of particular significance. It provided the opportunity to generate additional input on the historic and architectural importance of the area and allow consideration of issues such as a different boundary or the inclusion of parts of the area in adjoining conservation areas. It was also important to gauge the level of support from the local community for conservation area designation.

2. Main report

2.1 This report provides details of the consultation and considers the proposed designation in the light of the responses received. Consultation 2.2 The main part of the consultation took the form of an exhibition, which was displayed in McDonald Road Library between 13 and 24 May 2013. Open evenings were held at the library on the 15 and 22 May which provided an opportunity for visitors to discuss the proposals with Council officers. The exhibition and open evenings were promoted by posters in the local area, on Twitter, online and in local media.

Page 4 of 26 2.3 Responses were received by direct e-mail contact, letter and through an online survey. The online survey required Yes or No answers to two questions: 1. Do you think that Pilrig should become a conservation area? 2. There are more controls over alterations in conservation areas. Do you support the extra controls? 2.4 A total of 82 responses were submitted to the online survey. The following charts show the responses:

2.5 90.2% (74) of respondents are in favour of the conservation area designation, 6.1% (5) are against and 3.7% (3) don’t know. 87.8% (72) of respondents are in favour of the additional controls over alterations in conservation areas, 3.7% (3) are against and 8.5% (7) don’t know. 2.6 This indicates an overall high level of approval for both conservation area status and the additional controls. 2.7 Responses to the consultation are tabulated in Appendix 2. The majority of these are supportive of the proposed conservation area designations. The

Page 5 of 26 limited number of non-supportive comments (which are marked in bold in the table) question the quality of the area for conservation area status. 2.8 Mark Lazarowicz MP supports the proposal for a Pilrig Conservation Area. He notes that Pilrig has many of the features of a distinct 'urban village' with a number of attractive architectural features and historic buildings. He believes it would enhance that status if it were to be designated a conservation area and hopes that the Council will decide accordingly.

2.9 Malcolm Chisholm MSP considers it appropriate that the area should be granted conservation status and notes that the proposal has strong local support.

2.10 Councillor Maggie Chapman supports the proposed designation of Pilrig as a conservation area, as it meets the criteria of historic and architectural interest as outlined in the Scottish Historic Environment Policy. 2.11 Councillor Nick Gardner supports both the designation of the Pilrig Conservation Area and the proposal to realign the boundaries. Councillor Gardner notes that the heritage of the Leith area and its promotion are a crucial part of the regeneration process and the drive to promote Leith as a destination for visitors.

2.12 The Cockburn Association supports the designation of Pilrig as a conservation area and is encouraged that it is a community led initiative. It notes the architectural interest and distinctive character of Rosslyn Crescent/Street, Cambridge Gardens/Avenue, Balfour Street and the Pilrig Cottages. It suggests the boundary would be redrawn to include the upper part of Pilrig Street, Middlefield and upper Balfour Street and this would require the boundary of the Leith Conservation Area to be adjusted.

2.13 The Leith Business Association supports the proposal which it considers will bring benefits for the area. 2.14 The Leith Central Community Council consider that conservation area status is required for Pilrig to prevent the loss of local character due to the incremental substitution of inappropriate replacements for original features. This is considered particularly important in an area like Pilrig where the characteristic street form consists of terrace houses or tenement flats. Criteria for Designation of a Conservation Area 2.15 The statutory definition of a conservation area is ‘an area of special architectural or historic interest the character or appearance of which it is desirable to preserve or enhance’. The Scottish Historic Environment Policy specifies that it is the character or historic interest of an area created by individual buildings and open spaces and their relationship one with the other which the legislation covering conservation areas seeks to preserve.

Page 6 of 26 2.16 The principles of selection for designation as a conservation area are broadly as follows: • areas of significant architectural or historic interest in terms of specific listed buildings and/or ancient monuments; • areas of significant architectural or historic interest in terms of building groupings, which may or may not include listed buildings and/or ancient monuments, and open spaces which they abut; • areas with features of architectural or historic interest such as street pattern, planned towns and villages and historic gardens and designed landscapes; and • other areas of distinctive architectural or historic character. 2.17 In designating a conservation area, consideration also has to be given to the reasons why it is felt that it should be protected. These may include: • its special architectural and historic importance; • its distinct character; • its value as a good example of local or regional style; • its value within the wider context of the village or town; and • its present condition and the scope for significant improvement and enhancement. 2.18 Whilst local support is important, it is not the statutory criteria for conservation status. The designation of a conservation area must be based on the historic and architectural interest of an area. Conservation area status is not intended to act as a means of controlling development. Assessment 2.19 Pilrig has more limited architectural qualities than some existing conservation areas in Edinburgh. However, it has elements which meet a number of the criteria specified in the Scottish Historic Environment Policy for designation of a conservation area in terms of building groupings, street pattern, distinct character, value as a good example of a local style within the wider context of city, present condition and the scope for improvement and enhancement. 2.20 The results of the public consultation indicate that, there is substantial support for the proposed designation and the additional planning requirements that would follow from designation. This is significant in terms of the potential for enhancement and improvement in the area.

Alternative boundary

2.21 There has been discussion during the consultation about the potential to extend the boundary of the proposed conservation area to include buildings at the Leith Walk end of Pilrig Street and part of the northern side of Leith Walk, as shown

Page 7 of 26 on the map at Appendix 3. This boundary more closely follows the line of the original Balfour Estate on which Pilrig developed and would include significantly more listed buildings. It is proposed to adopt this new boundary.

2.22 This revised boundary significantly enhances the historic and architectural value of the proposed Pilrig Conservation Area. It encompasses part of the existing Leith Conservation Area and areas which are not in an existing conservation area or the originally proposed boundary of the Pilrig Conservation Area. The adoption of the extended boundary would require an amendment to the existing boundary of the Leith Conservation Area.

2.23 Owners in the extended area which is not part of the existing Leith Conservation Area or the originally proposed boundary of the Pilrig Conservation Area have all received a letter informing them of the potential inclusion of their properties in a conservation area.

2.24 The Appraisal of Pilrig (Appendix 1) has been amended to take account of the recommended boundary changes. This includes a revised plan and text amendments which are shown in bold italics. Implications of Conservation Area Status

2.25 Designation as a conservation area results in a number of additional requirements: • planning permission will now be required for any improvement or alteration to the external appearance of a flatted dwelling; • conservation area consent is required for demolition; • replacement windows may require planning permission and will be assessed in line with Council guidance; • special attention must also be paid to the character and appearance of the conservation area when planning controls are being exercised. Most applications for planning permission for alterations are, therefore, advertised for public comment and any views expressed must be taken into account when making a decision on the application; and • notice is required to fell or severely lop trees within the conservation area. 2.26 The next step would be the formal designation of the conservation area by legal notice in a newspaper circulating in the area. Subject to approval this would be implemented by the end of October 2013.

Page 8 of 26 3. Recommendations

3.1 It is recommended that the Council approves the designation of the Pilrig Conservation Area with an extended boundary to Leith Walk.

Mark Turley Director of Services for Communities Links

Coalition pledges P40 Work with Edinburgh World Heritage and other stakeholder to conserve the city's built heritage Council outcomes CO19 Attractive places and well maintained – Edinburgh remains an attractive city through the development of high quality buildings and places and the delivery of high standards in the maintenance of infrastructure and public realm.

Single Outcome Agreement SO4 Edinburgh’s communities are safer and have improved physical and social fabric.

Pilrig – Appraisal of Historic and Architectural Appendix 1: Character Interest Appendix 2: Consultation Responses Appendix 3: Revised Boundary *

Page 9 of 26 APPENDIX 1 PILRIG - APPRAISAL OF HISTORIC AND ARCHITECTURAL INTEREST INTRODUCTION

The area under consideration incorporates a mainly residential area to the north west of Leith Walk. The boundary is irregular: to the north west it follows part of Broughton Road from North Pilrig Heights to Stanwell Street, to the north east it follows the boundary of Pilrig Park and the rear of a terraced block on Balfour Street, to the south east it follows the centre line of Leith Walk and to the south west it runs irregularly to the western boundary of . The boundary includes the large open spaces of Rosebank Cemetery and Pilrig Park. The recently approved Pilrig Model Buildings (Shaw's Place) Colony Conservation Area lies immediately to the south of the area. HISTORICAL ORIGINS & DEVELOPMENT Pilrig is shown on maps as early as 1654 and is recorded as Peilrig in 1438. The name is Anglian pyll hrycg, a ridge by a stream, and Pilrig House, which was built near the centre of the original estate, stands on a ridge near the Broughton Burn. Another potential derivation of the name is from a tower (pil/peel) at the end of a field (rigg). It is also suggested that the name may have originated from an earlier building on the present site of Pilrig House as the strength and thickness of the basement walls may have been the foundations of an earlier towerhouse.

Page 10 of 26 Legend has it that the country house of Mary of Gueldres, Queen to James II of , stood here in the 15th century, although there is no documentary evidence for this. However, it is known that the land was owned by the family of Monypenny, Lairds of Pilrig, in the 16th century. Recent archaeological excavations in Pilrig Park revealed the remains of Somerset's Battery, or Mount, an artillery fort constructed during the in 1560. This was one of two major forts linked by trenches that encircled Leith, and these are the only 16th Century siege works in Britain. These excavations also uncovered the 17th and 18th century walled gardens and park associated with Pilrig House. Pilrig House is a late example of a traditional Scottish Laird’s house. It dates from 1638 and was built for the Edinburgh goldsmith Gilbert Kirkwood. The original L-shaped plain house, in harled rubble was later embellished with a classical doorway and a curvilinear gable. The house passed through several owners, before being purchased in 1718 by with money received in compensation for losses made in the failed Darien expedition to colonise Panama in the late 17th century. The author 's grandfather Lewis Balfour was born in the house in 1777, and Stevenson mentions it in two of his novels. A plaque unveiled in 1985 on the reopening of the restored building has a quote from Stevenson's novel, Catriona - 'I came in view of Pilrig, a pleasant gabled house set by the walkside among brave young woods.' In 1828, the house was extended by the architect William Burn by filling in the angle of the "L” plan. The house was burned out around 1970 with all the interior destroyed. It was comprehensively restored in 1984-5.

John Ainslie's map of 1804 shows that the Balfour estate covered most of the area of the Pilrig area with the exception of Rosebank Cemetery, which was built on land owned by Dr Hamilton, and part of Shrubhill, owned by the Heriot's Hospital. The estate's northern boundary was the present Bonnington Road, the western boundary followed the present western boundary of Rosebank Cemetery to Shrubhill House, the southern boundary was up to, but not including,

1804 Middlefield and the buildings fronting Leith Walk, and the eastern side was roughly parallel to the western side, ending with the present Balfour Street, called on this map Pilrig Avenue. Pilrig Street, which formed the boundary between the burghs of Edinburgh and Leith, was marked here 'New Road from New

Page 11 of 26 Haven to Edinburgh'. Apart from Pilrig House, the few buildings shown on the estate in 1804 have not survived. By the beginning of the 19th century, the expansion of both Edinburgh and Leith meant that house building was increasing in the Pilrig area. Kirkwood's 'Edinburgh and Environs' 1817 show the oldest terraced housing which line the Leith Walk end of Pilrig Street already built, plus a possible feuing plan for later additions. Arthur Street, Balfour Street and James Street (now Spey Terrace) follow their present street pattern. The map also shows three streets that were never built. These crossed and centred on Pilrig Street, and were to be called Melville Street, Whyte Street and St Cuthbert's Street. These streets were to be feued for detached houses, as was Arthur Street. However James Street appears to have been laid out as terraced houses with individual gardens, similar to those already built on Pilrig Street, while Balfour Street was intended to have tenements. If this plan had been completed, Pilrig might well have developed as a villa area. However from 1825 onwards, there was a progressive decline in the rate of property development in Edinburgh and Leith as the financial crisis of 1825-6 deepened. This meant that there was now an oversupply of land which, although feued for building, remained undeveloped. The history of building in Pilrig confirms this pattern, and the delay in speculative 1807 building and the growing industrialisation of the wider area around Pilrig affected the earlier plans for the creation of a residential suburb. The next area to be feued was land beside Arthur Street, where detached villas had been envisaged in 1817. Here a row of terraced cottage-style dwellings, called Pilrig Cottages, was built by Robert Simpson, mason, who retained Number 1 and advertised on 26th November 1862, Numbers 2, 3, 4 and 5 for sale or let as 'Now finishing, Private entrance from Arthur Street, Leith Walk. These Cottages have good Family Accommodation with Water Supply, Gas, Grates, W.C., Flower Plot, and Right to Green' (Scotsman 26/11/1862). The allotments between the cottages and the present Cambridge Avenue date from the time when Pilrig Cottages were built and in 1933, twelve plots were registered here; there are now seven. The scale of building in these small and almost rural streets of Pilrig can be contrasted with the increasing industrialisation of the surrounding areas in the 1850s and 1860s. In the Bonnington area to the north of Pilrig House, the old cottages and nursery- gardens were gradually removed, and tenement blocks and factories began to fill the space between Bonnington Road and the . The opposite boundary of the

Page 12 of 26 Balfour estate had also become surrounded by building on neighbouring properties, and Johnson's Plan of Edinburgh and Leith of 1851 shows the Shotts Foundry built beside the Leith Walk end of the original driveway to Pilrig House. The main entrance to the house was now opposite the Edinburgh and Leith (later Rosebank) Cemetery on Pilrig Street. By 1868, the railways had arrived on the edge of Pilrig (built on the land owned by Heriot's Hospital) when a passenger station for the the Edinburgh, Leith and Newhaven railway line opened at Leith Walk. The then Laird, John Balfour, now began the systematic feuing of more of his property. This involved the most easterly section, in the angle formed by Leith Walk and Pilrig Street. In 1868, a feuing plan was drawn up by the architect R Rowand Anderson. Anderson's elevations deliberately followed the old Scottish style of architecture of Pilrig House and thus preserved in the proposed new streets 'a certain resemblance to the ancient mansion which will probably ere long be elbowed out of its place. While reproducing the picturesque forms of a 1888 bygone age, the architect has shown no little skill in adapting those forms to the requirements of modern life' (Scotsman 16/6/1870 'Feuing at Pilrig'). The feuing plan had as the main artery the present Balfour Street, which followed the line of the old tree-lined avenue leading from Leith Walk to Pilrig House. The new street was to be about 75 feet wide and it was expected that it eventually would cut through to Bonnington Road. By 1878, there were 13 tenements of working men's houses on the north side of Balfour Street. Because Balfour intended that the remainder of the new housing should reflect that already built in the area, the aim was not to follow the main tenemental building form of Leith Walk but to retain the character of the existing self-contained houses, and provide accommodation for well-to-do artisans. It was said that ‘So various streets of little pleasant dwellings sprang up in the neighbourhood of Pilrig Street. He (Balfour) refused to make haste to be rich by accepting every bid for ground' (The Balfours of Pilrig). From Balfour Street, three cross-streets 50ft wide (similar to the earlier feuing plan shown on Kirkwood 1817) were to be carried at right angles through the broad strip of ground between Balfour Street and Pilrig Street. The spaces between the cross streets

Page 13 of 26 were to be occupied by two main oblong blocks of dwelling houses plus several smaller blocks of houses were to fill up the angular spaces between Leith Walk, Balfour Street and the northern end of Arthur Street. However the layout of this plan was amended, when the land was feued to James Shaw in 1881 for the erection of the two storey terraced houses at Cambridge Avenue and Cambridge Gardens, which were advertised in January 1886 as 'small self-contained dwelling houses, well built and carefully painted' at a price of between £300 for the corner flats and £500 for the houses. In the same advertisement, the development was described as being 'central and convenient with all the amenity and quiet of a country residence' (Scotsman 30/1/1886). The growing population in the area in the 1860s and 1870s meant that there was pressure on schools. The Balfour family took a particular interest in education, and Mrs. Balfour formed a committee to start a school at Bonnington Hall until the new Board School on the edge of the Balfour estate was completed. The Education Bill of 1872 put the care of the children under the School Boards, and Bonnington School was opened in 1875. Building on the Edinburgh side of Pilrig Street continued during the 1880s, first with Rosslyn Crescent and Rosslyn Street (1888). This development was followed by two storey terraced houses along Pilrig Street, with three storey tenements at the corners of the cross streets such as Dryden Terrace. The feu charters for Rosslyn Crescent and Rosslyn Terrace were very specific about the details of the houses, and all plans had to be submitted for approval by John Balfour, the 4th laird of Pilrig. Balfour was anxious to encourage the building of “houses that well to do artisans could look forward to purchasing”. In 1922, the Council purchased twenty acres of the Balfour Estate for recreational use by the 'population of the congested area in its neighbourhood with Pilrig House'. (Scotsman 11/1/1921). This also fulfilled a condition of the Extension Act of 1920, when Edinburgh and Leith were amalgamated, which required Edinburgh Council to provide and maintain a public park in close proximity to the Leith district.

Under the terms of the sale to the Council, the house and ground in its immediate vicinity (approximately 5.6 acres) were not to be transferred until the death of the last of the Balfour spinster sisters who lived there. The surviving sister, Miss Balfour-Melville, died in 1941 and the house was gifted to the Council with the intention that it became a museum or a charitable institute. It was subsequently used as a civil defence centre, a boys' club and a firemen's hostel and in 1946 provided emergency accommodation for ten homeless families. By 1954, it was vacant and in the early 1970s fires destroyed the roof and upper floors. The fortunes of the house improved in 1983 when, following an architectural competition, restoration and conversion to six flats was undertaken by Michael Laird Architects.

The Caledonian (Goods) railway branch, which was built in 1903 from Newhaven to Leith Docks, ran diagonally on an over-bridge across the intersection of Pilrig Street/Newhaven Road and Bonnington Road. The railway track ran close to the back of Pilrig House and diagonally across the present Pilrig Park. The railway embankment

Page 14 of 26 which used to enclose the Park on its west and north sides, was removed in the 1980s. An earlier railway line, the Edinburgh, Leith and Newhaven Railway (later the North British Railway) had a station at Leith Walk which opened in 1868. The station was closed to passengers in 1930, but traces of the platform remain near Shrubhill.

Rosebank Cemetery (previously the Edinburgh and Leith Cemetery) at the north end of Pilrig Street was one of six cemeteries opened in Edinburgh between 1843 and 1847 (the others are , Dean, Newington, Dalry and Grange) by a number of speculative cemetery companies.. The cemetery that is now Rosebank was laid out by the Edinburgh and Leith Cemetery Company to a plan by and opened on 20th September 1846.

The Cemetery contains monuments to several minor historical figures, including the grave of Christian Salvesen and a tombstone erected by Queen Victoria to the memory of a maid who died in 1854 on a visit to Edinburgh. The main historical interest is the Gretna Memorial, erected in 1916, to those who died in the Gretna Rail disaster. This occurred on 22nd May 1915 at Gretna War Memorial Quintinhill near Gretna, and involved a south-bound troop train which crashed into a stationary local train and was then hit by the north-bound express. There were 226 fatalities, the greatest loss of life ever for a rail crash in Britain. The dead included 214 soldiers from the 7th Battalion, the Royal Scots, on their way to Gallipoli. The soldiers were known as the 'Leith Battalion' due to the large number who came from the area. 107 of the dead were brought to the former Drill Hall in Street, which was used as a temporary mortuary. A service was held there (the Scotsman reported that painful and heartrending scenes were witnessed) followed by a funeral procession down Pilrig Street, which was lined with crowds of people, to Rosebank, where most of the dead were buried in a mass grave. An annual remembrance service is held at the Cemetery. A plaque on the gates of the cemetery incorrectly gives the date of the disaster as 1916. In 1893, Edinburgh Corporation started to replace all the horse-drawn tram routes with cable power. This was a different system to that used in Leith, which had electrified trams since 1905. Pilrig was the point where passengers going between Edinburgh and Leith had to change trams from Leith's electrified system to Edinburgh's cable system. This inconvenience was known as the "Pilrig Muddle" and remained until Edinburgh's cable cars were replaced by electric trams in June 1922, allowing a through journey between Edinburgh and Leith. SPATIAL STRUCTURE AND TOWNSCAPE

Page 15 of 26 The proposed Pilrig Conservation Area lies midway between Edinburgh and Leith to the west of Leith Walk and is intersected by Pilrig Street, which formed the historical boundary between the two burghs. In spite of the fact that the area was governed by different town councils until 1920, when Edinburgh and Leith were amalgamated, the layout of the area reflects its long history as a coherent entity as the former Balfour family estate. The spatial structure of the area is characterised by its varied street pattern and terraced properties, contrasted with the green space of Pilrig Park and Rosebank Cemetery. The scale is set by two storey housing. The area is situated on the gentle slope down to Newhaven and Leith, with the large area of open space of Pilrig Park and Rosebank Cemetery in the northern half, and most of the housing and former industrial development in the south. This reflects the Balfour family’s aim to maintain the rural setting of Pilrig House by first feuing land for housing development nearer to Leith Walk. The area was planned incrementally and the spatial structure is characterised by varied street patterns and different scales of the mainly terraced housing, built from the early 19th century until the 1930s. The area is relatively low density, given its proximity to central Edinburgh, and although there are some streets, such as Balfour Street, Dryden Place and Spey Street which follow the traditional tenemental scale of Leith Walk, other streets consist mainly of stone-built terraced housing. The larger houses are along Pilrig Street, with the early 19th century housing at the southern end of the street and infill Victorian development towards the north. Pilrig Street is built up on the western side, with the houses having a pleasant open view over Pilrig Park. The cross streets, as a contrast to this, have a sense of enclosure, with speculatively built small-scale housing for skilled artisans and lower middle class owner occupation. At an even smaller scale, some of the streets that were built in the mid 19th century for rental take the form of urban cottages. The wide spectrum of housing, from rather grand terraced housing to urban cottages and small flats, has resulted in an unusually high level of social mix in the area. The area is mainly comprised of low rise residential development. The predominant height is two storeys but there are a small number of flatted elements of mainly three and four storeys. The buildings are complemented by garden settings and stone boundary walls. The stone boundary walls give definition to the street layout and create a clear distinction between public and private spaces. Essential Character: Spatial Structure and Townscape •Tranquillity due to lack of through traffic within the residential streets; •Extensive use of a restricted palette of natural stone, slate and cast iron details, similarity of proportions and terraced forms provide a unity of character to the area; •Most of the residential development is in the form of terraces; and •Residential streets separated from surrounding development and from major traffic routes. VISTAS The area contains two of the key protected views across Edinburgh to Calton Hill, from the north-east corner of Pilrig Park and from Pilrig Street, near Bonnington Road and Pilrig House. There are also views of Nelson's Monument and the National Monument

Page 16 of 26 from the north corner of Pilrig Park and from the centre of the Park a particularly fine view of these monuments, the City Observatory and the open sky space beyond Calton Hill. Cutting through the area, the view down Pilrig Street towards the green space of Pilrig Park (which is bordered along the Pilrig Street side by a strip of community woodland) is attractive, as is the view down the tree-lined Balfour Street to Pilrig House. The view down the private gardens between Cambridge Avenue and Gardens is also locally important. Essential Character: Vistas • A number of important key views within the area. ARCHITECTURAL CHARACTER The key building in the area is the restored category ‘A’ listed Pilrig House which dates from 1638 and forms a dominating feature in Pilrig Park. The main (south- east) elevation overlooking Pilrig Park has a 3-bay elevation with a curvilinear gable of circa 1700. The early 19th century columned doorway at first Pilrig House floor level is accessed by stone stairs with carved steps. Single windows flank the stairs at ground floor and there are two single windows at second floor level with a bull's-eye window to the gablehead. There is a modern, square, wall-mounted sundial to outer left at second floor level, over a carved armorial stone with angel heads. Aspects of the house, for example the crowstepped gables, influenced the design of other buildings in the area, particularly some of the Balfour Street tenements. The category ‘C’ listed Bonnington School was designed by James Simpson in 1875, with additions in 1907. It is a large two-storey T-plan school, built in cream sandstone with gothic details, together with a detached single storey janitor’s house and play shelters. The rear block has a narrow linking section and separate doorways inscribed 'Girls' Entrance' (NE) and 'Boys' Entrance' (SW) to each side of the link. The category ‘B’ listed Rosebank Cemetery has a near rectangular plan, was designed by David Cousin and opened on 20th September 1846. It has sandstone rubble coped and stepped boundary walls enclosing and dividing the site. The headstones are predominantly later 19th century, with several column memorials (with urns surmounting some). There is a central walled pend to the middle of the site and some gravestones are now set in the boundary wall, The Gretna War Memorial is on a granite

Page 17 of 26 plinth to the south-east and there is also notable pink sandstone gothic memorial, 1911, to Christian Salvesen. Pilrig Street is characterised by terraced housing dating from the 19th century. The group of Georgian terraced townhouses closer to Leith walk are listed for their particular fine quality.

94 Pilrig Street Pilrig Street The two storey Baronial villa at 94 Pilrig Street dates from 1857 and is category ‘B’ listed. Rosslyn Crescent/Street is a bottle-shaped development of mainly two-storey terraced houses surrounding a narrow central garden space. Cambridge Gardens and Avenue consists of terraces of bay-windowed single storey houses with slate mansard roofs.

Cambridge Gardens

Pilrig- Dalmeny Church

Pilrig Dalmeny Church, with adjoining halls, at the corner of Leith Walk and Pilrig Street is a Category ‘A’ Listed Building

Page 18 of 26 which form a significant local landmark. The Church was designed by Peddie and Kinnear and dates from 1861. It is a rectangular plan Italian Gothic church with a south corner tower. The Halls were designed by Sydney Mitchell and date from 1892.

A number of listed Georgian terraces set back from heel of pavement are typical of the section of Leith Walk in the Pilrig area. This is a different character from the Victorian tenements which typify much of Leith Walk. The surviving remains of the industrial development at Shrub Place – the Shrubhill Tramway Workshops and Power Station are of industrial archaeological interest. The oldest buildings were built in 1898. The original buildings are red brick with sandstone bands and have a number of interesting features, such as large round arched recessed openings, shaped pediments and circular windows. Internally, there is a grand painted brick interior with recesses through from the exterior arches and an exposed steel roof construction with a clerestory band. The chimney is included in the listing, although it was reduced in height around 1975. The gabled retaining wall to Shaw's Colonies has been kept after demolition of the tram works. The predominant building material within the area is grey sandstone. A few of the traditional building are also harled. The boundary walls throughout the area are in natural stone. The most widely used roof covering is grey slate. A significant number of original sash and case windows and timber doors have been replaced throughout the area.

Essential Character: Architectural Character •The architectural significance of individually designed villas in the area; •The variety of architectural styles that contribute to the overall character; •Quality stone-built architecture of restricted height enclosed by stone boundary walls; and •The significant degree of uniformity resulting from the predominant use of traditional building materials: local sandstone for buildings and boundary walls and Scots slate for roofs.

NATURAL HERITAGE There is a high proportion of green space for an area close to the centre of Edinburgh. Pilrig Park is an extensive area with many mature trees and play areas which is used for a variety of recreational activities. Rosebank Cemetery also makes a significant contribution to the extent of green spaces in the area.

Page 19 of 26 Cambridge Gardens Allotments

There are large areas of allotments behind Cambridge Gardens, with 30 plots, and more allotments behind Pilrig Cottages. Allotments, especially those in built up areas, contribute significantly to the biodiversity of the urban environment, providing food and shelter to many plant and animal species, as well as functioning as an important link in the greenspace network. Private gardens are particularly important for providing suitable habitats for birds and wildlife and there is also a recently designated Community Garden for Cambridge Gardens and Cambridge Avenue. The green space in Rosslyn Crescent is known as the Plantation or the Planny. The deeds of every house in the street refer to access to the “pleasure gardens” it was formerly surrounded by railings which were removed in wartime

Essential Character: Natural Heritage •The biodiversity importance of the allotment sites; •The importance of Pilrig Park as a central area of open space; and •The significance of mature trees.

ACTIVITIES AND USES The area is predominantly residential with Pilrig Park forming a significant area of open space. The main retail spaces in the area are on Leith Walk, with small corner shops for daily needs on Dryden Street/Spey Terrace and Balfour Street/Cambridge Avenue. One of the earliest groups of immigrants to the area were migrants from the Northern Isles. This resulted in the formation of the Edinburgh and District Shetland Association in 1928. In 1962, premises at 11 Pilrig Street were purchased as their headquarters and named the Zetland Hall. Although this was sold in 1983, the heritage lives on in the fiddle classes for local children held in the hall of Pilrig Church and the designation of the (former) Bonnington School as the new Gaelic primary school for Edinburgh.

Page 20 of 26 Essential Character: Activities & Uses •Predominance of residential use; and •Contrast between activity on Pilrig Street and Leith Walk, and general tranquillity in the residential streets.

Page 21 of 26 APPENDIX 2: Consultation Responses (Non-supportive comments are marked in bold text)

1. Do you think Pilrig should become a Conservation Area ? Public Responses Council Response

It is an old village with an interesting heritage Noted

I have only recently moved into the Pilrig area, having bought a Noted property on Pilrig Street. I don't know very much about the area to be honest with you, but if conservation status has any impact on amenities and services (litter and fly-tipping around here, for example are certainly problems), it can only be a good thing.

There are many building etc in this area of historical significance Noted

Unique neighbourhood Noted

As a resident of Pilrig Cottages, and an architect specialising in Noted urban form, I believe that there is historical merit in the Pilrig area significant enough to merit conservation area status. Pilrig contains a range of diverse historical urban and building forms as well as individual buildings of architectural merit. Pilrig Cottages itself are a rare example of cottage style living within a modern highly urbanised area. Examples such as the cottages reflect how distinctive building types can possess an enduring appeal and value to communities, sufficient in this instance for them to resist the very strong development pressures and urbanisation around them and retain their unique character. This is an excellent example of urban sustainability. It is important that the council now reflect the rare and distinctive historical character of such issues with conservation area status.

I've been researching the history of Broughton for many years and Noted have become aware that neighbouring Pilrig also has a fascinating past. Surely reminders of that past – for example Rosslyn Crescent and Pilrig – House should be protected

Should have happened long ago - it is both Edinburgh and Leith and Noted a very important historic area

Pilrig should be a conservation area because it is a lot more Noted. The boundary change interesting both from a historical and architectural standpoint than is recommended. some of the villa areas of Edinburgh that have already been given this status. I would strongly prefer that the whole of Pilrig, including the part now in Leith CA should be in one unified area. This would make the most sense

Example of early urban planning by Balfour estate. Rowand Noted Anderson designed houses in Rosslyn Crescent adds to this uniqueness.

Such a move will benefit very few in the area which badly needs Noted

Page 22 of 26 investment of a much more pressing kind.

Good idea. Should preserve the history and spirit of the area. Noted

Wonderful idea Noted

Stops satellite dishes Noted it is an attractive area worth protecting from inappropriate Noted development.

Pilrig has number of buildings of particular historic and architectural Noted merit, particularly the large Victorian properties and the smaller terraced cottages, which are unusual so close to the centre of Edinburgh.

Yes, to stop people putting in windows that do not suit the area and Noted making inappropriate changes that spoil the look of the street. I live in Cambridge Avenue

Strong architectural heritage in an important historical area close to Noted the city centre

Help protect the buildings of architectural value in the community, Noted which currently are in danger of damage from careless alterations

Because it is a unique area within the eastern confines of the city Noted and therefore easy to spoil.

Preservation of a distinctive part of Edinburgh with social reach. Noted

To preserve its character. Noted

Pilrig has its own "feel" and historic buildings, it's not wholly Leith and Noted certainly not Edinburgh!

It contains the history of the Balfour estate plus Pilrig House, and Noted many of these buildings need specific preservation.

For maintenance of architectural, historical, park history. Noted

This is being driven by one individual because under PD right a Noted neighbour had an extension and this individual didn’t like it, so a campaign to protect the area ensued. I don't think Pilrig is particularly deserving of this status.

I think it has lovely historic buildings and a real unusual character, I Noted love walking round it.

Pilrig has a distinct character and charm from that of the predominant Noted Victorian tenement character of most of Leith as well as an historic association with the Balfour family and Robert Louis Stevenson. This is important to safeguard. Also it will raise the appreciation of the area and should hopefully encourage owners to remove some of the existing inappropriate alterations.

Page 23 of 26 Historic buildings need to be preserved. Noted

Chiefly because it is of historic value. Noted

Pilrig includes buildings of great architectural interest that should be Noted protected and preserved.

Coherent historic area, important architectural features in danger of Noted degradation, if action is not taken now there will cumulative loss of quality in the fabric of the area.

Pilrig is of importance in both the history of Edinburgh and Leith. Noted

I don't think it is of sufficient quality. Noted

There are a large number of buildings of significant historical Noted importance and these should be preserved and changes to these buildings should be strictly controlled.

It is an old village with an interesting heritage. Noted

As a resident of Cambridge Avenue, I had no information about the Noted. proposals. I need more information in order to make an informed decision.

2.There are more controls over conservation areas. Do you support the extra controls?

Public Responses Council response In theory, yes. However, my knowledge is limited. I also have to say: two basic questions like this doesn't really constitute a Noted. Details of the implication of consultation on this topic. Some more detailed questions conservation area status were outlining potential advantages/disadvantages would have been provided on the web and at the helpful. consultation exhibition. To safeguard against demolitions etc by developers Noted Does it make sense to designate a 'conservation area' without extra controls? This must happen if the area isn't to go downhill, particularly in a time when money is short. Noted Very strongly, these would protect the integrity of the area. Noted Will keep the cohesiveness of the housing features together. Noted If it they support keeping the integrity of the area then I support more controls. Noted I strongly feel that there should be controls to preserve our nice area. Noted Window replacement, roof alteration and facade alteration Noted It is important to safeguard the future and respect the past. Noted Preservation of distinctiveness To prevent over development and endless characterless executive homes and flats Noted

Page 24 of 26 If extra controls would prevent inappropriate alterations to the historic built environment then that can only enhance the area Noted As much of the buildings should be preserved as possible if they are about maintaining historical features and the overall aspect of the area Noted The recent relaxation of planning by way of permitted development is of concern for areas such as Pilrig and maintain the previous, if not enhanced level of control is welcome. Noted Buildings of interest should be protected Cheap, shoddy and unsympathetic alterations are all too easy options for owners looking to cut corners on changes to their properties. Noted It is important to have adequate planning controls to maintain, or even improve, the architectural integrity of the area. Noted Sometimes feel they are a bit unnecessary. Noted In general yes, but if this is to apply in Pilrig then I'm against it. Before we know it everywhere will be a conservation area. Noted Changes to any of the older buildings in the area should be strictly controlled. Noted Protect appearance of the area. Noted Helps preserve distinct character and ensures alterations are of commensurate quality and add to character. Noted

Page 25 of 26 APPENDIX 3: Alternative Boundary