Planning Committee 10am Thursday 8 August 2013 Pilrig Conservation Area Item number Report number Wards Leith Walk 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: [email protected] | 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 Leith Walk. 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.