396 Gorgie Road, Edinburgh

.. DINB RGH. Itemno 16 Report no THE CITV OF EDINBURGH COUNe&L Planning Permission 11/02827/FUL at 396 Gorgie Road Edinburgh EH112RN

Development Management Sub-Committee of the Planning Committee

1 Purpose of report

To consider application 11/02827/FUL, submitted by Chamic Developments Ltd - Mr Charles Hunter. The application is for: Demolition of all existing buildings on site and erection of a 318-bedroom, student accommodation development incorporating retail and office use (as amended) .

•t is recommended that this application be GRANTED by Committee.

2 The Site and the Proposal

Site description

The application site, which measures 0.61 hectares and is roughly triangular in shape, is currently occupied by a number of single-storey commercial units. The site fronts Gorgie Road from which vehicular access is taken. There is a secondary access road to the north-east of the site, which primarily serves a residential parking court.

Interrupting the Gorgie Road frontage is a 19th Century, 2-storey building that formerly operated as a vet surgery. Further to the north,:,east is the former Roxy Cinema, which is C(s}-listed (reference: 44618) and has been converted to residential use with a shop on the ground floor. Opposite Gorgie Road, is BT House, which is now largely vacant. To the north of the site is an 8-storey residential block. The area to the north-west and west of the site is largely occupied by commercial premises. Site History

26 March 2008 - An application for the demolition of existing structures on site and formation of a mixed use development comprising relocation of vet on site, 387 student bed spaces, 11 private flats, 1224sqm of retail space and associated amenity space was withdrawn (Application reference - 07/04494/FUL).

26 February 2009 - An application for the demolition of the existing buildings on site and formation of a mixed use development, comprising 708 student· bed spaces, retail, residential and new vet surgery was refused (Application reference - 08/04049/FUL). The reasons for refusal related to design, height and massing.

Pre-Application Process

In line with planning legislation, a Proposal of Application Notice (10/03266/PAN) was submitted on 15 November 2010 to the Council as planning authority with a copy provided to Gorgie/Dalry Community Council. Further copies were also provided to the Merchiston, Murrayfield, West End, Hutchison/Chesser and Stenhouse, Saughton Mains & Whitson Community Councils. The South West Neighbourhood Partnership and the local ward members also received copies along with the Fountainbridge, Morningside and Balgreen Libraries.

A public exhibition was held in the applicant's office at the application site between 11th and 13th January 2011. A total of 62 feedback questionnaires were received. Issues raised included parking provision, the impact upon privacy/daylight, overdevelopment and the positive/negative impact on the local area.

A copy of the Pre-Application Consultation report is available to view on the Planning and Building Standards Portal.

Description Of The Proposal

Permission is sought to demolish all buildings on the site and erect three buildings to accommodate 318 student bedspaces. The proposals also include new shop and office units at ground floor level fronting Gorgie Road.

Block A

This building will contain 209 bed spaces with a mix of 3,4,5 and 6 bedroom flats and studio flats. All bedrooms will have en-suite facilities and the shared flats will have communal kitchen/living rooms. A reception area, common room, laundry and an internal storage area for 100 bicycles will be located on

2 the ground floor. A shop unit with a floor area of 366 m2 is also proposed on the ground floor.

Block A, which proposes an 'L-shaped' footprint, will be 4-storeys onto Gorgie Road with an additional level of accommodation provided within the pitched roof space. Within the site, this building will utilise site levels to have a further floor of accommodation without exceeding the Gorgie Road ridge height before stepping down towards the boundary. The palette of materials is primarily pre-cast sandstone, pre-cast stone feature panels and cream render with zinc used for the roof and dormer windows.

Block B

This building will contain 76 bedspaces with a mix of 5 and 6 bedroom flats and studio flats. The building will have a similar internal arrangement in respect of bathroom, kitchen and living rooms as Block A.

Block B will be 4-storeys high with accommodation also situated within the roof space. The palette of materials will replicate Block A.

Block C

This building will contain 33 bedspaces provided within 4 and 5 bedroom flats and one 6 bedroom flat. The living accommodation will replicate the other two blocks. The ground floor will accommodate an internal storage area for 50 bicycles. The ground floor will also contain a commercial office measuring 162 m2.

Block C will also be 4-storeys with roof accommodation and the materials will match the remainder of the development.

Amenity Spaces

There will be three, semi-private amenity spaces provided to the rear of Blocks A and B and, in the northern corner of the site. The largest of these spaces, behind Block A, will be mainly grassed but access will have to be maintained for emergency vehicles. The space behind Block B will be block paving and the northern corner will be grassed.

Parking & Access

A new 'street' will be formed, taking vehicular access from Gorgie Road. An existing secondary access to the east of the site will be retained to access the office premises. There will be 30 car parking spaces provided within the site for the student accommodation and the office premises with a further 5 spaces provided on Gorgie Road for the retail unit.

3 Scheme 1

* Student bedrooms reduced from 331 to 318;

* Roof design revised from flat roof to mansard roof with dormer windows;

* The height of Block B and the rear of Block A have been reduced from 6 to 4 storeys;

* The number of amenity spaces has been increased from one to three;

* The elevational treatment has been revised from three different buildings to one consistent design; and

* The road layout has been revised to provide no throughroute.

The following documents have been submitted in support of the application, all of which are available to view on the Planning & Building Standards Portal:

Design & Access Statement;

Planning Policy Statement;

Daylight Statement;

Sustainability Statement;

Landscape & Public Realm Strategy;

Transport Statement;

Noise Assessment;

Flood Risk & Drainage Strategy;

Site Investigation;

Retail Survey; and

Pre-Application Consultation Report.

4 3. Officer's Assessment and Recommendation

Determining Issues

Do the proposals comply with the development plan?

If the proposals do comply with the development plan, are there any compelling reasons for not approving them?

If the proposals do not comply with the development plan, are there any compelling reasons for approving them?

ASSESSMENT

To address these determining issues, the Committee needs to consider whether: a) the principle of the proposed development is acceptable; b) the scale and design of the proposed development is appropriate; c) the proposal preserves or enhances the historic environment; d) the proposal raises any implications for road or pedestrian safety; e) the proposal is acceptable in terms of residential amenity for existing residents; f) the level of amenity afforded to future residents is acceptable; g) the proposal meets the Council's requirements in respect of sustainability; and h) there are any other material considerations. a) The site is currently occupied by offices and small business premises. Policy Emp 4 of the Edinburgh City Local Plan (ECLP) allows the redevelopment of such sites provided that certain criteria relating to new commercial floorspace, compatibility with neighbouring employment uses and regeneration are met. New office and retail floorspace is to be created on the ground floor of Building C fronting onto Gorgie Road. This new floorspace will complement neighbouring employment uses including a car showroom and retail units. The immediate area already accommodates a wide mix of commercial uses and a significant element of housing. The introduction of student accommodation in conjunction with new retail and office space will not prejudice these activities. The proposals form part of the continued regeneration of this section of Gorgie Road on one of the city's main routes. The proposals meet the criteria set in Policy Emp 4.

5 Policy Hou 10 of the ECLP is supportive of proposals for purpose-built student accommodation subject to criteria being met in respect of access to educational facilities and the concentration of students within the locality. The site is well served by public transport with direct bus links to both Heriot Watt and Napier University campuses - the first criterion is met. Regarding student concentration, supplementary planning guidance sets out that a concentration of students in excess of 30% is excessive. The proposals would result in a concentration of 30.98% being created in the locality, which marginally exceeds the guideline figure. However, the application site lies on the boundary of two data zones and the guidelines stipulate that the concentration figure should be based on the two zones combined. The neighbouring zone has a student concentration of 8.63%. The provision of this level of student accommodation is considered to be compatible with the mix of uses within the wider area and the proposals meet the criteria set in Policy Hou 10.

The application site does not fall within any designated retail centre. However, the site is within easy walking distance of the Gorgie-Dalry town centre and as such is considered an 'edge-of-centre' site. Policy Ret 2 of the ECLP supports retail development on 'edge-of-centre' sites provided that it has been demonstrated that there are no suitable sites within the town centre and meets other criteria in respect of vitality, compatibility and accessibility. A retail survey of the town centre has been carried out and of the 287 separate commercial units there are currently 18 sitting vacant equating to 6.2% of the total stock. The size of the proposed retail unit is nearly 372 sq.m and of the 18 vacant units, there are none greater in size than 745 sq.m. It is evident that there are no suitable sites within the Gorgie-Dalry town centre for a retail unit of this size. There are other large retail units within the centre, namely Sainsbury's and Aldi, and a shop unit of the proposed scale would be compatible with the town centre; therefore, an 'edge-of-centre' site can be supported.

The nature of the Gorgie-Dalry town centre is one of traditional tenements supporting ground floor commercial uses flanking a main arterial route into the city centre. The proposals aim to continue this pattern. Gorgie-Dalry town centre has two distinct hearts, set some distance apart. Gorgie has the lower number of vacancies (8 units) and the size of retail units on Gorgie Road vary substantially with Sainsbury's and Aldi notably acting as anchor stores. The proposed unit would sit comfortably within this context and although no end user for the proposed retail unit has been identified, there is no evidence to suggest that the vitality or viability will be adversely affected. On street parking for both cars and bicycles will be provided and the site is well served by public transport; the proposal will help maintain the town centre's accessible position. The proposals meet the requirement set out in Policy Ret 2.

6 In summary, the loss of employment land has been addressed, the proposals will not result in an over-concentration of students in the locality and the new retail f100rspace will not adversely affect the Gorgie-Dalry town centre. The proposals will enhance the regeneration of the area through the appropriate mix of uses and therefore, the principle of the proposed development is acceptable. b) The application site marks a transition within the area from traditional 4- storey tenements to building heights varying from single-storey commercial units and 2-storey semi-detached dwellings to the 6-storey BT House and 8- storey Westfield Court. The proposals continue the tenement scale along the Gorgie Road frontage and utilise a steeply pitched roof - a common feature in this area - to provide further accommodation. The plan form creates a primary frontage to Gorgie Road and a secondary frontage to the new street, this creates a cohesive townscape. Within the site, Block A uses architectural intervention to visibly step down towards the boundary. Block B, whilst of a similar scale to Block C, will have a lower ground floor level that would result in the building sitting lower than the Gorgie Road frontage. By stepping down, the proposals recognise the dominance of Gorgie Road as an arterial route and the new access road as a secondary street. The height of the proposed development is compatible with its surroundings.

The increase in height from the current buildings on site will inevitably have an impact upon the roofline in the immediate locale. The revisions to the roof design help the proposals sit comfortably with the nearby tenements. Longer views are heavily dominated by Westfield Court and BT House and in this context the proposed development will have little impact upon the skyline.

Some concern has been raised over the relationship between the proposals and the 2-storey vet surgery building and how a fragmented street elevation will be created. As previously highlighted, the immediate area supports a variety of building heights and styles. The gables of Blocks Band C have been revised to improve the relationship with the vet surgery, both as existing and as a potential development site, by introducing windows to break up the massing and removing the 'cut-away' to provide a developable edge. The windows will serve hallways and will not compromise privacy or amenity of the vet surgery site. The proposals create a balanced solution which sits comfortably with the retained building without compromising future development.

The architectural treatment has been revised to provide a uniform approach to all three blocks. The fenestration pattern, including dormer windows, replicates elements of a classic tenement design. The use of pre-cast stone and render complements the architectural approach and creates a clearly articulated composition. The architectural approach and choice of materials will enhance the area and is appropriate. A condition is recommended requiring material samples.

7 The layout of the building and amenity space is compatible with its urban context and the parking provision complies with the Council's parking standards. Taking these factors into account, the proposals represent an appropriate quantum of development for the site.

In summary, the layout, scale and design of the proposals in their revised form will sit comfortably in their immediate context creating a logical extension of the neighbouring townscape. c) Directly to the east of the site is the former Roxy Cinema, which is a Category C(s) listed building. The appearance, massing and roof design of the proposals have been revised and are now consistent with the converted cinema. By providing a building of comparable scale, the proposals enhance the setting of this locally important listed building.

Although unscheduled, the application site is recognised as part of an archaeologically significant area in terms of milling industry archaeology and the location of the 15th Century Gorgie House. An archaeological evaluation was undertaken on part of the site and revealed that significant buried remains do survive across the site. Notably, it was demonstrated that the site of Gorgie House falls outwith the application site. The City Archaeologist has confirmed that despite the finds being significant they would not merit refusal of the proposals. However, given that there is evidence of buried archaeology, it is appropriate to impose a condition requiring further archaeological investigation across the entire site.

In summary, the proposals preserve the setting of the listed building and archaeological heritage will be fully recorded. d) There is concern that the proposals will add further pressure to an already heavily trafficked route. It is unreasonable to suggest that all student travel from the site will be on foot, or by cycle or public transport. However, a travel plan including measures such as daily bus passes and further cycle facilities, to be managed by the concierge, will be put in place to encourage students to use alternative modes of transport. Furthermore, the travel plan will be co ordinated with established travel plans for both Heriot Watt and Napier Universities to minimise further the potential for car use.

Transport Planning acknowledge that there will be additional traffic but consider that the impact can be mitigated by the implementation of the travel plan and a financial contribution towards network improvements including real-time information boards and the upgrade of the Gorgie Road/Westfield Avenue signalised junction. The level of traffic generated by the proposed development, in comparison to the number of vehicle movements on Gorgie Road, is not significant. This coupled with the good level of access to public transport, local facilities and the universities, means that a financial contribution towards transport improvements is not commensurate with the scale of development proposed.

8 The proposed circulation of vehicle movements within the site has been revised. The secondary access to the north-east of the site will now serve 4 parking spaces, 2 of which are for use of the office space, and will not offer a through route to the remainder of the site. The prospect of a through route to Stevenson Road is not under consideration as part of this application but the proposed layout would not preclude such a development in the future.

Concern has been raised over the close proximity of junctions onto Gorgie Road, serving the proposed development and the vet surgery, and the impact upon sight lines. The vet surgery has now closed and moved to Chesser. The number of access points will not be increased from the existing situation but the site access will be moved slightly to the east. Transport Planning has raised no objections to this aspect of the proposals.

Parking will be provided for 30 vehicles within the site and a further 5 spaces will be provided on Gorgie Road to serve the retail unit. The retail parking will be set back from The Greenway and the main carriageway and will not disrupt traffic flow. The level of parking proposed fully complies with the Council's parking standards and exceeds the minimum requirement. Transport Planning advises that a contribution should be sought towards the Car Club to encourage non-car use/ownership and address concerns regarding overspill parking. However, with the proposed level of parking on the site exceeding agreed minimum standards and measures in the travel plan to promote sustainable travel, it is not considered reasonable to seek such a contribution.

Cycle parking will be provided for 200 cycles to serve the student accommodation and there will be separate provision for the retail unit. The student provision will be secure and undercover, and will be spread across the site. Whilst the level of cycle parking falls short of the Council's standard of 100%, the provision is significant and it would be prudent to monitor the uptake of this. Should there be sufficient demand, there is capacity within the site to increase the level of cycle parking.

In summary, the level of car and cycle parking provision is appropriate, the proposals will have limited impact upon the local road network and, the proposed layout is considered acceptable in road safety terms. e) Although designed specifically for students, the proposal is primarily residential accommodation and would be compatible with neighbouring residential properties. Any noise problems arising from the proposal could be addressed through separate legislation.

In respect of daylight and overshadowing, an assessment has been undertaken in accordance with BRE guidance and the Council's non-statutory guidelines. The assessment demonstrates that the nearest residential properties - above the vet surgery, Westfield Court and 394 Gorgie Road (former Roxy Cinema) - will not lose daylight as a result of the proposed development on the March equinox (approximately 21 March). The March equinox is generally regarded as the recommended date for assessment.

9 Concern has been raised over possible loss of daylight to the neighbouring bakery/workshop operated by Garvald Edinburgh. Whilst this building is not residential in nature, it offers a day service to disabled adults with learning difficulties. The height of Block A has been reduced nearest the Garvald property and the assessment shows that the proposals comply with the guidelines in respect of daylight. Regarding overshadowing, there will be no impact beyond mid-morning (10am) at the equinox on that property.

In terms of privacy, there will be in excess of 18 metres between windows serving the proposed development and the residential properties at Westfield Court and 394 Gorgie Road. The corner windows on Block B will look onto a blank gable and will not compromise the amenity of the flat above the vet surgery. Block A has been pulled back at the corner nearest the Garvald and now provides more than 9 metres between proposed windows and the boundary. As part of the landscaping plan, details of any new boundary treatments and the upgrading of existing boundary treatments are to be submitted.

There have been a number of comments raising the issue of loss of outlook. The increase in height across the application site will inevitably change the outlook from neighbouring properties. However, the proposed development respects the constraints of the site and is compatible with the urban context.

The introduction of a residential use to the site will inevitably lead to increased activity on the site, particularly in the evenings. The prospect of students has led to suggestions that there will be an increase in anti-social behaviour. Instances of anti-social behaviour are a matter for the management of the student accommodation.

In summary, the proposals are acceptable in respect of noise, overshadowing, daylighting, privacy and outlook. f) Every student bedroom will be served by natural daylight and ground floor windows will be larger to maximise light within those rooms. The blocks will have a minimum of 18 metres between windows to maintain privacy. The standard of internal accommodation is acceptable and could be converted for standard residential use.

Externally, the level of amenity space has been increased. The amenity space has been evenly spread across the application site and has been designed to take account of the sun's orientation. The size of the spaces, including the second floor roof terrace on Block A is sufficient to offer the practical purpose of sitting out rather than only offering visual amenity. It is recommended that a condition be imposed requiring a fully detailed landscape plan to be submitted and implemented to ensure that a high quality external environment is created.

10 , The supporting noise assessment has identified that road traffic noise will potentially disturb future occupiers. Mitigating measures have been identified to address the matter and Environmental Assessment is satisfied that these are acceptable. A condition is recommended to ensure that these measures are implemented. There is also some concern that the future residents could be disturbed by the proposed retail and commercial units. Noise associated with plant and equipment, and music and vocals can be suitably controlled by planning condition. It is not appropriate to condition retail delivery hours as the loading area is on Gorgie Road, which is a busy thoroughfare and neighbouring commercial units have unrestricted access.

In summary, the level of internal and external amenity offered to future residents is acceptable.

g) The applicant has submitted a sustainability statement in support of the application.

Essential Criteria Available Achieved

Section 1: Energy Needs 20 20 Section 2: Water conservation 10 10 Section 3: Surface water run off 10 10 Section 4: Recycling 10 10 Section 5: Materials 30 30 Total points 80 80

The proposal complies with the requirements of Part A of the Edinburgh Standards for Sustainable Buildings.

In summary, the applicants have demonstrated that the proposed development accords with the Council's standards for sustainable building.

h) The application site is not covered by any nature designation. However, the site lies near to an important core area for swifts and it is recommended that the positioning of swift bricks/boxes are investigated in the construction design.

The site has been long established as an industrial site. Given the previous uses, it is appropriate to impose a condition requiring a site investigation to determine whether there are any ground contaminants that would prejudice residential use on the site.

The impact of the proposal upon the water and waste water network has been considered. There is presently capacity within Fairmilehead Water Treatment Works and Edinburgh (PFI) Waste Water Treatment Works to serve the development.

11 Gorgie-Dalry Community Council

The Community Council has objected to the proposal. Full details can be found in Appendix A.

Conclusion

Overall, the principle of the proposed development accords with the development plan and the scale and design has been developed in accordance with the Council's non-statutory guidelines. The general appearance of the immediate area would be improved as would the setting of the adjacent listed building. Any impact upon the local road network will be minimised and there are no road safety implications. Existing residential amenity will not be adversely affected and future residents will be afforded a good quality living environment. There are no other material considerations that outweigh this conclusion.

It is recommended that the Committee approves this application subject to first, the conclusion of a legal agreement in respect of a travel plan and TROs; and, second, conditions relating to materials, archaeology, noise, landscaping and ground contamination.

REASON FOR DECISION

The proposal accords with the development plan and the Council's non statutory guidelines. The scale and design of the proposals are acceptable and there are no adverse implications for road safety or residential amenity. There are no material considerations that outweigh this conclusion.

12 John Bury Head of Planning

, Contact/tel AndrewTriggeron 0131 5293931

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Advice to Committee Members and Ward Councillors

The full details of the application are available for viewing on the Planning and Building Standards Portal: www.edinburgh.gov.uk/planning.

If you require further information about this application you should contact the following Principal Planner, Bruce Nicolson, 0131 529 3516, [email protected]

If this application is not identified on the agenda for presentation and you wish to request one at the Committee meeting, you must contact Committee Services by 9.00a.m. on the Tuesday preceding the meeting. Contact details can be found in the Committee agenda papers.

13 Appendix A ·EDINBVRGH· THE CITY OF EDINBURGH COUNCil

CITY DEVELOPMENT Application Type Planning Permission Application Address: 396 Gorgie Road Edinburgh EH11 2RN

Proposal: Demolition of all existing buildings on site and erection of a 318- bedroom, student accommodation development incorporating retail and office use (as amended). Reference No: 11/02827/FUL

Consultations, Representations and Planning Policy

Consultations

Gorgie-Dalry Community Council

I wish to object to this development (396 Gorgie Road, ref 111028271FUL) as a resident of the area and as planning convenor of Gorgie Dairy Community Council.

Firstly, the consultation process has quite frankly been chaotic. Documents, including those with information on changes to the plans, kept on appearing on the City of Edinburgh Council Planning Portal after the date for submissions was supposed to have closed with no notification to interested parties. We have had to ask for extensions to the consultation period because of this. To me, this is unacceptable and means the consultation process has been seriously flawed.

I have no doubts though that this proposed development is contrary to City of Edinburgh Local Development Plan 2010 policies Des 1, Des 3, Des 4 and Hou 10, as well as the City of Edinburgh Council Student Housing Planning Guidance.

The amenity of neighbours will be materially harmed, by effects on privacy, daylight and immediate outlook as well as the extra number of people in the area. The buildings are simply too high even although they may not be the highest in the area. The design has no flexibility to be adapted to the use of other users in the future as it is student housing. No contribution to the improvement of the public realm has been suggested. It is noted that Garvald Centre is not residential. This may explain why no elevation views from Garvald have been provided despite requests to so. It is however, a place where many people with particular needs spend a lot of time, and their daytime facilities should not be adversely affected. It should also be noted that those present at Garvald include those with autistic spectrum conditions who are likely to be particularly seriously adversely affected by these changes.

14 The change of the boundary wall to a fence is not appropriate as it will affect privacy and security at Garvald. It is also unclear who owns it. Do the developers have the right to rebuild this dividing partition? I also do not believe that a vehicular route between Gorgie and Stevenson Roads through this site is practical, although a pedestrian and cycle route is appropriate. Proper access through the site for users of Garvald would be helpful. The proposed entrance and exit road from the buildings is unsuitable as described, causing problems with accessing the site, and danger for pedestrians. Access to the Veterinary Surgery will also be adversely affected. This will get worse when Telephone House is redeveloped. As access to 394 Gorgie Road is via a private road, it is unclear if this can be used to access the site. All of this is contrary to policy Des 4 of the Local Development Plan.

No management company has been contracted to provide services yet, so it is impossible to say what terms and conditions will be imposed on those living in this proposed development. Napier have stated to me that they have no plans to increase the amount of accommodation they directly manage. I also am concerned if flats are let outside term time that no idea is given who they will be rented to or how their behaviour will be monitored. This means that those living nearby may not have proper redress if anti social behaviour occurs. It is noted that the main source of noise in the area is traffic. This development will increase the amount of noise from this and other sources such as the metal roofs on the bin stores. Excess noise means that some rooms have non-opening windows. This is not acceptable to me in residential properties. Car parking is also an issue as although there is some parking provided, it is unclear how this will be enforced, and because cars are permitted, there may well be overspill into adjacent streets. There is also insufficient cycle parking. A shared space within the development is not a good idea and is unsafe, especially for those with sensory impairments, which many Garvald service users have.

With regard to policy Hou 10, I believe this proposal contravenes this. Gorgie DaIry is also already a very densely populated area, and the effect of the extra residents on the area should not be underestimated, especially a rapidly changing transient group like students. There will also be pressure on local infrastructure such as public transport. To me this is a definite overdevelopment of a small area within an already densely populated residential area. There are other plans for student housing in the area, which may yet go ahead. The demographics of the area will change substantially. This will be to the detriment of the people already living in the area.

With regard to policy Des1, I do not believe this development will contribute towards a high quality living environment. It does not draw upon the positive characteristics of the surrounding area to create or reinforce a sense of place, security or vitality, and will be damaging to the character of the area around it. The buildings proposed are a mishmash of inappropriate heights and materials and the style of building is not appropriate to the area. Flat roofs as proposed are also notoriously prone to problems.

15 The loss of the car repair business is to be regretted, and it should also be noted that there are a number of commercial buildings in the area that have been unoccupied for a significant period. Any office/retail space created is unlikely to be fully occupied, if at all.

There are also some outstanding issues regarding compliance with sustainable building standards, removal of contaminants and archaeological remains to be resolved.

Given the above, the City of Edinburgh Council should refuse planning permission for this development as it stands as it contravenes the City of Edinburgh Local Development Plan and other guidance.

Further comments dated - 13 February 2012

I do not think the concerns I have raised previously have been addressed by the minor changes made to this planning application. All the issues noted in my previous submission still stand. It is also unclear if the points raised by the City of Edinburgh Council transport and environmental health departments in their reports on this proposed development have been acted upon and measures put in place to resolve the issues they note.

I therefore wish my previous submission to be put to the City of Edinburgh Council Development Sub-Committee for their consideration when making their decision on this planning application.

Transport Planning

I would be pleased if the application could be continued.

Reasons;

1. The applicant has provided car parking (30 for the student block) at the lower end of the range as stated in the Council'S parking standards. However, given that there is no controlled parking in the vicinity of the proposed development, it is transports view that parking numbers should be increased to the higher end of the range, namely 55 spaces.

[Notes - CEC parking standards for zone 3a student accommodation (table 5) requires 1 car parking space per 12 beds (min)/ 1 per 6 beds (max) which equates to 27 - 55 spaces].

2. The Transport Statement should be expanded to include more detailed information on public transport/cycle/walking routes to the associated university campus sites, and identify any improvements necessary to ensure these sustainable modes are attractive to the users of the development.

16 3. The road layout as proposed does not comply with the 'Designing Streets' principles and will require amendments, specifically with regard to parking and roads layout.

4. It is noted that if the masterplan layout comes to fruition, much of the parking as proposed for this development will be lost, therefore clarification is required on this issue.

5. The development proposes a parking lay-by on Gorgie Road to serve the retail unit, however this results in the loss of the existing public loading bays which is not acceptable. All parking required for the development should be provided within the site and not result in the loss of current parking provision.

All accesses must be open for use by the public in terms of the statutory definition of 'road' and require to be the subject of applications for road construction consent.

Prior to issuing the consent the developer to enter a suitable legal agreement to make arrangements for the following:- i) Contribute the sum of £7500 towards the Car Club ..

H) Contribution of £12,000 to a real time bus information sign.

Hi) Travel Plan. The travel plan to include for the provision of free bus passes for the students for two years. This will be managed by the concierge for the building. The number of passes will be negotiated with the Council. The travel plan to also include the provision of 50 cycles and secure spaces in addition to the secure spaces being provided for the students. This will also be managed by the concierge, including the maintenance and security of the cycles. Cycle racks will be secure and undercover.

Further comments dated - 17 February 2012

No objections to the application subject to the following condition being applied.

All accesses must be open for use by the public in terms of the statutory definition of 'road' and require to be the subject of applications for road construction consent.

Prior to issuing the consent the developer to enter a suitable legal agreement to make arrangements for the following:- i) Contribute the sum of £7500 towards the Car Club. (Reason: On site car parking has been set mid range in compliance with the current parking standards and to encourage non car use/ownership car club presence will be introduced within / near to the development with a

17 limited number of controlled memberships being provided, this provision will also help address objections in relation to overspill parking in the surrounding streets). Contribution payable on commencement of development and will be utilised within 2 years of first occupation of the student residences. ii) Contribution of £20,000 for improvements to the local road network (Reason: The development will add additional vehicle, including cycle and pedestrian movement onto the network. Improvements will be required as a result and consideration will be given to improvements to the following: Public Transport infrastructure (new bus stops real time information boards and improvements to the Gorgie Road/Westfie/d Av signalised junction) Contribution payable on commencement of development and will be utilised within 5 years of first occupation of the student residences. iii) The operator of the site to provide a travel plan and agree to the management agreement of the plan. The plan framework document to be approved. The plan will make provision for the following 50 cycles and secure spaces in addition to the secure spaces being provided for the students. Also a number of daily bus passes these provisions will be managed by the concierge, including the maintenance and security of the cycles. Cycle racks will be secure and undercover. The travel plan should be formed in conjunction with local institutions own travel plan documentation. ivY The applicant to apply and meet the cost of any Traffic Regulation Orders (TRO) deemed necessary as a result of development Application to be made on commencement of development to ensure any orders are processed and confirmed prior to occupation.(Reason: To control parking in the vicinity of the development in particular the proposed lay-by).

Services for Communities (Environmental Assessment)

The proposal is to develop a piece of land adjacent to Gorgie Road for student accommodation incorporating retail and office use. The development will include the addition of a total of 37 car parking spaces; 30 of those being used for student accommodation. The site is currently occupied by warehouse activities and commercial garages and is bounded to the south-east by residential and mixed commercial properties on Gorgie Road. Retail properties are situated to the north west.

The Scottish Government is committed to low emission vehicles with regards to sustainable transport for the future. City of Edinburgh Council's parking standards now state that developers should incorporate a provision to encourage electric vehicle charging infrastructure throughout all types of development. In an attempt to address the air quality impacts the applicant should investigate the introduction of electric vehicle charging points to a

18 number of parking spaces for the proposed student accommodation, as such an informative shall be recommended.

A noise assessment was undertaken in support of the application which confirmed that the principal source of noise stemmed from road traffic noise. In this regard a condition will be recommended to protect the development from road traffic noise.

Therefore, Environmental Assessment has no objections subject to the following conditions:

Site In General

1. Prior to the commencement of construction works on site:

(a) A site survey (including intrusive investigation where necessary) must be carried out to establish to the satisfaction of the Head of Planning, either that the level of risk posed to human health and the wider environment by contaminants in, on or under the land is acceptable, or that remedial and/or protective measures could be undertaken to bring the risks to an acceptable level in relation to the development; and

(b) Where necessary, a detailed schedule of any remedial and/or protective measures, including their programming, must be submitted to and approved in writing by the Head of Planning.

Any required remedial and/or protective measures shall be implemented in accordance with the approved schedule and documentary evidence to certify those works shall be provided to the satisfaction of the Head of Planning.

Student Accommodation

2. The development shall be completed in accordance with the acoustic requirements specified in the RMP noise and vibration technical assessment No. R-5717-MI-CS (Dated October 2011). The requirements are detailed in paragraphs; 7.4 &, 7.6 -7.9, 8.2.

Retail (Class 1)

1. The design, installation and operation of any plant, machinery or equipment shall be such that any associated noise complies with NR25 when measured within any nearby living apartment, and no structure borne vibration is perceptible within any neighbouring living apartment.

2. All music and vocals, amplified or otherwise, shall be so controlled as to be inaudible within any neighbouring premises.

3. Deliveries and collections, including waste collections, to be restricted to 0700-1900 hours Monday to Saturday.

19 Office (Class 2)

Informative

The developer shall investigate the installation of electric vehicle charging points with reference to Making the Connection - The Plug-in Vehicle Infrastructure Strategy, Office for Low Emission Vehicles (June 2011).

Archaeology

The proposed development site although unscheduled is in my opinion one of Edinburgh's most significant archaeological sites in terms of our medieval and later milling industrial archaeology (both buried and upstanding) and also in terms of being part of the site of the 15th century Gorgie House. The site is also central to the history of the Gorgie area which takes its name from this site. This application must be considered under terms of the Scottish Government's Scottish Planning Policy (SPP), PAN2I2011 and Scottish Historic Environment Policy (SHEP) and also CEC's Edinburgh City Local Plan (adopted 2010) policies ENV8 & ENV9. The aim should be to preserve archaeological remains in situ as a first option, but alternatively where this is not possible, archaeological excavation or an appropriate level of recording may be an acceptable alternative.

I refer you to my Memorandum of the 10th December 2008 to your colleague Lesley Carus regarding the earlier application (08/04049/FUL) for the demolition of the current buildings and the formation of a mixed-use development as follows:

"Despite recent demolition work which has removed, without record, most of the original Industrial period mill the site still retains significant historic built heritage, principally the surviving eastern range of the main mill building and the 19th century mill-house/offices. It is therefore extremely regrettable that these demolition works undertaken this year have removed a significant proportion of this historic group· of buildings with a subsequent sever impacting upon the overall historic group value and understanding of these buildings. Nevertheless it is still my professional opinion these surviving 18th/19th century mill buildings must be considered to be of regional archaeological and historic significance, as monuments to Edinburgh's and Scotland's industrial and economic past and their demolition is therefore considered to have a significant adverse impact.

The site not only has the potential for the survival of potentially nationally significant Medieval and Industrial Period Archaeology in relation to Gorgie Mills the site may also contain similarly significant remains associated with the late-medieval/post-medieval Gorgie House demolished in the early 20th

20 century. Given the scale of this development and the siting of new construction the proposed development must be considered to have a major adverse impact upon any surviving archaeology on the site. Accordingly as stated in my earlier responses and discussions with the applicants regarding their earlier scheme and future development of the site, in line with Policies ENV 7 & 8, archaeological preservation insitu must be considered from the outset in this development and an archaeological evaluation be undertaken prior to determination.

To date no systematic archaeological evaluation has been carried out to assess the condition and extent of survival of these important multi-period archaeological remains. Similarly the application contains no consideration or proposed archaeological or engineering mitigation strategy to preserve the sites important archaeological and built heritage contained within the planning application.

Accordingly based upon this I am left to conclude that submitted proposals would constitute a major and significant adverse impact upon the sites archaeological and built heritage and as such would be contra to SPP 23 and CEC Local Planning Policies ENV 7 & 8. Therefore in terms Council and National Planning heritage protection Policy, I recommend that this application be refused. "

These views and recommendations have not materially altered since this 2008 report. Accordingly given the potential significant adverse archaeological impact of development on this site, it is considered essential in line with my earlier comments and planning polices contained within SHEP, SPP, PAN2I2011 and CEC planning Policy ENV8 & ENV 9 that this site is archaeologically evaluated (10% trail trenching) prior to determination.

Although a desk-based assessment has been undertaken importantly no archaeological evaluation has been undertaken to verify and ground truth the results. Accordingly it is essential that this work is undertaken prior to any granting of consent as the results of these archaeological evaluations in line with ENV9. The works are required to allow for the production and agreement of appropriate mitigation strategies including preservation in situ, to be drawn up and attached to any detailed consent, if granted, to ensure the protection and/or full excavation, recording and analysis of any significant surviving buried archaeological remains prior development commencing.

In terms of the upstanding built archaeological heritage. As you we aware there has been significant demolition of the surviving c. 1800 mill buildings without any appropriate archaeological recording despite my earlier consultation advice. This situation is not only deeply regrettable but is a matter of great concern as the loss of these locally important structures without any historic building recording is regarded as a major and significant impact, upon the understanding of the site's overall heritage.

21 Given the scale of the demolition works carried out it is now regrettable that possible discussions regarding their retention and reuse have been negated in part by these actions. Nevertheless given the archaeological significance of - these buildings (the last surviving upstanding elements of this locallylregionally significant historic milling complex) it is essential prior to any further demolition occurs that that a programme of historic building survey (minimum level 2-3; photographic and written description linked to phased plans & elevations) is undertaken.

Similarly as there has been no formal agreement with the applicant or their agents regarding the scope of this demolition activity I have further concerns over the impact that any associated ground breaking works associated with foundation removal will have upon the underlying archaeological remains. Not only are these remains of archaeological interest but as there has been no ground truthing evaluation of the site such actions could have an unknown serious affect upon any surviving buried archaeology.

The above work must be carried out by a professional archaeological organisation, either working to a brief prepared by CECAS or through a written scheme of investigation submitted to and agreed by CECAS for the site. Responsibility for the execution and resourcing of the programme of archaeological works and for the archiving and appropriate level of publication of the results lies with the applicant.

Further comments dated - 2 December 2011

As stated in my original response dated the 6th October this proposed development site although unscheduled is in my opinion one of Edinburgh's most significant archaeological sites in terms of our medieval and later milling industrial archaeology (both buried and upstanding) and also in terms of being part of the site of the 15th century Gorgie House. The site is also central to the history of the Gorgie area which takes its name from this site. Accordingly a predetermination evaluation was required to be undertaken to investigate, quantify and assess the sites archaeological resources in order that an informed decision could be made in line with Scottish Government's Scottish Planning Policy (SPP), PAN2I2011 and Scottish Historic Environment Policy (SHEP) and also CEC's Edinburgh City Local Plan (adopted 2010) policies ENV8&ENV9.

Subsequently Headland Archaeology were commissioned by the applicant to undertaken archaeological evaluation of the site to an agreed methodology with this office. This work was undertaken during late October and early November with the draft report issued on the 29th November. Although only around half of the site was available for evaluation the results nevertheless demonstrated that significant buried archaeological remains do survive across the site, principally relating to the post-medieval occupation of the site. This work also significantly unearthed the remains of deeply buried organic rich water logged post-glacial deposits, relatively uncommon in Edinburgh and which could provided important evidence for the early prehistoric environment of western Edinburgh and possibly impact of human occupation. Importantly in

22 terms of this application the results of the research would suggest that the location of the potentially nationally important Gorgie House lies just out with the limits of this application.

Having assessed the evaluation results I have concluded that although the development will have a significant archaeological impact upon the site's surviving buried archaeological resource, such an impact would not be considered sufficient to recommend refusal. If consent is granted by the Planning Committee it is essential in line with ENV9 that prior to development a detailed programme of archaeological excavations are carried across the whole site. This is in order to fully record excavate and analyse not only the significant surviving buried archaeological remains associated with Gorgie Mill & House but also the buried historic environment deposits identified in the evaluation. Further given the importance of these remains in terms of the history of Edinburgh and in particular Gorgie it is essential that this programme of works contain a programme of public/community engagement (e.g. site open days, viewing points, temporary interpretation boards) the scope of which will be agreed with CECAS.

Lastly as stated back in October the site still retains significant upstanding built archaeological heritage dating back to c.1800. Given the archaeological significance of these buildings (the last surviving upstanding elements of this locally/regionally significant historic milling complex) it is essential prior to any further demolition occurs that that a programme of historic building survey (minimum level 2-3; photographic and written description linked to phased plans & elevations) is undertaken.

It is recommended that the above programme of works be secured using the following condition;

'No development shall take place on the site until the applicant has secured the implementation of a programme of archaeological work (Excavation, historic building recording, reporting and analysis, publication) in accordance with a written scheme of investigation which has been submitted by the applicant and approved by the Planning Authority. '

The work must be carried out by a professional archaeological organisation, either working to a brief prepared by CECAS or through a written scheme of investigation submitted to and agreed by CECAS for the site. Responsibility for the execution and resourcing of the programme of archaeological works and for the archiving and appropriate level of publication of the results lies with the applicant.

23 Scottish Water

Scottish Water has no objection to this planning application. Since the introduction of the Water Services (Scotland) Act 2005 in April 2008 the water industry in Scotland has opened up to market competition for non-domestic customers. Non-domestic Household customers now require a Licensed Provider to act on their behalf for new water and waste water connections.

Due to the size of this proposed development it is necessary for Scottish Water to assess the impact this new demand will have on our existing infrastructure. With Any development of 10 or more housing units, or equivalent, there is a requirement to submit a fully completed Development Impact Assessment form.

FAIRMILEHEAD Water Treatment Works currently has capacity to service this proposed development.

A VSE PFI - EDINBURGH Waste Water Treatment Works currently has capacity to service this proposed development.

In some circumstances it may be necessary for the Developer to fund works on existing infrastructure to enable their development to connect. Should we become aware of any issues such as flooding, low pressure, etc the Developer will be required to fund works to mitigate the effect of the development on existing customers. Scottish Water can make a contribution to these costs through Reasonable Cost funding rules.

A totally separate drainage system will be required with the surface water discharging to a suitable outlet. Scottish Water requires a sustainable urban drainage system (SUDS) as detailed in Sewers for Scotland 2 if the system is to be considered for adoption.

These proposals may involve the discharge of trade effluent to the public sewer and may be subject to control as defined in Part 11 of the Trade Effluent Control and Charging Scheme. No substance may be discharged to the public sewerage system that is likely to interfere with the free flow of its content, have detriment to treatment / disposal of their contents, or be prejudicial to health.

Scottish Water's current minimum level of service for water pressure is 1.0 bar or 10m head at the customer's boundary internal outlet. Any property which cannot be adequately serviced from the available pressure may require private pumping arrangements installed, subject to compliance with the current water byelaws. If the developer wishes to enquire about Scottish Water's procedure for checking the water pressure in the area then they should write to the Customer Connections department at the above address.

24 If the connection to public sewer and/or water main requires to be laid through land out-with public ownership, the developer must provide evidence of formal approval from the affected landowner(s). This should be done through a deed of servitude.

It is possible this proposed development may involve building over or obstruct access to existing Scottish Water infrastructure. On receipt of an application Scottish Water will provide advice that advice that will require to be implemented by the developer to protect our existing apparatus.

Representations

The application was advertised on 9 September 2011. Sixteen letters of representation have been received, 13 of which are objections and 3 are providing general comments on the proposals. A petition, circulated by Garvald Edinburgh, containing 83 signatures has also been submitted.

The main points of objection/concern are: a) Issues relating to scale and design, addressed in assessment b); - height,

impact upon skyline,

fragmented street elevation,

impact upon potential redevelopment sites,

overdevelopment, b) Issues relating to road safety, addressed in assessment d);

increased traffic,

intensification of secondary access road,

close spacing of junctions onto Gorgie Road,

poor sight lines,

insufficient parking provision,

provision for cyclists, c) Issues relating to residential amenity, addressed in assessment e);

noise pollution,

loss of daylight,

25 increased activity and disturbance,

anti-social behaviour,

loss of privacy,

overshadowing,

loss of outlook, d) Issues relating to the principle of the development, addressed in assessment a);

departure from planning policy,

student concentration, e) Issues forming other material considerations, addressed in assessment h);

potential for swift nesting sites,

Non-material planning matters raised include the impact upon views and the potential reduction in property values.

Representators were notified of the revised proposals on 2 February 2012. Three further letters of representation were received maintaining objections to the proposals.

The only new issue raised was the retail impact upon the Gorgie-Dalry town centre.

Full copies of the representations made in respect of this application are available in Group Rooms or can be requested for viewing at the Main Reception, City Chambers, High Street.

Planning Policy

The application site is identified within the Edinburgh City Local Plan as part of the urban area.

26 Relevant Policies:

Relevant policies of the Edinburgh City Local Plan.

Policy Des 1 (Design Quality and Context) sets general criteria for assessing design quality and requires an overall design concept to be demonstrated.

Policy Des 2 (Co-ordinated Development) establishes a presumption against proposals which might compromise the effective development of adjacent land or the wider area.

Policy Des 3 (Development Design) sets criteria for assessing development design.

Policy Des 4 (Layout Design) sets criteria for assessing layout design. Policy Des 5 (External Spaces) sets criteria for assessing landscape design and external space elements of development.

Policy Des 6 (Sustainable Design & Construction) sets criteria for assessing the sustainable design and construction elements of development.

Policy Des 10 (Tall Buildings) sets out criteria for assessing proposals for tall buildings.

Policy Env 3 (Listed Buildings - Setting) identifies the circumstances in which development within the curtilage or affecting the setting of a listed building will be permitted.

Policy Env 8 (Protection of Important Remains) establishes a presumption against development that would adversely affect the site or setting of a Scheduled Ancient Monument or archaeological remains of national importance.

Policy Env 9 (Development of Sites of Archaeological Significance) sets out the circumstances in which development affecting sites of known or suspected archaeological significance will be permitted.

Policy Env 18 (Air, Water and Soil Quality) sets criteria for assessing the impact of development on air, water and soil quality.

Policy Hou 4 (Density) sets out the factors to be taken into account in assessing density levels in new development.

Policy Hou 8 (Inappropriate Uses in Residential Areas) establishes a presumption against development which would have an unacceptable effect on the living conditions of nearby residents. .

Policy Hou 10 (Student Housing) supports provision of student housing on suitable sites.

27 Policy Emp 4 (Employment Sites and Premises) sets out criteria for development proposals affecting business & industry sites and premises. Policy Ret 2 (Town Centres) sets criteria for assessing retail development in or on the edge of town centres.

Policy Tra 4 (Private Car Parking) requires private car parking provision to comply with the parking levels set out in supplementary planning guidance, and sets criteria for assessing lower provision.

Policy Tra 5 (Private Cycle Parking) requires cycle parking provision in accordance with levels set out in supplementary guidance.

Policy Tra 6 (Design of Off-Street Car and Cycle Parking) sets criteria for assessing design of off-street car and cycle parking.

Relevant Non-Statutory Guidelines

Non-statutory guidelines on Edinburgh Standards for Urban Design sets criteria for the quality of design in new development to maintain and improve the visual image and identity of Edinburgh.

NSESBB Non-statutory guidelines Part B of 'The Edinburgh Standards for Sustainable Building' sets principles to assess the sustainability of major planning applications in Edinburgh

Non-statutory guidelines 'The Edinburgh Standards for Streets' sets out principles and guidance whose aim is to achieve a coherent and enhanced public realm.

Non-statutory guidelines Student Housing Guidance interprets local plan policy, supporting student housing proposals in accessible locations provided that they will not result in an excessive concentration.

Non-statutory guidelines on 'PARKING STANDARDS' set the requirements for parking provision in developments.

Non-statutory guidelines on 'MOVEMENT AND DEVELOPMENT' establish design criteria for road and parking layouts.

Non-statutory guidelines 'DAYLlGHTING, PRIVACY AND SUNLIGHT' set criteria for assessing proposals in relation to these issues.

Non-statutory guidelines on 'QUALITY OF LANDSCAPES IN DEVELOPMENT' sets detailed design principles for hard and soft landscaping, including the retention of existing features, and relates these principles to different types of development.

28 Non-statutory guidelines on Developer Contributions and Affordable Housing gives guidance on the situations where developers will be required to provide affordable housing and/or will be required to make financial or other contributions towards the cost of, providing new facilities for schools, transport improvements, the tram project, public realm improvements and open space.

Non-statutory guidelines on 'HIGH BUILDINGS AND ROOFSCAPE' supplement local plan policies on building height and roof design, and provide policy guidance on these matters.

29 Appendix B ·EDINBVR.GH· THE CITY OF EDINBURGH COUNCIL

CITY DEVELOPMENT Application Type Planning Permission Application Address: 396 Gorgie Road Edinburgh EH112RN

Proposal: Demolition of all existing buildings on site and erection of a 318- bedroom, student accommodation development incorporating retail and office use (as amended). Reference No: 11/02827/FUL

Conditions/Reasons associated with the Recommendation

Recommendation

It is recommended that this application be Granted by Committee, subject to the conditions, reasons and informatives stated below.

Conditions:-

1. A detailed specification, including trade names where appropriate, of all the proposed external materials shall be submitted to and approved in writing by the Head of Planning before work is commenced on site. Samples shall be submitted and a test panel prepared on site to be agreed by the Head of Planning prior to work commencing.

2. No development shall take place until the applicant has secured the implementation of a programme of archaeological work, in accordance with a written scheme of investigation which has been submitted to and approved in writing by the Head of Planning, having first been agreed by the City Archaeologist.

3. i) Prior to the commencement of construction works on site:

a) A site survey (including intrusive investigation where necessary) must be carried out to establish to the satisfaction of the Head of Planning and Strategy, either that the level of risk posed to human health and the wider environment by contaminants in, on or under the land is acceptable, or that remedial and/or protective measures could be undertaken to bring the risks to an acceptable level in relation to the development; and

b) Where necessary, a detailed schedule of any required remedial and for protective measures, including their programming, must be submitted to and approved in writing by the Head of Planning and Strategy.

30 ii) Any required remedial and/or protective measures shall be implemented in accordance with the approved schedule and documentary evidence to certify those works shall be provided to the satisfaction of the Head of Planning and Strategy.

4. The development shall be completed in accordance with the acoustic requirements specified in the RMP noise and vibration technical assessment No. R-5717-MI-CS (Dated October 2011). The requirements are detailed in paragraphs; 7.4 &,7.6 -7.9, 8.2.

5. The design and installation of any plant, machinery or equipment required for the retail and office uses shall be such that any associated noise complies with NR25 when measured within any nearby living apartment, and no structure borne vibration is perceptible within any nearby living apartment.

6. All music and vocals, amplified or otherwise, associated with the retail use shall be so controlled as to be inaudible within any neighbouring living apartment.

7. A fully detailed landscape plan shall be submitted to and approved in writing by the Head of Planning before work is commenced on site. The said plan shall include:

(i) a schedule of all plants, including trees, to comprise species, plant size and proposed number and density,

(ii) inclusion of hard landscaping details including street furniture,

(iii) landscape management plan including schedule for implementation and maintenance of planting scheme,

(iv) details of all boundary treatments, both new and upgraded.

8. The approved landscaping scheme shall be fully implemented within six months of the completion of the development, and thereafter shall be maintained by the applicants and/or their successors to the entire satisfaction of the planning authority; maintenance shall include the replacement of plant stock which fails to survive, for whatever reason, as often as is required to ensure the establishment of the approved landscaping scheme.

31 Reasons:-

1. In order to enable the Head of Planning & Building Standards to consider this/these matter/s in detail.

2. In order to safeguard the interests of archaeological heritage.

3. In order to ensure that the site is suitable for redevelopment, given the nature of previous uses/processes on the site.

4. In order to protect the amenity of the occupiers of the development.

5. In order to protect the amenity of the occupiers of the development.

6. In order to protect the amenity of the occupiers of the development.

7. In order to ensure that a high standard of landscaping is achieved, appropriate to the location of the site.

8. In order to ensure that the approved landscaping works are properly established on site.

Infomatives

It should be noted that:

1. The development hereby permitted shall be commenced no later than the expiration of three years from the date of this consent.

2. No development shall take place on the site until a 'Notice of Initiation of Development' has been submitted to the Council stating the intended date on which the development is to commence. Failure to do so constitutes a breach of planning control, under Section 123( 1) of the Town and Country Planning (Scotland) Act 1997.

3. As soon as practicable upon the completion of the development of the site, as authorised in the associated grant of permission, a 'Notice of Completion of Development' must be given, in writing to the Council.

4. Consent shall not be issued until a suitable legal agreement, including those requiring a financial contribution payable to the City of Edinburgh Council, has been concluded in relation to the following:

Travel plan; and

Traffic Regulation Orders.

5. Provision should be made for nesting swifts by way of bricks or boxes within the development.

32 6. The developer shall investigate the installation of electric vehicle charging points with reference to "Making the Connection - The Plug-in Vehicle Infrastructure Strategy" (June 2011).

7. All accesses must be open for use by the public in terms of the statutory definition of 'road' and require to be the subject of applications for road construction consent.

End

33 Appendix C

·EDINBVRGH· THE CITY OF EDINBURGH COUNCIL

CITY DEVELOPMENT Application Type Planning Permission Proposal: Demolition of a" existing buildings on site and erection of a 318-bedroom, student accommodation development incorporating retail and office use (as amended). Reference No: 11/02827/FUL

Location Plan Reproduction from the Ordnance Survey mapping with permission of the Controller of Her Majesty's Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Licence Number 100023420 The City of Edinburgh Council 2005.