SUPPLEMENTARY GUIDANCE TOLLCROSS TOWN CENTRE DECEMBER 2017 Supplementary Guidance Tollcross Town Centre Introduction Tollcross Town Centre is one of Edinburgh’s nine Town Centres. Within these centres, the To prevent non-shop uses that detract from the streets’ liveliness, changes to uses such Council is committed to ensuring they continue to serve those who live, work, visit and as residential are not acceptable. To prevent excessive concentration, no new hot food shop there. One way it does this is by guiding when a shop unit can change from a shop takeaways will be allowed. New cafes and restaurants must not lead to an unacceptable use to another use suited to a Town Centre. This document sets out when the Council will impact on living conditions for nearby residents. give planning permission for changing the use of a shop unit in Tollcross Town Centre. Aims and Objectives This document sets out when the Council will give planning permission for changing the use of a shop unit in Tollcross Town Centre from a shop use to a non-shop use. It This document will support the vitality of Tollcross town centre as well as contributing is prepared in accordance with Policy Ret 9 : Alternative Use of Shop Units in Defined to the success and vision of Edinburgh. The Guidance supports Tollcross town centre in Centres of the Local Development Plan and applies to all units within the town centre. It being inspired, connected, fair and thriving through is intended to frequently review this guidance to reflect changing shopping trends. • Creating a thriving town centre through supporting a mix of uses, whilst retaining retailing as the primary function of the town centre Tollcross Town Centre • Consider the contribution the use of units can make to placemaking • Providing a flexible approach to change of uses to meet the demands of a growing The Town Centre is shown on the map at the back of the document. A mix of uses economy and changing society and currently exist including shops, offices, cafes and bars. Where a unit is used as a shop, it • Contributing to the quality of life of Tollcross residents and visitors. is necessary to get planning permission from the Council to change to another use.
The continued existence of a variety of shops is seen as critical to the health of Tollcross. However, there are also benefits in allowing shops to change to other uses that maximise the Town Centre’s easily accessible location for the community. It is therefore felt that, in certain areas, permitting a change of use to a office or a cafe/ restaurant use would enhance the town centre.
1 Supplementary Guidance Tollcross Town Centre
What is a shop unit? Key Findings The Supplementary Guidance has been informed by a ‘public life street assessment’ Premises opening directly onto the street and designed primarily for shop use. In carried out by design consultants for the Council. Some of the findings are shown below: some locations the shop unit can be above street level or at basement level but still have direct access and be visible from the street. Place Function Diagram PLACE FUNCTION MOVEMENT FUNCTION What is a shop use? ASSESSED AGAINST GEHL’S 12 QUALITY CRITERIA BASED ON DIRECT OBSERVATION TECHNIQUES + USER INTERVIEWS PLACE FUNCTION ASSESSED AGAINST GEHL’S 12 QUALITY CRITERIA MOVEMENT FUNCTION A unit used for the sale of goods (not hot food),e.g. post office, sale of tickets, travel BASED ON DIRECT OBSERVATION TECHNIQUES + USER INTERVIEWS FEELING SAFE AESTHETIC QUALITY + POSITIVE MINIMAL OBSTACLES + [PROTECTION FROM SENSORY EXPERIENCE HINDRANCES [STREET CLUTTER, TRAFFIC+ACCIDENTS]
agency, cold food for consumption off the premises, hairdressing, funeral parlour, [MATERIALS, PLANTS, DESIGN] NARROW PAVEMENTS]
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launderette or dry cleaners. All where the sale, display or service is principally OPPORTUNITIES TO [MATERIALS, PLANTS, DESIGN] TRAFFIC+ACCIDENTS] FEELING SECURE N
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collectively called Class 1 Shops) PINCH POINTS [EFFECTIVE
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Types of non-shop uses I
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OPPORTUNITIES FOR Changing a shop to non-shop use is known as a “change of use” and will always require PERCEPTION OF I OPPORTUNITIES N PLAY + UNFOLDING SAFETY FROM TRAFFIC ENOUGH PEDESTRIAN G ACTIVITIES TO WALK [NO CROSSING POINTS OPPORTUNITIES9 TO OBSTACLES, GOOD CYCLE LANES OPPORTUNITIES H [TEMPORARY USES [LESS JAYWALKING] TALK + LISTEN [NOISE C PERCEPTION OF SAFETY O TO STAND/STAY4 SURFACING, ROOM] + ENTERTAINMENT, D LEVEL, SEATING M G FROM TRAFFIC SUMMER + WINTER] F N [ATTRACTIVE EDGES, 8 O YI G an application for planning permission. Non-shop uses which may be acceptable in ARRANGEMENTS] R PLACE FUNCTION T TA 5 DEFINED SPOTS] E - S MOVEMENT FUNCTION ASSESSED AGAINST GEHL’S 12 QUALITY CRITERIA Q + UAL ING ITY OF MOV BASED ON DIRECT OBSERVATION TECHNIQUES + USER INTERVIEWS
FEELING SAFE AESTHETIC QUALITY + POSITIVE MINIMAL OBSTACLES + OPPORTUNITIES[PROTECTION TO FROM CYCLE LANES the Tollcross town centre include:: SENSORY EXPERIENCE C OPPORTUNITIES HINDRANCES [STREET CLUTTER, PERCEPTION OF SAFETY TALK + TRAFFIC+ACCIDENTS]LISTEN [NOISE O [MATERIALS, PLANTS, DESIGN] M 7 6 G TO STAND/STAY NARROW PAVEMENTS] F FROM TRAFFIC LEVEL, SEATING OPPORTUNITIESFO TO SEE OPPORTUNITIESIN TO SIT [BENCHES[ATTRACTIVE EDGES, G CONTINUOUS LEVEL ARRANGEMENTS] 8 R AY [LIGHTING, INTERESTINGT - TO REST, S TSEATING ZONES, 5 DEFINED SPOTS] PAVING SURFACE + E
VIEWS] QU PRIMARY + + SECONDARY] PEDESTRIAN PRIORITY
ALITY OF MOVING
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• Service uses - lawyers, accountants, estate agents, health centres, surgeries of F MINIMAL OBSTACLES + M
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OPPORTUNITIES TO FEELING SECURE HINDRANCES [STREET CLUTTER, N
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dentists, doctors and vets (These types of use are grouped together and collectively N B CONGESTION]
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called Class 2 Financial, professional and other services) R FEELING SECURE N
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• Food and Drink consumed on premises - restaurant, cafe, snack bar (These types A
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DIMENSIONED AT CYCLE RACKS + of use are grouped together and collectively called Class 3 Food and Drink). Public PINCH POINTS [EFFECTIVE
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C PARKING FACILITIES PAVEMENT WIDTH TOO P
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houses and hotfood take-aways will not be considered acceptable. 9 OBSTACLES, GOOD R H
[TEMPORARY USES [LESS JAYWALKING]
T
SURFACING, ROOM]
4 + ENTERTAINMENT, D S
SUMMER + WINTER] E
C D
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OPPORTUNITIES FOR PERCEPTION OF I OPPORTUNITIES N PLAY + UNFOLDING SAFETY FROM TRAFFIC ENOUGH PEDESTRIAN CYCLE LANES G We have produced Guidance on what changes of use are permitted andOPPORTUNITIES when TO an ACTIVITIES TO WALK [NO OPPORTUNITIES CROSSING POINTS TALK + LISTEN [NOISE C 9 OBSTACLES, GOOD PERCEPTION OF SAFETY O [TEMPORARY USES H M TO STAND/STAY FROM TRAFFIC [LESS JAYWALKING] LEVEL, SEATING G 4 SURFACING, ROOM] F + ENTERTAINMENT, D N [ATTRACTIVE EDGES, 8 O YI G ARRANGEMENTS] SUMMERR + WINTER] A T T 5 DEFINED SPOTS] E - Q + S UA G LITY OF MOVIN application for planning permission will be required.
OPPORTUNITIES TO CYCLE LANES C OPPORTUNITIES 7 TALK + LISTEN [NOISE 6 O F PERCEPTION OF SAFETY OPPORTUNITIES TO SEE OPPORTUNITIES TOM SIT [BENCHES TO STAND/STAY CONTINUOUS LEVEL LEVEL, SEATING F G FROM TRAFFIC [LIGHTING, INTERESTING TO8 REST, SEATING ZONES,O YIN [ATTRACTIVE EDGES, PAVINGG SURFACE + ARRANGEMENTS] R VIEWS] PRIMARY + SECONDARY]T TA 5 DEFINED SPOTS] PEDESTRIAN PRIORITY E - QU + S ALITY OF MOVING 7 6 F OPPORTUNITIES TO SEE OPPORTUNITIES TO SIT [BENCHES CONTINUOUS LEVEL [LIGHTING, INTERESTING TO REST, SEATING ZONES, PAVING SURFACE + VIEWS] PRIMARY + SECONDARY] PEDESTRIAN2 PRIORITY
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Locations pedestrians particularly vulnerable [lack of protection 16 from vehicles on traffic islands, narrow corners] Supplementary Guidance Tollcross Town Centre SWOT Analysis Policies Strengths TC1 The change of use of a shop unit to a non-shop use will not be permitted, • Small scale active independent shops (with the exception of the corner units where Class 3 Food and Drink uses are • Proximity to larger open spaces considered appropriate) on the following frontages: : • High footfall • 120–148 Lothian Road • Vibrant, young, diverse and multi-cultural community
• 2-48 Earl Grey Street Weaknesses
• Lack of planting and street trees • 1-65 Home Street • Poor pedestrian priority at crossings • Large bins and insufficient bike parking TC2 Elsewhere within the defined boundary of Tollcross the change of use of a shop • Uneven pavement surfaces unit to a non-shop use will be permitted provided the proposal is:
Opporunities a) Class 2 Financial, professional or other services • Enhance pedestrian and cycle connections b) Class 3 Food and Drink uses • Addition of seating and street trees
• Opportunities for redesign of Tollcross junction c) an appropriate commercial or community use which would compliment the • De-clutter town centre character of the centre and would not be detrimental to its vitality and viability.
Threats • Street clutter • Lack of safe, easy, walking routes • Uneven surfaces • Traffic volume
4 CHUCKIE PEND Community Justice Social Work Centre
Supplementary Guidance GRINDLAY STREET COURT Tollcross Town Centre 101 10 to 16 to 10
17 90 to 98 to 90
72 to 76 to 72 105 to 109 15 24 to 18
1 to 24 1
2
13a 32 to 26 12
SPITTAL STREET Works 78 111 to 117 106 to 110 to 106
9 to 13 137 to 141 PH to 2 Works
143 10 57 119 to 123 149 Evolution House 20 60
PH 1 to 7 145 22 116 to 112 35 PH 24 59 PH 37 8 to 18 to 151 to 155
26 to 32 7 to 13 15 to 19 23 to 27 29 to 33 39 to 45 47 to 55 LADY LAWSON STREET 67 69 to 77 102
72.5m BREAD STREET Other Relevant Information Ward Bdy
72.5m
28 to 58 to 28
22 to 26 to 22
12 to 18 to 12 MAIN POINT
8 6
46 to 52 to 46 3 125 11 to 1 PH
5 Cinema
1 to 11 to 1 4
120 127 118 to
131 8 2
10 122
BREAD STREET LANE Other relevant policies in the Local Development Plan include: 133 to 141
PH PH 10 to 4 12 to 16 56 TCB 12 to 32
Government Office 12
HIGH RIGGS 7 23 Chimney to 149 143 El Sub Sta ESS FB
SEMPLE STREET 20 El LAURISTON STREET
151 to 159 Sub • Ret 1 Town Centres First EAST FOUNTAINBRIDGE
Sta 27 to 31 124 to 144 to 124
30 36 to 40
TCB 26
5 9
33 to 37 Shelter 11 28 42 to 46
161 to 165 PH 48 3 32
• Ret 3 Town Centres 19 to 11
Bank 50 Car Park 40 Lothian House RIEGO STREET 13 Church of the
1 Sacred Heart 46 Hotel
73.2m Lauriston Hall 82
52 • Ret 7 Entertainment and Leisure Developments 5 15
El Sub Sta
106 to 110
54 FOUNTAINBRIDGE75 to 65
118 44 to 48 to 44 High Riggs 112 to 116
EARL GREY STREET 120
59 • Ret 9 Alternative Use of Shop Units in Defined Centres 1
78.0m
77 to 81 to 77 122 to 126 Posts 77 128 Chalmers- 130
134 Lauriston
83 Hostel
85 1 to 11 140 Church 79
85a
Post 101 138
87 DUNBAR STREET 72.8m
22 to 42 to 22 142 Hotel • Ret 11 Food and Drink Establishments PH 75.0m 101 to 91 Def THORNYBAUK Princes Exchange Car Park (below) GLEN STREET
103 LAURISTON PARK Chalmer's 95 to 89
Buildings
1 105 to 115 to 105 1 Ward Bdy Posts PH
3 LAURISTON 2 PCB PLACE
• Des 13 Shopfronts 4 73.2m
High Riggs Chalmers Buildings 101 to 97
7 16 to 20 to 16 5 1 to 3
71.6m 4 to 8 to 4
2 2 Health Centre DUNBAR STREET
6 115 to 103
72.2m Central 141 to 117 1 Hall
• Env 3 Listed Buildings – Setting PONTON STREET 12 to 2 10
88
10 to 14 to 10 3
119 Ward Bdy GLEN STREET 117 TOLLCROSS
2
16
5 72.2m
18 2 PH 11
LAURISTON PARK
• Env 4 Listed Buildings – Alterations and Extensions 117
Bank 4 1 2
6 4
6 20
TOLLCROSS 123 3 7 to 9 Fire Station 8 to 12
WEST BROUGHAM STREET 1 to 5 to 1
PC 12 to 8 17 6
14 • Hou 7 Inappropriate Uses in Residential Areas Bank 10 to 14
TCBs 16
13 to 15 to 13 14a 13 to 7
1 to 11 to 1
o 30 o
t
20 to 24 2 2 16 PO 72.5m Tollcross
PH 36
Primary School 21 to 15
26
13 to 17 to 13 • Guidance for Businesses 16 St Michael
18 to 24 Sub Sta and All Saints El THORNYBAUK Church
WEST TOLLCROSS
23 to 31 19 to 23 to 19 2 14 8 to 12
4 6
Ward Bdy
3
26 5 to 11 to 5
1
18 Lochrin Lochrin Terrace
• Edinburgh Design Guidance 13
Bank 71.6m PANMURE PLACE
15 2
Nursery School 28 1
33 to 37 3
El Sub Sta HOME STREET 11 TOLLCROSS 21 to 17
5 73.5m
5 to 9 to 5
7 3
1 27 to 33 to 27
WEST 9 13 36 to 30
Cameo 1 20
39 to 43
38 Cinema 26 to 23
2 11 to 15
22 21
DRUMDRYAN STREET This document deals with the principles of changes of use for planning purposes. Food and 44 to 40 3 to 5
15
45 to 51
2 to 6 20 8 to 14
17 16 PH 19
18 18 BROUGHAM PLACE
20 TOLLCROSS 12 17
19
53 to 57 3
22 11 to 5
1
15a to 17 to 15a 46 drink, pub and hot-food takeaway uses will often require other consents and are subject to 15 to 13
19
24 17 14
LOCHRIN PLACE 48 21 9 to 11 16
31 33 Surgery
Burgh Const Bdy 27 15 2 to 4
59 to 69 29 1
CR 25
37 PH
23 14
separate controls for alcohol, hours of operation and outdoor pavement seating. For more 19 21
21 19 STREET
50 to 60 to 50
PH 13 41 TARVIT
11 to 17 12
PH 1 to 9 8 73.2m 4 1
73.2m 2 43 66 to 62
information on these see the Council’s website on the One Door Approach to development 45 2 4 Pillar 6 to 16
3 to 5 18 to 28 2 King's Theatre Pillar 30 to 40 Surgery
6 consents. 42 to 50 1 ESS
52 to 60 9 to 5 8 7 Lochrin Buildings 3
Ward Bdy 8 to 12 to 8
17 to 21 to 17 5 PH 4 to 8 2
75.0m 10 Cycle Track 18 23 12 14 to 18 30
7 20 to 28 29 32
VALLEYFIELD STREET
28 31 TCBs
1
33 74.4m
1 5 LEVEN TERRACE
35
7 to 9 to 7 Bowling Green
11 to 15 to 11 38 39 9 to 19
GILMORE PLACE 10 to 8
14 to 22 to 14 41 to 45 to 41
21
23 20
25
47
49 St Joseph's House 2 b
25 to 28 to
(Home for the Aged) HAILES STREET 24 1 27 Bowling Green 1 6
29
2 Pavilion 35
GILLESPIE STREET Pavilion 30 to 38 to 30
to Tollcross Town Centre oundary Leven Close Chapel
31
(Private) 6 LEVEN STREET 14 to 16 to 14
37 PH Gas 39 41 Gov S op units 75.6m
40 to 44 to 40 15 to 17
43
10 Bowling Green 6 9 to 11 6 to 8
11 3 to 5 o loss o s op units permitted 1 2 GLENGYLE TERRACE Playground
1 to 4
12 7 Conser ation reas
5 to 8
9
us stop 10 Gillespie Place LB
3 to 5 1 2 1ato1b
Cycle lanes Barclay St Thomas Of Aquin's Church
High School (Darroch Campus)
78.6m 42 1 to 9 to 1
1 21 to 23
1 to 5
79.6m 15 to 11 Hall GILLESPIE CRESCENT 19
and School Royal Blind Asylum Barclay Place BRUNTSFIELD PLACE 5 You can get this document on tape, in Braille, large print and various computer formats if you ask us. Please contact ITS on 0131 242 8181. ITS can also give information on community language translations.
email: [email protected]
The City of Edinburgh Council. Planning and Transport, PLACE. Published December 2017