• EDINBVRGH. Itemno I S1 Report no THE CITY OF COUNCIL Planning Permission 11/01584/FUL at 33, 34, 35, 36 Gyle Centre Gyle Avenue Edinburgh EH129JT

Development Management Sub-Committee of the Planning Committee

DEPARTURE FROM THE DEVELOPMENT PLAN

This development proposed by this application is a departure from the development plan:

The proposal fails to comply with policy Ret 3(c) of the Edinburgh City Local Plan. However, the policy has a broad context that allows a limited amount of development. The proposal is for a retail extension that is compatible with the existing characteristics of that largely complies with policy Ret 3 without having an adverse impact on town centres including the city centre. There is therefore justification for allowing an exception to policy Ret 3 (c). 1 Purpose of report

To consider application 11/01584/FUL, submitted by Gyle Shopping Centre General Partner Ltd. The application is for: Extension to , incorporating units 33-36 (inclusive) to form a single new retail unit spread over two floors.

It is recommended that this application be GRANTED subject to the conditions below. 2 The Site and the Proposal

Site description

The application site is an area of land (approximately 0.59ha) currently forming part of a service yard and car parking for the Gyle Centre. It is located to the south side of the Gyle Centre, immediately to the west of the central entrance to the shopping centre.

Site History

March 1992 - Planning consent granted to develop a district shopping centre and associated parking (planning reference 91/270).

May 1992 - Detailed planning permission granted to develop a district shopping centre (planning reference 92/94).

Planning applications 95/01 043/FUL by Wimpey Construction UK for an extension to the shopping mall and an extension to the Marks & Spencers store, 95/01358/FUL were submitted in 1996. The rights of the mall extension were conveyed to Marks & Spencers.

These applications were called in by the Scottish Ministers and were approved in December 2000.

The extension to the Marks & Spencers store has been constructed. Planning permission 95/01043/FUL remained unimplemented.

December 1999 - Construction of mezzanine floor and new shopfront entrance at units 18/19. Additional floorspace of 308 square metres consented. (99/01645/FUL) The extension to this unit was considered by the Scottish Ministers in the approval of application 95/01043/FUL.

July 2003 - Planning consent granted to amend previous planning consent 95/01043/FUL for an extension of 2787 square metres. Approval was given to transfer the previous consented floor space to an altemative extension. This permission has been partly implemented with the erection of phase 1 of the consent which has a floor area of 1358 square metres. A total of 1429 square metres of approved floor space was not developed (application reference 03/01080/FUL).

December 2004 - Extension to time period approved for planning permission 99/01645/FUL for the extension of 308 square metres at units 18/19 (04/03839/FUL). This unimplemented floorspace is in addition to the 1429 square metres from consent 95/01043.

2 April 2006 - Planning consent granted for an extension to unit 5 with a gross floor area of 385 square metres (planning reference 06/00004/FUL).

This resulted in the remaining consented floor space from consent 95/01043 to be utilised as 1044 square metres.

August 2008 - Planning consent granted for the extension of unit 18-19 of 248 square metres gross floor area (planning reference 07/00770/FUL).

Pre-Application Process

A presentation was given to the Edinburgh Urban Design Panel on 30 March 2011. The Panel's comments are summarised as follows:

It is understood that there may be significant benefits to the Gyle in attracting a major new retailer. With the changing context resulting from the new transport infrastructure, it is important that the design of any new extension recognises the site's special gateway status. With this in mind, there is concern that the addition, as currently proposed sits uncomfortably with the existing centre. As a consequence, it is strongly suggested that the design is refined to better take account of its existing context while at the same time anticipating how it could later integrate into a potential comprehensive redevelopment of the frontage of the Gyle.

The full comments and presentation material are publicly available on the Planning and Building Standards Portal.

Description Of The Proposal

It is proposed to utilise current units within the centre and extend the centre southwards to provide a new larger retail unit for one user. The proposed retail unit will be spread over two storeys and have a gross floor area of 5,575 sq.m. of which the new build element will be 4,911 sq.m.

The extension will be rectangular in plan form, but a returned 'L' shaped plan form when including the existing units of the centre. It will measure approximately 43.3m deep by 56.3m wide by 11.8m high. The external fabric of the extension will be a structural glazing system with aluminium composite cladding panels in a copper green colour. The panels are rectangular in shape with a uniform width and varying heights. The building will have opaque glazing on the outer edges of the building.

The proposal will retain a service area which will run along the southern and western side of the extension. The service area will be screened by a curved 'living wall' of evergreen climbers.

The proposal will result in the loss of approximately 144 parking spaces.

3 Previous Scheme

The main alterations from scheme 1 are the colour and pattern of materials for the external fabric of the building.

Supporting Information

The applicant has submitted a Design and Access Statement, Planning and Retail Study (Retail Impact Assessment), an Addendum to the Retail Impact Assessment, a Sustainability Statement and a Transport Statement.

Although the proposal does not constitute a major development, the applicant held a public consultation event over three days from the 4-6 March 2011 (inclusive). The event took the form of a public exhibition in the Gyle Centre. Further details and the findings can be found in the Pre-application Consultation Document submitted with the proposal.

These documents are publicly available on the Planning and Building Standards Portal.

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 proposed use is acceptable in this location; b) the design of the proposal is acceptable; c) the proposal is detrimental to amenity; d) the proposal meets the requirements of the Edinburgh Standard for Sustainable Buildings; and e) the proposal is acceptable in terms of transport.

4 a) The proposal is for an extension to the Gyle Centre. The principle of retail development is subject to Structure Plan policies RET 1 and RET 2 and these are reflected in policy Ret 3 of the Edinburgh City Local Plan.

The objective of the ECLP is to sustain and enhance the city centre and other town centres by limiting the amount and character of further development that takes place in commercial centres. The Gyle Centre is identified in the Edinburgh City Local Plan (ECLP) as a commercial centre. Policy Ret 3 applies.

A Planning and Retail Study (Retail Impact Assessment) and three addendums have been submitted in support of the proposal. These have been assessed against the aforementioned Structure Plan and Local Plan policies and summarised below.

Policy Ret 3a (Sequential Test)

The proposal is for a development that has a number of pre-requisites that include the size of the site and the ability of an existing floorplate to be reconfigured/amalgamated with a neighbouring site in order to achieve a retail floorspace of approximately 5000sq.m. Potential town centres and edge of centre options have been assessed as part of the sequential test and no alternative preferable locations have been identified which could accommodate the development.

Policy Ret 3b (Impact)

Assessment of the Retail Impact Assessment (RIA) has revealed that the individual and cumulative impacts of the proposal on individual town centres referred to in the Edinburgh City Local Plan (including the city centre) are expected to be relatively small i.e. individual impact (0.15%); cumulative impact (around 3%).

Although the available evidence indicates that trade diversion will not be significant in quantitative terms, the proposal is coming forward at a time when the city centre is looking increasingly vulnerable. It has underperformed when compared against other regional centres and faces challenges which can in the main be attributed to the difficult economic climate.

The city centre's position is also less assured since major new retail floorspace in the form of the St James Centre is now unlikely to come on stream before 2016. The original target date for completion in the Edinburgh City Local Plan was 2012.

Fife Council has formally objected through its role as a member of SESplan. Council argues that the proposal raises strategic cross boundary issues as it would divert trade away from Dunfermline town centre. The counter argument is that the proposal is potentially clawing back lost trade from Dunfermline.

5 Concerns about the impact of the proposal on the city centre have been raised by Henderson Global Investors, the owners of the St James Shopping Centre.

Therefore, while this proposal is only likely to divert a small amount of trade from the city centre, and cause only a minor direct impact on its vitality and viability, the longer term effects on the balance between the city centre and other centres are less certain. In difficult economic times all centres are facing intense competition and need to refresh their retail offering in order to thrive. The concern is that this adjustment should not take place at such a pace that the long term development plan strategy for the city centre is thrown off course. On balance it is considered that the scale of development proposed in this instance will not cause significant or lasting damage.

Policy Ret 3c (Scale/Format/Type)

The format and type of development proposed is seen as being compatible with the role of the centre as defined in the relevant planning consents and outlined in Table 8.2 of the Edinburgh City Local Plan i.e. retail function with no external access. However, the proposed development does not identify with the future role of the Gyle Centre. The scale of development proposed is not directly linked to or supportive of 'enhanced public transport usage and fuller range of community and civic functions' referred to in Table 8.2 of the ECLP. Table 8.2 implies that development should be of a larger scale and of mixed character linked to significant infrastructure provision.

Whilst, the proposal does not accord with the future role of the centre, para 8.19 of the ECLP recognises the pressures on commercial centres and does not rule out a limited amount of further development. However, this would appear to be dependant on the city centre achieving its potential of an additional 52,500 sq.m. net floorspace by 2012. This is further qualified by a requirement that the development must not be to the detriment of the vitality of the town and local centres.

While scale is raised as a legitimate concern, the timing of this proposal is arguably of greater significance. Since this has come forward in the early part of the local plan period, referred to in para 8.19 of the ECLP i.e. prior to 2012 and could not be termed 'longer term growth' in terms of the definition in Table 8.2, it could be viewed as premature. Although it has already been established that the measured impact is unlikely to be significant, the fact that this application has been submitted in advance of the St James Centre and other major city centre retail applications coming to fruition, is a factor to be considered.

6 Notwithstanding this, the proposal is one that is likely to come to fruition in the near future, if approved. Consideration has to be given to how long commercial centres have to wait beyond 2012 for development that mayor may not happen in the city centre. The likely completion date for the shopping element of the is 2016. It is this development that will ultimately secure a significant contribution to the 52,500 sq.m. additional floorspace identified in para 8.19 of the ECLP. However, this will not happen by 2012. Other major retail developments in the city centre contribute to this target but the net gains are small.

Whilst this is ongoing, commercial centres are having to refresh their offer in order to compete in the current economic climate. For instance, a number of the smaller retail units in the Gyle Centre have been combined to reflect the pressure for larger retail floorspace. The Centre has also had to cope with expansions to centres in Livingston and Dunfermline and other commercial centres in Edinburgh at and also the recently approved . The opportunity to have another major retailer at the Centre will improve its footfall and add to its vitality and viability without having a significant impact on the city centre and allow it to claw back £4.4 million of leakage from outwith Edinburgh that has been identified.

Policy Ret 3d (Accessibility)

The Gyle Centre is located adjacent to a major road network with access to it from Gogar Roundabout and Broadway. The Gyle Centre benefits from being accessible by sustainable modes of transport including buses, trains and taxis and has an existing transport hub and bus turning facility at its main entrance. In addition, the planned tram stop and Gogar Rail interchange will enhance public transport usage once operational. The Transport Statement provides further details on the range of travel options to the site and also proposes on-site transport infrastructure modifications to support the extension and the planned tram stop. The improvements outlined in the statement and together with a robust staff travel plan would offer an enhancement to the Gyle Centre's sustainability.

Policy Ret 3e (Deficiency)

It has been shown that the proposal addresses a qualitative deficiency and that this part of Policy Ret 3 can be met. In particular, the provision of larger floorplates for single users is a current problem which would be addressed in this development. There is no requirement to meet a quantitative deficiency as well.

7 In summary, the proposal largely complies with policy Ret 3 with the only issue being how the development fits in with the envisaged future role of the centre. It has been shown that there are no alternative preferable locations available which could accommodate the development, the proposal will have small individual and cumulative impacts on the city centre, it is compatible with the role of the centre, the improvements to the existing and planned transport infrastructure offer an enhancement to the Gyle Centre's sustainability and a qualitative deficiency will be addressed. It is therefore considered that the objective of policy Ret 3 has been met.

In relation to the future role of the Centre outlined in Table 8.2, this is subject to interpretation. It could be argued that the proposed development does not comply with the future role as it does not provide a fuller range of community and civic functions, does not serve a growing residential and business population and is not linked to enhanced public transport usage and is therefore premature. The other argument is that the future role relates to a major expansion of the Centre linked in with the growth indicated in order that the Centre fulfils a town centre role and as such changes the characteristics of the Centre. This development proposed is solely for a retail extension that fits in with the Centre's existing characteristics and not the expansion envisaged in policy Ret 3 (c) and Table 8.2. However, it is important to stress that any future development would have to deliver the requirements of the future role. b) The proposal was considered by the Edinburgh Urban Design Panel prior to its submission. The panel commented that the design should be refined to take account of its existing context while anticipating how it could later integrate into a potential comprehensive redevelopment of the frontage of the Gyle Centre.

The submitted proposal addressed some of the comments made by the panel in respect of the mass of the building and how the extension integrates with the existing centre. This was achieved by reducing the height of the cladding wall and introducing opaque glazing on the upper and outer edges of the building. A 'living wall' feature is also proposed to front the extension and the service yard.

The extension is seen as a 'bolt on' to the existing centre and with it being two storeys high at a point where the Centre is at a single storey height, concerns have been raised as to how the extension integrates with the Centre without it being a visually dominant feature.

It is accepted that the stand alone extension will have a dominant presence. However, the revised materials will further reduce its visual impact and provide a unifying link with the existing centre.

An indicative 'masterplan' shows how the centre could be extended in a more comprehensive manner in the future and how incremental extensions can integrate with the centre.

The design is acceptable.

8 c) The extension is to the front of the Gyle Centre and the nearest residential properties are located approximately 290 metres away. Environmental Assessment has no objections to the proposal. The proposal will therefore have no adverse effect on residential amenity. d) The applicant has advised that in order to meet the required 30% carbon reduction they are investigating the use of air source heat pumps for energy efficiency measures and / or low and zero carbon technology. The proposal complies with the requirements of Part A of the Edinburgh Standards for Sustainable Buildings. e) The proposal includes the loss of parking spaces and on-site transport infrastructure modifications to support the extension and the planned tram stop.

A Transport Statement has been submitted in support of the application. Transport Planning has no objections subject to the applicant entering into a suitable legal agreement prior to the issuing of consent to make provision for a financial contribution towards the Edinburgh Tram project, bus operational requirements and a staff travel plan.

In conclusion, while there is an issue about the timing of the proposal in relation to the current status of the city centre, the life of the local plan and the future role of the Gyle Centre, the proposal demonstrates compliance with policies RET 1 and RET 2 of the ELSP and the general objective of policy Ret 3 of the ECLP. It does not fully comply with policy Ret 3(c) and is therefore considered a departure.

The additional floorspace has a minimal impact on the vitality and viability of the city centre or other town centres. It would also allow the Centre to clawback £4.4m of leakage to other centres outwith Edinburgh, secure the commercial viability of the Centre and provide employment opportunities.

It has also demonstrated how the proposed design can integrate with a more comprehensive expansion of the centre and therefore the design is acceptable. There are no residential amenity or transport concerns.

There is a general requirement to refer applications that are a significant departure from the development plan to Scottish Ministers or the Edinburgh and the Lothian's Structure Plan Joint Liaison Committee where a neighbouring council raises a view that the proposal has the potential to jeopardise the Structure Plan strategy.

In this case the proposal is not considered to be a significant departure from the development plan.

East Lothian Council has advised that the application is consistent with the requirements of the Edinburgh and the Lothian's Structure Plan.

9 Midlothian Council comments on the proposal do not indicate that the proposal is a significant departure from the development plan. In conclusion, there is no requirement to refer the application to Scottish Ministers or to the Edinburgh and the Lothian's Structure Plan Joint Liaison Committee.

It is recommended that the Committee approves the application subject to conditions on materials and details of the 'living wall' feature and a legal agreement relating to a financial contribution towards the Edinburgh Tram Project, bus operational requirements and a staff travel plan.

REASON FOR DECISION

The proposal is not in accordance with the development plan which contains a presumption against further development of the Centre unless it complies with the envisaged future role of the centre. However, the policy does allow limited development provided that it does not have a detrimental impact on the vitality and viability of the city centre or other town centres. This has been demonstrated by the Retail Impact Assessment provided and therefore an exception is justified.

John Bury Head of Planning flcOiltaCtltel------lBrian Fleming on 0131 5293518 - I Ward affected I A03 - Drum Brae/Gyle - l

I Local Plan I Edinburgh city Local Plan I - . I Statutory I Commercial Centre I Development Plan ~~~;i~~~~stered - 116 May 2011 ------1 r--::--~~=______=__--~L- ~ I Overall Expiry Date i 17.10.2011 ______I i Drawing numbersl I 01-04, 05A-10A, 11-12, 13A and 14-23 l ! Scheme 1 Scheme 2 ______1

Advice to Committee Members and Ward Councillors

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

If you require further information about this application you should contact the following Principal Planner, Helen Martin on 0131 5293517. Email: [email protected].

If this application is not identified on the agenda for presentation, and you wish to request a presentation of this application at the Committee meeting,

10 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.

11 Appendix A ·EDINBVR.GH· THE CITY Of EDINBURGH COUNCil

CITY DEVELOPMENT Application Type Planning Permission Application Address: 33, 34, 35, 36 Gyle Centre Gyle Avenue Edinburgh EH129JT

Proposal: Extension to the Gyle Shopping Centre, incorporating units 33- 36 (inclusive) to form a single new retail unit spread over two floors. Reference No: 11/01584/FUL

Consultations, Representations and Planning Policy

Consultations

Midlothian Council

The RIA does not include an estimate of spending in the catchment at the design year, nor a projection of the expenditure required to sustain existing and committed retail floorspace in that catchment. Such a calculation could clarify the impact on existing centres in the catchment of this application and the availability of surplus expenditure to be utilised by this proposal. Policy RET2(c) of the Edinburgh and the Lothian's Structure Plan 2015 requires that the vitality and viability of both town centres and the commercial centres (Schedule 6.2) are safeguarded, and such an assessment would quantify this impact.

The intention of the Edinburgh City Local Plan Policy Ret 3 is to support the objective of sustaining and enhancing the city centre and other town centres. Table 8.2 recognises that the future role of The Gyle may include longer-term growth. The RIA estimates the retail impact of the proposed development on the city centre as O. 15%. A judgement will be required as to the reasonableness of this estimate; whether this level of impact can be sustained whilst safeguarding the vitality and viability of the city centre; and whether this level of impact cumulatively with that resulting from recent consents in other centres, including Ocean Terminal, Cameron Toll, Fort Kinnaird is acceptable.

12 Development plan policy requires a number of steps to be taken in identifying/ supporting retail proposals. One is that there are no town centre opportunities, and the RIA explains that the City Centre has no suitable sites. This would seem to be at odds with Primark currently developing a city centre site. Also policy enables retail proposals to be supported where these meet a quantitative/ qualitative deficiency. Again the city centre development by Primark would appear to fall within the primary catchment area defined in the DTZ Shoppers Survey of the Gyle, and this would seem to be at odds with the suggestion that the proposal would meet a quantitative/ qualitative need not otherwise being met.

The RIA refers to the Gyle not having had any major expansion within a specified time period. However this would appear to overlook the support that has been given to earlier expansion at the Gyle, of around equivalent f100rspace to the current proposals.

Fife Council

The development of this large retail unit at the Gyle Centre, an out of town centre commercial centre, has the potential to impact on the land use strategy being advanced in Fife and established in the Fife Structure Plan, Dunfermline and the Coast Area Local Plan 2002 and in the emerging Dunfermline and West Fife Local Plan. The Fife Structure Plan seeks to promote and improve Fife's town centres and reduce leakage to centres outwith Fife. It also aims to reduce the need to travel, particularly by private car. The proposal is also inconsistent with the preferred approach set out in the SESplan Main Issues Report.

The scale of this proposed development raises issues of strategic significance. In the light of this I would advise you that Fife Council strongly objects to the proposed retail development at the Gyle Shopping Centre for two reasons. First, it would have a detrimental impact on Dunfermline town centre and on the town centre strategy established in the Fife Structure Plan 2006-26. Secondly, it would encourage more cross Forth travel, including that by private car.

Fife council strongly supports town/city centre development in preference to out of centre locations, in line with the sequential approach. In this context, Committee also expressed its support, in principle, for town/city centre developments such as the Primark store in Edinburgh city centre.

East Lothian Council

The application seeks to amalgamate four existing units at The Gyle shopping centre and extend the new unit to an area currently used as a servicing area and car park. The size of the existing four units once amalgamated is 664m2, the new build element of the store will total 4,911 m2; this gives the new store a total gross floor area of 5,575m2.

13 The Edinburgh and Lothian's Structure Plan 2015 (ELSP) gives priority to locating new retail development in Edinburgh City Centre and other town centres identified in Schedule 6. 1. The Gyle is identified as one of a series of 'other major shopping centres of strategic importance' that may be considered for future retail development, but only if it can be demonstrated through a sequential test that appropriate sites are not available in or on the edge of a defined town centre; the proposal addresses a quantitative or qualitative deficiency within the local area; it can be demonstrated that there will be no harm to the vitality and viability either individually or cumulatively to identified town centres and other major shopping centres of strategic importance and that it is in a location accessible by public transport from most parts of the catchment area.

The Planning and Retail Study accompanying the application presents the sequential approach to site selection, explaining that various sources were utilised to provide a comprehensive list of potential units and sites, firstly within the City Centre then secondly within identified town centres. All potential units and sites were discounted largely due to size and/or access constraints. I am satisfied that the sequential test presented demonstrates that appropriate sites are not available in or on the edge of the city centre or an identified town centre.

Of East Lothian's town centres only Musselburgh is identified as falling within the defined catchment area of The Gyle. The Planning and Retail study considers that Musselburgh town centre has a different floor space offering and that trade draw implications are unlikely. The Retail Impact Assessment found that the trade diversion from Musselburgh Town Centre would be £0.02 million. Taking into account the retail offering in Musselburgh; the distance from Musselburgh to The Gyle and the presence of other town and commercial centres in closer proximity I do not disagree with these findings. I am therefore am satisfied the Planning and Retail Study demonstrates that there will no harm to the vitality and viability of Musselburgh.

In conclusion, with regard to East Lothian's interests I am broadly satisfied that this application is consistent with the requirements of the ELSP.

Environmental Assessment

The applicant proposes to incorporate units 33-36 to form a single new retail unit over two floors increasing the retail floor space from 664m2 to 4365m2. The extension is to be located to the southwest side of the existing Gyle shopping Centre; there are no residential units in close proximity.

Therefore, Environmental Assessment has no objections to this proposed development.

14 Transport Planning

No objections to the application subject to the following conditions being applied:

Prior to the issuing of consent the applicant to enter into a suitable legal agreement to make provision for the following:

Contribute the sum of £415,000 towards the Edinburgh Tram project in compliance with council policy.

Provide and maintain bus stop shelters including real time information boards at the bus stop / stand incorporated into the new road layout as approved. All at no cost to the council. Works including all electrical connections to be completed prior to the opening of the store to the public. The stop location and shelter design to be confirmed with the Head of Planning

The store personnel will be required to comply with the terms of the Staff Travel Plan currently in force for the Gyle shopping centre. It is considered that the current plan in relation to staff car parking is not robust enough and requires further discussion. Discussions with Gyle management to take place in respect to staff parking prior to store opening to the public.

BAA· Safeguarding

The proposed development has been examined from an aerodrome safeguarding perspective and does not conflict with safeguarding criteria. We therefore have no objection to this proposal.

We WOUld, however, make the following observation:

Cranes

Given the nature of the proposed development it is possible that a crane may be required during its construction. We WOUld, therefore, draw the applicant's attention to the requirement within the British Standard Code of Practice for the safe use of Cranes, for crane operators to consult the aerodrome before erecting a crane in close proximity to an aerodrome. This is explained further in Advice Note 4, 'Cranes and Other Construction Issues' (available at www.aoa.org.uk/publicationslsafeguarding.asp).

15 Representations

Neighbours were notified of the application on 18 May 2011. Neighbours were re-notified of the application on 6 September 2011.The application was advertised on 1 July 2011.

Three letters of representation have been received from companies with commercial interests in Livingston, the Gyle Centre and the St James Centre, objecting to the proposal. The material grounds of objection/concern being:

Issues of principle, taken account of in assessment a:

does not meet objectives for longer term growth set out in the Edinburgh City Local Plan;

lack of consideration of cumulative impact on the vitality and viability of the city centre;

proposal fails to accord with policy Ret 1 and Ret 2 (c) and (d) of the Edinburgh and the Lothian's Structure Plan;

proposal premature and fails to comply with policy Ret 3 of the Edinburgh City Local Plan; and

proposal would have a detrimental impact on the vitality and viability of a number of tenants in the Gyle 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 Gyle Centre is identified as being a Commercial Centre in the Edinburgh City Local Plan.

Relevant Policies:

Relevant policies of the Edinburgh and Lothian's Structure Plan

Policy RET1 states that retail and commercial leisure developments appropriate to town centres should be located in accordance with priorities a to e

Policy RET2 states that developments referred to in RET1 will only be acceptable where criteria a to e of the policy have been satisfied.

16 Relevant policies of the Edinburgh City Local Plan.

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

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

Policy Ret 3 (Commercial Centres) sets criteria for assessing proposals for the reconfiguration or extension of commercial centres.

Policy Tra 3m (Tram Contributions) requires contributions from developers towards the cost of tram works where the proposed tram network will help address the transport impacts of a development.

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.

17 Appendix B ·EDINBVRGH· THE CITY Of EDINBURGH COUNCIL

CITY DEVELOPMENT Application Type Planning Permission Application Address: 33, 34, 35, 36 Gyle Centre Gyle Avenue Edinburgh EH129JT

Proposal: Extension to the Gyle Shopping Centre, incorporating units 33- 36 (inclusive) to form a single new retail unit spread over two floors. Reference No: 11/01584/FUL

Conditions/Reasons associated with the Recommendation

Recommendation

It is recommended that this application be GRANTED subject to the conditions 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; Note: samples of the materials may be required.

2. A full specification for the 'living wall' shall be submitted to and approved in writing by the Head of Planning before work is commenced on site.

Reasons

1. In order to enable the planning authority to consider this/these matter/s in detail.

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

18 INFORMATIVES

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. Cranes

Given the nature of the proposed development it is possible that a crane may be required during its construction. We would, therefore, draw the applicant's attention to the requirement within the British Standard Code of Practice for the safe use of Cranes, for crane operators to consult the aerodrome before erecting a crane in close proximity to an aerodrome. This is explained further in Advice Note 4, 'Cranes and Other Construction Issues' (available at www.aoa.org.uklpublications/safeguarding.asp)

3. Consent shall not be issued until a suitable legal agreement has been concluded to provide the following:

a. Contribute the sum of £415,000 towards the Edinburgh Tram project in compliance with Council policy.

b. Provide and maintain bus stop shelters including real time information boards at the bus stop / stand incorporated into the new road layout as approved. All at no cost to the Council. Works including all electrical connections to be completed prior to the opening of the store to the public. The stop location and shelter design to be confirmed with the Head of Planning c. The store personnel will be required to comply with the terms of the Staff Travel Plan currently in force for the Gyle shopping centre. It is considered that the current plan in relation to staff car parking is not robust enough and requires further discussion. Discussions with Gyle management to take place in respect to staff parking prior to store opening to the public.

End

19 Appendix C

·EDINBVRGH· THE CITY Of EDINBURGH COUNCIL

CITY DEVELOPMENT Application Type Planning Permission Proposal: Extension to the Gyle Shopping Centre, incorporating units 33- 36 (inclusive) to form a single new retail unit spread over two floors. Reference No: 11/01584/FUL

• • • • • • ~•• •• • •

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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.

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