Technical Guidance Is Contained in the Grey Pages

Edinburgh Design Guidance October 2017 Foreword

Edinburgh Design Guidance - Raising the Bar Edinburgh is a unique city of extraordinary quality. Contained between the Pentland Hills in the south and the Firth of Forth to the north, our city has grown from the medieval form of the Old Town across the Waverley Valley to the classical layout of the New Town and beyond into the tenemented and terraced stone suburbs of the 19th and 20th century. Over the centuries architects, builders and developers have exploited the topography and the natural environment to create the stunning city we have today: a city with two world heritage sites that consistently ranks as one of the best places in the UK to live, work and study. The task facing us now is to ensure that future developers and builders reflect on the nature of the city and design with that enduring quality in mind. Some recent developments have failed to grasp this challenge resulting in bland, universal architecture. In the context of an expanding city, this is something we need to address – just good enough will no longer be good enough. We need to create developments that we are proud of, and not just add another suburban extension to the last one. We need to create new city suburbs and new employment areas, places which reflect and build upon the city’s rich architectural and design qualities, but are places in their own right. To achieve this we must all work with the same ambition. Councillors, planning officers and developers must all have the same aims for the city – to raise the bar, create great places and match the quality of our predecessors. The Edinburgh Design Guidance is a tool to help achieve this. It sets out the standards that must be met in the design of new buildings and spaces. The principles contained within the guidance are informed by the qualities that make Edinburgh special. For the first time, the guidance contains advice on parking standards and merges in the Edinburgh Street Design Guidance as a new Chapter 4. This ensures a holistic approach to new development covering buildings, open space and roads. As society changes, the city too is entering a new era of change and development. There is an opportunity for us all to play a part in creating an urban legacy for the future generations. This document has been strengthened, reviewed and amended as a result of the time and input from several individuals, groups and partners. I would like to thank everyone who has been involved in that process.

Councillor Lewis Ritchie Convener of Planning Contents

Foreword...... 2 2. Designing places: buildings...... 41 2.1 Height and form...... 42 Contents...... 3 2.2 Scale and proportions...... 44 Edinburgh Design Guidance...... 4 2.3 Position of buildings on site...... 45 2.4 Design, integration and quantity of parking...... 50 Introduction...... 5 2.5 Environmental protection ...... 62 Policy context...... 6 2.6 Minimise energy use...... 64 Edinburgh ...... 8 2.7 Materials and detailing...... 65 The Challenge...... 10 2.8 Adaptability ...... 74 Promoting good design...... 11 2.9 Mix of uses...... 75 1. Context, placemaking and design...... 12 2.10 Daylight, sunlight, privacy and outlook...... 76 1.1 Appraising the site and context...... 13 2.11 Housing mix and size, and supporting facilities...... 79 1.2 Protected views ...... 20 2.12 Purpose built homes for rent ...... 82 1.3 Assessments and statements...... 26 2.13 Community safety...... 84 1.4 Coordinate development...... 28 3. Designing places: landscape, biodiversity and the water environment...... 85 1.5 Density...... 32 3.1 Green infrastructure and green networks ...... 86 1.6 Incorporate existing views ...... 36 3.2 Publicly accessible open space...... 89 1.7 Incorporate natural and landscape features...... 37 3.3 Private open space ...... 93 1.8 Incorporate existing buildings and built features...... 39 3.4 Biodiversity ...... 95 3.5 Trees...... 99 3.6 Planting...... 101 3.7 Hard landscape...... 104 3.8 Water environment...... 106 Appendix A: Information required for submission with a planning application...... 111

Page 3 Edinburgh Design Guidance

How is it structured? How does it relate to other guidance? 2. Designing Buildings There are chapters on Context, placemaking and This document is part of a suite of non-statutory This chapter sets out the Council’s expectations for how features within the built form relate to its setting. The design; Designing places - buildings; and Designing overall composition of streets is shaped by how individual buildings work together, creating the unique visual planning guidance: character through repetition, variety and focal points within the street scene. places – landscape, biodiversity and the water The key aims are for new development to: • Have a positive impact on the immediate surroundings, wider environment, landscape and views through environment. its height and form, scale and proportions, materials and detailing, positioning of the buildings on site, integration of ancillary facilities, health and amenity of occupiers. • Repair the urban fabric, establish model forms of development and generate coherence and distinctiveness where the surrounding development is fragmented or of poor quality. The introduction to each chapter sets out over-arching • Achieve high standards of sustainability in building design, construction and use and be adaptable to future needs. aims and expectations for new development. • Support social sustainability by designing for different types of households. • Address the street in a positive way, to create or help reinforce sense of place, urban vitality and community safety. Each subject area has its own section. • Balance the needs of pedestrians, cyclists, public transport users and motorists effectively and minimise the impacts of car parking through a design-led and place specific approach. • Enhance the environment, manage exposure to pollution and reduce overall emissions. Main design principles introduce each section. Page 41 Explanatory text is included, where relevant to provide more detail. Technical guidance is contained in the grey pages. Local plan policy references are included. The navigation panel allows online users to interact with the document.

Edinburgh Street Design Guidance 1.1 Appraising the landscape and townscape Examples using some of these density measures follow. For these examples, car parking values were simply determined Technical guidance by establishing how many cars actually park on the relevant street. In relation to perpendicular on-street parking, a value of 2.5m is suggested, whilst for parallel parking, a length of 5m is suggested to accommodate cars. All design should begin with a site survey and area Survey and analyse the character of the wider Policy References appraisal. The scope and length of this survey and landscape and townscape surrounding a appraisal should be appropriate to the nature and Stockbridge colonies Marchmont tenements Lochrin Place tenements development site. • Edinburgh Local Development Plan - Des 1, Des 4 scale of the development proposed and its location 115 Dwellings / ha 99 Dwellings / ha 164 Dwellings / ha • Planning Advice Note 68 – Design Statements Survey the existing scope of visibility and the in the city. 0.96 GFA / site area 1.32 GFA / site area 1.89 GFA / site area amenity value of these views within the city and 0.34 Footprint / site area 0.33 Footprint / site area 0.35 Footprint / site area For a proposal to respond positively to its context, An appraisal should consider the wider context, as surrounding landscape. 2.8 Average number of storeys 4 Average number of storeys 5.3 Average number of storeys it is essential that it is designed with a good well as the immediate surroundings. Even small 0.5 Car parking / dwelling 0.8 Car parking / dwelling 1 Car parking / dwelling Evaluate changes to character and views that will understanding of its site and the surrounding area developments can have significant impacts when 179m² GFA per car parking space 170m² GFA per car parking space 115m² GFA per car parking space result from development and use the findings to and the wider city. This will help the development sited in sensitive locations. Jan 2015 inform design review and finalised proposals. of a sound concept around which the design is structured. The council expects a multi-disciplinary Where surroundings are of poor landscape or Survey and analyse the historic environment and team consisting of architect/urban designers, townscape quality, the appraisal should be used to use findings to inform design proposals. landscape architects and flood engineers (historic identify opportunities for how the proposal could experts if required) to be used to develop a concept make improvements. and bring forward a masterplan. Schemes with a poor understanding of context will be refused. Further information Information required in a site survey and appraisal Landscape Geology, topography, landform, existing vegetation, including Trees (section 3.5) ,use of landscape by people, historical /archaeological assets, description of local landscape character and key landscape characteristics of site and context and analysis of the above Extended Phase One Habitat Survey and Ecological Assessment, to identify habitats and Protected species within the site and opportunities for Ecology linkage with adjacent habitats. See Biodiversity (section 3.4) Locations of services and utilities (above and below ground). Water features and flood extents (including culverted river courses) See Water If you require any further information or clarification, Hydrology, drainage, services Environment (section 3.8) Townscape Listed buildings, focal points, landmarks, architectural style, feu pattern & building line, conservation area appraisals How the site relates to the wider network of streets, footways and cycle routes and how these streets and routes are used. Consideration at please visit our website at www.edinburgh.gov. Streets / Movement different scales: structural, layout and detail. Visual Assessment (see following pages) The extent to which the site is visible, whether the site is in a protected view or other important local or Views Survey city view. Whether there are views to landmark features or other important features from site. uk/planning or contact the Planning Helpdesk on Sunpaths for winter & summer, prevailing wind in terms of shelter of urban blocks and tree planting, aspect and micro-climate in relation to solar Microclimate /Air Quality gain & planting proposals. Existing air quality issues. Is the site in the World Heritage Site? The ariport exclusion zone? A site of importance for nature conservation? The extent to which it meets Planning / other designations 0131 529 3550. requirements of Council’s Open Space Strategy etc. Maps © Crown Copyright and database right 2012. All rights reserved. Ordnance Survey License number 100023420.

Page 15 Contents Previous Next Page 35Page 35 Contents Previous Next

Page 4 Introduction

This updated guidance sets out the Council’s This guidance is intended for all new buildings but development plans and other planning guidance expectations for the design of new development in also includes a revision to the parking standards depending on the type and location of development. Edinburgh. and will ultimately sit alongside a revised Street The Council’s design-related policies can be broadly Design Guidance. This will allow a holistic, place- Greater emphasis has now been placed on creating divided into themes relating to context, built form, based approach to design and development. The places that support the development of a compact, landscape and biodiversity. This is reflected in examples given show principles and concepts that sustainable city. Support for active travel and public the structure of the guidance. Where appropriate, apply to a range of different building types. These transport is reflected in revised parking controls in technical guidance is included. A fourth section, will also include examples of good street design, new developments. Landscape, biodiversity and related to streets, will be appended to the finalised once the Street Design Guidance has been aligned green infrastructure are given greater prominence guidance. with this guidance. to reflect the wider contribution they make to placemaking and wellbeing. Air quality, which is The guidance should be used as a point of reference, fundamental to public health and quality of life, is as a basis for the planning and design of new addressed through various mechanisms, including development proposals and will be a material the requirement to make provision for electric consideration in assessing planning applications. It charging points to support the use of vehicles that aims to: emit lower levels of emissions. • provide guidance on how to comply with the The Council wants new development to create great policies in local plans; places for people to live, work and enjoy. In order • support good placemaking by bringing together to do this, we need to achieve the highest quality of guidance for streets, spaces and buildings; design that integrates successfully with the existing city. • explain the key ideas which need to be considered during the design process; Many recent developments have achieved this aim and some are used as examples in the guidance. • give examples of good quality design; and These developments establish a standard for • set out the requirements for design and access the design quality of new development. Where statements. appropriate, the guidance includes examples from outwith Edinburgh. Each section provides guidance on specific topics that should be used as appropriate. It is important that it is read in conjunction with statutory

Page 5 Policy context

Scottish Government policy • distinctive; EDINBURGH LOCAL DEVELOPMENT PLAN A Review of the Planning System, a new National • safe and pleasant; NOVEMBER 2016 Transport Strategy and Cleaner Air for Scotland – • easy to move around; the Scottish Governments policy document on Air Quality, all reflect a changing policy context. A more • welcoming; co-ordinated approach with outcomes that deliver • adaptable; and better places is a common theme. • resource efficient. einn streets designing

oiySaeetfrScotland for Statement Policy A These guiding principles underpin the approach to

Policies

> Street design mustdelivering consider place before good places. movement. > Street design guidance, as set out in this The Development Plan document, can be a material consideration in determining planning applications and appeals. > Street design should meet the six qualities of successful places, as set out in Designing Places. > Street design should be based on balanced decision-making andThe must adopt a Society of Chief Officers for Transportation in multidisciplinary collaborative approach. > Street design should run planning permission The SESplan Strategic Development Plan and the A Policy Statement for Scotland and Road Construction Consent (RCC) processes in parallel. Scotland’s (SCOTS) National Roads Development designingstreets Edinburgh Local Development Plan make up the Guide provides technical guidance to support the Development Plan for Edinburgh. This guidance design aspects of Designing Streets, by focusing on interprets and applies the policies set out in the how to achieve Roads Construction Consent (RCC) Local Development Plan and provides more detailed for all new or improved roads for a local authority to advice.

ISBN: 978-0-7559-8264-6 adopt. RR Donnelley B63780 03/10 www.scotland.gov.uk The Local Development Plan, which was adopted S C O T S in November 2016, provides the main basis for NATIONAL Creating Places and Designing Streets are the two ROADS DEVELOPMENT GUIDE determining planning applications. planning policy documents for Scotland that relate Relationship to other guidance to design. They set out government aspirations for design and the role of the planning system This Design Guidance is one of a number of user- in delivering these. They are material planning focused pieces of guidance which interpret the considerations. policies set out in the Local Development Plan. It is important that, where applicable, these are read in Creating Places sets out the six qualities of conjunction with one another. For example, when successful places as: designing a new building in a conservation area, reference should be made to this guidance and the Guidance on Listed Buildings and Conservation Areas. Edinburgh also has a number of site/area specific planning guidance, including Development Briefs.

Page 6 Page 7 © Aerial Photography Solutions Ltd. Used with permission. View to the Pentland Hills from Edinburgh Castle Tightly packed buildings in the Old Town—Cowgate viewed from A New Town Street: Northumberland Street South Bridge Edinburgh

Edinburgh is a unique and beautiful city - recognised to be seen and understood from a series of different Throughout history, the city has evolved in response by the UNESCO inscription of its two world heritage vantage points. to changing needs and growth. In the 18th and 19th sites: the Old and New Towns of Edinburgh and centuries, bridges and streets were thrust into the The topography of hills, ridges and valleys have the Forth Bridge. Its distinct geography and rich medieval pattern of the Old Town to create links enabled the development of a series of distinct and varied heritage of buildings and urban design with the wider city and improve the environment areas that juxtapose with one another. Nowhere combine to create a unique cityscape. Edinburgh is by providing more air and light. Edinburgh has also is this interplay between landscape and buildings a city of startling contrast – between its landscape embraced change to meet current needs. clearer than in the city centre. Both the Old and New and buildings and in its streets and spaces. Town are designed around their landforms. In the Subsequent expansion of the city have has created Landscape is vitally important. Containment is Old Town, the Royal Mile slopes gently down the Old distinctive neighbourhoods with their own sense provided by the Firth of Forth to the North and the Town ridge; buildings are tightly packed together off of place but which also contribute to the character Pentland Hills to the South, but it is the hills within closes that run down to the Waverley and Cowgate of the city as a whole. Areas like the Grange, Edinburgh that create some of the most striking valleys. The New Town’s more undulating landscape Marchmont and Bruntsfield, Inverleith, Leith, Gorgie aspects of its setting. Castle Hill, Arthur’s Seat, is reflected in its spacious and geometrically and Dalry, have different building forms, but with Calton Hill and others create a three dimensional ordered streets. their consistent heights, sandstone walls, slate city. Not only do they dominate views throughout roofs, vertical windows and architectural motifs they the city, but they also create vistas, allowing the city feel very much part of Edinburgh.

Page 8 An Old Town Improvement Street: Cockburn Street Tenements in Marchmont—Warrender Park Terrace Suburban housing with view to Edinburgh Castle—Greenbank Crescent

Although the later post war suburban areas of the listed buildings in Scotland and has a much higher architectural character of the area. It can be seen as city are less distinct, their simple layouts knit well proportion of ‘A’ listed buildings than the national the glue that binds places together. into the wider city. Where streets align with the average. This combination of natural and built heritage city’s landmark features, their sense of belonging to Edinburgh has a total of 49 conservation areas should be maintained and enhanced. The principles Edinburgh is amplified. covering 25% of the urban area with a resident presented here are informed by qualities that Confident modern developments sit alongside some population of over 100,000. Each conservation make Edinburgh special. They seek to achieve new of the oldest buildings in the city. Ironically, this area has its own unique character and appearance. development that draws on and interprets the past; process of change means many parts of the Old The variation in character illustrates the history with an emphasis on creativity and innovation rather Town are younger than large swathes of the New of Edinburgh. They range from the internationally than prescription. Town. famous New Town, which is the largest conservation area in Scotland, to small villages which have been Edinburgh contains the greatest concentration absorbed as the city expanded. of built heritage assests in Scotland, with nearly 5,000 listed items comprising over 30,000 separate The public realm of Edinburgh offers a wealth buildings. These range in scale from the Forth Rail of streets, squares and spaces, gardens and Bridge to the statue of Greyfriars Bobby, and in pedestrian spaces, which act as gathering age from the 12th century to the late 20th century. places for people and settings for the historic The city accounts for about one-third of all the ‘A’ buildings making an important contribution to the

Page 9 The Challenge

The quality of our environment undoubtedly contributes towards Edinburgh’s success as an international city to which people and businesses are attracted. For this to remain the case, it is vitally important that we continue to respect the existing built fabric. In doing so, Edinburgh should not become a museum piece. Instead, the city must continue to embrace change so that it can adapt to its evolving needs. However, this sets up a possible tension—between preservation and change. As many of the examples used in this guidance demonstrate, design led solutions can resolve a range of competing needs. Where surrounding development is fragmented or of poor quality the aim is to establish a new context that better reflects the inherent character of Edinburgh. The Council encourages model forms of development that generate coherence and distinctiveness. Both the historic environment and the many modern developments shown in this guidance provide context of quality that should be reflected in these situations. We can reduce the impact of a changing climate through innovative placemaking. For example integrating greenspaces into new and existing developments can reduce the risk of flooding and act as a buffer against noise and air emissions from vehicles, whilst providing open spaces for walking, cycling and nature. Air quality has become a particular challenge in If the aims of this guidance are met, forthcoming cities across the world. Considered use of design developments will be more successful in the A design process that challenges conventional ways and placemaking can minimise the impacts of longer term - meeting the needs of all who use and of doing things will be key to creating successful pollution while, at the same time, promoting spaces experience the city. places, particularly for new and emerging suburban for walking, cycling and nature. areas.

Page 10 Promoting good design

It is important to achieve the highest quality of This process provides an opportunity to consider the Architectural quality and competitions design possible. This means committing to good development in principle and to influence its design, The Council’s policies and guidance aim to raise the quality at every stage of the design process. so that potential problems are resolved or reduced. urban design quality within the city. For particularly This will avoid the need for expensive and time- Well designed developments can actively enhance important or sensitive sites or for some nationally consuming retrospective re-design. the environment; manage exposure to air, noise important uses, architectural competitions may be and light pollution and reduce overall emissions. In Design review the best way of ensuring the highest architectural contrast, other new developments may increase the quality. The Council supports the process of design review. emission of pollutants that are harmful to human Depending on the size, complexity and sensitivity Community and place health and impact on the quality of life. of the site, proposals may be referred to either Good design needs to take account of community Architecture + Design Scotland (the Scottish Pre-application advice needs and community aspirations. The Review of the Government’s advisory body on urban design The Council encourages and promotes engagement Planning System and the Community Empowerment matters) or the Edinburgh Urban Design Panel. This on design issues through pre-application advice. Act require that the community become more should be done at the pre-application stage. Providing advice prior to the formal submission of involved in helping to deliver better places. Use of a planning application can ensure that the quality tools like The Place Standard show how local needs of a development is improved and certainty in the can be incorporated into development briefs and outcome can be increased for the applicant. other planning processes.

View from Meadows of new housing

Page 11 1. Context, placemaking and design

This chapter sets out the Council’s expectations for how new development should relate to its context; a key theme throughout this document. High quality design supports the creation of good places and has a positive impact on health and wellbeing. The highest standards of design can be achieved through the factors set out in the Scottish Government’s Creating Places and Designing Streets policies, to create new vibrant places which are distinctive, safe and pleasant, easy to move around, welcoming, adaptable and sustainable.

The key aims for new development are: • demonstrate an understanding of the unique characteristics of the city and the context within which it is located; • demonstrate an understanding of the historical development of the site; • reinforce its surroundings by conserving and enhancing the character and appearance of the landscape and townscape; including protecting the city’s skyline and locally important views; • ensure that adjacent development sites are not compromised and that there is a comprehensive approach to layout; • provide appropriate densities depending on their existing characteristics; • incorporate and use features worthy of retention, including natural features, buildings and views; and • demonstrate a good understanding of the existing water environment on site and provide a creative response to manage future surface water.

Page 12 1.1 Appraising the site and context

For a proposal to respond positively to its context, Survey the site and immediate context and Local Development Plan policies it is essential that it is designed with a good analyse the character of the wider landscape and • Des 1 - Design Quality and Context understanding of its site and the surrounding area townscape surrounding a development site. • Des 3 - Development Design and the wider city. This will help the development of Survey the existing scope of visibility and the a sound and sustainable concept around which the amenity value of these views within the city and • Des 4 - Development Design design is structured. The council expects a multi- surrounding landscape. • Des 11 - Tall Buildings disciplinary team consisting of architect/urban Evaluate changes to character and views that will • Env 1 - World Heritage Site designers, landscape architects, flood engineers, result from development and use the findings to historic experts to be involved in developing and • Env 6 - Conservation Areas inform design review and finalised proposals. bringing forward a masterplan. Schemes with a poor • Env 7 - Historic Gardens and Designed Landscapes understanding of context will be refused. Survey and analyse the historic environment and use findings to inform design proposals. • Env 11 - Special Landscape Areas Contextual evaluation should consider the impact of • Env 17 - Pentland Hills Regional Park the proposal in terms of its physical structure: mass, density, materials, height, as well as its function and uses. Consideration should be given to whether it has a positive impact on the local community and whether that impact is local or area-wide.

Information required in a site survey and appraisal Landscape Geology, topography, landform, existing vegetation, including Trees (section 3.5), use of landscape by people, historical /archaeological assets, description of local landscape character and key landscape characteristics of site and context and analysis of the above. Extended Phase One Habitat Survey and Ecological Assessment, to identify habitats and protected species within the site and opportunities for Ecology linkage with adjacent habitats. See 3.4 Biodiversity on page 95. Locations of services and utilities (above and below ground). Water features and flood extents (including culverted river courses). See 3.8 Hydrology, drainage, services Water environment on page 106. Townscape Listed buildings and their setting, focal points, landmarks, architectural style, feu pattern & building line, conservation area appraisals. How the site relates to the wider network of streets, footways and cycle routes and how these streets and routes are used. Consideration at Streets / Movement different scales: structural, layout and detail. Visual Assessment (see following pages) The extent to which the site is visible, whether the site is in a protected view or other important local or Views Survey city view. Whether there are views to landmark features or other important features from site. Sunpaths for winter & summer, prevailing wind in terms of shelter of urban blocks and tree planting, aspect and micro-climate in relation to solar Microclimate /Air Quality gain & planting proposals. Existing air quality issues. Is the site in the World Heritage Site? The airport exclusion zone? A site of importance for nature conservation? The extent to which it meets Planning / other designations requirements of Council’s Open Space Strategy etc.

Page 13 Much of the city’s built up area is defined by a Historic environment Historic Environment Scotland’s national traditional townscape character that creates a high Inventory of Gardens and Designed Landscapes The historic environment includes ancient quality, sustainable and vibrant urban environment. in Scotland describes landscapes of national monuments, archaeological sites and landscape, Consideration should be given to the way new importance. Proposals should assess the impact historic buildings, townscapes, parks, gardens, buildings are inserted into the framework of the the development will have on the Gardens and their designed landscapes and other features. existing townscape; respecting its scale and setting. Proposals that potentially will affect local producing architecture of the highest quality. Sites within the two World Heritage Sites (WHS), and regionally important landscapes also require The Old and New Towns of Edinburgh and the Forth assessment. Architectural form and building heights must, Bridge require particular consideration. Historic therefore, be appropriate to location and function. Environment Scotland’s ‘Managing Change in the Landscape character The objective is to preserve and enhance the existing Historic Environment: World Heritage’ provides advice. Characterisation is a way to describe and understand townscape character, and pursue the highest There are management systems in place for both of the distinct patterns of elements which combine architectural and urban design quality, incorporating the WHS. to create a ‘sense of place’, including geology, social; environmental and economic needs. landform, soils, vegetation, land use, urban form, The proposals should explain the impact on New development should be sensitive to historic architectural style and experiential qualities. the Outstanding Universal Values within the character, reflect and interpret the particular Environmental Impact Assessment. A landscape character assessment can assist in quality of its surroundings, and respond to and defining objectives to protect, manage or restructure reinforce locally distinctive patterns of development, It is also important to understand the setting of the landscape. townscape, landscape, scale, materials and quality. historic assets. Historic Environment Scotland’s New development should strengthen the context (HES) Managing Change in the Historic Environment Edinburgh’s unique and diverse landscape of existing conservation areas, respecting the Guidance provides advice on a range of subjects. contributes to the city’s identity and international topography, physical features, views and vistas. Their guidance on New Design in Historic Setting renown. The landscape context is described in the explains the process of design that can help deliver Lothians Landscape Character Assessment and in There is no simple prescription for good architecture exciting contemporary interventions that energise and more detail in the Edinburgh Landscape Character beyond the precepts of ‘commodity, firmness and enhance our historic areas. Assessment. Special Landscape Areas have been delight’. Good new buildings in historic settings identified as being of particular quality and their should not merely be fashionable, but should stand Conservation Area Character Appraisals explain the Statements of Importance also provide relevant the test of time. Conformity to restrictive formulae special architectural and historic interest for each information. or the dressing of modern structures in traditional of the City’s conservation areas. Edinburgh also has forms may fail to produce quality architecture. The a heritage of listed buildings. If these fall within or These should be referred to as part of a sites aim is to encourage development which reflects adjacent to proposed development their significance landscape appraisal, helping to ensure that and creatively interprets the past. Consistency and and setting should be surveyed and appraised. developments interact with their surroundings and continuity is important, and new buildings should aspire to shape high quality future landscapes. Where a site is of known or suspected archaeological not draw attention to themselves disproportionately. The urban edge for example should be designed to significance a programme of archaeological works conserve and enhance the special character of the will need to be agreed with the Council. As the city. See page 18 for technical information and archaeology may influence the extent of development, requirements. this should be done at the site appraisal stage. On some sites, excavations may be required. Page 14 Visual assessment Visual assessment is a method to help understand the changes to views that would be experienced by people in the short, medium and long term should the development go ahead. It is an essential tool to explore design options and assess the visibility of new proposals and how they will be viewed in relation to existing built and natural features. In some instances the use of tethered balloons or scaffolding structures will be required to allow people to understand the visual impact. Findings should be presented in Environmental Impact Assessments, Design Statements or Landscape and Visual Appraisals and follow the approaches set out by the document ‘Guidelines for Landscape and Visual Assessment’ (most recent edition). This process should identify all the views within the landscape or townscape from a range of distances and orientations from the proposed development and take into account how this will be viewed from particular vantage points. These include hill tops, paths and greenspaces, visual corridors along streets and roads, bridges and residential neighbourhoods. See page 22 - 25 for technical information and requirements.

Page 15 Technical guidance

Site appraisal These drawings and images illustrate some of the ways a site can be be appraised—in this case the gap site next to the City Art Centre. Information like this helps build up an understanding of a site—it does not prescribe the way it should be developed.

Site shaded by Views to site from tall buildings Princes St Gardens, Roof to south, east Site sheltered and west of Princes Mall & North by buildings to Bridge west t es w o t t Site sits within as m e herringbone pattern of Sun path fro Old Town streets and closes

Prevailing wind

N N N 0 100m 0 50m 0 50m Views to site Buildings and routes Microclimate Variety of building heights— generally falling from east to west

Vertical Cockburn Street Gable emphasis Site windows on to art centre windows

Market Site Street Station

Important nearby features Building heights and form Site section Page 16 Technical guidance

Historic Environment • Facades should respond to the rhythm, scale and In assessing whether or not unlisted buildings make proportion of neighbouring properties. a positive contribution to the special architectural or Development should relate to the historic context in historic interest of a conservation area, the following terms of the following principles: • Development should respect the established questions will be considered: building line. • New developments should be sensitive to historic • Does the age, style, materials or any other character and attain high standards in design, • The density and architectural style of new characteristics of the building reflect those of construction and materials. development should respect the scale, form and a substantial number of other buildings in the grain of the historic context. • New buildings should be designed for a long life conservation area? and soundly constructed of durable materials • Roof forms and materials should reflect the • Does it relate in age, style, materials or any other chosen to suit their context. They should be tradition of the locality. historically significant way to adjacent historic capable of alteration and adaptation in response • The use of materials should respect and buildings and contribute positively to their to changing needs in the future. strengthen local traditions, reflecting the naturally setting? • Historic settlement patterns, plot boundaries, predominant material. • Does it reflect the development of the pedestrian routes and enclosures should be • Traditional means of enclosure should be conservation area? respected, as should the form, texture, grain and provided, erecting either a wall sympathetic to the general character of the site as a whole. • Does it have significant historic associations with local context or railings of an appropriate design. the established features such as the road layout or • Most of Edinburgh’s conservation areas have a • Development should retain significant gaps or traditional plot sizes? predominantly consistent design, or one which is open spaces which contribute to the street scene layered and made up of diverse components, yet • Does it have landmark quality? or provide the setting for buildings of architectural with an overall integrity. The consistent use of a or historic importance. • Does it reflect the traditional functional character limited range of materials for roof coverings, walls, of the area? ground surfaces, and for other elements and • Development should retain trees which contribute details, can be vital to the integrity of an area. the character of the streetscape. • Does it have significant historic associations with local people or past events? • New buildings should be designed with due • In exceptional circumstances, where there is a regard to their site and surroundings using gap in a formal scheme, for example, it may be materials that will weather and age well and settle appropriate to rebuild or build to a pre-existing or into their place in the townscape. reconstructed design. • Development should remain within the range of heights of historic neighbouring properties.

Page 17 Technical guidance

Landscape Character

Technical checklist Determine the relevant study area in relation to the proposed development. Agree with planning authority. Describe and categorise the surrounding landscape and townscape based on the predominant topography, land use, eras of settlement and patterns of form, scale and enclosure. Refer to existing sources of information as necessary. Identify sensitive receptors within the study area, such as designated sites, listed buildings and scheduled sites, existing trees and woodland and describe key characteristics of site. Provide a succinct written appraisal assessing the landscape/townscape impact of the proposal. Describe and evaluate change to character by considering how aspects of the proposal relate to its surroundings and whether change will weaken or enhance existing character. Where relevant incorporate design mitigation measures. Additionally, designed landscapes will require a historic landscape assessment.

Lothians Landscape Character Assessment (1998). Edinburgh Landscape Character Assessment (2010) Historic Scotland – Conservation Plans – A Guide to the Preparation of Conservation Plans (2000)

A range of doucments and techniques can be used when preparing landscape character assessments

Page 18 Technical guidance

Visual Assessment The Landscape Institute’s ‘Guidelines for Landscape and Visual Impact Assessment’ sets out the recognised approach. It should be read in conjunction with the Landscape Institute Advice Protecting new views Limiting the height of buildings to maintain a view Note 01/11—Photography and Photomontage in The view from Edinburgh Park Station towards Arthur’s Seat The height of buildings in the Bio-Quarter has been limited to Landscape and Visual Assessment and Visual & the Castle (right) has similar qualities to the view towards maintain views towards the Edmonstone ridge. This helps to the Castle from Carrick Knowe railway footbridge. It should be reinforce the landscape setting of the city by providing visual Representation of Wind Farms (Scottish Natural protected. containment contributing to the sense that Edinburgh is a Heritage 2014) . The visual assessment should compact city. assess city and local views as well as protected Protecting an incidental view views. Views within any cultural heritage Although the assessments or assessments of setting should be to glimpsed view to the same standard as the visual assessment. They Edinburgh Castle from the West Port are likely to be the same views. is not a key view, The requirements set out in the technical checklist care should be taken to protect it. should be confirmed and agreed at an early stage. Limiting the height of buildings to maintain a view

Technical checklist Map the site’s visual envelope or prepare a computer generated Zone of Theoretical Visibility (ZTV). Identify viewpoints representing different visual receptors, from a range of distances and orientations from the proposed development. Any relevant protected views may be included. Confirm viewpoint location with planning authority. Identify night time views, if required. Prepare baseline site photography using equivalent of a 50mm focal length, usually set at 1.8m level Zone of theoretical visibility It may be helpful to subsequently confirm site photography with planning authority Use of computer generated mapping to determine a site’s zone of theoretical visibility i.e. the area across which a proposed Present the proposals alongside baseline photography, by means of an accurately constructed 3d CAD model, development may have an effect on visual amenity, can inform including ‘wire line’ views and rendered photomontages. the selection of viewpoints for visual assessment. ‘Before’ and ‘after’ views should enable direct comparison in the field, and should, therefore, be printed at the appropriate perspective, resolution and size with details recorded on the title block. Provide a written appraisal assessing the visual effects of the proposal, and where relevant

Page 19 1.2 Protected views

The topography of Edinburgh has shaped the way Old and New Town recognised through the World Conserve the city’s skyline, by protecting views to the city has evolved. The setting of the city, between Heritage Site status. In order to protect this aspect of landmark buildings and topographical features. the open hills and the Firth of Forth, and the impact Edinburgh’s character, the city’s most striking visual Protect the setting of the Forth Bridge by of volcanic hills and ridges which define the built features and views to them from a number of public protecting the characteristics of the key views. form, create a very strong sense of place. This vantage points are identified. The landmark features establishes views to and from many key features which are to be protected include: Local Development Plan policies around the city and allows the city to be defined by • The Castle, Castle Rock and Tolbooth St John’s • Des 4 - Development Design its topography rather than the height of its buildings. Spire. • Des 11 - Tall Buildings The way buildings have used the topography of the • Calton Hill. city also defines what is special about Edinburgh; • Env 1 - World Heritage Sites • The Old Town spine. with the distinctive and contrasting patterns of the • Arthur’s Seat and the Crags. • The New Town. • Coastal backdrop and Firth of Forth. • Open Hills. • The Forth Bridges. • St Mary’s Cathedral Spires. • Fettes College. • Craigmillar Castle. One mechanism for protecting the views has evolved from a study of views and skylines undertaken for the Council. Essential to implementing the guidance is an understanding of the concept of ‘sky space’. Sky space is the space around the city’s landmark features that will protect their integrity. Once the sky space is ‘pierced’ by a development, it has started to impact on a protected view. Although there is a general presumption against breaking the sky space, if a development can demonstrate that it adds to the city’s skyline in a positive way and enhances the character of the city, it will be supported subject to it meeting other relevant policy considerations. It Protected skyline view of Calton Hill from west escarpment of Long Row, Whinny Hill (view no. E05)

Page 20 should also be noted that a development can have The four views of the Forth Bridge from within the Other important views an adverse effect on the skyline, not by breaking City of Edinburgh boundary are: It is important that other views to landmark features the sky space, but through being too large in its • 4 Mons Hill; and important views to landscape and built features, built form or by failing to recognise the importance including statues and monuments, in and around of rooftop detailing and modulation. Technical • 5 Dalmeny Water Tower; the city are also protected. guidance is provided on the following page. • 6 Bankhead, Dalmeny; and New views can be incorporated within new Forth Bridge • 7 Contact and Education Centre. development. The Forth Bridge and its setting are also recognised Click on the map arrows to reveal further details of The following pages set out the Council’s as creating a very strong sense of place. The the viewpoint. expectations for incorporating existing views. Bridge was inscribed as a World Heritage Site in July 2015, reflecting the innovation in engineering, construction and materials used to create the iconic 2 structure, which remains in its original use. The scale and power of the Forth Bridge creates a 3 visually dominant landmark and a number of designations around the bridge ensure that it is protected at an appropriate level. To help further safeguard its setting, a viewshed analysis identified a total of 10 key views; four of which lie within the City of Edinburgh. The protection 10 of these key views and their characteristics will be a key planning consideration. In general, development in the North West and 1 particularly in and around Queensferry and Port Edgar must take into account any possible impacts on the Forth Bridge.

9 4 7 8 6 5

TopographyAPPENDIX 3 considerations

Topography considerations

Technical guidance The concept of view cones and sky space This diagram shows that depending on a building’s position, its height Assessing the impact on key views and the topography surrounding, elements of a development (shown The bottom of the sky space can be measured and is in red) can impact on the sky space calculated from Ordnance Datum, so once the height around a landmark building or of any proposed development is known, it will be feature. Note that the sky space sits possible to assess its impact on any feature in the to the side, above and below the landmark feature. city by the extent to which it pierces the bottom of the sky space. Each feature listed has different sky space around it depending on the nature of the feature. The amount • In other areas, there may be scope for taller Environmental modelling that addresses pedestrian of sky space around a feature will be sufficient, not buildings but care needs to beDiagram taken showsthat how proposalswind in different safety issuesparts of relatedthe view to;cone might impact on a particular view. just to protect a view of the feature, but to protect impacts on key views are fully considered. For • Wind force (relative velocities related to a base example, some parts of the PortDiagram of Leith shows may how proposals in different parts of the view cone might impact on its context or setting. In some cases, the sky space a particular view. line study of surrounding area). can be accurately defined, whilst in others, it will have the capacity for buildings that will exceed • Wind safety (turbulence, suction, lift). be more of a matter of judgement. Views to the building heights typical of the immediate context. landmark features from any key view are in the form However, these areas may be very near parts • Thermal comfort (Wind chill). of view cones. The diagram to the right illustrates of the docks within which similar development • Noise level. how view cones take account of topography and how could have an adverse effect. An assessment • Air quality. proposals in different parts of the view cone might of the suitability of these or any other proposed impact on a particular view. locations for high buildings, in terms of their • Streetscape aesthetics (impact of any mitigating contribution to the strategic development of the measures). Impacts on key views will vary depending on the city, will be required. nature of what needs to be protected in the key view • Photomontages showing the impact of the itself, the location of the proposal and its height and Key views that are to be protected are set out on the proposal on key views. form. Explaining in detail all circumstances in which following pages. These are to be kept under review. • A helium balloon test may be required, where the key views can be affected is beyond the scope The design of any high building will be of exceptional the true height of the building is described by a of this guidance. However, it is possible to highlight quality and it must demonstrate an understanding series of markers attached to a cable suspended some issues; of its context and impact. This should be presented by a balloon filled with helium, so that a true • Some areas are more sensitive to even small in a townscape and visual impact assessment. The understanding of the impact on the surrounding increases in height in relation to existing application should be accompanied by: area can be gained. development due to their prominence in key views • Sight and height levels; • A statement demonstrating that there is an and exposure to sky space. An example of this is understanding of the impact of the development • An analysis of the context including a strategic development in the area between Princes Street and showing how the development enhances its justification for the proposed location; and Queen Street, where even the addition of an context. extra storey could impact upon views. Page 22 Page 23 Technical guidance W3d Telford Road - Pentland Hills S2c Blackford Hill - the sea with Inchkeith Island W4a Corstorphine Hill - Calton Hill and New Town Monuments S2d Blackford Hill - Arthur’s Seat and Salisbury Crags W4b Corstorphine Hill, south east end - Castle and Arthur’s Seat S2e Midmar Drive - Arthur’s Seat and Salisbury Crags W5 Corstorphine Road, south of Zoo - Castle & St Mary’s spires S2f Blackford Hill Crest - Corstorphine Hill List of Protected Skyline Views in the North of the City W6a Carrick Knowe railway footbridge - Corstorphine Hill S3 Colinton Road - St Mary’s spires N1a Carrington Road - Arthur’s Seat W6b Carrick Knowe railway footbridge - St Mary’s spires S4a Craiglockhart Hills - St Mary’s spires N1b Carrington Road - Charlotte Square dome, Castle & Hub spire W6c Carrick Knowe railway footbridge - Castle S4b Wester and Easter Craiglockhart Hills - Castle and Hub spire N2a Inverleith Park - Arthur’s Seat W6d Carrick Knowe railway footbridge - Arthur’s Seat S4c Wester Craiglockhart Hill - Salisbury Crags N2b Inverleith Park - Charlotte Square dome, Castle & Hub spire W6e Carrick Knowe - Pentland Hills S4d Wester Craiglockhart Hill - Arthur’s Seat and sea N2c Botanic Gardens, west gate - along Arboretum Place to Castle W7a Saughton Road south of railway bridge S4e Craiglockhart Hills - Pentland Hills N2d Inverleith Park - St Mary’s spires and west Edinburgh skyline W7b Saughton Road, south of railway - Castle and Hub spire S5 Braidburn Valey Pentland Hills N3a Botanic Gardens - Arthur’s Seat W7c Playing field east of Broomhouse Community Centre - Arthur’s S6 Braid Hills Drive West - Castle, Hub spire & Barclay Church spire N3b Botanic Gardens, in front of Inverleith House - Castle, Hub Seat S7a Braid Hills Drive East - Castle, Hub spire & distant mountains spire and Charlotte Square dome W8 Longstone - Pentland Hills S7b Braid Hills Drive, east end - Calton Hill N3c Botanic Gardens - Pentland Hills W9 Sighthill and Broomhouse - Pentland Hills S7c Braid Hills Drive, east end - the sea N3d Botanic Gardens, in front of Inverleith House - St Mary’s spires W10 Cramond foreshore looking east S7d Braid Hills Drive, east end - Arthur’s Seat and Salisbury Crags N4a Eildon Road - Arthur’s Seat List of Protected Skyline Views in the East of the City S7e Braid Hills Drive, east end - Pentland Hills N4b South Fort Street - Salisbury Crags S8a Buckstone Snab - Castle, Firth of Forth and distant hills E1a Pleasance - Salisbury Crags N4c Newhaven Road and Warriston Path - Calton Hill S8b Buckstone Snab - the sea E1b Pleasance Calton Hill N5a Pilrig Park and Pilrig Street - Arthur’s Street S8c Buckstone Snab - Arthur’s Seat E2a Salisbury Crags, south side - Pentland Hills N5b Pilrig Park - Calton Hill S8d Buckstone Snab - Corstorphine Hill E2b Salisbury Crags, Radical Road - St Mary’s spires, Castle, Hub N6a Ferry Road & Merchant Maiden Playing fields - Arthur’s Seat S9 Liberton Drive along Alnwick Hill Road to Arthur’s Seat spire N6b Ferry Road at Merchant Maiden Playing Fields - Castle, Hub S10a Liberton Cemetery - Arthur’s Seat and Salisbury Crags E2c Salisbury Crags, Radical Road - Corstorphine Hill spire and Charlotte Square dome S10b Junction of Liberton Brae and Kirkgate - Castle E2d Salisbury Crags, Radical Road - Calton Hill N6c Ferry Road at Merchant Maiden Playing Fields - St Mary’s S11a Old Dalkeith Road, by Craigmillar Castle - Castle E3 Queen’s Drive - Calton Hill spires S11b Old Dalkeith Road, by Cameron Toll - Salisbury Crags E4a Queen’s Drive, Powderhouse Corner - St Mary’s spires N7a Ferry Road at Goldenacre - Arthur’s Seat S11c Old Dalkeith Road, south of Cameron Toll - Arthur’s Seat and E4b Queen’s Drive, Powderhouse Corner - Castle and Hub spire N7b Ferry Road at Goldenacre - Salisbury Crags Salisbury Crags E5 Holyrood Park, Whinny Hill, Lonw Row - Calton Hill N7c Ferry Road at Goldenacre - Pentland Hills S12a Craigmillar Castle - Inchkeith Island E6a Holyrood Park, Meadowbank Lawn - Castle and Old Town N7d Ferry Road at Goldenacre - St Marys’ spires S12b Craigmillar Castle, upper battlements - Castle and Hub spire E6b Holyrood Park, St Anthony’s Chapel - Castle and Old Town N7e Ferry Road opposite Clark Road and Eildon Street - Castle and S12c Craigmillar Castle - Salisbury Crags E6c Holyrood Park, Meadowbank Lawn and St Anthony’s Chapel - Old Town skyline S12d Craigmillar Castle - Arthur’s Seat Calton Hill N8 Newhaven Road and Victoria Park - Arthur’s Seat S13a Lanark Road, Dovecot Park - St Mary’s spires E7a Holyrood Park, Dunsapie Loch - the sea N9 Constitution Street, north end - Calton Hill monuments S13b Lanark Road, Dovecot Park - Castle and Hub spire E7b Holyrood Park, Dunsapie Loch - Inchkeith Island N10a Inchkeith Island, Arthur’s Seat - Arthur’s Seat, Inchkeith Island S14a Clovenstone Community Woodlands - Corstorphine Hill E8 London Road, Meadowbank - Calton Hill N10b Leith Docks - Calton Hill S14b Clovenstone Community Woodlands, west side - St Mary’s spires E9a Lochend Park, upper level and Lochend Road South - Arthur’s N11a Leith Docks - Arthur’s Seat S14c Clovenstone Community Woodlands, west side - Castle and Hub Seat N11b Leith Docks - Calton Hill and Hub spire spire E9b Lochend Park - Arthur’s Seat and Salisbury Crags N12a Leith Docks, west end - Castle and Hub spire S14d Clovenstone Community Woodlands - Pentland Hills E9c Lochend Park, upper level - Calton Hill N12b Leith Docks, west end - Forth Bridge S15 Captain’s Road - Pentland Hills E10 Easter Road - Salisbury Crags S16a Hyvots Bank, Gilmerton Dykes - Castle and Hub spire List of Protected Skyline Views in the West of the City E11 Seafield Road, Craigentinny - Arthur’s Seat S16b Gilmerton Dykes Street - Arthur’s Seat and Salisbury Crags W1a Western Approach Road raised bridge - St Mary’s spires E12 Magdalene Field - Arthur’s Seat S17a Gilmerton Road, near junction with Ferniehill Road - Castle and W1b Western Approach Road raised bridge - Castle List of Protected Skyline Views in the South of the City Hub spire W1c Western Approach Road raised bridge - Arthur’s Seat S1a Bruntsfield Place - Castle S17b Gilmerton Road - Salisbury Crags W2a Queensferry Road, west of Craigleith Road junction - Castle S1b Bruntsfield Links, south side - Castle S17c Gilmerton Road - Arthur’s Seat and Arthur’s Seat S1c Bruntsfield Links and Meadows - Arthur’s Seat & Salisbury S18a Junction of Old Dalkeith Road and Ferniehill Road and Moredun W2b Queensferry Road, west of Craigleith Road junction - St Mary’s Crags Park Road - Castle and Hub spire spires S2a Blackford Hill crest - Castle, spires and Firth of Forth S18b Moredun Park Road - Arthur’s Seat and Salisbury Crags W3a Telford Road, east of old railway bridge - Arthur’s Seat S2b Blackford Hill, Royal Observatory - Castle, spires & Firth of S18c Ferniehill Road, east end - Pentland Hills W3b Telford Road, near old railway bridge - Castle and Hub spire Forth S19 A68, near Wester Cowden - Castle, Hub spire and Old Town W3c Telford Road, old railway bridge - St Mary’s spires S20 A68, near Wester Cowden - Arthur’s Seat

Page 24 Technical guidance

List of Protected Skyline Views in and around the City Centre C1a Castle Ramparts - Calton Hill C1b Castle Ramparts - Inchkeith Island C1c Castle Ramparts - Arthur’s Seat C1d Castle Ramparts - Pentland Hills C2a Camera Obscura - Calton Hill C2b Camera Obscura and Castle Esplanade - Pentland Hills C2c Junction of Ramsay Lane and Castlehill - Firth of Forth C3a North Bank Street - Corstorphine Hill C3b Milne’s Close - Firth of Forth C4a Royal Mile, Lawnmarket - the sea C4b Royal Mile, North/South Bridge junction - the sea C5a North Bridge - Calton Hill C5b North Bridge - Firth of Forth C5c North Bridge - Salisbury Crags C6 Jeffrey Street and Cranston Street - Calton Burial Ground monuments C7a Waterloo Place and Regent Terrace - Arthur’s Seat and Salisbury Crags C7b Carlton Terrace Tron spire - along Regent Terrace C7c Royal Terrace, east end - Greenside church tower C8a Calton Hill - Arthur’s Seat and Salisbury Crags C8b Calton Hill - Pentlend Hills C8c Calton Hill - Castle, Hub spire, St Giles crown and Tron spire C8d Calton Hill - along Princes Street C9 Waterloo Place and Princes Street - St Mary’s spires C11a Junction of Queen Street and North Castle Street - east along Queen Street C11b Junction of Queen Street and Dublin Street - west along Queen Street C11c Dublin Street - east along Albany Street C11d Junction of George Street and Frederick Street - east to St Andrew Square column C11e Junction of George Street and Frederick Street - west along George Street C12 East half of George Street - Firth of Forth Central C13 George Street at Charlotte Square - Firth of Forth C14 Princes Street - Calton Hill C15 Queensferry Street - along Melville Street to St Mary’s spires C16a Dean Bridge - north to Rhema church tower C16b Dean Bridge - Firth of Forth C16c Dean Bridge south-west view C16d Dean Bridge - Corstorphine Hill and Dean Gallery towers C17 West Maitland Street - along Palmerson Place C18 Queensferry - Road Fettes College

Page 25 1.3 Assessments and statements

alone document, in other cases this assessment will Design and Access Statements are expected for be within a design statement. Where Design and all major planning applications as well as other Access Statements are required the landscape and significant or complex proposals. visual information should normally be in a stand alone Design statements are expected for some local document. For development with a significant visual or planning applications. landscape/environmental impact, the findings should An Environmental Impact Assessment (EIA) will be presented in an Environmental Impact Assessment. be required for applications with significant The appraisal should show existing views, and existing environmental impacts. natural and built features. Sections 1.6, 1.7 and 1.8 set Landscape and visual Appraisal/Assessments will out the Council’s expectations for these matters. be required for most applications. The extent of Key townscape principles, such as height, form, scale, the assessment will be dependent on the scale spatial structure and use of materials are set out in the and location of the development. Designing Buildings chapter. A Conservation Plan, Historic Landscape Assessment and Assessment of the Setting The different appraisals include: of Listed Buildings, or Assessment on the Design Statements Outstanding Universal Value (OUV) of a World Heritage Site will be required when proposals Design statements are required for local developments include the historic environment. in the following areas: • the World Heritage Sites; Local Development Plan policies • a conservation area; • Des 1 - Design Quality and Context • a historic garden or designed landscape; • the site of a scheduled ancient monument; and • Env1 - World Heritage Sites • the curtilage of a category ‘A’ listed building. • Env 6 - Conservation Areas • Env 7 - Historic Gardens and Designed Landscapes Design Statements are not required for: • development of existing dwelling houses; • Env 8 - Protection of Important Remains • changes of use; and All development should communicate the visual • applications for planning permission in principle. and landscape / townscape change by the use of appraisals or assessments. The appraisal required Planning Advice Note (PAN) 68 - Design Statements depends on the scale and context of the change. shows how to prepare a design statement. Key headings In certain local applications this will be a stand are set out in the table overleaf.

Page 26 Design and Access Statements The Design and Access Statements are the same The Edinburgh Access Panel advises on how to as a Design Statement except that they include a improve accessibility for people with disabilities in Design and Access Statements will be expected for section about how issues relating to access to the the built environment. Its advice should be sought all major planning applications as well as complex or development for people with disabilities have been early in the design process. significant local planning applications. addressed. The statement must explain the policy Proposals within a WHS will require an assessment. or approach in relation to adopted access. The table The extent of this should be agreed with the planning below sets out the requirements. authority, however it will usually be within an EIA for large complex developments. Views presented to Information required in a Design Statement explain impacts on the Outstanding Universal Values Background information Name of scheme; Name of applicant; Name of architect / developer / urban designers / should follow the guidance in section 1.1 visual etc. Description of client brief; Date. assessment. Site details Location and site plan; Description; History including planning history; Ownership. Sites which contain listed buildings will require an Site and area appraisals See section 1.1 assessment of the setting of the listed building. This Policy context Relationship of proposal to national and local planning policies and guidance. should include an assessment of the landscape Public involvement Outcome of consultation and public involvement. setting if appropriate, identifying key characteristics Programme How will the project be phased? and views that create the character and define the Concept Diagrams illustrating key concepts and ideas that underpin the proposal. setting. This should be presented following Historic Design solution An explanation of the design solution, including site layout and parking provisions, and Environment Scotland’s advice. The location of the how the solution has taken account of factors above, including, site and area appraisal, assessment should be agreed with the Planning policy context, public involvement and concept. Authority. section 1.1 sets out the Council’s Information required in an Access Statement expectations for positioning new development within historic sites. Policies It must explain how policies relating to access in the Local Development Plan have been taken into account. For sites listed in Historic Scotland’s national Specific issues Identify specific issues which might affect access to the development for disabled people. Inventory of Gardens and Designed Landscapes in This should explain how the applicant’s policy / approach adopted in relation to access fits Scotland, or the Council’s local survey records, a into the design process. historic landscape assessment written by a chartered Access to and through Developers should consider setting out in the statement how access arrangements make landscape architect should be submitted. the site provision both to and through the site to ensure users have equal and convenient access. Maintenance It must describe how features which ensure access to the development for disabled people Where a Conservation Plan is required these should will be maintained. The publication Designing Places notes that the arrangements for be written by an accredited Conservation Architect long-term management and maintenance are as important as the actual design. Therefore, or Architectural Historian and should set out the issues regarding maintenance will help inform the planning authority in coming to a important characteristics and evolution of the view on how best, possibly through agreements or conditions, such features are to be buildings and the landscape. maintained in the longterm. Consultation It must state what, if any, consultation has been undertaken on issues relating to access to the development for disabled people and what account has been taken of the outcome of any such consultation.

Page 27 1.4 Coordinate development

A comprehensive approach to development is Have a comprehensive approach to development important,if well designed and cohesive networks and regeneration. of streets and spaces (including the green network Comply with development frameworks or master (section 3.2) are to be created. This is particularly plans that have been approved by the Council. important on sites which could be large enough to become neighbourhoods in their own right. Develop masterplans with a multi-disciplinary team. It is also important with smaller developments, where there is a possibility that neighbouring sites On larger sites, prepare and adhere to master will be developed in the future. Applicants may plans that integrate with the surrounding network be asked to demonstrate sketch layouts of how of streets, spaces and services. neighbouring sites could be developed. This will help On smaller sites, make connections to ensure that the future development of neighbouring surrounding streets and spaces. sites is not compromised. It is expected that proposals will comply with the Local Development Plan policies principles in this guidance and be prepared by a • Des 2 - Co-ordinated Development multidisciplinary team of consultants including architects, urban designers, landscape architects • Des 7 - Layout Design and flood engineers. It requires that streets must consider place before movement—a key part of establishing suitable urban layouts. An important aspect of this is to create streets and spaces that reflect the unique character and distinctiveness of Edinburgh. The Council wants new development to provide streets and spaces that are attractive for all potential users of them. Opportunities for travel should be prioritised in the order of walking, cycling, public transport, then car, and should ensure equal access opportunities for people with disabilities. Design considerations should therefore reflect this user group hierarchy, Maintaining development potential by giving particular focus to the individual needs This new tenement housing development will allow the neighbouring land and buildings including the drive through of pedestrians, cyclists and disabled people, while restaurant to be redeveloped in a similar pattern. This will help avoiding a ‘one size fits all’ approach to design. create a cohesive network of streets.

Page 28 New cycle routes A new cycle route at West Granton Road helps connect this © Guthrie Aerial Photography and development into the wider area. It is designed so that in the City of Edinburgh Council—Economic future, new development can overlook it. This is important to Development Unit. Used with permission help make the route safe.

Creating a masterplan and following it A series of masterplans and frameworks were created to guide the development of the former industrial land and gas works site at Granton (pictured above). This allowed infrastructure - roads, cycle routes, avenues, parks and squares - to be put in place at the start of the project. All the new buildings that followed have fitted into this structure. This means it is likely that the aim of the masterplans to create a high quality new district for the city are more likely to be met. In addition, this development contains a mix of uses. These include housing, a new college, supermarket, and business space. Mixing uses within new development sites helps them to become more interesting, vibrant and sustainable places. This is because people will use them throughout the day and night. A greater mix of uses also helps to create more sustainable This new housing at Saltire Street in the masterplanned area has The office at Waterfront Avenue has a square in front and the transport options. a view to the sea. space for a future public transport hub.

Page 29 Shared surface for new student housing—Boroughloch Making connections to roads and cycle routes Bridge for pedestrians and cyclists—Westfield Avenue Because there is very little need for car parking and, therefore, This development was built on the site of a former suburban This new bridge connects the development to the Water of Leith access for cars, this development was able to be designed station. It makes connecdtions to the cycle route and the roads at Walkway and areas beyond. around a shared surface street. Due to the limited amount of each end of it. vehicles and the fact it is well overlooked, it is attractive for pedestrians and cyclists. Maps © Crown Copyright and database right 2012. All rights reserved. Ordnance Survey License number 100023420.

Page 30 Shared surface in housing—Cakemuir Gardens. Pedestrian route in the city centre—Multrees Walk Connections outside the city centre—Brandfield St. The houses come right up to the edge of the carriageway. The This shopping and office development creates an attractive An important new connection has been made through the tight space that results means that motor vehicles have to move street. The shops and little square within it make it an interesting former brewery site. It is made as accessible as possible by the around slowly. This helps make the space safe for pedestrians space to pass through. The Council will seek to make more inclusion of the ramp. Landscape and overlooking contribute to and children playing. routes like this where opportunities arise. its attractiveness.

Page 31 1.5 Density The appropriateness of high density housing to in building heights (and density) at nodes such Increased density can be achieved on sites where a particular site will depend on site context and as transport intersections of arterial and other the surrounding density is lower provided that: on the way in which the development addresses significant roads, as the change in height can help - there is a strong urban design rationale for the the issues of open space (including impacts on signal the importance of the location and assist increase in density; and landscape character and trees), unit mix, daylight, navigation. sunlight, privacy, outlook, house type, car parking - the increased density would not have an High density development is encouraged where requirements, waste management and the design adverse impact on neighbouring amenity or there is, or it is proposed to be, good access to a and site layout of the development itself. Density valuable natural heritage features. full range of neighbourhood facilities, including should be a product of design, rather than a immediate access to the public transport network determinant of design. Where there is a failure (i.e. within 500m of development). The map on the Local Development Plan policies to meet the Council’s expectations in relation following page illustrates where these areas are to these factors, this would indicate that the • Hou 4 - Housing Density within Edinburgh. proposed density is too high and that the quantity of development on the site should be reduced or the In new suburban developments, the Council High density development helps Edinburgh design re-configured. encourages the efficient use of land and a mix of be a compact and vibrant city. Having higher housing types. Introducing housing types such Where appropriate, higher density low rise building densities allows land to be used more efficiently, as flats, colonies, four in a block, terraces, mews types like colony housing, or terraced housing could helps regeneration and minimises the amount of houses and townhouses can help to increase be inserted into some low density/low rise areas Greenfield land being taken for development. Higher densities on sites that are otherwise designed for without adverse impact on amenity or character. densities also help maintain the vitality and viability detached and semi-detached housing. There can be a rationale for a modest increase of local services and facilities such as schools and local shops, and encourage the effective provision of public transport. New development should achieve a density that is appropriate to the immediate site conditions and to the neighbourhood. This is particularly important in Victorian and Edwardian villa areas. Here the form of any new building and its positioning should reflect the spatial characteristics, building forms and heights within the area. Back-land development must be designed to ensure that any proposed building is subservient to surrounding buildings Density in suburbia and it does not have an adverse impact on spatial In these examples, the street layout is similar. The left hand example has fewer houses and so is less dense. The Council encourages the approach on the right hand side where there is a mix of terraced and semi detached houses. The right hand layout is more likely to character. help sustain services such as shops and public transport since there will be more people to use them.

Page 32 Terraced housing—Wauchope Terrace Mixing houses and flats—Fala Place Flats in villa areas—Succoth Place Terraced housing is one way of delivering houses with front Having a mix of houses and flats helps to create a range of These flats integrate well into an existing villa area due to their doors and back gardens that makes efficient use of land. dwelling types—which improves social sustainability—and scale and refined architectural design. makes good use of land.

Page 33 Technical guidance Examples using some of these density measures follow. For these examples, car parking values were simply determined by establishing how many cars actually park on the relevant street. In relation to perpendicular on-street parking, a value of 2.5m is suggested, whilst for parallel parking, a length of 5m is suggested to accommodate cars.

Stockbridge colonies Marchmont tenements Lochrin Place tenements 115 Dwellings / ha 99 Dwellings / ha 164 Dwellings / ha 0.96 GFA / site area 1.32 GFA / site area 1.89 GFA / site area 0.34 Footprint / site area 0.33 Footprint / site area 0.35 Footprint / site area 2.8 Average number of storeys 4 Average number of storeys 5.3 Average number of storeys 0.5 Car parking / dwelling 0.8 Car parking / dwelling 1 Car parking / dwelling 179m² GFA per car parking space 170m² GFA per car parking space 115m² GFA per car parking space

Page 34 Technical guidance

Westfield Margaret Rose Avenue 21st Century Homes - Gracemount 172 Dwellings / ha 23.6 Dwellings / ha 69 Dwellings / ha 1.23 GFA / site area 0.43 GFA / site area 0.65 GFA / site area 0.24 Footprint / site area 0.20 Footprint / site area 0.23 Footprint / site area 5 Average number of storeys 2.1 Average number of storeys 2.9 Average number of storeys 0.4 Car parking / dwelling 1.7 Car parking / dwelling 0.8 Car parking / dwelling 165m² GFA per car parking space 106m² GFA per car parking space 119m² GFA per car parking space

Page 35 1.6 Incorporate existing views

Where views to interesting or landmark features exist, incorporate them into new development.

Local Development Plan policies • Des 3 - Development Design • Des 4 - Development Design

This is particularly important in public areas such as streets, squares and open space. View to Craigmillar Castle—Castlebrae Wynd Sometimes a potential outward view of the wider The street is lined up to create the view to the castle. landscape/townscape might not be apparent on a site, for example because there is a building in the way. Site analysis will help establish whether a new view can be secured through redevelopment. If it can, it should be incorporated into the design. Private views are not generally protected through the planning system. Notwithstanding this, there are some circumstances where views can be provided in new development and will contribute positively to the amenity of the scheme. Such circumstances include sites where Publicly accessible view Creating new views - Jackson’s Entry off Canongate it is unlikely that the view can be interrupted by A publicly accessible view to Edinburgh Castle was created from Views to Salisbury Crags are framed by the retained historic subsequent development and where the view is to a the roof level of the Museum of Scotland. buildings and the new development that resulted from the landmark feature. masterplan. The height and massing of buildings can have a significant impact on views. The section on height and form contains specific guidance on this matter.

Page 36 1.7 Incorporate natural and landscape features

Watercourses should be addressed positively by The design of the urban edge should form a clear Respond to existing variations in landform. incorporating them into accessible green networks, transition between the urban area and surrounding Protect and incorporate existing trees that are and ensuring security through natural surveillance countryside. The retention, enhancement and worthy of retention into the design of new open and appropriate design such as active frontages. integration of existing trees, shelterbelts and spaces. Waterside sites can present a unique opportunity for hedgerows helps integrate development with innovative design. Flooding issues should be fully the character of the surrounding countryside and Retain and incorporate other existing natural understood. provide opportunities to extend habitat networks features into the design to reinforce local identity, (see section 3.5). Existing trees should be located in landscape character, amenity and optimise value In some instances, public access is inappropriate in open space as opposed to residential gardens. of ecological networks. some areas because of the need to protect wildlife habitat. For example, the south side of the Union Where suitable landscape features do not exist it Address the coastal edge and watercourses Canal is of particular habitat value and care should may be necessary to create a substantial woodland positively and protect flood plains. be taken to ensure protection of its biodiversity edge. These should provide the necessary space De-culvert watercourses and integrate them with value. Similarly, the biodiversity of the Water of Leith for native woodland habitat to achieve maturity and the site layout and function. benefits from a lack of public access to some of its accommodate multi-user paths and links to the banks. In the redevelopment of sites along the Water wider countryside. Define the urban edge to conserve and enhance of Leith a 15m setback or substantial ecological the landscape setting and special character of the mitigation will be required to maintain the ecological city. potential of this strategic blue/green network. (see also section 3.1) Local Development Plan policies • Des 3 - Development Design • Des 7 - Layout Design • Des 9 - Urban Edge Development • Des 10 - Waterside Development • Env 12 - Trees • Env 21 - Flood Protection

Existing landscape features can contribute strongly to the quality of new development. The layout of proposals should integrate into the design. The Council will take particular interest in the retention Retaining trees Integrating trees—Glasgow Road New mature trees were planted alongside this retained Trees from the former Gogarburn Hospital site were carefully of historic features and existing habitat. tree in the Grassmarket. integrated into the development

Page 37 In some situations, where new residential and civic architecture will enhance the townscape, or the urban edge adjoins recreational facilities or greenspace, a permeable edge of parkland trees and active travel routes may be considered. Topographical features such as ridges and valleys also combine to provide natural barriers, which can help to direct development to the most appropriate locations whilst contributing to the setting and identity of the city.

Archaeological Interpretation New connections—Westfield Avenue The archaeological remains of the Flodden Wall are below these As well as providing an attractive frontage to the Water of Leith, markings in the hard landscape of the Grassmarket. Their this development provides a new footbridge over it. This greatly retention helps the understanding of the history of the city. improves access within the area.

A soft edge between development and landscape A strong edge between development and landscape Frontage onto the Union Canal—Fountainbridge By creating ‘fingers’ of buildings, landscape can be brought into Where development forms a strong urban edge it is important to As well as providing mooring space and so promoting the the development, blurring the edge between the two. create an equally robust landscape edge. Canal’s recreational use, the development at the end of the Canal provides an attractive frontage with bars and restaurants facing onto it.

Page 38 1.8 Incorporate existing buildings and built features

• proposed mass, scale, design and materials of the Incorporate existing buildings and boundary replacement building; and elements (even if they are not listed or in a conservation area) where they will contribute • the extent to which the replacement building will positively to new development. enhance the character and appearance of the street scene. Re-use elements from existing buildings, particularly where there is a historical interest. Where there are known or suspected archaeological remains within the landscape surveys, evaluation Protect and enhance existing archaeology. and desk top studies should be carried out in The incorporation of existing built features consultation with the Council’s Archaeological benefits place making , sustainability and Service. The evaluations may highlight features provides an identity for a development. to be considered in any design proposal and the Incorporating a boundary wall—Hart Street This stone wall was re-used and incorporated into the new formulation of future mitigation strategies. In house. Local Development Plan policies some cases this should be explained by the use of interpretation or an enhanced landscape setting. • Des 1 - Design Quality and Context (see section 3.2 - Open Space) • Des 3 - Development Design • Des 7 - Layout Design • Des 8 - Public Realm and Landscape Design • Env 8 - Protection of Important Remains • Env 9 - Development of Sites of Archaeological Significance

There is a strong presumption in favour of retaining Boundary walls in villa areas—Newbattle Terrace existing buildings which contribute to the special Boundary walls are extremely important to the character and interest of an area. However, the replacement of appearance of villa areas. The size and number of new openings individual buildings can sometimes be justified. The to them should be minimised. redevelopment of buildings, which are considered by their appearance and scale to be detrimental Reusing an existing building—East Market Street The shell of this building was transformed into a gallery. to the character of the area, will be encouraged. Development proposals will be assessed in relation to:

Page 39 Transforming a building’s use—Anderson Place This bond building was transformed into flats.

Reusing building materials—Holyrood Road Stone from the partially demolished Queensberry House was used in the walls on the exterior of the Scottish Parliament.

Page 40 2. Designing places: buildings

This chapter sets out the Council’s expectations for how features within the built form relate to its setting. The overall composition of streets is shaped by how individual buildings work together, creating the unique visual character through repetition, variety and focal points within the street scene.

The key aims are for new development to: • Have a positive impact on the immediate surroundings; wider environment; landscape and views, through its height and form; scale and proportions; materials and detailing; positioning of the buildings on site, integration of ancillary facilities; and the health and amenity of occupiers. • Repair the urban fabric, establish model forms of development and generate coherence and distinctiveness where the surrounding development is fragmented or of poor quality. • Achieve high standards of sustainability in building design, construction and use • Be adaptable to future needs and climate change. • Support social sustainability, by designing for different types of households. • Address the street in a positive way to create or help to reinforce a the sense of place, urban vitality and community safety. • Balance the needs of pedestrians, cyclists, public transport users and motorists effectively and minimise the impacts of car parking through a design-led and place specific approach. • Reduce exposure to pollution and where possible seek to reduce overall emissions.

Page 41 2.1 Height and form

The Council wants new development to integrate Match the general height and form of buildings well with existing buildings and spaces. This means prevailing in the surrounding area. new buildings that are clearly higher than their Where new developments exceed the height of neighbours should be avoided. This helps protect neighbouring buildings ensure they enhance the the visual character of areas where there are uniform skyline and surrounding townscape. building heights. It also helps protect key views. Ensure new high buildings conform to the section The height of the part of the building where the 1.2 on City skyline and views. external wall meets the roof (the eaves) is at least as important to the perception of height as the height Local Development Plan policies of the top of the roof (the ridge). This means that new buildings should sit within the form set by the • Des 4a - Development Design eaves and ridge of neighbouring buildings. This is • Des 11 - Tall Buildings particularly important in situations where there are established building heights, for example tenement streets, mews streets and villa areas. Well designed architectural features that rise above The right height—Fountainbridge this height, and which would contribute to the visual The height of the modern building is very similar to its historic interest of the city’s streets and skyline and not neighbour. This helps it integrate with its surroundings. adversely affect key views, may be acceptable in exceptional circumstances. Existing high and intrusive buildings will not be accepted as precedents for the future. They should be replaced with more sensitively scaled buildings, when their redevelopment is in prospect. The impacts of height in relation to aerodrome safety should be considered.

Too low—Pitt Street This recent development above could have been improved if its eaves height had matched those of it neighbours. The effect is that the building appears too small.

Page 42 A landmark for the wrong reasons—Walker Street Villa—Merchiston Park The office tower has a negative impact on views from The height and massing of this villa, which are similar to surrounding streets due to its inharmonious height & form. surrounding buildings, help to integrate it.

Matching heights in villa areas It is important that new buildings in villa areas have similar heights to their neighbours. In this example, the modern building in the middle of the image is designed so that the height of its main walls matches the eaves heights of the buildings on both sides.

Integrating into a street and key view The set back of the upper floors and the materials chosen help Matching the height of existing mews—Circus Lane integrate the buildings in the centre of the image into view from This newly built house matches the eaves and ridge heights of the Castle Esplanade. the adjacent historic mews buildings.

Page 43 2.2 Scale and proportions

A typical example of a difference in scale being Harmonise the scale of buildings including their problematic is where new tenements are located size and form, windows and doors and other next to older stone built tenements. Often the features by making them a similar size to those of windows on the new building are smaller and a their neighbours. different shape and because the floor-to-floor Where the scale of proposed new development is heights are lower than the older buildings there will different to that of surrounding buildings, ensure be an extra row of windows. This creates a visual there is a compelling reasoning for the difference. mismatch that can erode the character of the area. In sensitive sites, floor to floor heights of new Local Development Plan policies buildings should match their neighbours. • Des 4b - Development Design Where elevations have large projections or recesses, three dimensional views may be sought so that the • Des 11b - Tall Buildings Matching height, proportions and form—Hopetoun Crescent scale and proportions can be assessed. The housing either side of the historic townhouses above has been designed to match the scale originally intended for this street.

Modern development with a similar scale—Wester Coates Gardens Windows too small? This villa has large windows which help to integrate it with While five storey tenement has the same eaves height it has the scale of surrounding historic villas. The proportions of much smaller windows than those of neighbouring tenements. stonework help also. The small scale creates an inharmonious relationship.

Page 44 2.3 Position of buildings on site

Where back-land development would disrupt the Position new buildings to line up with the spatial character of an area, it must be avoided. building lines of neighbouring buildings. Layouts should be designed to be attractive for all Where building lines do not exist, position new users and particularly pedestrians, cyclists and development to engage positively with streets people with disabilities. and spaces and where the surrounding townscape character of the area is good, it should be Inserting buildings into the setting of listed buildings reflected in the layout. must be done in such a way as to ensure principal elevations of the listed building remain visible from Use the positioning of buildings to create main viewpoints and the relationship of the listed interesting and attractive streets and spaces. building and the street is not disrupted. Where locating buildings in a historic landscape, Inserting buildings into a historic landscape must ensure the essential characteristics of the be done without upsetting the landscape integrity landscape are protected. and with an understanding of the sensitive views The wrong position When locating buildings adjacent or close to a and characteristics, and the setting of any historic Positioning large buildings (coloured red) in the rear of villa plots can undermine the spatial character of the area. historic building ensure the key views to and from buildings, in order that these can be protected. the building and characteristics of the setting of Landscape, visual and setting appraisals (section the historic building are protected. 1.1) should be used to guide the process.

Position buildings carefully with a full understanding of the topography and environmental constraints of adjacent spaces and the site.

Local Development Plan policies • Des 4c - Development Design

In areas of the city where buildings do not line Infill development in a villa area: up (for example the Old Town), plans of the wider The proposed building (shown in red) is roughly the same size in context are extremely useful in helping to determine Infill development in a tenement area plan as its neighbours and is positioned so that its frontage is the how well the proposed position of buildings on site The proposed building completes a block of development. same distance from the road as its immediate neighbours. is likely to make a positive contribution to the spatial This will allow active frontages to be placed onto streets and allow private space for the development in the courtyard that is character of an area. formed between the buildings.

Page 45 Varied building positions—Cakemuir Gardens Creating contrasting spaces Courtyards—Brighouse Park Gait Varying the positions of the buildings in relation to the street Positioning the flats and houses close together, provides space Small groups of housing can be made to form courtyards. helps create an interesting sequence of streets and spaces in the for a green in the middle of the development. This large space development—contributing to its attractiveness as a whole. creates an interesting contrast with the streets around.

Page 46 Image courtesy of Steve Tiesdell Legacy Collection

15m wide street—Woolmet Place A village green—Muirhouses Square, Bo’ness Space within a space—Dublin Street Lane North By integrating the parking into the street and having small front The houses are arranged to form a space that is similar to a The buildings are positioned to create a range of spaces that gardens, the street has been made narrower than a typical village green. This can be used by residents for a range of uses contrast with the ordered streets of the New Town surrounding suburban street. and has good visual amenity. the site.

Page 47 Image © Tim Francey Image © Tim Francey Mews street—Donnybrook Quarter, London This development provides terraces at upper levels, allowing relatively high density housing to come close together and achieve good quality outdoor space Image courtesy of Steve Tiesdell Legacy Collection

A range of spaces—Accordia, Cambridge Image © Tim Francey Ordered frontage to Canal—Amsterdam In this development in Cambridge, the houses are placed 6m These houses are arranged to provide an attractive frontage to apart to create a mews street. Its narrowness means that cars the Canal. The moorings provided are set out to allow a relatively cannot be parked in the street so garages have to be used. This continuous strip of habitat for wildlife. helps the street be more pedestrian friendly and suitable for Image courtesy of Steve Tiesdell Legacy Collection play. The images above right show some of the open space within the development.

Page 48 1

3 2

1 Positioning trees carefully—Allerton Bywater, England New suburban developments Trees are an integral part of this housing development, lining the In new suburban developments it will be expected that a variety streets throughout the development. of different housing types will be provided and that these will be Image courtesy of Steve Tiesdell Legacy Collection laid out to give a variety of different types of streets and spaces. These should integrate with the hierarchy of the streets in the surrounding area. This layout shows that a range of different streets and spaces can be created using similar housing types: squares (1), narrow streets with garages to the side (2) and mews streets (3) can all be created with standardised house types.

Narrow street—Amsterdam Pedestrians, cyclists and cars are all considered in this narrow street. A key feature are the climbing plants which add visual softness. 1 3 Image courtesy of Steve Tiesdell Legacy Collection

Page 49 2.4 Design, integration and quantity of parking

Sites which are within highly accessible locations Welcoming, attractive and sustainable places Local Development Plan policies close to amenities such as within the city centre or balance the needs of pedestrians, cyclists • Des 3 - Development Design town centres will require less, or in some cases zero, and motorists effectively with priority given car parking provision. It should be noted, however, to creating walkable and cycle friendly • Des 4 - Development Design that this does not mean that zero car parking provision environments. • Des 5 - Development Design will be acceptable in all cases - see page 58 Proposals for parking within new developments • Des 6 - Sustainable Buildings ‘Parking Standards’ for more information. should be design-led and reflect the positive • Des 7 - Layout Design In all new developments, car parking should be characteristics of the place. • Des 8 - Public Realm and Landscape Design designed to have a minimal visual impact on the Car parking within new developments should not site and surrounding area. Large expanses of • Tra 1 - Location of Major Development visually dominate the streetscene. uninterrupted car parking, particularly located to the • Tra 2 - Private Car Parking front of new developments, will not be acceptable as On larger developments a range of parking they have an adverse visual impact and encourage solutions should be explored that use land • Tra 3 - Private Cycle Parking non-essential car trips. efficiently and are set within a high quality public • Tra 4 - Design of Off-Street Car and Cycle Parking realm. Where car parking is required on larger developments, a range of solutions that use land efficiently and are Pedestrian desire lines within and adjacent to the The design, integration and quantity of parking well integrated within a high quality public realm site should be identified at the outset to inform associated with new development has a huge impact should be delivered. A number of these options are proposals which prioritise safe and convenient on the quality of our places and the way we use them. explored in the following Technical guidance. pedestrian movement. Proposals for new development should be design-led Safe, secure and convenient cycle and motorcycle and reflect the positive characteristics of the place parking facilities should be provided as part of with an emphasis on creating walkable and cycle new developments. friendly environments. Electric vehicle charge points should be provided Car parking in new developments for developments where 10 or more car parking Reducing the impact of the car will create more spaces are proposed. sustainable, attractive places to live and will help to Car club initiatives are encouraged to promote car address congestion, air pollution and noise. use as a shared resource and reduce pressure for The type, location and quantity of car parking in new parking. developments should be informed by the positive characteristics of the place and its accessibility by foot and bicycle to amenities and services, including Residential development at Hopetoun Crescent respects the public transport. character of the street and incorporates underground parking to assist in minimising parking pressures on the surrounding area

Page 50 Technical guidance Good examples of parking options within dwelling plots where dwellings are pushed forward to create defensible space and avoid parking within the front garden

Exploring options for car parking in new Semi detached plots example with parking to side & on street Terraced plots example with parking to rear and on street developments service lane High amenity residential areas generally have car parking located on the street, set to the side or optional concealed from public view within the site, such as garaging within underground or undercroft parking areas. optional single Many modern housing developments locate the car garaging in front of the dwelling thereby creating a streetscene which is dominated by the car. This guidance seeks to encourage sensitively located car parking and facilitate high quality places for all users.

Poor example showing the dwelling pushed back with parking in side drive- parking to the front of the plot way

3m defensible space defensible low boundary wall to 3m 3m pedestrian/ space front gardens cycle space

3m pedestrian/ on street cycle space parking

integral garage

front garden becomes car 5m park

Dwellings at Redhall House Drive pushed forward on the plot with strong boundary treatment and defensible space to the front

Page 51 Technical guidance Good mews plots examples with integral garage / on street parking

Alternative approaches Alternative approaches to accommodating car garden parking will be supported where hard and soft landscaping creates defensible private space and helps create high quality public realm, while minimising the visual impact of car parking. mews

roadspace incorporating Mix of integral garages and on-street parking within the mews parking development at Eyre Place

mews with integral single garaging

garden Strong boundary treatment and landscaping define plots and reduce the visual impact of parked cars at Wallace Gardens The use of integral garages and off-street parking to the front of buildings should generally be avoided. However, Grange Loan, Eyre Place and Wallace Gardens illustrate successful approaches which deliver high quality living environments including the use of boundary treatment to form Existing stone wall retained with parking area behind results in minimal visual impact of parked cars at Grange Loan defensible space. Where the use of integral garages is appropriate such as within mews-style developments where they are an established part of the character, they should be designed so as not to over-dominate the front elevation of the building or result in ‘dead frontages’. The inclusion of windows within garage doors can also assist activating the street frontage (see example at Eyre Place).

Page 52 Technical guidance Good flatted development example with undercroft parking & mews to rear

Rear parking courtyards should be minimised unless they are designed to help create well overlooked and attractive amenity spaces. The position and quantity of cars should not overdominate the space or reduce its usability. The use of good quality boundary treatments, landscaping and structures such as roof garden/deck garaging can help to avoid uninterrupted areas of parking.

Use of underground, undercroft and rooftop parking Rear courtyard parking within well overlooked landscaped Underground and undercroft parking should be amenity space off Gayfield Square implemented for larger developments where access ramps can be accommodated or topography permits its use. This type of parking arrangement allows buildings to be located forward on the plot creating a more active street environment and maximising space for amenity to the rear. 3m basement cycle space cycle pedestrian/ undercroft parking garden mews On larger developments, rooftop parking should also be explored to maximise the efficient use of space and avoid large areas of surface car parking where underground or undercroft parking cannot be delivered.

Mixed use developments For mixed use developments, parking areas should be shared between the uses provided this works without conflict, for example, where uses are populated at different times of day. This arrangement should therefore result in a reduction in the number of total parking spaces.

Rooftop car park for supermarket uses space efficiently and the Zero parking provided within the site for this accessible town centre building fully activates corner position along Morningside Road retail unit on Raeburn Place

Page 53 Open space and landscaping structures to ensure robust growth of trees should For on-street accessible parking bays, in accordance Car parking should not be provided at the expense be incorporated. Accidental damage to planting by with the Disabled Persons’ Parking Places (Scotland) of delivering open space required as a setting to vehicles should be avoided through careful siting Act 2009, developers are required to promote a development. and design. Traffic Regulation Order, so that use of such spaces can be enforced by the Council. Developers are External car parking should be enhanced by a Parking spaces for people with disabilities expected to pay for the necessary road marking, structure of tree and hedge planting arranged both Under the Equality Act 2010 it is the responsibility of signage and Traffic Regulation Order costs. within the parking area and along its boundaries. site occupiers to ensure that adequate provision is It is expected that the quantity of planting within made for the needs of people with disabilities. car parks will correspond to the number of parking spaces. 50m2 of planting, incorporating four trees, is To ensure this, a proportion of all car parking required for every 20 car parking spaces, or 250m2 areas must be accessible for people with mobility of parking. For each 100 car spaces an additional impairments, including wheelchair users (whether 100m2 of planting will be required. driver or a passenger). Where proposals justify larger areas of external This is achieved through a minimum accessible car parking, planting should be used to clarify parking requirement for all developments. Accessible pedestrian and vehicular circulation and be parking spaces should be created as part of the subdivided into compartments of 50-100 cars for overall car parking provision, and not in addition ease or orientation. to it. If it is known that there will be a disabled employee, spaces should be provided in addition Tree planting in car parks should preferably be to the minimum accessible parking requirement. A provided in linear trenches. If tree trenches are not larger number of spaces may be required at facilities 600 min 900 max feasible, large treepits with underground support where a high proportion of disabled users/visitors 5000mm min will be expected, for example health and care 600 5500mm max facilities. Accessible parking should be designed so that drivers and passengers, either of whom may be disabled, can get in and out of the car easily and should be located close to entrances with step-free access provided between them. Transport Scotland’s Roads for All guidance (section 4.5.8) provides design details for off and on street parking bays. All 500 350 road markings must be in accordance with Traffic DISABLED Signs Regulations and General Directions 3600mm

Inclusion of robust landscape with trees and hedges helps to reduce the potentially negative visual impact of the car parking area Accessible off-street parking spaces.

Page 54 Parking spaces for bicycles accept additional long-stay provision, or as a last To ensure that cycle parking/storage is resort, contributions to provide cycle parking in an implemented, developers are expected to specify The Council is committed to increasing cycling’s appropriate location in the vicinity of the site. where the cycle parking/storage provision will be share of travel in the city in-line with the targets located (as agreed with the Council) and that they set-out in the Active Travel Action Plan. High quality Where it is not possible to provide adequate cycle will be fully implemented prior to the operation cycle parking, including secure storage, is essential parking within residential dwellings, the ‘Garages or occupation of the approved development. This in making cycling as attractive as possible. and Outbuildings’ section of Council’s Guidance for should be clearly stated on the relevant drawing(s) Householders should be referred to as it provides Cycle parking should be considered in terms of two prior to the determination of the application. links to practical cycle storage advice including on- provision types – long stay and short stay. Developers will also be expected to set out how the street and garden provision. facilities shall be retained throughout the lifetime of Long-stay parking will be required in residential Developers should include details of on-site cycle the development. developments, nurseries/schools, further education parking/storage on the relevant drawing(s) and early centres and places of employment, as cycles are All cycle parking should be consistent with consideration of the location and type of provision is generally parked for long periods of the day. Focus the design details set out in the forthcoming required to avoid retrofitting at the end of the design should, therefore, be on the location, security Technical Manual factsheet ‘Cycle Parking in New process. and weather protection aspects of cycle parking Developments’ and should also reflect section 8.3 design. It is recommended that associated facilities, of Cycling by Design which also details storage including lockers, showers and changing rooms facilities. are provided at land uses where long stay cyclists require them. Short-stay parking should, as a minimum, serve all other development types and should be available for customers and other visitors. Short-stay parking should be convenient and readily accessible, preferably with step-free access and located close to entrances. In many cases there will be a requirement for both long and short-stay provision to accommodate the differing needs of employees, residents and students, versus the requirements of customers or visitors to a site. Where it is not possible to provide suitable visitor parking within the curtilage of a development or in a suitable location in the vicinity agreed by the Long stay cycle parking, image c/o Paul Downie, Falco Short stay cycle parking, image c/o Paul Downie, Falco Council, the Council at their discretion may instead

Page 55 Parking spaces for motorcycles Electric vehicle charging infrastructure For individual dwellings with a driveway or garage, provision should be made for infrastructure to Parking provision for motorcycles is likely to be Edinburgh has made huge progress in encouraging enable simple installation and activation of a charge in demand around educational establishments, the adoption of electric/hybrid plug-in vehicles, point at a future date. This can include ducting and workplaces, shopping and leisure destinations, through deployment of extensive charging cabling as well as capacity in the connection to the and residential areas lacking in private car parking infrastructure. As plug-in vehicles make up an local electricity distribution network and electricity opportunities. If the demand for motorcycle parking increasing percentage of the vehicles on our roads, distribution board. To further meet increasing is unmet, it may disincentivise motorcycling and will their lack of fuel emissions will contribute to future demand for charging points, provision for potentially result in informal motorcycle parking. improving air quality, and their quieter operation will infrastructure enabling future installation should This could prove hazardous to pedestrians by mean that a major source of noise will decrease (see also be considered in developments where charging blocking footways, and may also inconvenience Section 2.5 - Environmental Protection). points are being provided. cyclists if cycle parking facilities are misused. The Sustainable Energy Action Plan is the main Plans detailing who will be responsible for managing In terms of convenience, flexibility and security, policy supporting the Council’s Electric Vehicle and maintaining charging infrastructure should motorcyclist requirements are akin to cyclists, with Framework. Increasing the number of plug-in be submitted with planning applications. Where good practice design stating that motorcycle parking vehicles and charging infrastructure in Edinburgh infrastructure is installed in areas to be adopted provision associated with new developments should will provide substantial reductions in road transport by the Council, management and maintenance be close by, clearly marked, secure and safe to use. emissions. arrangements are to be aligned according to Sites should have anchor points, quality non-slip To ensure that the infrastructure required by provisions detailed in the Council’s Electric Vehicle level surfacing, CCTV and/or natural surveillance. the growing number of electric vehicles users is Action Plan. They should be located away from drain gratings and delivered, one of every six spaces should include Location and security of charging infrastructure protected from the elements, as well as having good a fully connected and ready to use electric vehicle needs to be carefully considered – charge points lighting. For long stay parking, such as workplaces, charging point, in developments where ten or more should be sited in convenient locations and CCTV lockers to allow storage of clothing and equipment car parking spaces are proposed. Electric vehicle or other security measures should be installed, and changing facilities should be provided. The parking spaces should be counted as part of the particularly near rapid chargers. SCOTS’ Road Development Guide (page 154) overall car parking provision and not in addition to provides further provides further design details for it. motorcycle parking. Fast charging provision will be required for For houses, provision could be in a garage or a residential developments, whilst for all non- secure rear garden with suitable exterior access. For residential developments, rapid charging will be flatted developments, covered and secure facilities required (information on fast and rapid chargers should be provided. is detailed in the following Technical guidance). Information on the infrastructure being provided should be included in the supporting transport submission provided with an application.

Page 56 Technical guidance an installation where possible. AC charging at the above noted power outputs is performed at units which are wall or ground mounted, typically (but not Typical charging equipment tends to be in the form exclusively) with un-tethered cables specific to the of charging posts or wall mounted charging units vehicle. Charging of an electric vehicle’s drive battery can ‘Rapid charging’ is a term given to the fastest be performed in various ways by different charging current method of charging an electric vehicle’s equipment. The terms ‘charging post’, ‘charge battery and is performed by a much larger unit with point’ and ‘charger’ are not, strictly speaking, tethered cables and adapters. Rapid charging can interchangeable but are used broadly to describe the provide significantly higher power and output rates process. than described above. A typical rate of charge to 80% capacity of an electric vehicle’s battery can be performed in around 30 minutes. Guidance and advice on sourcing electric vehicle charging infrastructure is available from the following sources: UK Electric Vehicle Supply Equipment Association British Electrotechnical and Allied Manufacturers’ Association Fountain Park installation of underground car-park electric vehicle charging. Charging infrastructure has developed greatly over the last few years. Whereas the first generation of electric vehicles could be found charging at a slow rate from a standard household socket, the current minimum standard is a dedicated ‘Type 2’ socket/ single phase AC supply offering outputs of up to 7kW per hour. Where a three phase AC supply is available, an otherwise identical higher powered unit can be installed offering up to 22kW per hour. Although not all electric vehicles are currently capable of Source: Code of Practice on Electric Vehicle Charging Equipment accepting AC current at 22kW per hour, the trend has Installation (IET Standards, 2012) been for manufacturers to improve their vehicles AC charging ability. The highest power charge point should always be considered in order to future proof

Page 57 Provision for car club vehicles of this provision (refer to the Council’s Guidance on widths are sufficiently wide to safely accommodate Developer Contributions and Affordable Housing). on-street parking (the forthcoming Technical Manual factsheet ‘Carriageway Widths’ provides street For housing developments, prospective residents width details), and where it has been determined should be made aware of the car club facility as part by parking surveys that there are no existing or of a welcome pack associated with a Travel Plan. potential parking pressures on surrounding streets. Parking Standards Applications for new developments must include Parking Standards (the Standards) are a tool for reasoned justification for the parking provision managing the levels of parking associated with proposed. To enable this, comprehensive transport new developments. To encourage a shift from the information is required for all developments – this private car to more sustainable modes of travel, should detail the impacts of the development in the Standards help by setting maximum limits for terms of anticipated parking levels and all forms of Car club spaces, Quartermile general car parking to restrict excessive provision, access to the site. Transport information provided while setting minimum levels for accessible car must therefore include: Car clubs are well established and have been in parking, cycle parking, motorcycle parking and • type and scale of development (proposed use, operation in Edinburgh since 1999. Car clubs are electric vehicles. planning use class, number of units/rooms, gross membership based and provide access to pay- The zones and parking requirements in the floor area); as-you-go cars and vans parked in clearly marked Standards are aligned to public transport spaces in publicly accessible locations. • a detailed accommodation schedule, particularly accessibility levels, Controlled Parking Zones, and for residential developments, listing numbers of An increasing number of people find that using strategic development zones. The Standards for each size of unit; a car club is cheaper and more convenient than zones with good public transport accessibility will owning a car, and businesses may utilise this require comparatively less car parking than for zones • identification of existing transport infrastructure in facility to provide fleet vehicles for employees. LDP which are less accessible by public transport (see and around the site; Policy Tra 2 (Private Car Parking) states that where page 60). The Standards also align with Planning • details of proposed access to and through the site complementary measures can be put in place to Use Classes, and are shown for different classes of for pedestrians and cyclists, as well as links to make it more convenient for people not to own a car, development on page 61. footways, cycle paths, shared use and core paths such as access to a car club scheme, reduced car In all developments the level of parking proposed around the site; parking provision may be justified. should be lower than, or equal to the maximum • details of proposed access to public transport Early dialogue with the Council and a car club limits set by the Standards. Lower provision will be facilities and services; representative should take place to establish the justifiable in highly accessible and dense locations acceptability of the location and any practicalities such as the city centre, or where detailed parking • comprehensive parking information detailing in implementing a car club scheme as part of a new overspill mitigation measures have been proposed. proposed parking provision (number and layout/ development. Where car club spaces are considered In less accessible locations, low levels of parking design of spaces, including accessible spaces, acceptable as part of a new development the Council provision may be considered where carriageway electric vehicle charging points, motorcycle and will require a financial contribution towards the cost cycle parking);

Page 58 • parking surveys to understand the potential • environmental impacts caused by transport in and impact of overspill parking in surrounding streets. around the development. The surveys should identify parking space Before applying for planning permission a pre- capacity and utilisation on streets surrounding application discussion with the Council can provide the development and should ideally be 24 hour an opportunity to get advice on, and agree the surveys over a one week period; and scope of, the parking and transport information • mitigation measures where low parking provision requirements of an application. As well as is proposed – this should include measures which discussing the detailed transport and parking reduce the impact of parking in surrounding information required, a pre-application meeting can streets, including provision of car club vehicles explore the potential need for quality audits, road and travel packs detailing the accessibility safety audits and Roads Construction Consents. of public transport and walking and cycling infrastructure. For larger developments (50+ residential units, 10,000m2+ gross floor area for business, industry, storage and distribution developments, and 5000m2+ gross floor area for other developments), detailed transport studies are required which include all of the transport information cited previously as well as more detailed examination of potential transport impacts, along with proposed transport measures. This includes: • trip generation and modal split forecasts; • traffic analysis, to understand the transport impacts of the development; • analysis of potential safety issues caused by transport generated by the development; • how car use in and around the development will be managed; • measures considered to influence travel behaviour in and around the development; • transport planning and demand management measures including mode share targets; and

Page 59 Technical guidance

Public transport Zone 1 City Centre accessibility levels are measured by taking Areas with good public transport accessibility account of the distance Controlled Parking Zones from any point to the Zone 2 Strategic development zones nearest public transport Edinburgh Waterfront stop and the service Edinburgh Park frequency at that stop. Special Economic Areas The higher the score, ExistingTram Route the greater the level of Note: Zone 3 standards apply elsewhere within the Council boundary accessibility. The parking zones map should be used to inform the provision to be applied at a specific development, in a given area of the city. The map can also help when considering opportunities for higher density developments. In calculating requirements, the Standards generally relate to gross floor areas unless otherwise stated (i.e spaces per habitable rooms in the case of residential developments). When the measurement relates to staff numbers, this should be taken as a full time equivalent member © Crown Copyright and database right 2017. All rights reserved. Ordnance Survey Licence number 100023420. of staff.

Page 60 Parking standards for each relevant planning use class The table below helps to determine parking allocations, based on 1 space per xm² of Gross Floor Area unless otherwise stated

Development by planning use class Car Parking Maximum per parking zone Cycle Minimum Motorcycle Minimum Class 1 Shops Zone 1 Zone 2 Zone 3 Employees Customers Employees Customers Retail Warehouse (public use) 1 per 500m² 1 per 50m² 1 per 30m² 1 per 500m² 1 per 1000m² 1 per 4000m² 1 per 2000m² Retail Warehouse (trade only) 1 per 3000m² 1 per 360m² 1 per 180m² 1 per 1000m² 1 per 2000m² 1 per 8000m² 1 per 4000m² Shops < 500m² 1 per 100m² 1 per 50m² 1 per 25m² Shops 500m² to 2000m² 1 per 70m² 1 per 30m² 1 per 20m² 1 per 250m² 1 per 500m² 1 per 2000m² 1 per 1000m² Shops > 2000m² 1 per 70m² 1 per 35m² 1 per 20m² Class 2: Financial/Professional Services 1 per 100m² 1 per 50m² 1 per 25m² Accessible parking - minimum provision One space for each employee who is a disabled motorist plus 8% of total capacity Electric vehicles - minimum provision Where 10+ car parking spaces are proposed, one of every six proposed spaces should feature an electric vehicle charge point.

Class 3 Food/Drink (incl. pubs & takeaways: sui generis) 1 per 20m² 1 per 14m² 1 per 11m² 1 per 75m² 1 per 20 car spaces Accessible parking - minimum provision One space for each employee who is a disabled motorist plus 8% of total capacity Electric vehicles - minimum provision Where 10+ car parking spaces are proposed, one of every six proposed spaces should feature an electric vehicle charge point.

Class 4: Business 1 per 500m² 1 per 63m² 1 per 35m² 1 per 150m² 1 per 1000m² 1 per 1000m² 1 per 4000m² Class 5: General Industry 1 per 1000m² 1 per 125m² 1 per 70m² 1 per 300m² 1 per 2000m² 1 per 2000m² 1 per 8000m² Class 6: Storage/Distribution 1 per 3000m² 1 per 385m² 1 per 210m² 1 per 900m² 1 per 6000m² 1 per 6000m² 1 per 16000m² Accessible parking - minimum provision One space for each employee who is a disabled motorist plus 6% of total capacity Electric vehicles - minimum provision Where 10+ car parking spaces are proposed, one of every six proposed spaces should feature an electric vehicle charge point.

Class 7 Hotels 1 per 5 bedrooms 1 per 2 bedrooms 1 per bedroom 1per 10 bedrooms 1+1 per 20 car spaces Coach parking 1 coach space per 50 rooms (need not be on-site) Accessible parking - minimum provision One space for each employee who is a disabled motorist plus 8% of total capacity Electric vehicles - minimum provision Where 10+ car parking spaces are proposed, one of every six proposed spaces should feature an electric vehicle charge point.

Class 8 Residential Institutions: residential homes 1 per 10 beds 1 per 5 beds 1 per 4 beds 1 per 15 beds 1 per 25 beds Accessible parking - minimum provision One space for each employee who is a disabled motorist plus 12% of total capacity Electric vehicles - minimum provision Where 10+ car parking spaces are proposed, one of every six proposed spaces should feature an electric vehicle charge point.

Class 9 Housing (including flats: sui generis) Zone 1 and 2 Zone 3 Cycle Motorcycle Studio/ 1 room* 1 per unit 1 per unit 2 rooms* 1 per unit 2 per unit 1 per 25 units 3 rooms* 1.5 per unit 4 or more rooms* 2 per unit 3 per unit Accessible parking - minimum provision From a threshold of 10+ dwellings (where parking is communal): 8% of total capacity Electric vehicles - minimum provision Where 10+ car parking spaces are proposed, one of every six proposed spaces should feature an electric vehicle charge point. For dwellings with a driveway/garage, passive provision should be made so that a charge point can be added in the future i.e. a 7 kw socket. * habitable rooms only – excludes kitchens and bathrooms

Class 10 Non-Residential Institutions 2 (+1 per 7 staff + 1 per 10 1 per 15 staff 1 per 3 staff 1 per 2 staff 1(+ 1 per 25 staff) Schools/nurseries pupils) Libraries (m² Public Floor Area) 1 per 150m² 1 per 68m² 1 per 50m² 1 per 100m² (+1 per 7 staff) 1(+ 1 per 25 staff) Church/community hall 1 per 120m² 1 per 50m² 1 per 40m² 1 per 67m² 1 Accessible parking - minimum provision One space for each employee who is a disabled motorist plus 8% of total capacity Electric vehicles - minimum provision Where 10+ car parking spaces are proposed, one of every six proposed spaces should feature an electric vehicle charge point.

Class 11 Assembly & Leisure Cinemas/theatres 1 per 24 seats 1 per 10 seats 1 per 6 seats 1 per 50 seats 1+1 per 20 car spaces Golf courses N/A 2 per hole 2 per hole 2 1+1 per 20 car spaces Swimming (m² pool area) 1 per 60m² 1 per 25m² 1 per 15m² 1 per 10m² 1+1 per 20 car spaces Accessible parking - minimum provision One space for each employee who is a disabled motorist plus 8% of total capacity Electric vehicles - minimum provision Where 10+ car parking spaces are proposed, one of every six proposed spaces should feature an electric vehicle charge point.

Sui Generis - Motor Trade: display area 1 per 80m² 1 per 56m² 1 per 50m² Sui Generis - Motor Trade: spares 1 per 40m² 1 per 28m² 1 per 25m² 1 per 7 staff 1 (+ 1 per 25 staff) Sui Generis - Motor Trade: Service/repairs 1 per 2 bays 1 per 2 bays 1 per 2 bays Sui Generis - Motor Trade: staff 1 per 15 staff 1 per 4 staff 1 per 1.5 staff Sui Generis - Student Flats 1 per 20 beds 1 per 6 beds 1 per 5 beds 1 per 1 bed 1 per 25 beds Accessible parking - minimum provision One space for each employee who is a disabled motorist plus 6% of total capacity

Page 61 2.5 Environmental protection

• Wherever possible, new developments should not Development should actively help enhance the Air flow pattern in a street canyon – where create a new “street canyon” or building layouts environment, manage exposure to pollution and vehicular traffic is expected street canyons that inhibit effective dispersion of pollutants; reduce overall emissions. should be avoided • Delivering sustainable development should be the Adopt good design principles that reduce key theme for the assessment of any application; emissions (noise, air and light pollution) and and contribute to better pollution management. • New development should be designed to Balconies should be avoided in locations which minimise public exposure to pollution sources, experience poor air quality, and where there is e.g. by locating habitable rooms away from busy excessive noise. roads, or directing combustion exhaust through well-sited vents or chimney stacks. Local Development Plan policies Where possible, new trafficked roads should align to prevailing winds which may help with pollutant • Env 2 - Pollution and Air, Water and Soil Quality dispersal, alternatively, the creation of a buffer zone Source: urban-air-pollution-modeling between busy roads and buildings could be another Developers should also consider the location of Air Quality practical solution to pollution exposure. outside space including gardens, balconies and The location and design of a development has Other relevant national guidance and policy which roof terraces proposed in areas of particularly poor a direct influence on exposure to elevated air should be adhered to includes Planning Advice air quality. Outside spaces should be screened pollution levels. This is particularly relevant where Note 51 (Revised 2006): Planning, Environmental by planting where practical, and be appropriately developments include sensitive uses such as Protection and Regulation, and Cleaner Air for designed and positioned to minimise exposure to residential uses, hospitals, schools, open spaces Scotland: The Road to a Healthier Future, November pollutants. and playgrounds. Developers should maximise 2015. the contribution the building’s design, layout and Protecting internal air quality orientation make to avoiding the increased exposure To protect internal air quality, developers should to poor air quality and these elements, therefore, specify environmentally sensitive (non-toxic) need to be considered at the initial design stage. building materials. The use of materials or products that produce volatile organic compounds and Good practice principles in the design stage should formaldehyde which can affect human health, be aligned to Delivering Cleaner Air for Scotland, should be avoided. It is also important to maintain and should consider the following: combustion plant and equipment, such as boilers, • New developments should not contravene the and ensure they are operating at their optimum Council’s Air Quality Action Plan, or render any of efficiency to minimise harmful emissions. the measures unworkable;

Page 62 Noise In addition to reducing general quality of life, excessive noise can damage health and harm the environment. The density and mix of uses within Edinburgh contribute to the vibrancy of the place. However, noise associated with this mixture of land uses can be a nuisance to sensitive occupiers. Where a proposed development will emit noise, the site layout should be designed to minimise future noise complaints, incorporating the most appropriate mitigation measures into the scheme. Good design for noise was used at Our Dynamic Earth to stop noise escaping from one of their function areas. Instead of installing Where a proposed sensitive development is likely doors they installed a triangle, zigzagged corridor. to be exposed to noise, developers should design the layout to minimise noise and implement the Sustainable Lighting Strategy for Edinburgh offers about the appropriate level of treatment, clean up or most appropriate measures to ensure amenity lighting principles which help to encourage lighting sustainable remediation that may be required. The is protected. This could include locating noise designs that will reduce energy use and cost, and Council holds details on potentially contaminated sensitive areas/rooms away from the parts of the minimise light pollution. land based on historic land uses. Where a site is site most exposed to noise or designing the building affected by contamination, it is the developer’s or so its shape and orientation reflect noise and protect Further guidance is contained within; landowner’s responsibility to develop the site safely. the most sensitive uses. Guidance Note; Controlling Light Pollution and Reducing Lighting Energy Consumption; Odour Reference should be made to Planning Advice Note 1/2011 Planning and Noise in addition to industry PAN 51: Planning, Environmental Protection and Chimney or flue termination points located at low technical guidance and British Standards when Regulation; and levels in relation to adjacent buildings, can cause addressing relevant issues, for example BS4142 – PAN 77: Designing Safer Places. problems for residential amenity, as well as having Method for Rating Industrial Noise Affecting Mixed visual impacts. Consideration should be given Contaminated Land Residential & Industrial Areas and BS8233:2014 - when designing extraction for commercial kitchens, Guidance on sound insulation and noise reduction Early identification of land contamination issues the flue system for a wood burning stove or when for buildings. enable the consideration of mitigation measures, dealing with the industrial processes to the location phasing and the potential to implement less and height of these points. It is more effective to Lighting expensive, and more sustainable, in-situ clean up address odour at the design and planning stage Lighting is a critical component in the design of technologies. An assessment of the risks associated of a new plant or process than to seek to abate a high quality public realm and it has an important with developing contaminated or potentially statutory nuisance from odours retrospectively. role in supporting placemaking across the city. The contaminated land is essential to inform decisions

Page 63 2.6 Minimise energy use

A new heat map for Edinburgh will be produced and Minimise energy needs through a combination Heat Mapping Supplementary Guidance will be prepared regarding of energy efficiency and incorporate low or zero Heat mapping is an important tool to help identify heat mapping. The Guidance will consider the carbon equipment. locations where heat distribution is most likely to potential to establish district heating and/or cooling be beneficial and economical. It can be used to Ensure low and zero carbon equipment is networks and associated opportunities for heat identify individual buildings and groups of buildings sensitively integrated into the design. storage and energy centres. It will also look at how which could benefit from heat distribution networks. implementation of such initiatives could best be Support appropriate energy generation to help Heat maps can utilise information on both demand supported. meet national targets. (domestic, industrial and commercial) and supply for renewable heat. The Scottish Government has Edinburgh’s Sustainable Energy Action Plan 2015 - Local Development Plan policies developed a heat mapping tool for local authorities 2020 (SEAP) shows Edinburgh’s aims for minimising based on using standard GIS methodologies. energy use and provides details of the actions • Des 6 - Sustainable Buildings supporting the introduction of heat mapping and district heating. Energy Reduction in New Buildings All new developments will be expected to meet the carbon dioxide emissions reduction targets set out within Section 6 – Energy and Section 7 – Sustainability of the current Scottish Building Regulations through a combination of energy efficiency and low or zero carbon technology. For all relevant applications, the sustainability statement form (S1) should be completed and submitted with the application. Development that has been independently assessed under BREEAM or equivalent is required to achieve a sustainability accreditation/award of at least very good. Achieving Minimising energy use through careful design—Fala Pl Integrating micro renewables—Kings Buildings a Silver level certificate for Section 7 of the Building This housing development achieved a BREEAM excellence Solar Panels are integrated into the design of the elevation. award in recognition of it high standards of sustainability. It Regulations is considered by Planning to be achieves this through a range of measures including insulation, equivalent to a very good accreditation for BREEAM. airtightness and heat recovery.

Page 64 2.7 Materials and detailing

Materials are key to whether or not development The following pages set out in more detail the Harmonise materials on new development with achieves sufficient design quality, appropriate for Council’s technical expectations for building the materials used on surrounding buildings. its context. materials. Use sandstone where sandstone is the commonly Edinburgh’s distinctive appearance and character The choice of building materials may be a condition used building material. is partly a result of the limited palette of quality of planning permission. Where alternative materials are used, these traditional materials that are used in its buildings. On larger or more prominent schemes, sample should either harmonise or provide a striking Much of the city’s built heritage is characterised by panels may need to be constructed for approval. contrast. sandstone buildings and slate roofs. This is to demonstrate how the proposed building Keep the number of materials on new Some parts of the city use a wider range of materials materials fit together. This should include hard development to a minimum. in addition to these. In these areas there may be landscaping details. more scope to use alternative high quality materials Detail buildings to ensure they have a good visual section 3.7 Hard landscape, sets out the Council’s than elsewhere. appearance that lasts over time. expectations for materials in hard landscaped areas. The reasoning behind the selection of materials Use greenroofs where appropriate and creative should be set out in a design statement. detailing to help manage surface water. The long term visual success of building materials is Protect and enhance biodiversity by incorporating dependent on how they are detailed and how they habitat structures into the detailing of buildings. weather. Some materials are more likely to suffer from adverse weathering such as staining. Where Local Development Plan policies the Council thinks this might be the case, detailed drawings may be required to fully assess the • Des 4 d) - Development Design proposals. The durability of particular materials can • Des 6 - Sustainable Buildings be assessed by examaning existing examples. Construction techniques can be used to incorporate habitat structures into the design of new buildings in order to increase biodiversity, for example, bat and swift boxes. Further information can be found in’Biodiversity for Low and Zero Carbon Buildings: A Technical Guide for New Build’. High quality detailing and design—Circus Lane Considerable attention to detail has helped create a very refined design. This building sets the standard for mews conversions within the city.

Page 65 Technical guidance Scottish sandstone is still available from a few Red sandstone, historically from the West of quarries, such as Clashach in Moray and Cullaloe Scotland, contributes towards the city’s character. It in Fife, a good match for Craigleith stone. Pennine has been used effectively to help integrate modern Stone Sandstones – Crosland Hill can also provide suitable buildings into historic areas where red sandstone is matches. already used. Edinburgh’s distinctive sandstone forms the basis of the city’s traditional character and inherrent quality. Granite is considered acceptable, where a contrast with surrounding buildings is appropriate (for Much of Edinburgh’s sandstone was hewn from example to emphasise important public buildings) local quarries that are now closed; most famously and as a secondary element (for example on Craigleith but also at other quarries such as Hailes, plinths where its robustness and good weathering Humbie, Ravelston, Binnie and Granton. characteristics helps maintain the appearance of It is expected that natural sandstone will be used as buildings). the main external building material in development The size of stone used should match that of nearby where sandstone is the dominant material on buildings. neighbouring buildings or in the surrounding area. This is particularly important on facades that can be Where sandstone would be sought—Angle Park Ter. seen from the street. If the white painted building were to be demolished, the Council would seek a sandstone for its replacement, given the site’s This principle applies in conservation areas but context of sandstone buildings on each side. also to other areas of the city with stone buildings including prominent areas such as arterial routes.

Modern use of stone in an historic context At the Museum of Scotland (above) rigorous and sculptural use of sandstone cladding provides the building with a striking Informatics Forum—Charles Street Sandstone in a villa area—Newbattle Terrace contemporary aesthetic that responds positively to the surrounding Sandstone is built into vertically proportioned panels which are Sandstone will be sought for new buildings in villa areas where historic context. Care needs to be taken with any proposal like this, used to order the design of the elevations. the surrounding buildings are built of sandstone. that the detailing mitigates adverse weathering and staining.

Page 66Page 66 Technical guidance

Cast stone and concrete

Cast stone and concrete are acceptable where their uniform appearance is appropriate and where measures have been taken to avoid adverse weathering such as the build up of dirt, streaking and staining. It is important that there is a strong underlying reason for using cast stone or concrete rather than stone. One reason is that the design may be based around an idea of having very large or unusual shaped panels that would be very difficult to construct in single blocks of stone. Measures to avoid adverse weathering include: • Architectural details which control the water run-off from a facade in ways which enhance the weathering characteristics; A mixture of cast stone & natural stone—Morrison St. In-Situ Concrete—Museum of Scotland Cast stone was used at high level on the drum shaped part of This concrete is used to sculptural effect on the museum building. • The specification of the surface finish; and the building while natural stone was used at low level on the corners. • The inclusion of sealants to the surface. Cast stone is manufactured with aggregate and a cementitious binder. Its appearance is intended to be similar to natural stone. Unlike naturally formed stone, which tends to be visually rich, blocks of cast stone appear alike. This can look dull in comparison with natural stone. This effect is emphasised over time when typically cast stone will weather in a more uniform way than similarly detailed natural stone. Further information about pre-cast concrete cladding can be found at www.britishprecast.org. Concrete used sculpturally—Horse Wynd Textures created with concrete—Princes Street The sculptural potential of concrete is exploited in the Parliament Concrete panels with a textured surface treatment are used on wall with the patterned surface and integration of lights this recent building on Princes Street.

Page 67 Technical guidance

Cladding

High quality metal cladding may be acceptable in some historic environments where there is already a range of building materials. It may also be acceptable where overt contrast is sought and considered appropriate. Appropriateness depends on the quality of the finish and detailing as well as the character of the surrounding environment. High quality metal cladding might be acceptable in some locations in the Old Town, it is less likely to be acceptable amongst the palatial frontages of the New Town. The surface finish of the cladding should be raw or treated metal which does not have a coating. The fixings of any cladding should be hidden. Using zinc to provide striking contrast—Infirmary St. Aluminium—Simpson Loan The zinc cladding combined with the modern building form Multi-toned anodised aluminium cladding provides a striking There are a range of cladding materials and ways provides a positive contemporary contrast to the historic former and positive contrast to the historic buildings making the in which these can be constructed. Metal cladding Infirmary Street Baths building. distinction between new and old very clear. can provide buildings with a striking contemporary appearance, however, if used inappropriately it can have a negative visual effect. Resin and cement based panels can be used on less sensitive sites and where their use is limited or will have a minimal visual impact. Because of their poorer visual characteristics in comparison with metal claddings like anodised aluminium, stainless steel and zinc—these should be avoided in conservation areas including those with villas. Where resin based panels are used as cladding, synthetic prints which aim to emulate wood should Too many materials High quality detailing—Sighthill Court be avoided. These are not considered to have as The cladding, blockwork and render and their detailing used at Construction of a sample panel and approval were required by positive a visual effect as natural timber. this development would not now meet the Council’s expectations condition in order to ensure the design intent of a high quality for appropriate quality. finish was executed.

Page 68 Technical guidance

Timber

Timber should be appropriately detailed to ensure that it retains a good visual appearance over time, and that durable species should always be used. Sensitive sites include conservation areas and arterial routes into the city. Durable species include European Oak, Western Red Cedar and Sweet Chestnut. Moderately durable species can be used on smaller proposals which are not in sensitive sites. Moderately durable species include Larch, Douglas Fir and European redwood.

Tropical hardwoods should be avoided unless it Careful detailing—Arboretum Place can be clearly demonstrated that these are sourced The timber cladding overhangs cladding on lower levels of the sustainably. More information about timber can be building. This helps shed water from its surface, and protects it found at www.trada.co.uk. from adverse weathering. For local developments in sensitive locations and all major developments durable species should be used. Sensitive sites include conservation areas and arterial routes into the city. Sculptural effect—Upton Specification and architectural details at a 1:5 or The timber cladding is used to give these houses a striking appearance. 1:10 scale of the proposed timber cladding may Image courtesy of Steve Tiesdell Legacy Collection be sought. These should set out the thickness of the timber (which should not be less than 19mm finished size) and the types of fixings, which should be specified to ensure no staining. The details should show how water will be shed clear of the ends of timber to ensure moisture absorption is prevented.

Durable species—Informatics Forum The timber cladding is Oak. This is a durable species that is appropriate for use in prominent or sensitive areas.

Page 69 Technical guidance

Brick Care needs to be taken with the specification of brick and also during construction to avoid Brick generally has good weathering characteristics, efflorescence. This is the build up of salts present and can be specified so that its colour and texture in the brick material appearing on the surface of the harmonises with surrounding buildings. In sites wall as the mortar cures. outwith conservation areas and where the design proposed is of a high quality, brick can be used positively. Where brick is used in an existing context of stone buildings it is expected that the brick and mortar will be specified to harmonise with the range and tone of colours in the surrounding buildings. Note that generally, the expectation is for the use of natural Subtle variation—Telford March Two different mixes of brick have been used to provide variation stone where natural stone is the prevalent building in colour within the elevations. material. Brick can also be used to provide contrast, however, Although not a prevalent building material, brick has care needs to be taken with this approach to ensure been used in certain locations within Edinburgh to that the architectural effect is not at the expense of positive effect. Brick is commonly used in industrial the quality of the design of the street as a whole. structures such as maltings and as a secondary element, for example on side and rear elevations The proportions of windows play a major role in or chimney stacks. Many traditional Edinburgh giving brick buildings an Edinburgh character. examples used locally produced Portobello brick Traditional tenements have large vertically which was produced into the early 20th Century. proportioned windows. Using windows of the same Modern use of brick in an historic environment—McEwan size and alignment can help integrate brick buildings Square / Fountainbridge Brick has been used to integrate this development into its into their surroundings. historic surroundings. The development is overtly contemporary in its appearance. The colour of bricks was chosen to harmonise with the stone of the adjacent tenements. Combined with the vertical emphasis to the window and the building’s scale, the material choice has helped ensure this development adds to Edinburgh’s sense of place. This development sets the standard for the use of brick within Edinburgh.

Page 70 Technical guidance adverse. An example area is the Cowgate, where materials with better weathering characteristics may the canyon-like form of the street contains pollution be a better choice in areas or streets like this. which stains external wall surfaces. Render tends to Traditional lime renders and lime harling can be Render/harl highlight these effects rather than suppress them. used in appropriate locations. For this reason contextually appropriate alternative When appropriately specified and in appropriate locations, render can be used as an external building material which can contribute towards Edinburgh’s sense of place. Appropriate specifications include: • Ensuring it does not discolour or fade over time and it does not suffer from algae growth or lime bloom; • Consideration of the location of all expansion and movement joints, slim vents, boiler flues, extract ducts and rain water goods etc to ensure these do not have an adverse visual impact; and • Consideration of architectural detailing to shed water from the surface of the render. Note that details may be sought. There is a strong tradition of rendered buildings in parts of the city area which predate the building of the New Town, for example, the Old Town and the Integrating the new with the old—High Street Positive contrast—Old Fishmarket Close, off High St centre of Queensferry. This use has continued and The controlled use of render, combined with sandstone, create a The use of render and timber contrast positively with positive modern addition to the Old Town surrounding stone buildings. render can be used to provide contrast in locations like these on contemporary buildings. Where render would make a building stand out in longer views, this should generally be avoided. Render also has a contemporary appearance that is appropriate in areas where the overall character is modern. In some areas, because of levels of vehicular Impacting adversely on views—Calton Hill traffic and microclimate, pronounced weathering The rendered buildings stand out against the surrounding stone and slate buildings. Alternative materials may have allowed the is evident. On rendered buildings this can look buildings to integrate better into the view.

Page 71 Technical guidance Synthetic materials inadequately replicate the Green roofs characteristics of materials they seek to emulate and as a consequence have a poorer appearance. Green roofs are flat or sloping roofs with some form Hard roofing materials of vegetation placed on them. They are intensively The vulnerability of metal roofing to theft should be or extensively managed; the former with a deep Slate, pantiles and metals such as lead, stainless considered at the design stage. soil profile supporting shrubs, trees and grass, steel, zinc and copper contribute to Edinburgh’s and the latter with a shallow soil profile growing roofscape. All these materials are generally drought tolerant self seeding vegetation. Both are considered appropriate. Synthetic versions of these encouraged in appropriate locations, particularly materials should be avoided in conservation areas. adjacent to green/blue corridors and will be The use of synthetic materials will be considered on encouraged in locations adjacent (within 15m) of a case by case basis in other areas of the city and river corridors. They have numerous benefits that their appropriateness will be assessed against: include prolonging the life of the roof, attenuating water, reducing sound transmission, improving • The extent of use; thermal efficiency, enhancing air quality, and habitat • Their prominence on the building; and creation. Green roofs should not be regarded as an alternative to open space provision on the ground. • The prominence of the building on the setting of Care should be taken to ensure that they do not have the city and setting of the street. an adverse visual effect, for example, disrupting a Edinburgh has a strong tradition of using slate (such visually cohesive existing roofscape. Green walls can as Ballachulish) as a roofing material. The palette of also be used in certain circumstances and provide darker greys of slate helps to draw out the warmth of many of the benefits of green roofs. sandstone.

Metal roofing in a historic context—Canongate Traditional roofing materials (right) Extensively green roof—Botanic Gardens Stainless Steel roofing has been used on the Scottish Parliament. Slate, Lead and zinc are traditional roofing materials used in The planting on this green roof helps integrate the building into Edinburgh—seen here from the Museum of Scotland’s roof. its surroundings.

Page 72 Technical guidance

Aircraft Safety

The impacts of requirements for aircraft safety—for example the need to deter birds from roofs—should be considered at the outset to ensure any resulting features are sensitively incorporated.

Other Materials

To help the sustainability of development, uPVC should not be used as a material for windows on major planning applications unless it can be demonstrated that they are recycled and achieve Curtain Walling—Beccleuch Place a minimum rating of ‘A’ in the BRE ‘Green Guide’. The potential offered by glazing systems with variations in the Thermally broken aluminium, aluminium / timber window widths, patterning of the glass and mullion depths is fully taken advantage of here. composites, and timber windows may provide suitable alternatives. For listed buildings and conservation areas refer to the Council’s Guidance on Listed Buildings & Conservation Areas. Timber should be from a sustainable source. The reuse and recycling of materials is encouraged. Frameless glazing—Festival Theatre, Nicolson Street When making an application, the Sustainability The refined detailing of the frameless glazing helps create a Statement Form (S1) should be completed. striking modern addition to the street. Opaque panels in glazing systems or windows should be avoided. Consideration should be given to ‘bat friendly’ roof membranes to support bat populations. Frameless glazing—George Square Lane Glazing is used to create the effect of a floating roof on this building.

Page 73 2.8 Adaptability

Ensure buildings are adaptable to the future Adaptability needs of different occupiers. Many buildings are designed with specific uses in mind. If the design becomes too specific it can become very difficult to make changes to Local Development Plan policies the building and give it a new use at a later date. • Des 5 b) - Development Design Examples of making buildings more adaptable include: • Creating level access so that buildings can be used by all; • Ensuring there is sufficient space for changing needs; • Making floor to ceiling heights high enough to accommodate a range of different uses; • Providing space for extensions; and • Designing roof spaces so that they can easily be Adaptability in suburbia turned into floor spaces. The houses are designed with sufficient space that extensions can be added while retaining relatively large gardens. In addition, attics have been converted.

Adaptable laboratory building—Old Dalkeith Road This building was designed to allow different types and sizes of laboratory space and all their associated services to be fitted out and changed over time.

Page 74 2.9 Mix of uses

If appropriate, create a mix of uses. Mix of uses Having a mix of uses in a development can help both Local Development Plan policies its sustainability and the sustainability of an area as a whole. If the services that people use are located • Des 2b - Co-ordinated Development in close proximity to where they are, there will be • Des 5 b) - Development Design less reliance on transport as people will be more likely to walk. Making places vibrant and interesting through providing a mix of uses, will help them resilient to changes in the economy and more attractive to new development. Mix of uses—Middle Meadow Walk This new development incorporates a mix of uses including housing, offices, gym, shops and cafes.

Mix of uses—Newhall, England This office integrates into this suburban development. Image courtesy of Steve Tiesdell Legacy Collection.

Page 75 2.10 Daylight, sunlight, privacy and outlook

Trees have an effect on daylight and sunlight. This Design the building form and windows of new can be positive - for example, deciduous trees development to ensure that the amenity of provide shading from the sun in summertime but neighbouring developments is not adversely let sunlight into buildings in winter. However, if affected and that future occupiers have buildings are too close to trees daylight can be reasonable levels of amenity in relation to: adversely affected. • daylight; To achieve reasonable levels of daylight, windows • sunlight; and must be big enough and interiors must be designed to a deep enough level that ensures daylight can • privacy and immediate outlook. penetrate within them. Reasonable levels of sunlight to buildings and spaces will be achieved if sufficient Local Development Plan policies account is taken of orientation. Marchmont—Arden Street • Des 5 a) - Development Design Edinburgh has a wealth of successful areas where These tenements manage to provide good levels of daylight to all good levels of daylighting, sunlight, privacy and the properties. This is a result of the high floor to ceiling heights outlook have been achieved. These can be used as and relatively large and tall windows which allow daylight to go It is important that buildings are spaced far deep into the rooms. a guide to the layout and form of new development. enough apart that reasonable levels of privacy, When comparing proposed new development outlook, daylight and sunlight can be achieved. against existing situations, scale drawings, showing However, care should be taken that buildings do not layout including external spaces, building height become so far apart that the townscape becomes and elevations should be provided along with the uninteresting. Therefore, achieving reasonable relevant calculations and methodology. It is the amenity needs to be balanced against achieving responsibility of the agent/applicant to ensure that good townscape. this information is provided and that all affected properties are clearly shown and tested. This section applies to all new development where these aspects of amenity are particularly valued including housing, schools, nurseries, hospitals and clinics. Gables—Haymarket Terrace The upper floors of the modern office are set back from windows on the tenements’ gable. This allows some daylight to reach the windows, but importantly maintains the street frontage.

Page 76 Technical guidance

Protecting daylight to existing buildings Minimum ADF for bedrooms 1% Providing daylight to new buildings New buildings should be spaced out so that Minimum ADF for living rooms 1.5% Another measure of daylight is known as the reasonable levels of daylight to existing buildings Minimum ADF for kitchens 2% position of the “no sky line”. The BRE guide explains are maintained. The layout of buildings in an area Transmittance of double glazing 0.65 this in detail. If drawings can be provided that show will be used by the Council to assess whether the Correction factor for dirt, curtains etc. 0.9 that direct skylight will penetrate at least half way proposed spacing is reasonable. When there is Net to gross area of window 0.7 into rooms within new development at the height of concern about potential levels of daylight, the the working plane (0.85m above floor) and where Average reflectance of room surfaces 0.5 Council will refer to the BRE Guide, Site Layout windows make up more than 25% of the external Planning for Daylight and Sunlight – A Guide to Daylight to bathrooms, stores and hallways will not wall area, this will ensure that adequate daylight is good practice. This shows how to measure daylight be protected. provided to new development. and sunlight. A copy is available to view at the Providing adequate daylight to new development Council’s Planning Helpdesk. Daylight to gables and side windows is generally not does not guarantee that adequate daylight will be protected. The amount of daylight reaching an external wall is maintained to existing development. This could be measured by the Vertical Sky Component (VSC). The the case in instances where the existing building is Council requires this to be more than 27% or 0.8 lower. of its former value. If this is not the case, changes to the building design, including a reduction in building height may be required. 27% VSC is 25° achieved where new development does not rise 1.8m above a 25° line drawn in section from the horizontal Existing building Proposed Building a Section at the mid-point of the existing window to be tested. 25 degree method example 1 It can be measured using more complex methods This situation may fail to provide reasonable levels of daylight to that are set out in the BRE guide. the existing building. If the townscape surrounding a development site would not meet these requirements, the Council may require information on the likely amount of daylight in affected rooms in existing buildings. This will be assessed using the Average Daylight Factor (ADF) 25° methodology. It is expected the following criteria 1.8m No sky line method Existing building Proposed Building The new development to the right of the image is positioned so will be used for calculations: a Section that the sky can be seen within the front half of the room on the 25 degree method example 2 ground floor. This has been achieved by providing the ground This situation would provide reasonable levels of daylight to the level with a higher floor to ceiling height than the floors above. existing building.

Page 77 Technical guidance Note that these heights do not indicate whether Privacy and outlook a development will be acceptable when assessed People value privacy within their homes but they also against other considerations. Sunlight to existing gardens and spaces value outlook - the ability to look outside, whether Where there is an established high quality to gardens, streets or more long distance views. To New buildings should be laid out so that reasonable townscape which in itself would not satisfy the achieve both, windows should be set out so that direct levels of sunlight are maintained to existing gardens requirements of the 45° method for sunlight (such as views between dwellings are avoided. and spaces. the Old Town) sunlight will be assessed using before The rearward side of development often provides a and after plans showing shadows for each hour on Whether sunlight to neighbouring gardens will better opportunity for privacy and outlook than the 21 March. The qualities of the existing space and the be affected can be tested by checking whether a streetward side of development. This is because on effects of sunlight, both before and after will inform building rises above a 45° line drawn in section from the streetward side, privacy to some degree is already whether any loss of sunlight is considered adverse. the site boundary. If a development rises above this compromised by the fact that people in the street can line, the sunlight of the neighbouring garden might come relatively close to the windows of dwellings. be affected. To take account of orientation, draw the Privacy is generally achieved in these situations 45° line at the following distances above the ground through the installation of blinds, curtains and level: translucent glass, etc.

Orientation of boundary in relation Height of 45° line The pattern of development in an area will help to to potentially affected garden above boundary define appropriate distances between buildings and consequential privacy distances. This means that N 4m there may be higher expectations for separation in NE 3.5m suburban areas than in historic areas such as the Old E 2.8m Town. SE 2.3m On the rearward side, as well as spacing windows far S 2m apart, reasonable levels of privacy can be achieved 45 degree method for sunlight SW 2m by setting out windows on opposing buildings so This sketch shows a proposed development located on the north W 2.4m side of an existing garden. The sunlight to the neighbouring that there are not direct views between them, angling windows and erecting screens between ground floor NW 3.3m garden might be adversely affected because it rises above the 45 degree line set from 4m above the boundary. windows. In assessing this, the Council will look at The use of the affected area of the garden and the each case individually and assess the practicalities of achieving privacy against the need for development. size of the garden as a whole will be taken into Sunlight to new gardens and spaces account when assessing whether any loss of sunlight Half the area of new garden spaces should be Though private views will not be protected, immediate is adverse. The sunlight of spaces between gables outlook of the foreground of what can be seen from will not be protected unless the affected space is capable of receiving potential sunlight during the spring equinox for more than three hours. This will within a building may be. Unless there are exceptional of particular amenity value in comparison with the circumstances, this means that new development remainder of the garden. Such a space may include be assessed using hour by hour shadow plans for each hour of 21 March. that blocks out the immediate outlook of an existing one that has been designed with the house as a dwelling must be avoided. patio. This guidance does not seek to protect the privacy of gables of existing housing.

Page 78 2.11 Housing mix and size, and supporting facilities

A mix of unit sizes and housing types will have a In larger development sites, the provision of facilities Ensure there is a mix of dwelling types and sizes positive impact on ensuring the delivery of varied and services to support the existing and proposed to meet a range of housing needs including those and sustainable communities. This mix should community may be required. These may include local of families, older people and people with special respond to the differing needs of residents, healthcare facilities, childcare facilities and meeting needs. immediate site conditions and citywide objectives. places. Commercial units may be needed, if these do Make sure the size of homes are adequate for the It is expected that within all developments of 12 or not already exist in the area. numbers of people that could be living there. more units at least 20% of these units will have a Affordable housing will be required in accordance minimum internal floor area of 91m² and should be Provide adequate storage for general needs, with the policy in the Edinburgh Local Development designed for growing families. These will have direct waste and recycling, and bicycles. Plan and associated guidance. access to private garden, from either ground or first Ensure the design of new housing is “tenure floor level; enhanced storage and convenient access blind”. to play areas.

Local Development Plan policies • Hou 2 - Housing Mix • Hou 10 - Community Facilities

Tenure blind housing at Gracemount—Fala Place Here the market housing and affordable housing is integrated by using the same materials for buildings and street and designing the housing to have a similar appearance.

Page 79 Technical guidance Internal storage Improving internal amenity At least 5% of the net floor areas should be provided In order to ensure a good standard of overall amenity Housing mix as dedicated storage cupboards in addition to for new development, single aspect dwellings any kitchen storage or wardrobes. This storage is should not make up more than 50% of the overall In schemes with 12 units or more, 20% of the total needed to allow homes to be used by a wide range dwelling numbers. Where they are incorporated, it number of homes should be designed for growing of households. is important they meet the requirements for daylight families. These types of homes should have three or and sunlight. more bedrooms, have good levels of storage, have Shelving should be built into storage areas within direct access to private gardens (for example via dwellings to accommodate at least three 55 litre Generous ceiling heights of 2.6m high and above patio doors or private external stairs) or safe play storage boxes for recycling, (see diagram below). are encouraged in developments as these provide areas for children, and have a minimum internal a greater sense of internal spaciousness. They also floor area of 91m2. allow for enhanced adaptability to other uses and with higher window heads can provide enhanced In order to ensure satisfactory amenity, dwellings daylight penetration into dwellings. Higher floor to should not fall below the following minimum internal ceiling and window head heights are important if the floor areas: requirements for daylight are to be met. 36m² Studio dwelling; Tenure blind design 52m² One bedroom dwelling; Development should be tenure blind. This means 66m² Two bedroom dwelling; that where sites provide a range of tenures (for example market sale and affordable housing) it 81m² Three bedroom dwelling; and should not be possible to see the difference between 91m² Three bedrooms or more with enhanced them. storage designed for growing families. Where a site is predominantly for market housing, The minimum floor area for studios is lower than it is expected that affordable housing should be that for one bedroom flats since the relatively provided in the same housing type. If the design is larger single open plan space found in studios for houses for sale, the affordable dwellings should compensates for having a smaller space overall. also be houses. Where it is not possible to deliver It is expected that studios will be designed to be the same housing type, alternative types of the very space efficient. Imaginative solutions are Space for internal recycling same physical scale should be used. For example, encouraged for storage, the location of the bed and This drawing shows a potential way of providing storage for colonies, four in a block and cottage flats may recycling boxes. so on. integrate reasonably well with two storey houses. Building form, materials and the general design of the building elevations will all be key components in determining whether or not a tenure blind development is achieved.

Page 80 Technical guidance • The waste management strategy is compliant The specific materials which are currently collected with the Council’s policies and the requirement of from households, and in compliance with Scottish Scottish legislation so that provision is made for legislation are: The integration of ancillary facilities is important for the full range of recycling services and that these • Residual (landfill waste); small developments—such as those common in villa are fully integrated into the collection system areas—as well as in larger developments. In addition (e.g. that each bin store has sufficient space to • Food; to cycle parking (covered in Section 2.4), integration accommodate the full range of bins); of facilities such as plant, including electricity sub- • Glass; • A decision is made regarding the use of individual stations and bins, needs to be considered from the • Mixed recycling; (including paper and card, cans or communal bins, the initial supply for these and outset of the design process. and foil and mixed plastics) their ongoing maintenance; and Process for agreement with Waste and • Garden waste (kerbside collection areas only); and Cleansing Service • That arrangements are in place to allow for the ongoing maintenance and repair of bin stores, bin • Small electricals, batteries and textiles (collected As part of the planning process, designers / housings, etc. in the glass collection box in kerbside collection developers must engage with the Council’s Waste areas only). and Cleansing Service to agree a waste management strategy for the development, and ensure that their In addition to ensuring that there is sufficient space requirements can be satisfactorily incorporated for all collection streams, and that containers are within the design. This must happen as early as stored off-street, considerationshould also be given possible. to arrangements for the management of bulky waste- for example where householders should present The officer in the Waste and Cleansing Service will bins on collection day. talk you through their requirements (i.e. vehicle tracking drawings for refuse vehicles and the location and sizes of waste storage spaces) and the Instructions to Architects document. Once agreement has been made, Waste Services will issue a letter of agreement detailing this and any further 1280 litre recycling bins. requirements. Sizes and bin types: Key points for consideration: Waste and Cleansing Service will advise you whether Your waste management strategy must ensure that: individual or communal bins should be used. A range of bin types may be employed from kerbside • Bins are safely accessible and the collection collection boxes for glass and some other materials system is operationally viable, taking into right up to 3200 litre communal bins. The Waste account swept path analysis, walking and pulling and Cleansing Service will advise on the capacities Underground bins for residual waste allow large volumes to be distances, slopes, vehicle sizes, access to bin held with minimal impact on the street scene. It is important that requird to provide for each waste stream, the the Council’s Waste and Cleansing Service are involved early, as stores, interactions with pedestrians, etc; detailed design requirements for bin stores etc. their requirements may impact on the design.

Page 81 2.12 Purpose built homes for rent

under single ownership with shared facilities that The ‘Build to Rent’ (BTR) sector has the potential Design approach can be delivered rapidly. Private Rented Sector to make a positive contribution to the overall In BTR developments there tends to be key accommodation of this nature can also include housing mix in Edinburgh. differences in their design which may justify a more the conversion of existing buildings where the BTR flexible approach. This specifically relates to the Proposals should support regeneration and fulfil ‘model’ can be incorporated. standards for minimum internal floorspace and the placemaking principles. BTR developments are considered as a strand of quantity of single aspect units (see section 2.11.) BTR developments are considered as a strand mainstream housing and where relevant LDP policies The key design differences with BTR developments of mainstream housing and relevant Local and guidance apply including those relating to compared to other general housing types are usually Development Plan policies and guidance apply. parking, open space and affordable housing. as follows: Design should be place specific, high quality, Build To Rent model • Provision of high quality, professionally managed innovative and energy efficient. BTR developments are generally characterised by the accessible on-site shared facilities ie. communal Shared on-site facilities should be high quality, following key elements: gathering spaces, secure storage as well as accessible and safe. storage within units, workspaces and gyms; • Single ownership and professional on-site A flexible approach to current internal amenity management; • Efficient design technologies which reduce the standards may be acceptable depending on requirements for non-habitable space (ie. lobby • Self-contained units which are let separately; the quality of the accommodation and facilities areas) within units; and provided. • High quality amenities for communal use; • Open plan layouts, partly as a result of the • Longer tenancies offered with defined in-tenancy reduction in non-habitable space, which increase Local Development Plan policies rent reviews; and useable space and allow light to penetrate more deeply into the units. This may justify a limited • Des 5 - Development Design • Property manager who is part of an accredited increase in single aspect units over the standard Ombudsman Scheme and a member of a • Hou 2 - Housing Mix 50%. However developments should still be recognised professional body. • Hou 6 - Affordable Housing designed to facilitate a substantial quantity of Due to the nature of these developments and dual aspect units. especially where flexibility has been sought against The Private Rented Sector continues to be a key Flexibility will only be applied to the standards in the Council’s internal amenity standards (refer to provider of homes throughout the city. exceptional circumstances and will be dependent on ‘Design Approach’), the retention of the homes the quality of the development. Any deviations from Recent innovations in this sector have seen the for rent for the long term should be explored and the standards needs to be fully justified and will be emergence of purpose built accommodation for secured via an appropriate method to be agreed determined on a case by case basis. The diagram rent, also referred to as Build to Rent (BTR), which between the Council and the developer. overleaf gives an example of where flexibility may be offer high quality professionally managed homes justified.

Page 82 This diagram shows how flexibility may be justified against the floorspace standards subject to design efficiencies and the provision of shared facilities as part of the overall development, which may offset any loss of floorspace (both habitable and non-habitable). A 1 x bed unit should achieve a minimum internal floorspace of 52m2 with at least 5% of the net floor area as storage. This example shows that with the removal of the lobby, an additional 3m2 habitable space is achieved along with 0.4m2additional storage space, despite the reduction in overall floorspace of 4m2.

Developer Contributions Developer contributions will be applied towards BTR developments will be expected to provide 25% The rental levels, conditions of tenure and the length the provision of services, works and facilities as the affordable housing on site. Affordable homes within of time that the units will remain affordable will be Council may, in its reasonable discretion, determine BTR developments should be tailored to meet the subject to agreement between the Council and the are required in connection with BTR developments greatest housing need and preferably should be developer. in accordance with the Local Development Plan and owned or managed by a Registered Social Landlord. associated guidance.

Page 83 2.13 Community safety

Secured by Design is the Police’s initiative to Create active frontages directly onto important design out crime in the built environment. This has streets and publicly accessible routes and spaces. many benefits. However, sometimes there can be Provide main door access to ground floor a conflict between the needs of Secured by Design properties from street side. and planning requirements. It is important that these matters are understood early in the process so Ensure all external spaces including pedestrian that they can be addressed without compromising and cycle paths are overlooked. the design as a whole. Meeting the needs of Use lighting to help community safety. Secured by Design should not be at the expense of the overall quality of the external space within the Local Development Plan policies site. Active frontage on a supermarket—West Port • Des 5c - Development Design This image demonstrates that it is possible to create an active • Des 7 - Layout Design frontage for uses such as supermarkets. This has been achieved by arranging shelves and counters perpendicular to windows so allowing views into the shop. The design of development has a key role to play in community safety. If buildings overlook and provide direct access to streets people feel safer. Active frontages, where the ground floor is designed to allow visual contact and pedestrian movement between inside and out, ensure that this is achieved. Lighting can make a very positive contribution to the security of the external environment. To ensure the overall quality of the design, lighting should be integrated into the design from the outset and considered with the Road Construction Consent application. The Council will refer all major planning applications Active frontages and housing—Forbes Road and local developments that have particular security Traditional tenements (above) have main doors directly into ground floor flats which maximises activity on the street and issues to the Police Architectural Liaison service help ensure front gardens are used. for their comments. Developers are encouraged to make early contact with the Police Architectural Liaison service.

Page 84 3. Designing places: landscape, biodiversity and the water environment

This chapter sets out the Council’s expectations for landscape proposals as part of new development and how biodiversity should be maintained and enhanced. In order to achieve good design, landscape architects should be engaged early in the design process. It also sets out the Council’s expectation with reference to the water environment. The key aims are for new development to:

• Create a robust landscape structure as an integral component at all scales of development, which follows green infrastructure and green network principles. • Meet the requirements of the Council’s strategy for public open space and provide residential private gardens. • Maintain the conservation status of protected sites and species, and enhance, connect and create new habitat. • Protect trees and woodland and provide new tree planting. • Ensure that hard landscape and car parking are an integral part of the overall design. • Design developments to ensure that properties are not at risk of flooding from coastal waters, rivers, culverted rivers, or surface water flooding. • Integrate Sustainable Urban Drainage Systems into the landscape design of development to reduce flooding and pollution, provide biodiversity benefits and create beautiful places. • Ensure a mechanism is put in place for the establishment and long term maintenance of new landscape areas.

Page 85 3.1 Green infrastructure and green networks

• Habitats; Establish a robust framework of multifunctional green infrastructure in new developments of all • Parks, play areas and other public open spaces; scales, and connect this to the wider network of • Sustainable Urban Drainage Systems (SUDs); open spaces, habitats, footpaths and cycleways • Green roofs/walls; beyond the site boundary. • Active travel routes; and • Street trees, hedgerows, verges. Local Development Plan policies Ideally a network of multifunctional greenspaces • Des 2 - Co-ordinated Development should run through the urban area, urban fringe and • Des 3 - Development Design wider countryside, creating a high quality landscape and townscape. This should support new access • Des 5 - Development Design and recreational opportunities, incorporating flood Large public open space—Braidburn Valley Park • Des 7 - Layout Design management, enhanced biodiversity and habitat This public park is a major component of the green network. • Des 8 - Public Realm and Landscape Design linkages. Multi functional green spaces can promote healthier life styles through increased walking and The Scottish Government’s Green Infrastructure: • Des 9 - Urban Edge Development cycling opportunities and creating spaces for food Design and Placemaking guidance illustrates how • Des 10 - Waterside Development growing and restorative outdoor activity. green infrastructure can be integrated within new • Env 10- Development in the Green Belt and Delivery of such a network is consistent with the developments during the design process. Countryside development of the Central Scotland Green Network An understanding of a site’s current and potential • Env 12 - Trees and can support a healthy urban ecosystem based contribution to the green network should inform on natural processes. Green infrastructure and green decisions on scale, location and layout. The way in • Env 13 -15 - Nature Conservation Sites of networks also make an important contribution to which this has been considered in the placemaking International/National/Local Importance climate change adaptation and mitigation. process should be explained in the Design Statement/ • Env 16 - Species Protection The Local Development Plan identifies Edinburgh’s Design and Access Statement. • Env 18 - Open Space Protections established Green Network, comprising greenspaces Development should be carefully designed to • Env 19 - Protection of Outdoor Sports Facilities distributed across the city’s hills, neighbourhoods contribute positively to the expansion of green and waterfront. These are connected by wooded river networks. All proposals will be assessed in terms of • Env 20 - Open Space in New Development valleys, disused rail corridors, the Union Canal and their consideration of connectivity between green frequented paths. infrastructure components and their contribution to A green network is formed when green infrastructure national and local green network and open space components are linked together to give additional The Local Development Plan identifies proposals objectives. combined benefits. Components can include: to improve connections within the urban area, the surrounding countryside and neighbouring Council Regard should be given to linking development • Green corridors; areas. It is complemented by Open Space 2021, sites with Edinburgh’s network for nature, making • Watercourses; the Council’s Open Space Strategy, which defines links to habitats found in local nature reserves, local • Woodland; standards and actions to improve access to good nature conservation sites and the Edinburgh Living • Tree belts; quality greenspace across the urban area. Landscape.

Page 86 Technical guidance

50% watercourse open to These sketches illustrate how green networks can be natural light integrated within a range of development scenarios and at different scales. The Council supports substantial framework planting that seeks to integrate and connect multi-functional green infrastructure features as guided by site specifics and local landscape character. 6 - 20m 2 3.5 - 4.5 2.5 - 5 Masterplans will require adequate space for large new planting/ swale or multi-user path front gardens, street Watercourse or pond growing native tree species to achieve maturity and existing vegetation filter trench maintenance access front or open space form woodland habitat, provide a secure setting to multi-user paths, cater for active travel, a variety Blue Networks recreational uses within open space, incorporate Green networks can be aligned with watercourses or permanent (retention) ponds or detention areas providing for Sustainable Urban Drainage, to enhance existing wildlife habitat, whilst providing for amenity, recreation and active travel. New development should SUDS, whilst allowing integration with the street provide active frontages to main path routes, open spaces and SUDs features. layout and built form. In urban edge situations, a landscape edge will also be required to integrate In order to promote natural bankside development with the surrounding countryside and conditions, only riverside walls with landscape setting of the city. significant archaeological value should These provisions can vary in width depending be retained. Other retaining walls on the development scenario but for some major should generally be replaced with developments spatial parameters of 30-50m may soft engineering solution. In areas be necessary to accommodate a full range of green of historic importance mitigate the infrastructure functions. potential for natural banks by the use of other methods such as reducing the If buildings are proposed close to a watercourse, top part of the wall to provide a wetted a full appraisal of flooding scenarios is required bank or cladding on the retaining (see section 3.8) and early discussions with the wall to provide some riverine habitat Council’s Flood Risk Unit. Buildings proposed on with tree planting to provide habitat brownfield sites, adjacent to water courses except connectivity. in exceptional circumstances, require at least a 15m setback to create opportunities to reinstate natural bank sides. Water of Leith Walkway Access and amenity improvements carried out at The Dene, between Dean Terrace and Mackenzie Place, within the New Town Conservation Area.

Page 87 Technical guidance

5 - 8m 3.5 - 4.5 2 20 - 40m front gardens/ multi-user swale or informal woodland street front path filter trench trail, avenue or clearance for woodland planting North Meadow Walk Green Corridor North Meadow Walk footway and cycleway, providing for This density and type of planting is suited to the urban situation and parkland context. Where a rural context exists at the urban recreational use and active travel. The route is lined with large edge, native woodland may achieve a more appropriate fit with surrounding landscape character whilst providing shelter for new growing tree species, includes nesting boxes and is set within development. a broad grass verge. The path is lit and surveillance is provided from surrounding residential dwellings.

indicative dimensions to 2m 3.5–5m 5.5m 2 2 conform with street design 4m for shared cycles/pedestrians guidance footway & verge & verge & filter trench services street tree or swale Green Street Forrest Road The incorporation of trees and other planting within street design should be considered alongside the spatial parameters for This street extends the tree lined avenue of Middle Meadow Walk movement and access - including visibility, services, lighting, the proposed approach to sustainable urban drainage and the intended to George IV Bridge. density and spatial definition of the proposed built form.

Page 88 3.2 Publicly accessible open space

The Council’s Open Space Strategy sets standards to Ensure homes are within walking distance of ensure that all communities have access to quality good quality and well designed open space. greenspaces, which cater for a variety of needs and Provide new publicly accessible and useable open ages. space in non-residential development. Local greenspace standard: Local greenspaces close to homes play an important Local Development Plan policies role in how people feel about their neighbourhood • Des 5c - Development Design and offer convenient spaces for everyday enjoyment of the outdoors. • Des 7 - Layout Design They can be important places to meet neighbours, • Des 8 - Public Realm and Landscape Design havens for wildlife, spaces to play after school or • Env 18 - Open Space Protections enjoy on a walk to the shops. • Env 19 - Protection of Outdoor Sports Facilities All homes should be within 400 metres walking • Env 20 - Open Space in New Development distance (equivalent to a five minute walk) of a ‘good’ quality, accessible greenspace of at least 500 square metres. In new housing developments, good quality local green spaces should support health and well-being by providing useable outdoor spaces as well as looking attractive. Small open space in the the Old Town—Trunk’s Close It makes good use of its constrained site and provides an Spaces should have surfaced paths linked to the attractive green setting for surrounding buildings. surrounding area, provide features to attract wildlife, Local greenspaces can be complemented by incorporate seating or walling, cycle parking and drainage features, such as grass or planted swales waste bins, fruit trees and raised beds for community and rain gardens. Where it is proposed that part of growing and provide a safe and stimulating place for a local greenspace should be used to accommodate unequipped play. below ground surface water storage, there should Urban tree planting and the use of hedges and shrub be no impact on the quality or use of above ground planting should be considered to define spaces space e.g. through restricting locations for tree and create appropriate shelter and shade. Areas planting or the need for inspection chambers. of open grass should be balanced with the use of Good quality local green spaces should complement herbaceous perennials and bulbs to create year the provision of private gardens for new houses, round interest. blocks of flats, garden flats and communal back New local greenspace, Lochend greens.

Page 89 Large greenspace standard: wider green network, and integrate orchard and A grass edged multi-user path with Macadam allotment provision. Further details can be found wearing course will generally provide the most Every neighbourhood should benefit from a large in the Council’s Allotment Strategy and Scotland’s robust long-term solution, providing access for all park to provide space for the whole community to Allotment Design Guide. including wheelchair users and pushchairs. This enjoy their free-time. It is a place to exercise and play can be enhanced by the use of rolled stone chips. informal ball games; walk the dog or go for a run; Grassland management approaches may include a Bound gravel may be suited to local greenspaces come together for local events; watch wildlife and mix of close mowing, naturalised grass or meadows. or feature spaces. Whin dust paths will generally scenery through the seasons; and experience natural The use of planted swales and the location of only be acceptable in semi-natural settings, subject open space. surface water storage basins alongside and in to appropriate build up, drainage and ongoing addition to new parkland, can bring amenity and All homes should be within 800m walking distance maintenance. biodiversity benefits, by creating wetland habitat of a good quality accessible greenspace of at least and introducing open water as a feature of the The relationship of new parks to homes, schools, two hectares. landscape. other public buildings and commercial uses can Where possible, new large greenspaces should help put open space at the centre of community Path surfaces, within greenspace, should be incorporate existing built, cultural and natural life and provide options for refreshment and use of appropriate to context and are an important factor to features, including skyline views to celebrate conveniences. New greenspaces should be directly encourage the use of the outdoors. distinctive local characteristics (Section 1.8). The overlooked from key living spaces such as lounges overall size and form of parkland should, therefore, and kitchens and never blank facades. respond to the topography and the opportunities of the site. The provision of facilities should ensure that spaces are well used, lively, safe and resource efficient by delivering multiple benefits; in particular providing an uplifting place to support daily self-management of physical health, including opportunities to participate in group activities. Larger greenspaces should meet local greenspace needs, through the provision of sheltered community garden areas with seating and cycle parking, as well as larger scale features appropriate to their size. New parkland provides the opportunity to create a landmark feature, including woodland and forest scale trees; provide well drained, level ground for community events, markets, informal ball games, outdoor learning and exercise activities; measured walking and running circuits, with links to the Aerial view of Broomhills Park (Barratt East of Scotland Ltd)

Page 90 Technical guidance

Forth Quarter Park Forth Quarter Park was developed for National Grid Property Ltd as part of the Granton Waterfront master plan to remediate the former gas works. This distinctive seven hectare park is bordered by a mix of uses including office accommodation to the east, Edinburgh College’s Granton campus, and the established communities of Granton, Pilton and Muirhouse, together with new homes being developed at the Waterfront. The park links the North Edinburgh paths with the promenade at Silverknowes to the west, via a meandering route through this key urban greenspace. Lying close to the Firth of Forth, the park provides views from the city to the coast and a backdrop of hills within Fife. A central water feature is crossed by bridges and a waterside walk including decking was formed by de- culverting the Caroline Burn. The east end of the park is where the water feature terminates at a new public square and terraced viewing platform in front of the Scottish Gas headquarters. New planting including 800 birch trees, 15,000 shrubs and new grassland arranged in a series of undulating terraces, surrounding the water feature, creates wetland and marginal habitats. The park also incorporates Lime trees, which are remnants of the grounds of Granton House.

Page 91 Playspace access standard: Edinburgh’s vision is to achieve a ‘play friendly city, where all children and young people can enjoy their childhood.’ Parks and other large green spaces provide the ideal setting for good quality equipped play spaces. Play is vital to help children learn how to get along with each other and keep healthy. The Council’s Open Space Strategy sets out the playspace access standard and is linked to the Play Area Action Plan. Houses and flats should have access to at least one of the following: • a space of good play value within 800m walking distance; • a play space of very good play value within 1200m New play area at Burnbrae Drive meets ‘good’ play value. Terraced slopes and shared surface ‘home zone’ street at Gracemount. walking distance; and • a play space of excellent play value within 2000m All residential developents should contribute health and wellbeing and establish the necessary direct distance. towards these standards by providing publicly framework for new neighbourhoods to thrive. accessible open space on site. Where this is not Play Value measures the quality of play area design Making provision for facilities such as community possible, contributions may be sought for the and layout, together with a range of play activities on gardens, growing spaces, orchards, woodlands improvement of open space within the area. offer to ensure children receive the right balance of and allotments within new greenspaces can allow risk and challenge in order to develop physical and Non-residential development will also be required both new and existing communities to have a social skills. to provide new open space, justified by the scale of greater influence on how places develop over time, In addition to equipped play spaces, new green development and the needs it gives rise to. strengthen bonds and contributes to the sustainable spaces and residential streets should be designed management of the city’s greenspace resources. Quality in new greenspace and play areas should to encourage more ‘free play’ without equipment. be ensured by planning for these elements of The design of new open space provision will be Exploring woodland, meadows or running up and green infrastructure as an integral element of place assessed against Local Development Plan policies down slopes can provide ways for children to making from the start of the planning process. New relating to Design and the Environment. Play area develop their creativity and imagination. greenspace provision should be informed by an design must achieve the play value requirements set understanding of local community needs, including out in the Council’s Play Area Action Plan.

Page 92 3.3 Private open space

sized gardens. Developers should demonstrate how Private front gardens have an important role in Provide well defined, functional, good quality this can be achieved. softening urban environments by providing planting private gardens to all houses and ground floor on streets. They also provide an intermediate flats. Ground floor flats should generally be provided with space between the public realm and the privacy of private gardens of a minimum depth of 3m, which dwellings. The impact of driveways on the continuity open directly on to communal gardens. Where this Local Development Plan policies of boundary treatments and street tree planting is not the case, patio doors and a defined threshold • Des 5d - Development Design should be considered. (Note: relationship to parking space should be provided. section and definition of private front gardens/ • Hou 3 - Private Green Space in Housing Dvelopment thresholds).

There should be a clear distinction between public and private spaces, defined by appropriate boundaries such as walls, railings or hedges both to the street edge and between feus. Private and communal gardens should be designed for use by residents for a range of functions, including space for play, seating, food growing, tree planting and drying laundry. Outdoor taps and/or rainwater harvesting may be needed. Wooden fencing can be used to separate private back gardens, but should not be used in the public realm. Consideration should be given to different heights of fencing to allow the communication between neighbours and to add some visual interest. A key factor in ensuring space is usable is its capacity to receive sunlight. This will be affected by the position of existing and proposed buildings, as well as tree planting. The Council wants new development to be adaptable. A clear distinction—Marchmont Little private space can be successful—Lady Stair’s Close To help meet the changing needs of residents, it is It is clear what is public and private space in traditional There is very little private outdoor space in the Old Town. This is beneficial for there to be sufficient space in gardens tenements. The buildings enclose shared gardens making them compensated by the outstanding quality of the public spaces in for houses to be extended while retaining reasonably private. At the front , the walls and hedges separate the public the form of closes and courtyards. street from the private gardens.

Page 93 Technical guidance

Where private gardens cannot be provided or where their depth is limited (for example less than 3m), there will be a greater need for street trees to be provided. Private communal grounds should be well proportioned, well orientated and secluded from vehicles. Narrow peripheral spaces, subject to overshadowing will not be acceptable. Residents 3m should not normally have to cross streets and car parking to access private communal greenspaces. 3m Where it is difficult to achieve the areas normally Private and shared gardens for flats. required for private open space - for example, This drawing is sliced through a courtyard development to show its interior and street side. It shows small private because of a need to adhere to a spatial pattern in 3m front gardens with private rear gardens opening on to a an area, the inclusion of balconies or roof terraces communal space. may be seen as a mitigating measure. Where they are included, it should be demonstrated that they will benefit from adequate sunlight or have an outstanding view, preserve reasonable privacy and have an area that is not less than 5% of the net floor area of the dwelling. The size of gardens can contribute to the character and attractiveness of an area. This is particularly the case in villa areas. Gardens of a similar size to neighbouring gardens are likely to be required in order to preserve the character of the area. Residential Homes and Care Homes Particular attention should be paid to the orientation of care homes and long term residential homes. The length of private gardens Residents should be able to access a garden space Gardens should be designed to allow houses to be adapted and extended over time. This means that gardens longer than 9m are encouraged. Gardens in the centre of the picture are longer than 9m allowing the houses to be extended. Excessive changes in level that is attractive, welcoming, well lit by natural light should not be taken up across private back gardens. Where housing is set out across sloping ground, useable terraced space should throughout the year, and which allows a circuitous be provided. Additional space is also required in gardens where there is insufficient natural sunlight. North facing gardens should be walking route to be created. longer to compensate for this.

Page 94 3.4 Biodiversity

Although it is important to safeguard – or enhance Maintain the integrity of Sites of European, Protected species – Priority Species, it is often the commonplace National or Local Importance for biodiversity and European protected species (EPS) include bats, birds and plants that are important in a local geodiversity. otters and great crested newts. They are legally context. Nationally there is a decline in Song Thrush protected and it is a criminal offence to disturb, Conserve protected species and the habitats populations and the once-common Tree Sparrow and injure or kill them; or to damage or destroy their which support them. Starling are now rare in some locations. ‘Improved resting or breeding sites. If we consider that a habitats’ can be as important as untouched ones. development proposal is likely to affect a EPS, then Survey and assess development sites in terms of Urban areas offer a rich mosaic of habitats suitable the applicant will be required to carry out a survey biodiversity. for an unexpectedly large variety of wildlife. This can to identify impacts and avoid, remedy or reduce be continually enhanced through careful design. them. If impacts cannot be avoided and an offence Design sites to allow the development of varied Buildings have replaced the original cliff-top haunts and robust ecosystems. is likely to be committed, then a protected species of species such as Swift and House Martins; older licence is required from Scottish Natural Heritage housing provides cave-like roofs for long-eared Bats (SNH) to enable the proposal to proceed. Both SNH Local Development Plan policies and modern properties are ideal for Pipistrelle bats; and the Planning Authority must be satisfied that the some industrial buildings offer nesting sites for • Des 3 - Development Design proposal will pass three tests laid out in the Habitats Kestrels, Barn Owls and Peregrine Falcons. Buildings Regulations 1994. A license will not be issued unless • Des 10 - Waterside Development themselves, plus walls and bridges, can all support planning consent is given. Bats, Bees, Beetles and Lichens. • Env 13 - Nature Conservation Sites of International Importance Sites protected for nature conservation and geodiversity are identified on the Local Development • Env 14 - Nature Conservation Sites of National Plan Proposal Maps. These include international and Importance national designations, such as Special Protection • Env 15 - Nature Conservation Sites of Local Areas and Sites of Special Scientific Interest and Importance local designations such as Local Nature Reserves and Local Nature Conservation Sites. • Env 16 - Species Protections There is a strong presumption against development that will affect protected sites. Any proposal will In Scotland, it is the duty of every public body and have to meet strict policy tests to ensure the officer, in exercising any function, to further the protected site integrity is not affected. In the case conservation of biodiversity so far as is consistent of internationally protected sites such as Special with the proper exercise of those functions (part 1, Protection Areas and Special Areas of Conservation, section 1, The Nature Conservation (Scotland) Act this may include long periods of survey work 2004). Every public body is now required to have to inform the ‘strict policy test’ and Habitats regard to both the Scottish Biodiversity Strategy and Regulations Appraisal (HRA). the UN Convention on Biological Diversity. See the technical guidance for a list of relevant Soprano pipistrelle bat (Pipistrellus pygmaeus). Image: SNH/ legislation. Lorne Gill

Page 95 Other species are protected by UK law. These explanatory text about these tests: Edinburgh Biodiversity Action Plan (LBAP) contains include badgers, water voles,breeding birds and all local actions for the conservation of habitats and snh.gov.uk/protecting-scotlandsnature/ species- protected species are a material consideration in the species. Aligning the design of the development licensing/ planning process. with LBAP objectives is one way of meeting this policy requirement. More information on European and other protected Site assessment and survey requirements species, survey work and relevant licenses is Proposed development sites may include features Layout and design available from the Scottish Natural Heritage website of natural heritage interest, or protected sites and It is important that the information gathered from /or species. An initial assessment of value must European Protected Species (EPS) and Licensing surveys influences the final proposal. Existing be made to establish whether further surveys Requirements natural features should be retained and enhanced, are required. The process for deciding if this is where possible, and kept in context rather than in There are three strict legal tests which must all be neccessary is : isolated fragments. Integrated habitat networks passed before a licence can be granted. 1 A preliminary desk-based study to collect all and green corridors are encouraged to enhance In summary these are: existing ecological data about the site; and biodiversity and help mitigate climate change effects. The landscape design of a scheme is • Test 1: that there is a licensable purpose. (i.e 2 An Extended Phase 1 Habitat Survey to expected to enhance the biodiversity value that the license is required for ‘preserving public understand the ecology on site and the of the site and maintain species movement health or public safety or other imperative reasons implications of the proposed development. where possible. This should include enhancing of overriding public interest including those This will help identify what habitats are present, the connections between ecological features, within and of a social or economic nature and beneficial protected species that they may support, further across the site. It is also expected that a planting consequences of primary importance for the survey requirements, site constraints and potential plan will maximise the structural diversity of the site environment; SNH provides more detailed mitigation. This information will inform site design. and provide a scheme that allows biodiversity value guidance on Test 1 at: snh.gov.uk/docs/B896394. to increase over time. pdf. Protected species surveys must follow established best practice and must be done at the correct time of • Test 2: that there is no satisfactory alternative;SNH year. Applications can be delayed if a survey season provides more detailed guidance on Test 2 at: snh. is missed. For example, bat survey work should gov.uk/docs/B896418.pdf comply with the Bat Conservation Trust publication • Test 3: that the action authorised will not be “Bat Surveys: Good Practice Guidelines”. detrimental to the maintenance of the population of the species concerned at a favourable Biodiversity Duty and the Edinburgh conservation status in their natural range. Biodiversity Action Plan The Nature Conservation (Scotland) Act 2004 Qualified ecologists should be able to provide advice places a duty on all public bodies to further the on this or alternatively advice can be obtained from conservation of biodiversity. Local planning Scottish Natural Heritage For more information policy requires new development to demonstrate on the three species licencing tests, the Scottish protection and enhancement of biodiversity. The Edinburgh Living Landscape: Natural Heritage website provides a detailed A pictorial meadow for pollinators and amenity benefit.

Page 96 Technical guidance National The CIEEM maintain a directory of suitably qualified ecologists who can carry out surveys. See cieem.net/ Sites of Special Scientific Interest (SSSI). members-directory. CIEEM also maintain a list of Statutory requirements Areas of national importance for natural heritage survey guidance materials. See: cieem.net/sources- The Council must ensure statutory requirements across the UK, including diversity of plants, animals, of-survey-methods-sosm- habitats, rocks and landform. relating to biodiversity are being fulfilled. Downlaods/Guidelines for Ecological Impact The framework for statutory sites and species Local assessment 2016.pdf protection is provided by: Local Nature Reserve. Habitats Regulations Appraisal • Conservation (Natural Habitats &c.) Regulations Designated for its local special natural interest and / Any development likely to have a significant effect 1994, as amended (“The Habitats Regulations”); or educational value. on a Special Protection Area (SPA) will be subject to a Habitats Regulations Appraisal, in addition to • The Town and Country Planning (Environmental Local Nature Conservation sites. Impact Assessment) (Scotland) Regulations 2017; other assessments. If likely significant effects cannot Local Biodiversity Site. be ruled out then the Council will have to carry out • Wildlife and Natural Environment Scotland Act an ‘appropriate assessment’ of the proposal. The Local Geodiversity Site. 2011; developer will be required to supply data to support • Nature Conservation (Scotland) Act 2004; Designated for its local biodiversity, geodiversity and this appropriate assessment. More information on social educational value. HRA can be found at the following link: snh.gov. • The Protection of Wild Mammals (Scotland ) Act uk/protecting-scotlands-nature/protected-areas/ Ecological Impact Assessment 2002; international-designations/natura-sites/habitats- • Protection of Badgers Act 1992; and An Ecological Impact Assessment (EIA) may form part regulations-and-hra. Firth of Forth HRA Guidance of an EIA and is required for major and some small for developers and regulators snh.gov.uk/docs/ • Wildlife and Countryside Act 1981 (as amended). scale developments. The principle is to identify A1979038.pdf the biodiversity features of interest and propose Types of designated sites in Edinburgh Timing see Local Development Plan map avoidance, mitigation or compensation to reduce all impacts to the non-significant level. An EIA should Project management should take into account International be submitted as part of a planning application and the optimum survey period for protected species Ramsar Sites - Habitats should adopt the methodology of the Chartered (see the survey timetable below for guidance). Institute of Ecology and Environmental Management The findings of surveys should inform design and A wetland site listed under the Convention of (CIEEM). form part of the application. Surveys older than Wetlands adopted following an international 12 months may be considered to be out of date conference in Ramsar, Iran 1971. and invalid in supporting an application. In some Special Protection Areas (SPA) - Birds. instances the timing of works may also be affected by the requirements of protected species. An area designated under the Wild Birds Directive to protect important bird habitat.

Page 97 Technical guidance Planning has a key role in supporting the UK commitment to halt the overall loss of biodiversity by 2020, in accordance with the European Biodiversity The Wildlife Information Centre Strategy and UN Aichi targets. BS 42020 Biodiversity Records on the presence of protected species or in planning and development – Code of practice, is habitat, in or near a proposed development site, may a useful tool when considering biodiversity in the be required from The Wildlife Information Centre. context of planning. See: wildlifeinformation.co.uk. Invasive Non-Native Species Scotland has many introduced plants, some of which have been identified as being invasive by out-competing native plants for light space and nutrients. The most common invasive species in Edinburgh are: • Japanese Knotweed (Fallopia japonica); • Giant Hogweed (Heracleum mantegazzianum); Swift Bricks—Beaverbank Place Otter (Lutra lutra) On this development in North Edinburgh swift bricks have been and Otters are active on several watercourses in Edinburgh and any designed into the external wall. These should be shown on development within 200 m of suitable water habitat should survey • Himalayan balsam (Impatiens glandulifera). planning drawings. for this European Protected Species. Picture SNH/Lorne Gill. Survey timetable The Wildlife and Natural Environment (Scotland) Act 2011 (Annex B) has introduced measures to deal with JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC non-native species. If a survey shows invasive non- Badgers native species are present on a site, the developers Bats—hibernation roosts must remove them and ensure they are not spread Bats—summer roosts from the site. Soil with Japanese Knotweed or Giant Bats—foraging / commuting Hogweed is classified as controlled waste under the Birds—breeding Environment Protection Act (1990). Birds—over winter Great Crested Newts (*1) The Scottish Government has produced a Invertebrates Non-Native Species Code of Practice that Otters will help developers understand their legal Water Voles responsibilities. For more information see: gov.scot/ Habitats / Vegetation Publications/2012/08/7367 Survey time nonnativespecies.org/home/index.cfm Optimal Sub Optimal (*1) Refer to the Great Crested Newt Conservation Handbook Page 98 3.5 Trees

Trees and woodlands are important for the quality benefits are lost. Successfully marrying trees and A suitably qualified Arboriculturalist should be and character of the landscape, the townscape, new development requires a process of survey, used to survey and evaluate the existing tree biodiversity, cultural heritage, ecosystem services analysis and design which is set out in the British and woodland resource within the site and 12m and our sense of well-being. Protection of trees and Standard (BS) 5837:2012. This provides a balanced beyond. woodland within new development can give a sense approach on deciding when trees should be Design development to take into account above of maturity and raise the overall quality of the setting retained, how design considerations will be affected and below ground constraints for retained trees of buildings whilst contributing to green networks. by existing trees and appropriate protection for trees and future planting. Where trees are damaged and then decline or where during development. Survey, assess and identify trees to be retained. inappropriate design leads to conflict, these positive Protect retained trees and areas identified for new tree planting during construction. Ensure trees for retention are marked on masterplans.

Local Development Plan policies • Des 3 - Development Design • Env 12 - Trees

Ancient woodland near Balerno Former City Hospital - Greenbank This ancient woodland makes an invaluable contribution to Existing mature trees retained within new green corridor. biodiversity and landscape character.

Page 99 Technical guidance

A tree survey is required in the form specified in Opportunities for future planting should also be Summary of process BS 5837:2012 for all trees with a stem diameter of identified and plotted on the TCP to identify areas for 75mm or more, at 1.5m above ground on the site or protection from soil compaction. 1 Carry out a tree survey and categorisation to within 12m of its boundary. Trees should then be identify trees worthy of retention. Once the layout is finalised, a Tree Protection Plan categorised in accordance with their quality and should be submitted showing trees for retention 2 Prepare a Tree Constraints Plan showing suitability for retention. and removal, and the precise location of protective physical and spatial requirements for retaining In certain cases woodland may be surveyed barriers and ground protection forming the those trees. This includes a Root Protection Area as a whole and managed using best woodland Construction Exclusion Zone. Fencing should be to for each tree and an indication of the ultimate management principles. Using this information, a the standard shown in Figure 2 of BS 5837:2012. spread of canopy. Tree Constraints Plan (TCP) should be prepared to These will be erected before work starts on site and 3 Use Tree Constraints Plan to design an initial show the below and above ground issues that need maintained throughout the construction phase. site layout and identify areas for new planting. to be taken into account during the design process to Tree Preservation Orders, as set out in the Tree 4 Achieve finalised site layout. ensure successful survival of these trees. Protection Charter, will be used to safeguard trees in 5 Prepare a Tree Protection Plan, including Below ground, the Root Protection Area (RPA) must appropriate cases. fence specification and provision of on be identified for each tree, to be left undisturbed It is a duty under Section 159 of the Planning site supervision, showing the Construction and protected from damage from building, road Act (1997) that conditions must be applied to all Exclusion Zone. construction or service trenches and layouts of planning applications where existing trees require 6 Submit with Planning Application. SUDS. Above ground, the physical requirements protection. for future growth and maintenance will include, for 7 Planning approval with tree protection example, the ultimate height and spread of each Developers should be aware of the responsibility conditions relating to the approved Tree tree. to determine the presence of bats (a European Protection Plan. protected species) and identify potential bat roosts Input to the design layout also requires 8 Prior to start of construction, erect tree on site and the effect of proposals on habitat and consideration of factors such as the effect trees may protection fencing and other identified navigation features. See section 3.4. Biodiversity. have on daylight, shading of buildings and open measures to form a Construction Exclusion spaces, privacy, screening, wind throw and amenity Zone. issues with leaves from certain species. 9 Ensure site supervision to maintain tree Visibility splays, location of services, changes of protection fencing and measures until removal level and allowance for construction activity will also agreed. be considered. When submitted with a planning application, the TCP should demonstrate how consideration was given to the retention of trees in the proposed site layout.

Page 100 3.6 Planting

An attractive and functional landscape scheme Trees in particular make a positive contribution New planting proposals should be prepared should use trees, shrubs, boundaries, herbaceous to both urban and rural landscapes and new by a suitably qualified Landscape Architect or perennials, ground cover and hard landscaping development should provide a spatial framework of Arboriculturalist (for trees). imaginatively to provide an appropriate setting new tree and woodland planting. Large stature tree Species selection should be appropriate to the for buildings. It can assimilate and integrate new species should form the basis of structure planting intended location, function and growing space, development into the locality. and adequate space allowed for their ultimate size. taking into account ultimate height and spread, Housing proposals and major planning applications All planting schemes should add to the biodiversity and relationship to buildings, paths and roads. should provide sufficient space to accommodate at of the area by maximising structural diversity and least 20% of long-lived large scale trees to provide a Where possible, use native species in locations providing for pollinators. They should provide all legacy for future generations. adjacent to designated nature conservation sites. year round interest, and be playful landscapes that In other areas use a mix of species to provide can be used by all age groups. Poisonous plants Edinburgh’s heritage of round crowned deciduous ecological diversity and resistance to disease. should be carefully specified and not used in trees should be respected in planting schemes and housing schemes, school or nurseries. Bulb planting the creation of wooded ridges should be included in Planting design should recognise Edinburgh’s should be used to create early spring interest. proposals wherever practicable. distinct landscape characteristics and provide an attractive, biodiverse and a long-lived landscape structure to help mitigate against climate change. Woodland and structure planting should be carried out in advance of development to allow early establishment. Proposals must allow for ease of maintenance and long term establishment.

Local Development Plan policies • Des 3 - Development Design • Des 8 - Public Realm and Landscape Design • Env 12 - Alterations and Extensions • Hou 3 - Private Green Space in Housing Development

Birch Trees - Forthquarter Park

Page 101 Trees should be used to create special places in Planting specification housing proposals, for example using orchards and The following minimum standards will apply: fruit trees, horse chestnut trees (conkers) etc. Size at planting Density / spacing Other requirements Any unavoidable removal of trees should be Woodland 60-80 cm height. 1m spacing. Include 30% feathered trees of min height 180cm compensated by replacement with at least extra where immediate visual effect required. heavy standard sized trees or semi-mature stock in Trees - green Extra heavy standard, 14-16 cm girth 2m clear stem or multi-stem. locations where amenity is a key consideration. spaces minimum. The Council may require Provide tree pit/trench detail, including means of At the site layout stage, the landscape framework larger dependent on location. support. should set out locations to provide suitable Trees - Semi mature, 30-35 cm girth. 2m clear stem, underground guyed. Provide tree pit/ paved trench detail to demonstrate adequate soil volume conditions for tree planting. This may include spaces and load bearing support for surrounding paving. planting in open ground, such as greenspaces but also locations within hard surfacing, where careful Fruit trees Light standard, 6-8cm girth. Spacing and means of support to correspond with site planning and detailed design will be required. intended shape. The correct species should be selected for the Hedges 60-80 cm height. 250mm spacing Protected by post and wire fencing. in two offset rows Min 400mm depth topsoil. intended location, taking into account ultimate 300mm apart. height and spread, the character of the local area Shrubs/fruit Dependent on species. 500-600mm apart. Min 3L pot grown unless bare root/root balled and its environmental and climatic conditions. The bushes Min 300 mm depth site topsoil. siting of buildings, underground services, street Planted in groups of 3-5 of same species. lighting and drainage should reflect the intended Herbaceous Dependent on species. 300 - 450mm apart. Planted in groups of at least 7 of same species. landscape framework. Other factors such as road perennials/ signs, parking and CCTV may need to be considered. ground cover Amenity Specify turf or seed mix g/m2. Min 200 mm site topsoil spread over graded and free Within hard surfaces, the use of structural soils or Grassland draining subsoil. underground cellular systems will be required to Meadow Specify meadow seed mix g/m2 by Use of graded and site subsoil free from compaction. provide a load-bearing paved surface. The objective Grassland type, including dry/wet meadow, is to prevent compaction of the soil beneath hard pictorial, woodland and percentage surfaces to accommodate tree roots, soil water, air of each species. and biota. Additional plug plants to be specified by species and nr/m2. Tree pits and trenches should be sized to reflect Bulbs Specify by species, grade and nr/m2. the nutritional and water requirements of a fully Green roofs/ Specify whether intensive or Ensure sufficient structural capacity and depth of grown tree. Drainage and irrigation should also be walls extensive in design. growing medium. installed to aid establishment, in particular where Specify proprietary matting/wall systems including impermeable surfaces may limit natural rainwater species mix and plug plants. percolation.

Page 102 Technical guidance • Planting density, total numbers and/or planting good visibility is essential shrubs should ultimately locations; grow no higher than 1 metre. • Tree pit details, including means of support and Shrubs, hedges and ground cover plants should Hedges and planting should not obscure doors or protection; be used to define spaces, provide shelter, privacy, windows, and trees should not provide climbing aids • Details of surfacing materials, including grass amenity and enhance biodiversity. into property or obscure lights or CCTV cameras. mixes and paving; Grassed areas are important for recreational spaces • Details of junctions between surfacing; Use of a well composted mulch after planting and and bulbs and native wildflower seed mixes should • Details of walls and fencing, including boundary watering can aid establishment, retain soil moisture be used to add seasonal interest and habitat value. treatments; and supress weed growth. Where space is limited climbing plants and green • Details of new play areas and equipment; roofs/walls should be introduced where practicable. • Site furniture including bin and cycle stores; and • Details of all functioning landscape elements of Proposals within the Edinburgh Airport Safeguarding Sustainable Urban Drainage. Zone should seek early liaison with the Airport on their planting concepts in order to reach agreement. Management and maintenance Applications for Planning Permission in Details of the intended arrangements and proposed Principle long-term maintenance and management operations for all landscape proposals should be submitted to These applications should be accompanied by a demonstrate that a high standard of landscaping landscape strategy setting out the proposed use can be achieved, appropriate to the location of the and treatment of external spaces, indicating the site. This includes proposals for the adoption or location of services and changes in level, including otherwise of landscape features within streets. preliminary drainage proposals (such as the layout and maintenance responsibilities for SUDS). The For many landscape proposals in the city, the airport strategy should include cross sections of typical operator is required to assess proposed planting roads and streets and green/blue corridors. Key and water features against the risk of attracting birds distances from natural features and a palette of which threaten the safety of air traffic. A Birdstrike planting material should also be included. Risk Management Plan may be required. Full planning applications Care should be taken to ensure that community safety is promoted through the specification and Full Applications require all planting and hard maintenance of trees and shrubs. Within pedestrian landscape proposals to be specified as follows: routes, streets and public open spaces, trees should • Full botanical name of all plant stock; maintain good visibility with a minimum clear stem • Minimum size of plant stock at planting as per the height of 2m. Shrub planting should also avoid National Plant Specification; impeding the opportunity for natural surveillance • Expected height and spread of trees. and must avoid the creation of hiding places. Where Holyrood North - high quality public realm and planted residential courtyards.

Page 103 3.7 Hard landscape

The materials should be suited to the character of The texture and form of trees improve urban Ensure hard landscape design helps reinforce surrounding buildings and townscape especially environments such as squares and contribute to the Edinburgh’s distinctive character. where the buildings are of special interest or quality of the public realm. Trees in hard landscape Co-ordinate materials used in new hardworks importance. There should generally be continuity need to be carefully specified and have adequate design with the materials used within the of paving materials along and on either side of the soil volume, water and air for healthy growth. Raised surrounding townscape. street. planters should generally be avoided since trees are more likely to suffer restricted growth. Use stone walls and railings where this is the Detailed design is of particular importance, ensuring commonly used edge detail. the size of paving is appropriate. Features such as boundary walls, railings, seating, cycle storage Keep the number of colours and materials in or stands etc, should all be carefully specified, the hard landscape in a new development to a coordinated and integrated into the design. minimum. There is a strong tradition of stone walls, railing on Detail the hard landscape to ensure it has a good low stone walls or coping and hedges in Edinburgh. visual appearance that lasts over time. These details should be used to reinforce Edinburgh’s unique characteristics. Tall boundary walls using rendering should be used sparingly and Local Development Plan policies detailed very carefully to shed water. • Des 8 - Public Realm and Landscape Design To mitigate the impact of climate change, a balance should be struck between paved and planted areas Streets in new development should be designed and between permeable and impermeable paving. in accordance with the Edinburgh Street Design Drainage needs to be robust and uncomplicated. guidance and Designing Streets. Narrow planters should be very cautiously used as In addition to streets and paths, new developments boundary elements as they generally fail over the often include other hard landscape spaces to which long term. Timber fencing should not be used in this section applies. the public realm unless bespoke and beautifully detailed. Proposed levels should be carefully Edinburgh’s hard landscape is defined by the designed to tie in with existing site levels, including simple, uncomplicated use of a small palette of on adjacent sites. materials. Materials should be chosen to define spaces of Fountainbridge - Port Hamilton A square has been formed between the new and old buildings. differing functions, public / private spaces and This simple space provides an attractive new route through the changes in level. development.

Page 104 Technical guidance

The concept and vision for hard landscape design should be presented in a Landscape/Public Realm framework for Planning Permission in Principle applications. Full planning applications and applications for approval of matters specified by conditions should fully specify all paving materials, in terms of type, finish, unit size, proposed pattern/ bond and method of laying and jointing. Attention should be paid to how changes in level are addressed, High St Shared surfaces outwith conservation areas detailing of drainage and the correct specification Old Town and other conservation areas Shared surfaces outwith conservation areas need to be kept very of sub-base and materials where spaces will be Traditional materials of Caithness flagstones for paving, granite simple. If block paving is used, there should be no more than subject to vehicular traffic. To avoid awkward cutting and whinstone kerbs and setts have been used extensively two tones and these should be grey. throughout the Old Town and will be sought here and in other and jointing of units around existing and proposed conservation areas around the city with the exception of the New features, appropriately sized or special paving units Town. should be used and carefully coordinated with the layout of street furniture.

Queen Street Western Corner New Town Areas with significant footfall Dundee Waterfront In the New Town, sandstone should be used as the paving In other areas with significant footfall, such as local centres Use of a continuous tree trench and underground cellular system material. The paving outside the Scottish National Portrait outwith conservation areas, rectangular precast concrete slabs to support surrounding paving surfaces as part of advanced Gallery provides a model that should be used elsewhere in the (coloured grey) should be used. green infrastructure at Dundee Waterfront. New Town.

Page 105 3.8 Water environment

Along with increased flood risk, development can In greenfield sites SUDS and flood attenuation Survey and analyse the existing and historic also increase pollution due to run-off over hard methods should be designed by early discussions water environment on development sites. surfaces. New development must address these with water engineers and landscape architects Design developments, including the floor level of issues through the use of Sustainable Urban within the design team. Above ground solutions buildings, to ensure that properties are not at risk Drainage Systems (SUDS) systems attenuate water, should be provided on constrained brownfield of surface water flooding. treat polluted water and should be designed to sites. Underground solutions might be considered maximise biodiversity benefits. They should also be acceptable, however, these leave a legacy of hidden Provide above ground surface water attenuation designed so they are an attractive addition to the structures that have the potential to fail and should on development sites to reduce flooding, due to landscape. A range of SUDS features are available only be used in exceptional circumstances. the development, on surrounding areas. to designers including porous paving, green roofs, swales, bioretention trenches, detention basins and Local Development Plan policies ponds. • Des 3 - Development Design • Des 6 - Sustainable Buildings • Des 7 - Layout Design • Env 21 - Flood Protection

Any development will alter the way that water moves across a site in times of rainfall or flooding. Flooding can happen because of pluvial (overland) flow, fluvial (river) flow or coastal flooding in certain conditions. Culverted rivers, streams or historical springs can also be present. Understanding the history of a site and the risks and opportunities that water movement provides should be appraised very early on in the design process, in order to ensure that concept layout plans presented are realistic.

SUDS retention basin, Firrhill Neuk, Oxgangs Permanent pond with wetland planting including Flag Irises adjacent to Oxgangs Neighbourhood Centre. The pond has become the focus for community life, is overlooked by surrounding streets and has its own Friends Group and wildlife information panel.

Page 106 Technical guidance

Sustainable Urban Drainage Systems Sustainable Urban Drainage Systems should also be • uses hard landscape areas in suitable locations; designed by engineers and landscape architects. SUDS are a legal requirement under the Water • achieves water quality improvements through a Environment (Controlled Activities) (Scotland) The designers should propose a system that: series of treatment and not end of pipe control Regulations 2011 when discharging surface water to using the Simple Index Approach; • is attractive and visually interesting; the water environment (except for a single dwelling • enhances biodiversity; house or discharge to coastal waters). • conveys water through the site above ground in swales, biorentention trenches and filter trenches • is overlooked by development as opposed to All SUDS schemes should be designed to comply as opposed to a piped system; located in a hidden space; and with CIRIA C753 The SUDs Manual and should gain agreement from Scottish Water. • integrates the attenuation areas into the • only requires to be fenced in exceptional landscape design attractively; circumstances, a carefully designed landscape SUDS schemes should be considered at the outset of should be able to reduce the risk to an acceptable the project to ensure multiple benefits are realised. • can be maintained by grass cutting machines with standard. This should be presented as a strategy with plans at a max grass slopes 1:6; Planning Permission in Principle which should align with the urban design and landscape framework. Adoption SUDS Requirement Why SUDS required Checking Authority Design Manuals If the SUDS system and the attenuation of flood Authority waters up to the 1:200 plus climate change is to Roads (eg infiltration, To reduce, treat and Roads Dept, Local Roads SUDS for Roads; be combined, then the 1:30-1:200 can be designed ponds). attenuate, delay Authority. Dept, Local Green Infrastructure - into the open space ( hard or soft) or parkland areas surface water on the Authority. Design & Placemaking; provided the designs of the landscape/ public roads reaching the Delivering Sustainable sewerage system. realm are attractive and suitable maintenance Flood Risk Management; arrangements can be put in place. Treatment Ponds / To treat surface water Treatment Train—SEPA. Scottish SUDS manual; and Basins. prior to discharge capacity—Council Flood Water. SUDS schemes should be designed to maximise SEPA guidance. into a watercourse, Prevention. the benefits we can secure from surface water culverted watercourse design—Scottish Water, or sewerage system. management which are: Council Planning. • Control the quantity of runoff; Surface Water To attenuate surface Council Flood Prevention. Scottish Attenuation. water flows up to the Council Planning. Water; or • Manage the quality of runoff and prevent 200 year event. private owner. pollution; Scottish Water. • Create and sustain better places for nature; and • Create beautiful places for people.

Page 107 Technical guidance

Surface Water Management Plans Required attenuation volumes and surface water • Changing to the internal layout so that the door flow paths should be considered at the feasibility is not directly in line with the flow around the A Surface Water Management Plan is a document stage as they can affect the location and layout of properties; required by the Council to assess the flood risk development. Surface water should be dealt with from surface water and ensure that runoff from • Raising the floor level and providing a ramp. by analysing the existing and proposed flow paths the development does not increase flood risk Floor levels to be raised to a minimum of 200mm. together with potential ponding and runoff depths. to properties elsewhere. The Surface Water Ground levels either side of the ramp must This should include runoff from outwith the site, Management Plan should identify a drainage fall away to enable water to flow around the from unpaved areas within the site, and from roofs strategy for events up to a 1:200 yr flood event (a property. In terraced situations a fall needs to be and paved area in the events which exceed the 0.5% Annual Exceedance Probability [AEP]), with maintained across each individual ramp, either capacity of the system. an allowance for climate change. It should include from the centre of a terrace to either side or from details of surface water flow paths, water quality New buildings in the development must not be at one end to the other. treatment and discharge points for the drainage risk of flooding as a result of these flow paths and system. For further information see Planning depths. For example, where flow paths show that application guidance on flooding. water will be directed to a level access, or towards an underground car park then possible preventative measures could include:

Sutcliffe Park, Greenwich, London Area designed to attenuate water in a 1 in 200 year event. The local community enjoy the use of this well-designed and Suitable planting including trees can be incorporated. attractive parkland landscape which attenuates water in the Space can be used for a range of functions such as kickabout SUDS feature for 1 in 30 year event of a serious flood. areas. Gently sloping embankments help make the space event. easier to access.

Page 108 Technical guidance

• Use other design concepts to divert the water On larger sites where banks are being used to around the properties; create the attenuation features, these should not be steeper than 1:6 to allow for grass cutting. Steeper • The use of soft landscaping as a form of soakaway slopes will require planting with suitable plants and the reliance on linear slot drainage channels that do not require cutting. It should be noted that will not be sufficient as a form of flood prevention arisings will not be picked up and may contribute or diversion; and to a gradual reduction in the amount of storage • Care must also be taken that where walls are built provided by a feature. between gardens on the ‘high’ side of a slope that The maximum discharge rate to the 200yr gaps are left to avoid trapping water. attenuation should not exceed 4.5l/s/ha The development should provide attenuation of impermeable area or the greenfield runoff fate, surface water flows up to the 1:200yr plus climate whichever is the lower. change event on site. Attenuation should be above ground. Underground attenuation is only acceptable in exceptional cases, for example in constrained brown field sites in urban areas. Flow to the attenuation areas should be SUDS—Upton, England through linear features designed into the landscape/ This SUDS feature is sensitively integrated into the development streetscape of the site. The scheme should be designed by a team that includes an engineer and landscape architect. Hard works details that form part of the public realm should be designed in liaison with landscape architects in the design team to provide a coordinated response that is appropriate to the context and is part of the overall design concept. In the public realm careful consideration is required regarding flows along the streets and the attenuation of the overland flows. In certain situations flows can be attenuated in hard landscaped areas provided locked up culvert SUDS—Malmo, Sweden they do not negatively impact flooding of proposed Where possible, culverts should be opened up. Sustainable drainage is fully integrated into the design and is a or existing properties. major component of this recent development. Image courtesy of Steve Tiesdell Legacy Collection

Page 109 Technical guidance Discharge Points for the drainage system

Watercourse or “other water body” Watercourse or “other water body” Scottish Water Infrastructure (i.e. sewage The River Environment privately owned not privately owned, directly system)

Flooding Approval from private owner that the Letter of Approval in Principal for discharge is allowed discharge from Scottish Water A Flood Risk Assessment (FRA) is required under planning policy and the Flood Risk Management (Scotland) Act 2009 to demonstrate that a proposed Drainage Treatment Train through SUDS Discharge to development is not at risk of flooding in a 1 in in line with the latest SUDS manual Surface Water network which and SUDS for Roads. Approval from indirectly discharges to 200yr flood event (a 0.5% Annual Exceedance SEPA that the treatment is sufficient a watercourse Probability [AEP]) from a watercourse – this includes watercourses that are open or culverted. Drainage Treatment Train through SUDS The Scottish Planning Policy (SPP) provides a risk in line with the latest SUDS manual and SUDS for roads framework to determine the appropriate planning response for three categories of flood risk. An Discharge to combined sewer allowance for climate change should also be included. The assessment should be supplied in a 200 year + climate change maximum discharge rate should not exceed 4.5 l/s/ha of impermeable area or the 2 year greenfield report format utilising standard industrial software. rate, whichever is lower. Full calculations must be supplied. Attenuation of surface water volume can be sized within the SUDS If available, technical advice can be obtained from pond or separately. It is recognised that small, restricted sites may require some relaxation in respect to allowable discharge. A the Flood Prevention Unit. minimum practical discharge control should be sized above 75mm diameter Land raising to protect the development from river flooding will not generally be acceptable within functional flood plains. Culverts In line with the SPP, culverted watercourses should be opened up (de-culverted), where appropriate, and a natural river environment incorporated into the development design outline. Culverts and particular screens on culvert inlets can cause flooding and are a maintenance liability for the owner and the Council. The flowchart adjacent shows requirements for discharge points for a range of scenarios. Inch Park Removal of a straightened and modified channel along the Braid Burn at Inch Park and re-meandering to create a natural watercourse with riffles, pools and vegetation as part of flood prevention works.

Page 110 Appendix A: Information required for submission with a planning application

The following information is provided as a guide The list is non exhaustive and additional information timescales, applicants should agree with Planning to the type of technical information that may be may be sought. In order to ensure planning the information to be submitted in advance of required for submission with a planning application. applications can be progressed within agreed making a planning application.

SITE & CONTEXT APPRAISALS Description What should it contain / do? Scale What it is required for? Historic/ Initial survey & appraisals of archeology and the N/A For developments where there may be sensitivities with regard to Archeological Surveys historic environment relevant to the site context. archaeology and the historic environment.

Landscape/Townscape & Visual See chapter 1.2 of this Guidance. N/A Appraisals are required for all applications. Appraisals Flood Risk Assessment Refer to flooding guidance set out on the Council’s N/A Applications for development on land with a flood risk. website. See Chapter 3.7 of this Guidance. Surface Water Management Refer to flooding guidance set out on the Council’s N/A For all applications. Plan website. See Chapter 3.7 of this Guidance. Habitat and protected species Surveys in accordance with the requirements of N/A For all applications unless identified that it is not required at pre- surveys the Biodiversity section of this guidance, set out application. in Chapter 3.4. Tree protection information A survey in accordance with BS 5837:2012. 1:200 preferred. 1:500 For sites where there are trees with a stem of more than 75mm in may be appropriate diameter at 1.5m above ground level on or within 12m of the site. A tree constraints plan in accordance with BS on larger sites where 5837:2012. 1:200 would not fit onto A1 paper. Stage 1 quality audit A strategic assessment of a range of issues N/A For applications for planning permission in principle that involve relating to the design of streets that can include the design of streets and routes particularly where there are the following issues: tensions between different objectives. • an audit of visual quality; • a review of how the street will be used by the community; • a road safety audit; • an inclusive access audit; • a walking audit; and • a cycle audit. Designing Streets (page 58) contains more information about Quality Audits.

Page 111 SITE & CONTEXT APPRAISALS Description What should it contain / do? Scale What it is required for? Stage 2 quality audit In accordance with the Transport for Scotland - N/A Applications for full planning permission and approvals of matters Transport Assessment & Implementation: A Guide. specified in condition that involve the design of streets and routes. Transport information For all developments the following information is N/A Transport information is required for all developments. required: • type and scale of development; • detailed accommodation schedule; • identification of existing transport information; • details of proposed access for pedestrians and cyclists; • details of proposed access to public transport facilities; • comprehensive parking information; and • mitigation measures (when low levels of parking proposed). For larger developments the following additional The following are indicative of when additional transport transport information will be required: information is required: • trip generation and modal split forecasts; Description Gross Floor Area Greater than: • analysis of traffic levels; Housing more than 50 dwellings • analysis of potential safety issues; Business 10,000m2 • how car use will be managed; Industry 10,000m2 • measures considered to influence travel Storage and distribution 10,000m2 behaviour; Other developments 5,000m2 • demand management measures; and • environmental impacts of transport. Noise Impact Assessment In accordance with requirements of Scottish N/A Pre application advice will help determine whether this assessment Government’s Techical Advice Note—Assessment is required. of Noise.

Page 112 INFORMATION REQUIRED Description What should it contain / do? Scale What it is required for? Location Plan This must identify the land to which the proposal relates and its situation in 1:1250 (1:2500 For all planning applications. relation to the locality - in particular in relation to neighbouring land (land acceptable in which has a common boundary or within 20 metres of the boundary of the countryside). land for which development is proposed). Existing and a) the direction of North; 1:100 (1:200 may For all full planning applications and where relevant proposed floor b) explain the proposal in detail; be acceptable for for approval of matters specified in condition (AMC) plans very large buildings applications. These may also be required for some planning c) show where existing buildings or walls are to be demolished; where 1:100 would permission in principle applications. Pre application d) show details of the existing building(s) as well as those for the proposed not fit on an A1 advice can be provided to determine this. development; and sheet) e) show new buildings in context with adjacent buildings (including property (A scale bar should numbers where applicable). be shown).

Existing and a) show the proposed works in relation to what is already there; proposed b) show all sides of the proposal; elevations c) indicate, where possible, the proposed building materials and the style, materials and finish of windows and doors; d) include blank elevations (if only to show that this is in fact the case); and e) where a proposed elevation adjoins another building or is in close proximity, the drawings should clearly show the relationship between the buildings, and detail the positions of the openings on each property. Existing and a) show a cross section(s) through the proposed building(s); 1:100 (1:200 may For all full planning applications and where relevant proposed site b) where a proposal involves a change in ground levels, show both existing be acceptable for for approval of matters specified in condition (AMC) sections and finished levels to include details of foundations and eaves and how very large buildings applications. These may also be required for some planning encroachment onto adjoining land is to be avoided; where 1:100 would permission in principle applications. Pre application not fit on an A1 advice can be provided to determine this. c) include full information to demonstrate how proposed buildings relate to sheet). existing site levels and neighbouring development; and (A scale bar should d) show existing site levels and finished floor levels (with levels related to be shown). a fixed datum point off site), and also show the proposals in relation to adjoining buildings (unless, in the case of development of an existing house, the levels are evident from floor plans and elevations). Roof plans To show the shape of the roof and specifying details such as the roofing material, vents and their location. Topographical Existing & proposed spot heights across the site and adjacent to the site. 1:500 or 1:200 (a For all planning applications (with exception of changes of survey (existing scale bar should be use) where levels need to be considered in detail. & proposed) shown).

Page 113 INFORMATION REQUIRED Description What should it contain / do? Scale What it is required for? Soft landscape Plan that show the details of all proposed planting complete with 1:200 preferred. For all applications where soft landscape is proposed. plan accompanying planting schedule. This should include levels against 1:500 may be For applications with limited soft landscape this can be Ordnance Survey datum. As well as the planted size, the eventual tree appropriate on combined with a hard landscape plan. canopy spread should be shown on drawings. larger sites where Hard landscape Plan that shows the proposed hard landscape materials including surface 1:200 would not fit For all applications where hard landscape is proposed. plan finishes, street furntiture, boundary treatments. This should include levels onto A1 paper. For applications with limited hard landscape this can be against Ordnance Survey datum. combined with a soft landscape plan. Tree protection Plan showing trees to be protected including tree protection measures - see For all applications where existing trees require protection. plan chapter 3.5 of this Guidance. Design See chapter 1.3 Assessments & Statements of this Guidance. Applications for planning permission for local development Statement within: a) a World Heritage Site; b) a conservation area; c) a historic garden or designed landscape; d) a National Scenic Area; e) the site of a scheduled monument; or f) the curtilage of a category A listed building will require a design statement unless the development comprises the alteration or extension of an existing building. Sustainability A completed City of Edinburgh Council ‘S1 Sustainability Statement Form’. To determine sustainability measures for non-householder Statement Form applications. Design See chapter 1.3 Assessments & Statements of this Guidance. Applications for planning permission for major and access developments. Not required for applications for planning statement permission in principle. Environmental • Noise Impact Assessment - in accordance with requirements of Scottish Government’s For all applications where noise, odour, air quality and protection ‘Technical Advice Note – Assessment of Noise’; ground contamination may be an issue. surveys • Odour Impact Assessment - in accordance with requirements with the IAQM’s ‘Guidance of the assessment of odour for planning’; • Air Quality Impact Assessment - in accordance with requirements of Scottish Government’s ‘Delivering Cleaner Air for Scotland - Development Planning and Development Management of Guidance from Environmental Protection Scotland and the Royal Town Planning Institute’; and • Ground contamination – in accordance with PAN 33 ‘ Development of Contaminated Land’. Environmental Many of the above noted appraisals will form part of an EIA if one is deemed to be required. A To assess the environmental impacts of all developments Impact Screening Opinion should be sought from the Planning Authority to determine what appraisals will as defined under Schedule 1 and developments under Assessment be required as part of the EIA. Refer to Scottish Government’s guidance on EIAs. Schedule 2 where they are likely to have a significant effect (EIA) on the environment.

Page 114 Guidance for Householders

August 2017 Guidance for Householders

Introduction Listed Buildings and Conservation Areas This document sets out guidance for people Work out your space requirements considering altering or extending their house. It does not cover new houses even if built in the gardens February 2016 of existing properties – these should meet the requirements set out in Edinburgh Design Guidance. Check if you need planning permission All house extensions and alterations – including dormers, conservatories, decking, energy devices Edinburgh Design and replacement doors and windows - should be Guidance well designed and of high quality. In particular, they Fit the extension onto the site 16 May 2013 must meet three key requirements. They should • complement the existing house, leaving it as the dominant element; • maintain the quality and character of the Test its effect on the amenity of surrounding area; and neighbours and the area • respect the amenity of adjacent neighbours.

Misc: Student Housing, Radio Telecommunications, Open Space Strategy etc. The appointment of an architect is Design the detail This document and other non-statutory guidance strongly encouraged in all cases. can be viewed at: www.edinburgh.gov.uk/ This document follows the step-by-step sequence planningguidelines from your initial ideas through to obtaining consent:

Submit your planning application

Cover image courtesy of Roxburgh McEwan Architects.© Elizabeth Roxburgh Page 2 Contents

Page Page

Policy context 4 Step 3: Design matters 16

Materials 16 Step 1: Do I need Planning Permission 5 Roof design and dormers 17 What needs planning permission? 5 Doors and windows 18 Permitted Development 6 Boundary walls 18 Listed buildings 8 Access and parking 19 Changes of use 8 Sustainability 20 Other Consents 9 Secured by design 20 Considerations checklist 21 Step 2: Fitting it on the site 10 Working out a plan 10 Gardens 10 Step 4: Submitting your Application 22 Principal elevations and building lines 11 Making an application Side extensions 11 where permission is required 22 Rear extensions, bungalow extensions and conservatories 11 Daylight and sunlight 12 Glossary 25 Privacy and outlook 14 Side windows 14 Decking, roof terraces and balconies 14 Trees 15 Garages and outbuildings 15

Page 3 Policy Context

The purpose of this guidance is to explain how Alterations and extensions to existing new development can conform to the policy in the buildings generally raise similar design Edinburgh Local Development Plan (LDP) on house issues to those of new development. Every alterations and extensions. Developments that change to a building, a street or a space has follow this guidance will normally be supported. The the potential to enrich or, if poorly designed, policy is as follows: impoverish a part of the public realm. The impact of a proposal on the appearance and character of the existing building and street Policy Des 12 Alterations and Extensions scene generally must be satisfactory and there should be no unreasonable loss of amenity and privacy for immediate neighbours. Planning permission will be granted for alterations Particular attention will be paid to ensuring and extensions to existing buildings which: that such works to listed buildings and non- • in their design and form, choice of materials and listed buildings in conservation areas do not positioning are compatible with the character of damage their special character. Policies Env 4 the existing building; and Env 6 of the LDP will apply in these cases. • will not result in an unreasonable loss of privacy or natural light to neighbouring properties; • will not be detrimental to neighbourhood amenity and character.

Page 4 Step 1: Do I need planning permission

Planning permission will always be required for Whose responsibility? Good enough in the past? extensions, dormers and conservatories to flatted It is the householder’s responsibility to make Extensions or alterations in the surrounding area properties and to any house in a conservation area. sure that all alterations and extensions they that were granted permission in the past and New dormers on principal frontages always require make have the necessary consents. Remember, which do not comply with these guidelines will planning permission, as do balconies and roof terraces. planning permission is only one consent and NOT be taken as setting any form of precedent, you may also need a building warrant or a permit and should not be used as examples to follow. Listed building consent is always required for an to lower your kerb. If not, you could be asked to extension, dormers, rooflights or conservatory to a listed alter or even demolish new work and put back building. An application for planning permission may also be needed. the original. Do I need Permission? Even if planning permission is not required, other It is also your responsibility to make sure you Not all extensions or alterations require planning consents such as a building warrant may still be have evidence that the works are Permitted permission. Many small alterations and extensions necessary. Development and did not need planning can be carried out without the need for planning permission if this applies. permission – this is known as Permitted The main provisions of the Permitted Development Development (PD) and some alterations may not rights are set out on the following pages. However, The Scottish Government circular Guidance on even be ‘development’ at all. this is just a summary and, particularly if you are Householder Permitted Development rights sets considering unusual proposals or have an awkward out what is included, with examples. However, there are some limitations, particularly for: site, you should check the Scottish Government If you want to be sure whether or not works Flats (see definition on page 8) Circular. are permitted, you can apply for a Certificate Houses in Conservation Areas of Lawfulness at www.eplanning.scot both for proposed works or those already carried out. This Listed Buildings certificate is particularly useful if you are selling There are restricted permitted development rights your house or to avoid legal disputes. Details are for flats, houses in a conservation area or to a listed given on page 23. building, which are identified in the following pages.

Page 5 Step 1: Do I need planning permission

Permitted Development: The area covered by any existing and proposed • the height of the dormer is not higher than the extension cannot be greater than the area of the existing house; the main exemptions original house footprint or 50% of the area of the rear • the dormer, or dormers, covers less than half the roof, “curtilage” (ie the part of the garden behind the front If your proposals exceed the constraints set out here, measured at eaves level; and they may still be acceptable if they accord with Council elevation of the original house). policies and do not adversely affect amenity, but they • the distance between the dormer and the edges will require permission. Extensions of more than one storey of the roof (including any common boundary with Typically, these are either 1½ storey (ie single storey with another attached property) is at least 0.3 metres. Enlargement is any development that increases converted roof space) or 2 storey extensions. the internal volume of the original house. It includes a Access ramps The extension must be at least 10 metres from any canopy or roof, with or without walls, which is attached Small ramps to any external door are permitted boundary to be permitted development. The majority to the house, but does not include a balcony. Therefore, development so long as the ramp is not higher than 0.4 of extensions will not be able to meet this criterion, a car port is an enlargement but a balcony is not. metres or longer than 5 metres; the overall length of therefore an application for planning permission would the ramp and landings cannot be more than 9 metres; be required. Houses and the combined height of the ramp and any handrail A house can be a detached, a bungalow, semi- Porches cannot exceed 1.5 metres. detached, or terraced dwelling sitting on its own Porches are permitted development on any external ground. However, if there is any other occupant or Improvements or alterations that are not door of the house providing they are not higher than use above or below, it is a flat – see definition on enlargements 3 metres, and the overall footprint of the porch is not page 8. Flats do not have as wide a range of permitted more than 3 square metres. These include: replacement windows and doors, development as houses. These guidelines apply to rooflights, satellite dishes, cladding, painting and new houses only, see the separate section on flats on page The minimum distance between the porch and any flues; and photo-voltaic or solar thermal equipment, etc. 7. boundary with a road must be more than 2 metres. This class is best visualised as a 1 metre “bubble” Single storey extensions Enlargements of the roof surrounding the walls and roof of the house. A householder can add a wide range of different types A single storey extension in the rear garden is permitted Permitted development rights allow the enlargement of of development within this “bubble” without having to development if the height of the eaves is not more a house by an addition or alteration to its roof, e.g. by a apply for planning permission. than 3 metres and the overall height is not more than dormer, subject to certain rules. 4 metres above the existing ground level measured at Balconies, roof terraces or raised platforms are However, dormers are not permitted development lowest part of the adjacent ground surface. specifically excluded from this class, and require on the principal elevation (usually the front), or on a planning permission. If any part of the extension is within a metre of a side elevation if it fronts a road. In addition, permitted boundary, and extends back from the original rear wall development might only apply when: Remember, permitted development rights on of the house more than 3 metres for a terraced house, • the distance from the face of the dormer to the this page do not apply if your house is a listed or 4 metres in other cases, planning permission is boundary is at least 10 metres; building or in a conservation area. needed. Page 6 Step 1: Do I need planning permission

Microgeneration equipment development must be less than half the curtilage for The exemption is best visualised as a 1 metre “bubble” permitted development rights to apply. surrounding the flat. A wide range of different types of Permitted development rights for wind turbines and air, development is permitted within this “bubble” without ground and water source heat pumps as well as flues for Hard surfaces having to apply for planning permission providing that: biomass heating and combined heat and power systems A new or replacement hard surface located between are covered in other classes of permitted development. • the development does not enlarge the flat; the house and a road must either be porous; or rain Ancillary buildings such as sheds, water run-off must be dealt within the curtilage of • the development does not project more than 1 metre from the walls or roof of the flat; garages, sun-houses, and greenhouses the house, e.g. with a soakaway to be permitted development. • the development is not a balcony, roof terrace or Permitted development rights allow buildings raised platform or a wind turbine. “incidental to the enjoyment of the dwelling house” Decking Installing a flue forming part of biomass heating system, within the rear garden. The height of the eaves (gutter) The floor level of the deck or other raised platform must a flue forming part of combined heat and power system, of any building, including sheds and greenhouses, not exceed 0.5 metres, and the combined height of the an air source heat pump or CCTV is not permitted by this cannot be higher than 3 metres and no part of the deck and any balustrade or screen attached to it must class because it is subject to restrictions identified in by building can be higher than 4 metres for permitted not exceed 2.5 metres to be permitted development. development rights to apply. other classes of permitted development. In conservation areas or the curtilage of a listed Other classes relevant to flats include:- Any part of the building within a metre of a boundary building its maximum size is 4 square metres to be cannot be higher than 2.5 metres, to be permitted permitted development. • construction of gate, fences, walls and other means of development. enclosure; The total area covered by proposed and existing Gates, fences, walls or other means of • Closed Circuit Television Cameras (CCTV). development must be less than half the relevant enclosure curtilage. If not, planning permission is required. The overall height must not be more 2 metres; but if Further information it fronts a road or is in front of the principal or side In conservation areas or for a listed building, the This is just a brief summary of the more common elevation nearest a road, it cannot exceed 1 metre, footprint of the ancillary building cannot exceed 4 aspects of Householder Permitted Development otherwise planning permission is required. square metres, without permission. Rights. Other building, engineering, installation Flats There are no permitted development rights if or other operations See the definition of a flat on page 8. the flat is in a conservation area or if it is a listed Typical development permitted by this class within the Improvements or alterations that are not enlargements, building. rear curtilage of a house would be free standing solar such as replacement windows and doors, photovoltaic panels, flag poles, swimming pools and oil tanks. or solar panels, flues or satellite dishes, may be The resulting height cannot be more than 3 metres, allowed under Permitted Development rights. and the total area covered by proposed and existing

Page 7 Step 1: Do I need planning permission

House or Flat? Changes of Use Consulting neighbours This guidance sets out the physical considerations It seems obvious, but … A flat is not only an When a formal planning application is made, in planning your domestic extension. However, if the apartment in a traditional tenement or modern neighbours will be notified by the Council. It is alterations are to allow you to operate a business block. The official definition is a “separate and usually a good idea to tell them what you are from your home, then you should consult the self contained set of premises whether or not thinking of before you start, so that notification Council’s Guidance for Businesses to see if planning on the same floor and forming part of a building doesn’t come as a surprise – especially if you permission is required for the use. from some other part of which it is divided might need to negotiate access with them. You horizontally”. If you intend to rent out your property, you will may also need your neighbours permission if your extension will adjoin their property. So, whatever the estate agents say, “four-in- require to register as a Landlord with the Council. a-blocks” or “maisonettes” are also flats, not The Planning Authority is obliged to consider houses. So are some studios and mews. The comments and objections received from distinction is important in deciding whether neighbours. planning permission is required for extensions or If, once you have permission, you need to alterations. get onto their land to build your extension, Flatted properties in any part of the city have then planning permission does not grant any limited rights to carry out alterations. automatic rights – you will still need to agree terms with them. Listed buildings If you live in a property which is listed as being of special architectural or historical interest, then you may also require Listed Building Consent as well as planning permission. Consult the separate guidance on Listed Buildings and Conservation Areas. Listed Building or Conservation Area? To check if your house is in a conservation area or is a listed building, use the Council’s Interactive map at http://www.edinburgh.gov.uk/conservation

Page 8 Step 1: Do I need planning permission

Other Consents Other consents may be required before you start If there are any trees on the site or within 12 metres Other factors such as old mine workings (particularly work. These can include: of the boundary, they should be identified in the in the south-eastern suburbs), restrictions where application. Please check the Edinburgh Design water or gas mains have wayleaves across the site; Listed Building Consent if the property is listed as Guidance for more advice. Trees with a Tree or water/drainage consents from SEPA. being of special architectural or historical interest – Preservation Order or in a conservation area are also see the separate Listed Building and Conservation If you intend to rent your property you will require to protected by law, making it a criminal offence to lop, Area Guidance for more details. register as a Landlord with the Council. Depending top, cut down, uproot, wilfully damage or destroy on numbers, you may also require an HMO (Houses Conservation Area Consent if you are demolishing an a tree unless carried out with the consent of the in Multiple Occupancy) licence. unlisted building in a conservation area – see Listed Council. Building and Conservation Area Guidance for more Although not a planning issue, there may be legal Some species of animals and plants are protected details restrictions on development in your title deeds - for by law. Certain activities, such as killing, injuring example feu superiors’ consent may be required or Planning restrictions may have been imposed when or taking the species or disturbing it in its place of you may require the consent of other joint owners– the original consent was granted, e.g. prohibiting shelter, are unlawful as is damaging or disrupting and legal advice may be required. certain kinds of work or removing permitted its breeding site or resting place, even if the development rights – check the conditions on any species is not there at the time. If the presence of previous consents, including those for the original a European Protected Species (such as a bat, otter Certificate of Lawfulness estate layout if it is relatively new. There may also be or great crested newt) is suspected, a survey of the If you think that your proposals do not need consent, restrictions in your title deeds site must be undertaken. If it is identified that an or if you are not sure that previously undertaken activity is going to be carried out that would affect work has proper consent, you can apply online Converted, new or altered buildings may require protected species, a licence may be required. More at www.eplanning.scot online for a Certificate of a Building Warrant. There is more Building information on European Protected Species, survey Lawfulness to confirm the position in writing. Standards information at www.edinburgh.gov.uk/ work and relevant licenses is available on the buildingwarrants. For detailed information please go Scottish Natural Heritage website. to the Scottish Government website. In relation to bats further guidance on when a survey A Road Permit will be required if forming a new may be required, can be found on page 9 of the Bat access or driveway. Contact the Area Roads Manager Conservation Trust Guidelines in your Locality Team for more information

Page 9 Step 2: Fitting it on to the site

Before getting down to the detailed design, it is planning authority (see panel right).The Council will detached or semi-detached house built before 1914. important to check whether your site is big enough consider their comments when reaching a decision. Normally stone built, they are mainly in conservation to take the scale of extension you want to achieve. areas or on some arterial routes. A bungalow is not a Note that there is no automatic right to extend villa. and, if your site is too small or your proposal Working out a plan Special guidelines apply to extensions and doesn’t meet policy requirements, it may not be When you work up your proposals, always bear in alterations to villas: mind the impact they might have. possible to grant permission. • The character of the original villa should not be What effect will the extension have on your existing adversely changed as a result of the extension house? Is it in harmony in scale and appearance? Do Gardens • When complete, the whole building, including the doors and windows match the existing ones? If it There should be enough private garden space left the original villa and the extension should still is an attic extension, does the roof still come over as after extensions - normally at least 30 sq.metres, be in character with the scale and spacing of the the main element rather than a dormer with a small depending on the spatial pattern of neighbourhood surrounding properties and rhythm of the street amount of roof left around it? Is the new roof pitch to avoid over-development. the same as the existing? Are matching materials • The design approach – including form, scale, used throughout? How is the junction between old If the plot is small, with minimal or shared garden style, proportions including windows, storey and new being handled? space, there may not be sufficient room for your heights and materials – should relate to the extension. original building and be subservient to it What is the impact on the street and the character of the surrounding area? Is the appearance changed? The general density and scale resulting must also • Total site coverage of the new and existing Does the extended house still fit in, or will it stand be in keeping with the overall spatial pattern of building should not exceed 1.5 times the original out obtrusively? the area. Where there is a traditional development villa, subject to: pattern in the area, such as villas with single storey What is the impact on neighbours? Will the extension outbuildings, this may determine the form and size • Maximum site coverage of all buildings, garages, still preserve their light, or will it overpower their of any addition. parking and access driveways should not exceed garden and cut out their sunlight? Is the elevation 40% of the site area, and they will see well designed? Will the new extension The position and design of an extension should not • Distances from the main facades to the protect their privacy and avoid introducing new prejudice the ability of neighbours to add similar or boundaries being at least 12.5m overlooking from windows, balconies or terracing? equivalent extensions. • If the villa is listed, if there are protected trees All these things will be important to your neighbours, Extension to Villas or if it is in a corner site, you should seek pre- who have the right to make their views known to the In terms of the guidance, a ‘villa’ is a traditional large application advice. Page 10 Step 2: Fitting it on to the site

Principal elevations and Side extensions Bungalow extensions building lines In achieving an extension that will fit in with the Bungalow extensions should be designed in a way original building and respect its neighbours, the that retains the character of the original property and extension should be set behind the front line of the is subservient in appearance. What is a building line? existing dwelling to give a clear definition Extension behind Extensions must not imbalance the principal both lines It is the line formed by between the new design and the elevation of the property. the frontages of the existing building. BUILDING LINE buildings along a street. Rear extensions to bungalows should be in keeping Where a side Sometimes it is defined with the existing property roof design and its ridge extension could in the title deeds. line should be below the ridge of the existing visually Generally developments property. The hipped roof character of the host connect other than porches etc building should be respected. Gable end extensions Adequate garden separate area maintained are not acceptable in will generally not be allowed unless this fits in with front of the building houses so

BUILDING LINE the character of the area, and is of a high quality that they line as they disrupt innovative design. the character and appear like appearance of the street. a continuous terrace, planning Conservatories

permission will only Extension Consent will not normally be granted for a Extensions that project beyond the principal be permitted if that is Existing house conservatory on a principal, or other conspicuous, min 0.3m set back elevation line are not generally allowed unless this characteristic of the area. elevation. Exceptions may be justified for fits in with the local character of the street. appropriately designed conservatories where this is part of the traditional character of the area. Corner plots can present a particular problem where Rear extensions the majority of the house’s garden space is in front Rear extensions should not occupy In general, only ground floor conservatories will be of the building lines. more than one third of the permitted, except where underbuilding is required to applicant’s original rear achieve an appropriate height. Original abutting walls Where they contribute to the character of the area, garden area. should be kept and form part of the structure. Where their openness will be protected by resisting any dwarf walls are proposed, they should be constructed significant intrusion into the corner ground. For flats, with the same materials and finish as the house. including 4 in Modest porches may be acceptable where they do a block and Proposals for a new conservatory on a listed building not detract from the design of the original building or maisonettes, should ensure that the original stonework inside a the character of the street. the opportunity conservatory remains unpainted and that the colour for extending, if of the conservatory respects the character of the area. any, will be limited.

Page 11 Step 2: Fitting it on to the site

Daylight and sunlight Daylight to existing buildings Daylight and sunlight are important to health Reasonable levels of daylight to existing buildings will For rear extensions on terraced or semi-detached and well being. Lack of daylight contributes to be maintained where the measure of daylight falling houses, adequate daylight will be maintained to depression (SAD), and sunlight helps synthesise on the wall (the Vertical Sky Component - VSC), does the neighbouring property if 45 degree lines drawn Vitamin D which is important for bone health. not fall below 27%. This standard can be achieved from the plan or section of the new extension do not where new development is kept below a 25° line from enclose the centre of the neighbour’s window. Adequate daylight can also reduce the energy the mid point of an existing window. requirements of development through lessening the need for electric lighting. Daylighting to side or gable windows is not protected (see Side Windows, page 14) All extensions and alterations will be required to ensure adequate daylighting, privacy and sunlight both for themselves and to their neighbours. Calculating daylight and sunlight is complex, but 25o there are some simple “rules of thumb” which can 45° be used to check whether a proposed development is likely to conform. These are set out here. Neighbouring Property Extension sits below 25o line and All new development should ensure that: will not affect neighbour’s daylight adversely • the amenity of neighbouring development will Not acceptable because the centre of the window is within the 45o lines not be adversely affected by impact on privacy, daylight, sunlight or immediate outlook from main (i.e. front and rear) windows; and, • occupiers will have adequate daylight, sunlight, privacy and immediate outlook If the proposal does not meet these criteria, and there are good townscape reasons for looking at other solutions (for instance, the character of an historic area), then more detailed calculations will be required. Guidance can be found in the Building Research Establishment guide Site Layout Planning for Daylight and Sunlight - A Guide to Good Practice. 45°

Page 12 Step 2: Fitting it on to the site

Sunlight to existing development How the affected area of a garden is used and Where development is located in other orientations its overall size, will be taken into account when in relation to a neighbouring garden, the 45° line determining whether any loss of sunlight from a new should be set at a distance from the ground level as extension or outbuilding is acceptable. follows: Generally, half the area of garden space should be N 4m NE 3.5m capable of receiving potential sunlight during the E 2.8m SE 2.3m spring equinox for more than 3 hours. S 2m SW 2m The sunlight of spaces between gables will not be W 2.4m NW 3.3m protected unless the affected space is of particular amenity value in comparison with the remainder of In more complex cases, or where the development the garden. Such a space might be a patio which was fails this test, other methods may be required – designed as an integral part of the plan-form of the for instance, a measurable hour by hour sun path original house. analysis showing how sunlight moves through the affected space for both before and after situations. There are various methods of calculating sunlight, but a simple check is to use the 45 degree method. 45o line 45o line Where development is located to the south or south west of a garden, if it rises above a 45° line to the new neighbour’s neighbour’s garden horizontal which is set 2m from the ground level, the garden extension sunlight to the garden may be adversely affected. 4m 2m north south

45o line 45o line

new neighbour’s neighbour’s garden garden extension 2.8m 2.4m east west

Protecting sunlight to neighbour’s property

Page 13 Step 2: Fitting it on to the site

Privacy and outlook Side Windows Decking, Roof Terraces and People value privacy within their homes but they also Windows will only be protected for privacy and light Balconies value outlook - the ability to look outside, whether to if they themselves accord with policies in terms of Balconies, roof terraces and decking which are close gardens, streets or beyond. To achieve both, windows distance to the boundary. Windows on side walls or to boundaries and overlook neighbouring properties either have to be spaced sufficiently far apart so that gables - as often found on bungalows, for instance can be a major source of noise and privacy intrusion. it is difficult to see into a neighbouring property or - will not normally be protected as they are not set windows have to be angled away from one another. back sufficiently from the boundary to be “good Generally, decking should be at, or close to, neighbours” themselves, taking only their fair share ground level (taking account of any level changes 18m is the minimum recommended distance between of light. in the garden ground), of simple design (including windows, usually equally spread so that each barriers and steps), and should not detract from the property’s windows are 9 metres from the common Ground floor windows can sometimes be closer than appearance of the house. boundary. 9 metres to a boundary if they can be screened in some way, e.g. by a fence or hedge. Opportunities for decking may be limited on listed A frequent objection to a development is loss of a buildings, as it is rarely part of the original character. particular view from the neighbour’s house. Though private views will not be protected, immediate Permission for roof terraces and balconies will not outlook of the foreground of what can be seen from be granted where there is significant overlooking within a building may be. This means into neighbouring property due to positioning and that new development that blocks height or if the terracing results in loss of privacy to out the immediate outlook neighbouring properties. of a dwelling must be avoided.

ground floor window screened by fence

Decking 9m min Screened (12.5m in villa areas)

side window not protected (less Street than 9m from boundary)

Page 14 Step 2: Fitting it on to the site

Trees neighbouring windows may restrain the size or position of any outbuildings; The retention of trees and landscape can soften the impact of a new building and help it to blend • buildings in front gardens will not usually be in. Mature landscape should therefore be retained acceptable, because of the damaging impact on where possible. the appearance and amenity of the street and the surrounding area; If a tree would overhang the proposed development or is closer to it than a distance equal to half the tree • there may be additional considerations for listed height, it must be shown on the application plans. buildings and conservation areas. The tree species and the position of the trunk Sheds for cycle storage are subject to the same and extent of branch spread must be accurately principles as sheds for any other purpose. The indicated. The case officer will then assess if more Council has worked with Spokes to produce a fact detailed information, such as a tree survey of the sheet on the storage of bikes for tenement and flat site, is required. dwellers, and in gardens. Garages and outbuildings Links: Buildings within the residential curtilage – such as garages, sheds or greenhouses – should be Guidance for Businesses subordinate in scale and floor area to the main Listed Buildings and Conservation Areas Guidance house. In many cases, they will be “permitted development”. Spokes factsheet (Cycle storage for tenements and flats) Proposals will be assessed for their impact on the amenity of the area and on neighbouring Spokes factsheet (Cycle storage in gardens) property (eg loss of daylight) in the same way as extensions. Some points to note when planning your development: • the use must be ancillary to the “enjoyment of the dwelling house”; for instance, gardening, maintenance or hobbies, and not for a commercial business (see our Guidance for Businesses for advice in these cases); • in flatted properties, the way that the garden ground is allocated and the position of

Page 15 Step 3: Design Matters

Extensions and alterations should be architecturally Materials compatible in design, scale and materials with the original house and its surrounding area. This The materials used to construct a building are The use of sustainable long-lasting materials, locally does not preclude high quality innovative modern one of the most important elements in helping sourced wherever possible, and with the potential designs. a new extension to sit harmoniously with the for later recycling will be encouraged. original building. Material characteristic of the The use of materials that are reclaimed or recycled Extensions should not overwhelm or dominate the neighbourhood and of Edinburgh can provide a original form or appearance of the house, or detract sense of quality and identity. Cheap or inappropriate will be encouraged. from the character of the area. materials can detract from the neighbourhood and UPVC is not a traditional or sustainable material, the value of the house. A well-designed and attractive extension will and its use will not normally be acceptable In listed enhance the appearance – and value – of your The materials to be used on an extension should buildings and conservation areas. property and of the neighbourhood. normally match exactly those of the existing building. Where the existing building is constructed of stone, natural stone of the same type and colour should be used for the extension. The use of traditional materials but in a modern design can be an effective way of respecting the character the building or area whilst still encouraging new architectural ideas. Alternatively, a new extension may be designed to contrast with the existing building using a modern design and materials. In this instance the materials should be of the highest quality and relate well to the existing building. It is better to set the extension slightly back so that there is a visible break between the old and new.

Extension subservient to original home in scale and size and compatible with original house in materials and form

Page 16 Step 3: Design Matters

Roof Design In general the pitch and form of an extension roof Dormers on a listed building will also require listed All proposals should comply with both general and should match that of the existing roof. building consent. New dormers on a listed building specific guidance as set out below. are not normally acceptable on front roof pitches. New Flat roofs may be appropriate on modest, single dormers on rear roof pitches of listed buildings may General Guidance storey extensions where not visible in public views. be acceptable where compatible with the character The relationship between a dormer and its Side extension roofs should normally be pitched to of the listed building. Where acceptable on listed surroundings is particularly important. Dormers match the house. buildings, dormers should be of a historic design. should be of such a size that they do not dominate the form of the roof. Dormers should not come to the Otherwise flat and mansard roofs on extensions On unlisted houses that are not in conservation edges of the roof. There should be visible expanses will not normally be allowed unless these are areas, rear and side dormers may be “permitted of roof on all 4 sides. Where possible, the dormer complementary to the existing roof, or in the development”. Guidance on Householder Permitted should align with existing fenestration on the case of flat roofs they are part of a high quality, Development Rights can be found in the Scottish building’s elevation. contemporary design. Government Guidance (Circular 1/2012). New eaves heights should either match or be lower Specific Guidance than existing eaves, to avoid extensions being On principal elevations a single dormer should be greater in storey height than the original building. no greater in width than one third of the average Development above the existing roof ridge will not roof width. If there are two or more dormers, their be permitted. combined width should be less than 50% of the average width of the single roof plane on which they Chimneys form an important feature of many roofs, are located. often marking the subdivision of terraces or adding height to bungalows. Even if disused, they should On rear elevations which are not publicly visible or normally be retained. New false ones can act as not readily visible from public viewpoints a larger ventilation flues from kitchens or bathrooms. dormer may be acceptable where this fits in with the character of the building and surrounding area. Dormers Dormers on side elevations will be considered Dormers on principal elevations, and all dormers acceptable where it can be demonstrated that in conservation areas or on a listed building, will the proposal fits in well with the character of the require planning permission. surrounding area. Dormers in conservation areas will be acceptable All dormers should comply with the ‘Privacy and when they are compatible with the building and Outlook’ requirements as set out on page 14. the character of the surrounding area. All glazing proportions should match the main house or flat.

Page 17 Step 3: Design Matters

Doors and windows Doors and windows should be sensitively replaced, areas may require planning permission. in keeping with the character of the original building, Permission will not required in the following cases: the quality of its design and in an environmental sustainable way. The character of the area should be • The replacement of doors and windows on a like- protected and enhanced. for-like basis. Replacement windows, and new windows on an • In properties which are not in a conservation area. extension, should be of the same size and style as the If you want formal confirmation that your existing ones, keeping the same proportions. replacement doors and windows are lawful , you Repairs to match the original do not require planning can apply for a Certificate of Lawfulnessat www. permission or listed building consent. However, eplanning.scot where a building is listed, consent may be required for: Boundary walls • Double glazing; Walls and fences to the street frontage should harmonise with street and the house. They should • Secondary glazing; not be so high as to be intimidating or reduce • The removal or replacement of windows and doors; security overlooking from the houses. • Alterations to windows such as the changes to Front walls and fences should not be more than astragals, and alterations to doors. 1 metre in height unless there is a prevailing size already established in the neighbourhood. They will Window and door alterations to listed buildings may not be acceptable in estates designed as open-plan require planning permission as well as listed building front gardens, if this forms part of the character of a consent, if they are considered to be ‘development’, conservation area. eg if the new window or door is materially different and changes the character of the building. Please refer to our Guidance for Conservation Areas and Listed Buildings. Window replacement on unlisted buildings in conservation areas may also require planning permission, as may alterations such as converting a window to doors. Door alterations to unlisted buildings in conservation

Page 18 Step 3: Design Matters

Access and parking Smaller scale on-plot car parking options for residential developments: Forming an access for a parking space or garage will Only one access will be permitted per Source: Space to Park website require planning permission where it is taken from a property. classified road or trunk road. In all cases, a road permit A parking space will normally be allowed if will be required for works required to drop a kerb. the front garden is at least 6 metres deep, In flats within conservation areas and within the with a maximum area of 21 square metres curtilage of a listed building, permission is also or 25% of the front garden, whichever is the required to form a hard surface - a driveway or a parking greater. The design should be such as to space. For other properties, see the section on forming prevent additional parking on the remainder a hard-paved area in Permitted Development Rights. of the garden area, eg by using kerbs, planting boxes or changes of level. The Demolition or alteration of walls will need consent in access should not be wider than 3 metres. conservation areas or for listed buildings. A building Attached Garage: Cut out or drive through: warrant is also needed where the hard paved area is Materials must be of high quality and more than 200 square metres. appropriate for the house and the area. The paving must be porous or combined with a Parking in front gardens will not normally be allowed soakaway within the site; the first 2 metres • within traditional tenements; from the road should be paved to avoid loose chippings spilling out. Gates should • in conservation areas or listed buildings, where be of appropriate design and open inwards, loss of original walls or railings and the creation to avoid obstructing the pavement. of a hard surface would have an adverse effect on the character and setting of the area, or a listed Garages or car-ports must have at least a 6 building and its special architectural or historic metre driveway in front to allow vehicles to Hardstanding: Detached Garage: interest; draw in completely off-street. • where the parking space would be formed in front Where the provision of parking was of the windows of a habitable room owned by a part of the original grant of consent, different occupier. the number of parking spaces should be maintained. Loss of a parking space For road safety reasons, an access must not be formed (eg by the conversion of a garage) may, • within 15 metres of a junction; in a controlled parking area, affect the householder’s right to obtain a parking • where visibility would be obstructed; and permit. • where it would interfere with pedestrian crossings, Parking solutions for bicycles are set out bus stops, street lighting or existing street furniture. on page 15. Integral Garage: Car Port: Page 19 Step 3: Design Matters

Sustainability Wood-burning stoves Satellite Dish Aerials The Council encourages energy conservation, Wood burning stoves and biomass boilers are Where they fall within planning control, e.g. in including microgeneration where appropriate. similar appliances, both burn organic materials to conservation areas and on listed buildings, dishes However, some devices are not always suitable on create space heating. In addition, larger biomass will not normally be acceptable on the front or street older listed properties or in conservation areas. central heating systems are available which can also elevation of any building. heat water. The main difference between the two However, the re-use and adaptation of old buildings, However, they may be acceptable in the following appliance types is that wood burning stoves burn which have long paid back their carbon footprint, is situations: wood, or wood pellets; and biomass stoves burn a in itself sustainable. variety of energy crops, including wood. • on the ground to the rear of the building; Adaptable buildings, which allow for change or Provided that the wood burning stove or biomass • on a modern extension to the rear of the building rearrangement in the future, are also sustainable, boiler is located inside the dwelling house, providing that no part of the dish is higher than as they have a longer lifespan than those designed the stoves themselves do not require planning the main building; so tightly that they cannot be altered to meet future permission. However, permission may be required needs. • in the internal valley of roof provided that no part for the flue and any storage facility required for the of the dish projects above the ridge; or Other ways to make your extension more sustainable fuel. Where the building is listed, listed building are to use environmentally-friendly and re-cycled consent may also be required if the storage is • behind a parapet provided that no part of the dish materials. attached to the listed building. A building warrant projects above it. will be required to cover installation, the flue and Extensions must comply with Building Standards, fuel storage. Secured by design which place a strong emphasis on energy- conservation measures such as insulation and This advice covers domestic stoves and boilers up The design and layout of your extension should appropriate materials. This passive energy approach to 45kW (heat) output. The Council’s Environmental not affect the security of your home or those of is often more cost and energy-efficient than Health team can advise on acceptable types of your neighbours. Blank walls, hidden corners and renewable technology. stoves to achieve the required air quality standards. secluded passageways provide cover for intruders to work at gaining access. Solar Panels Other services on buildings Many break-ins take place at the rear of the house, The provision of solar panels can contribute to Some new buildings, whether extensions or new- taking advantage of the privacy of the rear garden. sustainability. However, on listed buildings and/ build houses or flats, spoil their exterior finishes Ways of making your property more secure include: or within conservation areas, solar panels will not with construction joints, outlets for flues and fans, normally be permitted on any conspicuous elevations. weep holes, grilles, etc that were not taken into • Making access to the rear difficult, using alarms account at the time of design. These should be and sensors; In other cases, where solar panels would be considered and planned in to minimise their impact. visible from public streets and areas, they should • ensuring flat roofs do not provide access to upper be designed and laid out as part of an overall windows; architectural treatment.

Page 20 Step 3: Design Matters

• deterrent prickly planting under windows; and • strong locks and fastenings. You can get advice from the Architectural Liaison Officer at your local police station. It is much easier and cheaper to build in security features while you are constructing your extension, than trying to add them afterwards. Considerations Checklist Please consider which of the following permissions you will need, this might include: • Planning Permission • Listed Building Consent • Conservation Area Consent • Building Warrant • Road Permit • Licensing (landlord/HMO etc.) • Legal rights to build (see page 9 for details of these and other consents)

Page 21 Step 4: Submitting your Application

Making an application where permission is required How to apply for planning permission Preparing and Submitting your Planning You can view our validation of applications guide online. Pre-application advice Application Other plans and drawings will depend on the scale, Paper Forms Advice is generally only given on larger, more nature and location of the proposal. For minor complex, unusual or contentious cases. We do not Two sets of the planning application form are householder applications, such as a garden fence or usually give pre-application advice on householder required. The same number of land ownership a satellite dish, brochure details may be acceptable, development. certificates must also be submitted. Guidance on but their precise location should be shown on a their completion is provided with the forms. scaled drawing. Apply online The Council will notify all those with an interest All new work should be coloured and the plans Applications can be submitted online at in neighbouring land within 20 metres of the should be annotated dimensions and the proposed www.eplanning.scot application site that you have submitted a valid materials, and details such as the design and Once registered you can log in and begin making planning application. They have 21 days from location of bin stores and recycling facilities. your application. A guide to submitting an the date of the Council’s notice to make formal application online is available to help you go representations. Note that anyone can send in For listed building consent, where new openings/ through the process. comments, not just the notified neighbours. changes are proposed, details of internal elevations and sections are required. With larger applications, Apply by post Application Fee a photographic survey will need to be submitted. If you prefer paper forms then these can be Fees can be calculated at www.eplanning.scot The minimum detailed information on the plans downloaded from www.eplanning.scot Cheques should be made payable to the City of must be as follows: Edinburgh Council, but online or phone payments Data protection are available. Location plan When you submit a planning application, the Requirement for Plans and Drawings This must identify the land to which the proposal information will appear on the Planning Register and relates and its situation in relation to the locality - will also be published on our weekly list of planning All applications should be accompanied by a in particular in relation to neighbouring land (land applications. This is all done in accordance with data location plan, to scale and showing the application within 20 metres of the boundary of the land to be protection law. site in red and any other land owned by the developed) for notification. Location plans should applicant in blue. Almost all will also require a site be a scale of at least 1:2500 and should indicate a plan. north point.

Page 22 Step 4: Submitting your Application

Site Plan is in fact the case); neighbouring development; This should be of a scale of at least 1:500 and should e. where a proposed elevation adjoins another d. show existing site levels and finished floor levels show: building or is in close proximity or is part (with levels related to a fixed datum point off site), of a larger building (eg flats), the drawings and also show the proposals in relation to adjoining a. the direction of North; should clearly show the relationship between buildings (unless, in the case of development of b. any access arrangements, landscaping, car the buildings, and detail the positions of the an existing house, the levels are evident from floor parking and open areas around buildings; openings on each property. plans and elevations). c. the proposed development in relation to the site Existing and proposed floor plans Roof plans boundaries and other existing buildings on the site, with written dimensions including those to (at a scale of 1:50 or 1:100) which should: (at a scale of 1:50 or 1:100) to show the shape of the roof and specifying details such as the roofing the boundaries; a. explain the proposal in detail; material, vents and their grilles /outlets. d. where possible, all the buildings, roads and b. show where existing buildings or walls are to be footpaths on land adjoining the site including demolished; I don’t need permission but … access arrangements; c. show details of the existing building(s) as well as I want to be sure that I have correctly interpreted e. the extent and type of any hard surfacing; those for the proposed development; the permitted development rules, or that alterations carried out in the past are legitimate? f. boundary treatment including walls or fencing d. show new buildings in context with adjacent where this is proposed. buildings (including property numbers where To cover these situations, you can apply for a applicable); Certificate of Lawfulness at www.eplanning.scot Site Surveys e. show existing and proposed levels. Including existing site levels, will be required for all Apply on line new build proposals. Existing and proposed site sections and Applications for Certificates of Lawfulness can be made online at www.eplanning.scot Existing and proposed elevations finished floor and site levels(at a scale of 1:50 or 1:100) which should: A certificate has legal status, giving certainty to (at a scale of 1:50 or 1:100) which should: a. show a cross section(s) through the proposed prospective buyers, and immunity from future a. show the proposed works in relation to what is building(s); enforcement action. already there; b. where a proposal involves a change in ground Certificates of Lawfulness are particularly useful b. show all sides of the proposal; levels, show both existing and finished levels to when selling properties in the housing market, include details of foundations and eaves and how where the buyer may want proof that the works are c. indicate, where possible, the proposed building encroachment onto adjoining land is to be avoided; lawful and planning permission was not required. materials and the style, materials and finish of windows and doors; c. include full information to demonstrate how The onus is on you to provide supporting information proposed buildings relate to existing site levels and as to why you think that the works are lawful under d. include blank elevations (if only to show that this

Page 23 the Planning acts. When a certificate is being sought for building works - e.g. an extension to a house - drawings will be required to ascertain that the proposal is actually permitted development. Guidance is available on the Council’s web-site. It may become apparent during the processing of the application for the certificate of lawfulness that this is not the case and planning permission will be required. In these cases, the certificate will be refused. You have a right of appeal against this decision.

Page 24 Glossary Amenity - the pleasantness or attractiveness of a place. Balustrade - a railing supported by balusters, especially one forming an ornamental parapet to a balcony, bridge, or terrace. Buildings Lines - a limit beyond which a house must not extend into a street. Conservation Areas - areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance. Curtilage - an area of land attached to a house and forming one enclosure with it. Dormer Windows - a window that projects vertically from a sloping roof. Elevation - drawings to show what the building will look like from each side. Gable End - the triangular upper part of a wall at the end of a ridged roof. Green Belt - an area of open land around a city, on which building is restricted. Permitted Development - certain types of work without needing to apply for planning permission. Public Realm - belongs to everyone. It comprises the streets, squares, parks, green spaces and other outdoor places. Planning Permission – a formal request to a local authority for permission to build something new or to add something to an existing building. Listed Buildings - Listed buildings are buildings of special architectural or historic interest which are protected under legislation. Local Development Plan - A Local Development Plan (LDP) sets out policies and proposals to guide development.

Page 25 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 and quote reference number 12-0931. ITS can also give information on community language translations.

February 2016 Listed Buildings & Conservation Areas

Who is this guidance for? This document is divided into two parts: Anyone considering work to a property within a Policy Context conservation area or to a listed building. Part 1. Listed Building Guidance This guidance interprets polices in the Edinburgh This guidance provides information on repairing, City Local Plan which seek to protect the character altering or extending listed buildings and unlisted and setting of listed buildings, and the character and buildings in conservation areas. Part 2. Conservation Area Guidance appearance of conservation areas. This document and other non-statutory guidance can For listed buildings or conservation areas in the rural be viewed at: west, the Rural West Edinburgh Local Plan sets out www.edinburgh.gov.uk/planningguidelines the equivalent provision.

Listed Buildings and Both local plans will be superseded when the Conservation Areas Edinburgh Local Development Plan is adopted, in 2016. It sets out equivalent policies.

February 2016 Part 1: Listed

Edinburgh Design Guidance

16 May 2013

Edinburgh Street Design Guidance

October 2015 This guidance was initially approved in December 2012 and incorporates minor amendments approved in February 2016. Misc: Student Housing, Radio Telecommunications, Open Space Strategy etc. February 2016 2 Contents

Page Page

Part1: Listed Buildings 2 Part 2: Conservation Areas 23 Do I need Listed Building Consent? 4 Do I need Planning Permission 23 What Other Consents Might Be Required? 5 What Other Consents Might Be Required? 23 General Principles 5 General Principles 24 Repair 6 Repair 24 Stone Repair 6 Demolition 24 Mortar Joints and Pointing Repair 7 Extensions and Alterations 24 Traditional Harls and Renders 7 Shopfront Alterations and Signage 25 Roofs 7 Windows and Doors 25 Rainwater goods 8 Stone Cleaning Methods 26 Railings, Gates, Balconies and Handrails 8 Painting 26 External Alterations 9 Paint Removal 27 Stone Cleaning 9 Telecommunications including Satellite Dishes 27 Paint Removal from Masonry 10 Gas Pipes and Meter Boxes 28 Extensions and Additions 11 Flues 28 Shopfront Alterations and Signage 12 Air Conditioning and Refrigeration 28 Windows 12 Adaptation for Accessibility 28 Doors 14 Basements/Access Stairs 15 Services 16 apply For Planning Permission Adaptation for Accessibility 18 apply For Listed Building Consent Internal Alterations 19 New development in the grounds of listed buildings 21 apply For Certificate of Lawfulness

3 Part1: Listed Buildings

Listed buildings represent the very best examples modern requirements but ensure that work is of the built heritage. They are defined as buildings Do I need Listed Building implemented in a sensitive and informed manner. of special architectural or historic interest and are Consent? The aim is to guard against unsympathetic protected under the Planning (Listed Buildings and alterations and prevent unnecessary loss or damage Conservation Areas) (Scotland) Act 1997. The lists Listed buildings are afforded statutory protection. to historic fabric. Any alterations which would of Buildings of Historic or Architectural Interest are This means that listed building consent is seriously detract from or alter the character of a compiled by Historic Scotland on behalf of Scottish required for the demolition of a listed building, listed building are unlikely to receive consent Ministers. The term building includes structures or its alteration or extension in any manner which such as walls and bridges. would affect its character as a building of special There are three categories of listed buildings: architectural or historic interest. Category A - Buildings of national or international Listing covers the interior as well as the exterior, and importance, either architectural or historic, or includes any object or structure fixed to the building, fine little-altered examples of some particular or which has been included within its curtilage since period, style or building type. 1st July, 1948. Listing, therefore, extends to historic Category B - Buildings of regional or more than fixtures or fittings (plasterwork, chimneypieces, local importance, or major examples of some panelling) and items within the curtilage such as particular period, style or building type which stables, mews, garden walls and stone setts. Any may have been altered. proposals to alter unsympathetically, relocate or remove such features are likely to detract from Category C - Buildings of local importance, lesser the quality of the setting and are unlikely to be examples of any period, style, or building approved. Listed building consent is not required for internal type, as originally constructed or moderately redecoration, renewal of bathroom and kitchen altered; and simple traditional buildings which Listed building consent must be obtained where fittings, rewiring or new plumbing, provided group well with others in categories A and B. proposals will alter the character of the listed fittings or internal decorations (such as decorative building, regardless of its category or whether the plaster, murals and paintings) which contribute to Buildings which relate together in townscape terms work is internal or external. the character of the building or structure are not or as planned layouts in urban, rural or landed estate affected. contexts, often have their group value stressed by Proposed change will be managed to protect a inclusion within ‘A’ or ‘B’ groups. building’s special interest while enabling it to remain In considering any application for listed building in active use. Each proposal will be judged on its consent, and also any application for planning To check whether your property is listed, use our own merits. Listing should not prevent adaptation to permission for development which affects a listed online map. February 2016 4 building or its setting, the Council are required to What if the work has already been If you believe your building work is ‘permitted have special regard to the desirability of preserving carried out? development’, you can apply for a Certificate of the building or its setting, or any features of special Lawfulness. This is a legal document from the architectural or historic interest which it may It is a criminal offence to demolish, alter materially Council which confirms that the development is possess. In this context, preserving, in relation or extend a listed building without listed building lawful. to a building, means retaining it either in its consent. Alterations may be subject to enforcement In addition, listed building consent may be required existing state or subject only to such alterations or action or prosecution at any time. Retrospective regardless of whether planning permission has been extensions as can be carried out without detriment applications for listed building consent will be granted. to its character. considered on their merits. The tests for demolition are detailed in the Scottish Our guidance on Selling Your House sets out the Advertisement Consent criteria which will be used to determine whether to Historic Environment Policy. No listed building Many advertisements will require advertisement take enforcement action against unauthorised works should be demolished unless it has been clearly consent, in addition to listed building consent to a listed building. This will help if you are selling a demonstrated that every effort has been made and planning permission. You can check this by listed property and provides general advice on listed to retain it. The Council will only approve such consulting or by seeking advice from the Planning building consent. applications where they are satisfied that: Helpdesk. • the building is not of special interest; or Building Warrant • the building is incapable of repair; or What Other Consents Might Converted, new or altered buildings may require • the demolition of the building is essential to Be Required? a building warrant, even if planning permission delivering significant benefits to economic growth Planning Permission or listed building consent is not required. Please or the wider community; or contact Building Standards for more information Development is defined as the carrying out of on 0131 529 7826 or email: buildingwarrant. • the repair of the building is not economically building, engineering, mining or other operations in, [email protected]. viable and that it has been marketed at a price on, over or under land, or the making of any material reflecting its location and condition to potential change in the use of any buildings or other land. restoring purchasers for a reasonable period. General Principles Planning permission is required for many alterations, Repairs which match the original materials and additions and changes of use, although some The aim of this guideline is to prevent unnecessary methods and do not affect the character of the development can be carried out without planning loss or damage to historic structures and ensure that building do not usually require listed building permission. This is ‘permitted development’. proposals will not diminish their interest. consent or planning permission. To determine whether planning permission is The fact that a building is listed does not mean that You can apply for listed building consent at required, the Town and Country Planning (General changes cannot be made. However, it does mean www.eplanning.scot. Permitted Development) (Scotland) Order 1992 or that any alterations must preserve its character. Any Government Circular on Permitted Development alterations which would seriously detract from or should be considered. alter the character of a listed building are unlikely to receive consent.

February 2016 5 It is strongly advised that specialist advice be • Type: ashlar, random rubble, coursed rubble etc. There will inevitably be a marked contrast between sought prior to carrying out any works to a listed old and new work. However, within a few years of • Tooling: broached, stugged, polished building. Without exception, the highest standards repair the effects of natural weathering will have of materials and workmanship will be required for all • Joints: v-jointed, square-jointed, fine-jointed, etc. gone a long way to remedy this situation. Cosmetic works associated with listed buildings. treatment of indented stone, either cleaning the old An analysis of the stone will also be required stone or distressing the new is not recommended. Any alterations should protect the character and to establish its chemical make-up and ensure special interest of listed buildings . compatibility with the existing stone. Partial indenting should not normally be considered. In certain circumstances, small indents may be There is a strong presumption against demolition of These details should be respected and repeated, appropriate on moulded detail, but leaving the listed buildings and proposals for demolition will be where appropriate, when stone damaged stonework may be more acceptable than assessed against the criteria set out in the Scottish replacement and pointing is carried carrying out a visually intrusive repair. Historic Environment Policy. out. Inappropriate replacements Stone indents on external original steps and entrance affect the architectural integrity of platts are normally the most appropriate method of historic buildings. Repair repair. Concrete screeds to steps and entrance platts It is also imperative to remedy the are not acceptable. cause of any decay by eliminating Planning permission and listed building consent sources of soluble salts, preventing Redressing are not normally required for repairs which match the passage of moisture and Redressing is the removal of the surface layer from the original materials and methods and do not rectifying active structural faults. the decayed stone. This may not be appropriate as affect the character of the building. Inappropriate it can cause considerable damage to the underlying repairs can result in enforcement action or Indenting stone and accelerate decay. prosecution. Indenting is the insertion of a new stone to replace Mortar one which is damaged or decayed. Repairs to listed buildings should always be carried Mortar repairs to stone should only be used as an Indenting may not always be necessary when a out with care. Matching the original materials and extension of pointing to fill in small areas of decay stone has a defect; if the stone can reasonably be and extend the life of a stone which would otherwise method is important. The use of inappropriate expected to survive for another 30 years, it should have to be replaced. materials and poor repair techniques can accelerate be left, regardless of its appearance. the decay of traditional historic buildings, shorten In some cases, it may be appropriate to use mortar their lifespan and result in longer-term problems Where indenting is on sculpted or moulded stonework. However, as which may reault in much higher repair costs. appropriate, the indent mortar is significantly different from stone, ensuring should be selected to a permanent bond between the two materials will Stone Repair closely match the original be difficult. Therefore, a mortar repair will have a stone. Artificial stone Before any repairs are undertaken, the existing considerably shorter life than indenting. should not be used on stonework details should be carefully categorised for listed buildings. Lime mortars will usually be the most appropriate the: mix. The presence of cement in the mix used for mortar repairs will accelerate decay in the February 2016 6 neighbouring stone. Weather Proofing carefully. Hard cement mortar should never be used. In traditional construction, the free movement of Traditional Harls and Renders water vapour through the fabric of a building in both directions is essential. Hard cement mixes should not be used for harls and renders. A hard mix will trap a layer of moisture The use of silene and silicone treatments to weather between the harl and the stonework beneath, thus proof stone is not recommended because serious forcing water back into the stone and encouraging damage can occur if condensation builds up within a accelerated decay. Lime mixes are recommended. stone and the process is not reversible. Original harls can be analysed to establish their Mortar Joints and Pointing Repair composition. In order to prepare surfaces for harling and rendering, old cement render should usually be The original mortar joints and pointing should be removed. In most cases, it will be more appropriate respected, if traditional and causing no damage. The restoration of lost roof elements to match the to use a wet dash rather than a dry dash. It is Pointing can take many forms (recessed, flush, original form will be encouraged. important that each ‘layer’ of harl is allowed to dry slaistered etc.) In some instances, small pieces of fully before applying another coat. However, each It is important to use the proper repair techniques stone or slate are used in the mortar mix. In cases situation is different and specialist advice should be and materials for ridges, flashings, mortar fillets where it is unclear what existed previously, mortar sought on best practice. analysis should be carried out. Under no circumstances should joints be widened Roofs to facilitate the work. Raking out should be done carefully with hand tools; power tools should never Listed building consent will be required for be used. It is important that the correct pointing alterations to roofs. Planning permission may and tools are chosen and used for specific types of also be required, depending on the proposal. joints. Planning permission and listed building consent Mortar should be sufficiently resilient to are not normally required for repairs which match accommodate minor movements in the masonry, the original materials and methods and do not but it should never be stronger or denser than affect the character of the building. adjoining stones. This will cause the mortar to and parapet gutters. Ridges should be replaced to crack and prevent drying out through the joints, The roof, which includes parapets, skews, chimney match existing. Most ridges and flashings should be causing moisture to evaporate through the stones, heads and chimney pots, is an important feature of a replaced in lead, making sure to use the correct code accelerating decay. building. The retention of original structure, shape, pitch, cladding (particularly colour, weight, texture of lead. Lime mortar should be used in most instances. and origin of slate and ridge material) and ornament Any change to the roofing material, including However, as the technology, science and physical is important. Any later work of definite quality which alternative slate, will require listed building consent properties of pure lime mortars vary considerably makes a positive contribution to the interest of the and may require planning permission. from cement gauged mortars, they must be used building should also be kept.

February 2016 7 Most traditional roofs within Edinburgh are covered The original gradation of slates should be repeated. Rainwater goods with Scots slates, although other materials, such (guttering, downpipes etc.) as Welsh and Cumbrian slates, pantiles and thatch, Flat Roofs have also been used. In some instances, materials Lead is usually the most appropriate covering for the such as copper may have been used on the roof of a long-term maintenance of flat roofs. Alternatives to decorative turret. Traditional materials should always lead may be considered acceptable in certain cases. be respected and repeated, where appropriate. Bituminous felt is not generally appropriate for use on listed buildings. Scots slates are becoming increasingly rare and of Chimneys

Removal of all or part of a chimney will require listed building consent and may require planning permission.

Original chimneys should always be retained Replacement rainwater goods should match the and repaired as they are an essential feature of original, cast iron or zinc should be used where traditional buildings and contribute to the historic Scots slates are becoming increasingly rare and in these were the original materials. Other materials skyline. Non-original additions to chimneys should some circumstances second-hand slates are of poor such as aluminium may be acceptable, where be removed. quality and size. It is preferable in some cases that appropriate. sound old slates are laid together on visible roof Chimneys should be repaired using traditional They should be painted either black or to tone slopes, with new slates used on non-visible roof methods to reinstate as original, with particular in with the adjacent stonework and roofing slopes. Alternatives to Scots slate will be considered attention to the detail of the coping stone. Particular respectively. on their merits. care should be taken to retain chimneystacks to their original height. It is important to ensure consistency in the texture Railings, Gates, Balconies and Handrails and grading, and that the new slate matches the Detailed records of the original structure should The erection of railings, gates, balconies and colour, size, thickness and surface texture of the be made where downtaking is necessary to ensure handrails requires listed building consent and original materials as closely as possible. correct replacement. Chimney pots should always be planning permission. replaced to match the original. Concrete tiles or artificial slate should never be used Planning permission and listed building consent in conjunction with, or as a replacement for real Where the original chimneys have been demolished are not normally required for repairs. slate. The introduction of slate vents may require and replaced in brick and render, the rebuilding in listed building consent. stone will be encouraged. Balconies, gates, railings and handrails are usually Patterned slating, incorporating fish scale or formal components in the design of an elevation. diamond slates, sometimes in different colours, They should be maintained and repaired and, if should be retained and repaired with special care. February 2016 8 they have to be replaced, based on sound physical and documentary evidence cleaning, applicants will be required to ascertain should be erected on a of the previous state of the building. This is to geological characteristics through laboratory tests. ensure that work is carried out in an architecturally like for like basis. The Stone cleaning methods should be tested on an and historically correct manner. recommended paint inconspicuous trial area of two or three stones. colour is black gloss. Stone Cleaning If stone cleaning is approved, post-cleaning Usually, railings were photographic records should be submitted and made from cast iron, Listed building consent is required to stone documented for research purposes. although there may be clean listed buildings. Planning permission some examples surviving is also required for the stonecleaning of any It is expected that most necessary repairs will be of wrought iron. If the building within a conservation area. identified at the initial application stage. Therefore, railings no longer exist, it consent would be conditional upon a commitment is important to establish by applicants to undertake a minimum standard of what the original railings were like. Remaining Stone cleaning cannot be undertaken without repair subsequent to stonecleaning. sections of iron work may still exist in the cope or on damaging a building. It can also reveal the scars similar neighbouring properties or old photographs of age, such as staining, poor previous repairs and Stone Cleaning Methods surface damage. It may also remove the natural and plans can be used. In most cases, cast iron The following are the most common stone cleaning patina, the protective layer on the stone, opening railings fixed individually into the cope should be methods. Their inclusion in this guideline is for up the surface pore structure and making re-soiling used. information only and does not imply their much easier. Railings are normally fixed to stone copes. These acceptability. should be repaired according to the principles There will, therefore be a presumption against the stone cleaning of listed buildings and buildings outlined in the previous section on stone repair. 1. Mechanical - Carborundum Disc Moulded copes and other special details should within conservation areas. Stone cleaning will not be This method comprises a hand-held rotary disc always be respected and repeated. considered acceptable on any street where cleaning has not commenced. Where cleaning of a street has with a carborundum pad. commenced, the issue of reinstating architectural 2. Air and Water Abrasive External Alterations unity will be a material considerations in assessing the merits of individual applications. These methods comprise grits and other abrasive Any external alterations, however minimal, may mediums carried by jets of air and/or water. require listed building consent and possibly Specialist professional skills should be sought to planning permission. undertake analysis and, where acceptable, design a 3. Chemical Cleaning suitable cleaning method and undertake work. This section provides guidance on the most common This method comprises the application of forms of change. You are encouraged to contact Applications for stone cleaning should be chemicals and a high pressure water wash or Planning to discuss any proposed work. accompanied by a full drawing and photographic pressure steam. survey. Where it is proposed to restore lost features, it will be important to ensure that all restorative work is To assess the most appropriate method of stone

February 2016 9 The removal of paint requires chemical and/or The treatment of graffiti from listed buildings and 4. Water (High Pressure, Low Pressure, abrasive cleaning to re-expose the stone beneath. buildings within conservation areas will generally be Manual) Abrasive methods can cause severe damage to the supported provided there would be no unacceptable When water pressure is used as part of the surface and will be unlikely to remove all traces of change in the appearance of the historic surface or cleaning method, water is forced into the stone paint from coarse, porous sandstone. In certain structural integrity. However, the condition or to a depth where natural evaporation will circumstances, a minimally abrasive method may architectural detailing of the surface or the nature of not take place. The water can then percolate be appropriate to remove the outermost paint layers the graffiti may, in some circumstances, prevent any down through the fabric of the wall and cause not in contact with the stone surface. Chemical paint form of graffiti treatment from being acceptable. accelerated weathering at lower levels in the removal varies from paint stripper to a proprietary building. High pressure water can also cause poultice (a substance placed on the stone to draw damage to the stone. out the paint). Each requires extreme caution due to their potentially damaging effects and trial samples A water wash remains an alternative stone should be carried out. cleaning technique. A low pressure water wash (100-200psi) is the least aggressive method of Previous painting could have disguised the poor stone cleaning. However, it will not remove dirt condition or appearance of the surface so repair which has combined with the surface to form work may be required following paint removal. an insoluble compound. High pressure and/ Therefore, consents will be conditional upon a or excessive water can cause surface erosion, commitment by applicants to undertake a minimum pointing wash-out, staining and force water standard of repair subsequent to paint removal. into the core of the wall. Due to the dangers of Each site must be assessed on an individual basis Where paint removal is not appropriate, the property thermal expansion, water washing should be and a site specific proposal prepared. Specialist should be repainted in a matt finish stone coloured avoided in frosty conditions. professional skills should be sought to design paint to tone with the adjoining stonework. suitable treatment methods and undertake any Specialist professional skills should be sought to work. undertake analysis, design a suitable treatment Paint Removal from Masonry At sites where graffiti is a recurring issue or where method and undertake any work. historic surfaces are vulnerable to the effects Paint removal will require planning permission Graffiti Treatment of graffiti treatment, alternative strategies may and listed building consent. be required to prevent or reduces incidences of Graffiti treatment will require planning permission graffiti. Lighting, CCTV, physical barriers and the The restoration of the original surface through the and listed building consent if the proposed method repositioning of fixtures may be required. These removal of paint can improve the character and will affect the character or appearance of the may need listed building consent and/or planning appearance of a building. Where surfaces have been building. permission. previously painted, the removal of paint will be Whilst graffiti can have an adverse impact on the Temporary sacrificial coatings will also be supported in principle, provided that the proposed character and appearance of a building and general encouraged in areas of persistent graffiti attack, removal method does not adversely affect the environment, inappropriate graffiti treatment can provided there would be no adverse impact on the original surface. cause irreversible and fundamental damage to buildings. surface. February 2016 10 The permanent sealing of a surface will result in accelerated decay of the stone leading to expensive repairs and will therefore not be considered acceptable. Graffiti Removal Methods Chemical Includes solvent based paint removers, other organic solvents and alkali-based paint removers or External stonework must not be painted or rendered, caustic removers. unless the surface was originally painted or rendered. Physical Coping stones and the edge of steps should not be Mainly air abrasion but can also include pressure It is usually acceptable for an addition to be painted. washing and steam cleaning. different and distinguishable from the existing Information on painting a shop or other commercial building, in terms of design. The use of high quality Heat premises is included within the Guidance for materials which complement the main building Includes hot pressure washing and steam cleaning, Businesses. will be required . In other circumstances it may be which must be applied at an appropriate pressure appropriate to match the new work to the existing, Walls covered with smooth cement render or a for the substrate; and laser treatments which can be in which case the new materials should be carefully harled finish should generally be painted in earth labour intensive, slow and expensive. matched. colours or neutrals (grey, cream or beige). Rendered Painting and Render bands to windows should generally be in stone The visual separation of extensions is encouraged. colours. In the case of side extensions, they should be set Paint which matches the existing in colour and back from the facade and be of a scale that does uses traditional materials and methods will Extensions and Additions not affect the overall architectural composition. The effect of any addition on a symmetrical composition not require listed building consent or planning Listed building consent will be required for will be particularly important. permission. extensions or additions to listed buildings. Painting or rendering of a previously untreated Planning permission may also be required, Encouragement will be given to the removal of surface will require planning permission and depending on the proposal. inappropriate additions which are of inferior quality and which detract from the listed building. listed building consent, and is unlikely to be New extensions on a terraced block may not be Where there is an existing extension of historic or acceptable. acceptable where there are no existing extensions. architectural interest, such as a conservatory or Where the principle of extending a listed building Changing the colour of a listed building will need outshot, this should be restored or repaired, rather is acceptable, the extension should be subservient listed building consent. Planning permission than replaced. will also be required to change the colour of any to the main building and will rarely be permitted building located within a conservation area. on principal elevations. Extensions should not normally exceed 50% of the width of any elevation. February 2016 11 Shopfront Alterations and Signage Secondary glazing is likely to require listed building consent where it will impact on architectural detail or affect the external appearance of the building. Planning permission may also be required where the replacement or alteration will not match the existing in design, material, size, opening mechanism or proportion. Replacement windows which do not result in a material change to the appearance will not normally require planning permission. The reinstatement of the original window pattern will normally be encouraged.

Specific information is included in Guidance for Repair and Maintenance Businesses. This should be considered alongside Openings this document, where relevant. There is a general presumption against the removal Window openings play an important role in of original window frames and glazing; repair establishing the character of an elevation and they Windows and refurbishment is preferred. Decay in timber should not be altered in their proportions or details. is usually caused by moisture penetration, which The removal, replacement or alteration of can be prevented by thorough painting, regular Proposals to increase the glazing area by removing windows will normally require listed building maintenance and prompt attention to necessary stone or timber mullions (vertical members between consent. repairs. windows which form the divisions between windows) will not normally be granted consent. Repairs and painting which match the existing Glazing should be fixed with putty or a glazing and use traditional materials and methods will compound rather than timber beading. Proposals to convert windows into door openings not require listed building consent or planning will not be considered acceptable on principal The thermal performance standard of existing permission. frontages or above garden level on all other windows can be improved by repair, draught- elevations. Where acceptable, the width of the Double glazing in listed buildings will require stripping and working internal shutters. existing opening should not be increased. Normally, listed building consent. only one set of French windows will be permitted. Entirely new window openings are unlikely to be Where a significant proportion of historic glass (such acceptable on principal elevations as this can create as Crown, cylinder and drawn sheet) remains on an an unbalanced composition. individual window, it should be retained or re-used.

February 2016 12 Replacing Original Windows have the meeting rails in the same position as the Additional glazing units fitted to the outside of originals; this is especially important where the existing windows are not acceptable. windows of only one property in a tenement or X terrace block are being replaced. Fanlights Whenever an original window has been lost, any modern windows which are badly proportioned, of the wrong type, or incorrectly glazed, should be reinstated to the original proportion and detail. This is especially important in the case of unified terraces. Double Glazing Slim profile double glazing with a cavity (the space between the two sheets of glass) of a maximum of 6mm can be fitted into existing windows, provided Decorative fanlights should be retained, and where early glass is not present. necessary, replaced.

Original windows are important features of any Double glazing with a cavity of more than 6mm is not Astragals acceptable. building and should not be removed or altered. The Where there is clear photographic or physical complete replacement of original windows will only Secondary Glazing evidence that astragals (the glazing bars dividing be approved where they have clearly deteriorated panes of glass) have been removed, their Secondary glazing involves an independent internal beyond practicable repair. Proposals must be replacement to the original profile and dimensions window in addition to the existing. It should, accompanied by evidence demonstrating that they will be encouraged. The glazing pattern which forms wherever possible, be fitted immediately inside are beyond repair; a professional survey may be part of a significant later re-modelling scheme existing sashes or at a suitable position within the requested. should not be changed. Astragals applied to the depth of the window reveal, being fixed either to the surface of the glass or sandwiched between the In the event that replacement windows can be case or the surrounding framework of the ingoes. glass of doubled glazed units are not considered justified, they should be designed to replicate the Secondary glazing should not disrupt architectural acceptable. original details, including materials, design and features, such as shutters. opening method. Particular attention must be paid Horns to the mouldings; standard modern sections are not The meeting rails and frames of secondary windows Horns are Victorian projections of the side frames of acceptable for reinstatement work. uPVC will not be should be as small in section as possible to allow the sashes, devised to strengthen them, following acceptable. them to be disguised behind existing rails. Painting their external faces black helps to minimise visibility the introduction of heavy plate glass. Georgian Care should be taken the ensure that replacement from the outside. Where necessary, detailing of and early Victorian windows with astragals never windows are fitted in the same plane as the internal secondary windows must allow for the use have horns and will therefore be strongly resisted. originals, are made of timber sections (the profile of the easy-clean hinges on the lower sash of the Edwardian windows sometimes had horns, and their and dimensions of which match the originals) and original outer window. use may, therefore, be appropriate. February 2016 13 Ventilators and Extractor Fans Early Modern Metal Windows Ventilators cut through the glass or visible on the Early modern metal framed windows should window frames will not be considered acceptable; normally be repaired or replaced with matching they should be located unobtrusively in the meeting windows of the same materials and design. New rail or through the box frame. units manufactured from different materials will Mechanical extractor fans should be located on rarely be capable of accurately matching and rear or side elevations and will not normally be will only be acceptable where exact replication acceptable within windows or fanlights, or on front of the original window is of less importance. In elevations. such cases, any discrepancy in form, profile, Paint section and opening method should be kept to a minimum. Originally, most windows were painted dark brown or bottle green. However, window joinery, including Casement Windows a conservation type and should be of an appropriate fanlights, should normally be painted white or off- scale and proportion. The proposed number of Original inward opening casement windows are white to maintain uniformity (brilliant white should rooflights will also be a determining factor. relatively rare and must be retained or identically be avoided). replaced. Doors Freestanding buildings may have more scope to investigate and ‘restore’ the original colours. Special Types of Glass The removal, replacement or alteration of doors There is a presumption in favour of retaining will normally require listed building consent. All areas of dormer windows, other than the window stained, decorative leaded , etched glass and frames, should be painted to tone in with the roof. historic glass. If the glass has to be removed Original doors are important features of any building and is of artistic merit, arrangements should be Special Cases and should not be removed or altered. The complete made for its recording and its careful removal. replacement of original doors will only be approved Institutional/Industrial buildings Proposals to use wired glass, obscured glass, where they have clearly deteriorated beyond Industrial and institutional buildings have a and louvered glass or extract fans in windows practicable repair. Proposals must be accompanied variety of window types, depending on their age on main elevations will not be considered by evidence demonstrating that they are beyond and function. The original window type should acceptable. repair; a professional survey may be requested. be retained wherever practicable, although flexibility on window design may be acceptable Dormer Windows and Rooflights Replacement doors which incorporate integral to allow conversion to new uses. The glazing fanlights or inappropriate glazing or panelling New dormer windows will not normally be acceptable pattern should be reproduced and the manner patterns will not be granted consent. of opening should be as close to the original unless they are part of the original or early design as possible. Standard double glazing may be of an area. Rooflights will almost always be a Entirely new door openings are unlikely to be acceptable, provided discrepancies in the form, preferable solution, but these will not generally acceptable on principal elevations as this can create profile, section, materials and opening method be permitted on roof slopes which are largely an unbalanced composition. are kept to a minimum. unaltered. Where acceptable, rooflights should be of

14 February 2016 Doors in street frontages, even though no longer used, should be retained. Door furniture and later fittings of quality should be retained. Where these have not survived, the replacement of modern fittings with items appropriate to the period of the building will be encouraged. Door entry systems renewed in natural stone to match the original in Where acceptable, access stairs should be in- should be discreetly colour. Basement steps, floors and walls should not keeping with the character of the building. The designed and should be be painted . design of the stair should either be based on located on door ingoes, an original design for the type of building or a not the main façade. Proposed extensions in front basement areas or lightweight modern addition with metal being the under entrance platts are not normally acceptable preferred material. New doors and stairs should be Paint and owners are encouraged to remove existing painted appropriate colours, usually black for metal Doors should be painted in an appropriate dark and extensions. work. They should not be enclosed structures. muted colour. The formation of lightwells in basements will only be Stairs should normally be for access only. Where permitted where they are part of the character of the Basements they include platforms for incidental use, the street. These should always be in matching materials Council’s guidelines on privacy must be complied to the main building and covered with a flush cast Listed building consent may be required for with. Stairs should be kept close to the building, but iron grille. external alterations to basements. Planning should not obstruct daylight from existing windows. permission may also be required, depending on Access Stairs When buildings are in single occupancy and there is the proposal. an existing door at either ground floor or basement New external access stairs will require listed level, an access stair at upper levels will not normally There is a presumption against the removal of building consent and may also require planning be permitted. On all other properties, access stairs original stone slabs from basement areas. They permission. will be restricted to the floor above the lowest should never be covered in concrete or any other habitable floor level. Bridges over rear basement material such as gravel or chips. Where existing There is a general presumption against external areas will not be considered acceptable. stone slabs need to be renewed new stone slabs access stairs. should be laid. Similarly, stone steps and platts to ground floor entrances should be repaired or February 2016 15 Renewable Energy Technologies (Solar Additional pipework on important facades should be Flues Panels, Wind Turbines etc.) avoided especially if it would result in disturbance to, or the breaking through of masonry, mouldings or Listed building consent is required to install decorative features. Replacements should be in cast Listed building consent will normally be balanced flues on the front or any conspicuous iron, painted to match the colour of the walling and required for the installation of renewable energy elevation of listed buildings. In certain should match the original sections. technologies. Planning permission may also be circumstances an application for planning permission will also be required. required, depending on the proposal. Gas Pipes and Meter Boxes

Balanced flues will not normally be acceptable The installation of renewable energy technologies Listed building consent is only required where on the front or conspicuous elevations of listed should be carefully sited in order to protect the the guidelines listed below cannot be complied buildings. architectural integrity of the listed building. with. Poorly located renewable energy technologies can be The balanced flue should be painted to match the visually intrusive and will not be acceptable where A maximum of a 450mm of supply pipe can be colour of the surrounding stonework. they detract from the character of the building. They visible on the front wall of listed buildings. External Holes to accommodate the balanced flue should be should not be visible from public view. They may be pipes which are both horizontal and vertical must formed with a core cutter. acceptable in the following locations: have the horizontal section within the basement areas (where applicable) and not be visible from the • On the ground to the rear of the building. Ventilation Grilles street. • On a modern extension to the rear of the building, Listed building consent is required to install Holes in stonework must be kept to a minimum and providing that no part is higher than the main ventilation grilles on the front elevation (or any should be made through stone joints, except in the building. conspicuous elevations) of listed buildings. case of “V” jointing or rubble where holes should be Planning permission is not normally required if of • In the internal valley of a roof, provided that no in the stonework. Non-ferrous fixings must be used. a domestic scale. part projects above the ridge. Pipe runs should not interfere with cornices and In the New Town Conservation Area and World decorative plasterwork. Where pipes are chased into Ventilation grilles will not normally be acceptable on Heritage Site, aerial views will also be considered. walls, plasterwork must be reinstated to original. the front or other conspicuous elevations of listed External Plumbing All redundant surface-run pipe work must be buildings. removed and the surfaces made good and painted to If acceptable in principle, ventilation grilles should match existing materials and colour. Listed building consent may be required for generally be no bigger than the standard size, flush external plumbing. In some circumstances, Meter boxes should not be fitted to the front or any with the wall surface and coloured to match the planning permission may also be required, conspicuous elevation of buildings. background. depending on the proposal. Pipe work and meter boxes should be painted to match adjacent stone.

February 2016 16 Air Conditioning and Refrigeration Alarm Boxes Satellite Dishes

Planning permission and listed building consent Alarm boxes on listed buildings should be the Listed building consent will normally be will normally be required to install air conditioning smallest available, fitted in the least conspicuous required to install a satellite dish on a listed and refrigeration units on the exterior of buildings. location and painted to match the background building. Planning permission may also be Listed building consent may also be required to colour or stonework. required if located within a Conservation Area. install units within listed buildings where units There will be a general would disrupt architectural features and fixtures. Poorly sited satellite dishes can be visually intrusive presumption against the and will not be acceptable where they detract from location of alarm boxes the character of the building. They should not be on the front elevation of visible from public view. They may be acceptable in The preferred location for units on listed buildings listed buildings which the following locations: are: retain their original • Free standing within garden or courtyard areas, domestic character, • On the ground to the rear of the building. subject to appropriate screening and discreet irrespective of the • On a modern extension to the rear of the building, ducting. use of the premises. providing that no part of the dish is higher than Where alarm boxes have to be located on the front • Within rear basement areas. the main building. elevation, they should be restricted to the least • Inconspicuous locations on the roof (within roof visible location. On tenemental properties, alarm • In the internal valley of a roof, provided that no valleys or adjacent to existing plant). However, boxes should not normally be located above the part of the dish projects above the ridge. in the New Town Conservation Area and World ground floor. • Behind a parapet, provided no part of the dish Heritage Site, aerial views will also be considered. In basement areas, it may be possible to fit alarm projects above it. • Internally behind louvres on inconspicuous boxes in inconspicuous locations such as on in- In the New Town Conservation Area and World elevations. This should not result in the loss of facing walls, under entrance platts and stairs, and Heritage Site, aerial views will also be considered. original windows. on the sides of platt supporting arches close to the junction with the pavement. Where the location for a dish is considered to be Where it is not practicably possible to locate units in appropriate, it should be chosen to blend in with its any of the above locations, it may be acceptable to Concealed locations on side and rear elevations background. This may require the dish to be painted. fix units to the wall of an inconspicuous elevation, as should also be considered. Consideration should low down as possible; they should not be located on also be given to fitting boxes inside the building All fixings should be non-ferrous. the front elevation. behind windows and fanlights. Alarm boxes should Consent may be refused for additional dishes due not bridge mortar joints in the stone, particularly Units should be limited in number, as small as to the visual effects of a multiplicity of dishes, even where V or square joints are used. practicably possible and painted to tone with the if this precludes some residents from receiving surrounding stonework or background. Alarm boxes will normally be considered acceptable satellite television. The sharing of satellite dishes in appropriate locations and on painted shop fronts will be encouraged. Ducting must not detract from the character of the and commercial frontages where the boxes are building. painted to match the background colour. February 2016 17 Other Additions Adaptation for Accessibility

External fixtures will require listed building Listed building consent is required to install consent when they affect the character of the ramps, handrails, indicators and lifts and for listed building. These include floodlighting, alterations to doors. Planning permission may security cameras, window boxes, bird control also be required. installations and eyebolts (unless on window While the Equality Act 2010 requires service reveals). Planning permission may also be providers to take “reasonable” steps to make their required, depending on the proposal. buildings and services accessible, there is also a statutory duty to protect the character of the historic Only undamaging and visually unobtrusive positions environment. The provision of access for the less Where appropriate, consideration should be given for such fixtures will be considered acceptable. able to historic buildings will, therefore, require to regrading the ground at the entrance in order to Fixtures should not lie across, cut into or through careful consideration and design. overcome the need for larger ramps and minimise any architectural feature or disturb the balance of a Full access for everyone via the principal entrance the visual impact on the building. If this will cause symmetrical façade. Fixings into stonework should be may not be appropriate. Alternative access a footway hazard, a ramp inside the building may kept to a minimum and should be non-ferrous. arrangements which preserve the character of the be appropriate; the removal of steps and the The size and number of additions will also be an listed building may be required. lengthening of doors can sometimes accommodate important consideration and, where appropriate, this. Listed building consent will be required for any applicants may be asked to erect fixtures on a Ramps on the public footway will not generally be internal alterations which will alter the character temporary basis in order that their impact can be supported. Where acceptable, ramps must leave of the listed building. accurately assessed. sufficient clear footway for pedestrians. This will Proposals to erect any fixtures which fail to respect the Planning permission is not required for internal vary according to the volume of pedestrian traffic. form and detailing of the building and detract from its alterations. In general, this is 2 metres for residential areas, appearance are not likely to be acceptable. 3 metres for main roads and 5-6 metres for busy Solutions should be tailored to the particular shopping streets. The position and colour of cabling for lighting, building through the use of innovative design and television and other services should be Where a ramp is acceptable, high quality materials, high quality materials. inconspicuous. Cabling may often be accommodated such as stone to match the existing building, behind or next to downpipes or on top of projecting Ramps will be encouraged. In some circumstances, high string courses and cornices. Black or grey cabling is quality design in modern materials may be more The placing of a ramp on a building should have normally the most appropriate colour. appropriate. minimal impact on the historic fabric. The symmetry of existing elevations and the rhythm Handrails of the street as a whole should be respected, and Where required, handrails should be carefully where relevant, care should be taken to protect designed and sensitively located to avoid being the relationship between railings, property and visually intrusive. basement. February 2016 18 Appropriate contrast with the background material transparent as possible. Metal cages are unlikely Rear stairs should not be attached as part of a sub- can be achieved with high quality traditional or to be acceptable as they are disruptive to the division proposal. Access to rear gardens should be contemporary materials. streetscape and can seem intimidating to the user. retained through a basement room, where possible. Tactile Indicators Garden ground should not be formally divided up by the use of fences and other unsuitable boundary Historic flooring materials should not be replaced Internal Alterations markers to delineate ownership. Particular care with standard tactile paving. A tactile grid can be Listed building consent will be required for any should be taken to conceal the clutter of intensified achieved by using materials that match those of the internal alterations which will alter the character domestic use, e.g. garages and bin stores. surrounding area, and which have been textured of the listed building. with ridges or dimples. More information is available Internal Walls and Partitions in Street Design Guidance. Planning permission is not required for internal Internal walls in listed buildings should always be alterations. Visual indicators investigated with care in advance of alterations as historic or interesting features may be concealed Brightly coloured high-visibility strips should be Subdivision by plaster or behind panelling. In some cases, the avoided, unless their use helps to avoid other more partitions themselves may be of historic interest. visually intrusive works. The original plan form of a building should always be respected. In cases where it is considered acceptable for an Doors All major works of alteration should be limited existing wall or partition to be removed, it will be There may be cases (particularly in the case of to areas of secondary importance. There will necessary to leave nibs and a downstand of at historic buildings) where it is less damaging to seek be a particular requirement not to sub-divide, least 300mm with any original cornice left intact. alternative access routes than to widen or alter a either vertically or horizontally, principal rooms Work should not cut through mouldings or enriched doorway. Historic doors are often an integral part of and entrance/stair halls. Where the interior is of plaster decoration but be shaped around them to the design of the building, and should be retained particular architectural or historical importance, allow for reinstatement at a later date. In most cases wherever possible. subdivision will not be permitted. it will be desirable to replicate the original cornice detail at the head of new partitions as well as Where historic doors are heavy or difficult to operate, The degree of change to the plan form which may be dadoes and skirtings. it is normally possible to adapt them by re-hanging acceptable will normally be dependent on previous and/or introducing opening mechanisms or visual alterations and use. New partitions which affect the proportions of indicators to make the handles more prominent. principal rooms will not be considered acceptable. There will be a presumption against the sub-division Lifts of complete houses and flats currently in residential Internal Door External chair and platform lifts can have a use. A greater degree of flexibility will be exercised Doors that form part of the architectural composition significant impact on the architectural character of a where the current use is non-residential and a return of a room or plan form should be retained. Where building, but may be more appropriate than a ramp to residential is proposed. they are redundant in terms of circulation, they in certain circumstances. The resting position of any Where acceptable, subdivision should not normally should be locked shut and left in position, rather external lift should be as low as possible, and the result in the formation of more than one flat per floor than being removed. design of the platform and restraints should be as in town houses.

February 2016 19 If traditional panelled doors require to be upgraded be preserved. Suspended ceilings should never Staircases for fire resistance, fire resistant paper applied to be formed in principal rooms or entrance halls the panelling or intumescent paint and edge strips which have decorative plasterwork. They may be should be used. Door closers should be hidden. acceptable in minor rooms provided they are above window height. Where new door openings are considered acceptable, they should be correctly detailed Chimneypieces with matching doors and architraves. They should Chimneypieces, along with fireplaces containing not incorporate features such as glazed panels. original features are part of the decorative history of In general, consent will not be granted for new a building and are often central to the design of a doors connecting front and rear principal rooms at room. Even later chimneypieces of interest can make ground floor level, although jib (secret) doors may a significant contribution to the character of a room. be allowed in certain cases. Where doors are to be Original or later chimneypieces or fireplaces of added, but are not in traditional positions it is often interest should not be removed, even if the chimney acceptable to design a jib door or modern opening, is redundant. In cases where there is no alternative so as not to confuse the building’s history. to the removal of a chimneypiece, it should be The removal or alteration of any historic staircase, Buffet recesses are an important feature in the re-used in an appropriate location within the including handrails and balusters, is not normally dining rooms of listed buildings, particularly in the building. The removal of a chimneybreast is almost acceptable. The stair is often the most significant New Town, and should be retained. never acceptable, particularly as this may affect the piece of design within a building and can be structural stability and ventilation of the building. Plasterwork important dating evidence. Where subdividing The restoration of missing chimneypieces will be ground and basement floors, the basement stair supported. must be retained. In retail premises, the removal of the lowest flight of stairs, which provides access to and use of upper floors, will not be allowed. Lifts and Stair Lifts Wherever possible, lifts should be installed in an existing opening in order to minimise physical and visual disruption to the built fabric. Stair lifts and chair lifts may not be acceptable in sensitive interiors. It may be better to use a secondary stair if possible, or to rationalise the Care should always be taken with works to old service provision within the building so that access plaster to avoid destroying early decoration. All to all floors is not required. An independent device decorative features from a simple cornice or cove such as a stair climber could also be considered. to elaborate wall and ceiling decoration should February 2016 20 Floors and Ceilings En-suite bathrooms, where acceptable within rooms, will normally be height, appearing as a ‘piece of New development in the Floors which are original to the building and/or of furniture’ within the room. interest because of their materials, form or surface grounds of listed buildings treatment should be respected, and repaired and Sprinkler Systems retained in situ. Care must be taken when such Development within the curtilage of a listed The introduction of sprinkler systems into important floors require to be lifted in order to install or repair building which is not physically attached to and/or vulnerable interiors will normally be services. In some instances, features of interest are listed structures does not require listed building acceptable. Whilst exposed pipework systems concealed behind suspended or false ceilings. This consent, but may require planning permission. should always be the subject of investigation prior to minimise the degree of disturbance to the structure, Buildings and structures erected before 1 July any works being carried out. care must be exercised in the design of exposed pipework to ensure its appearance is appropriate to 1948 within the curtilage of a listed building are Kitchens and Bathrooms the historic interior to be protected. Pipework should treated as part of the listing building, even if they not be cut into decorative plasterwork. are not included within the description. Listed New kitchens and bathrooms should be located at building consent will, therefore, be required the rear of a building to prevent fittings being built The location of sprinkler heads, either ceiling or for works which affect their character. Planning across windows to the front of a property and to wall mounted, must be carefully integrated into permission may also be required. avoid cluttering a front elevation with downpipes interiors in order to reduce their visual impact. In and ventilators. particular, ornate interior locations, will not normally be considered acceptable. On highly decorative New kitchens will generally not be acceptable The curtilage of a listed building is the area of land ceilings, sprinkler heads are best concealed within in principal rooms and must not obscure any originally attached to, and containing the structure the raised modelling of the ceiling. architectural detailing. of the main house and its ancillary buildings, and which was used for the comfortable enjoyment of the The presence of sprinkler protection does not Podded kitchens and bathrooms will rarely be house. The extent of the curtilage in individual cases eliminate the need for preventative measures to permitted in principal rooms but may be permitted will be based on an assessment of the physical reduce the risk of a fire occurring or spreading. elsewhere provided they are of a limited area, are layout, pattern of ownership, and the past or present freestanding and do not have a detrimental effect on Other Services use and function of the building. Thus, buildings any fixtures of architectural interest. such as coach-houses, doocots, mews/stable The installation of services, such as computer courts, walled gardens, lodges, boundary walls, En-suite bathrooms will not be acceptable in trunking, fibre optics and central heating pipes, garden ornaments and gates would all be considered principal rooms. They should ideally be located should be reversible and should not result in to be part of the curtilage of the listed building and within existing boxrooms or cupboards. Where this damage to architectural features. Surface mounting are treated as part of the listed building, even if they is not possible, it may be acceptable to locate them such services may be preferable. in larger, secondary rooms although this will be are not individually listed. dependent on their form and how they affect room The setting of a listed building is the environment of proportions. which the building was designed to be a principal focus, and which it was designed to overlook. The ‘setting’ of a listed building takes into account a much broader assessment of the siting and situation February 2016 21 of the building. The curtilage of a house will normally New Development Landscape form part of the setting, but it is also important to Where new development within the grounds of a The landscape setting of the building should be consider land immediately adjacent to, or visible listed building is acceptable, the siting, design, analysed as the loss of garden ground can seriously from, the listed building. scale, form, density and materials should be affect the setting of a listed building. Development within the setting of a listed building sympathetic to the listed building, including Planting which forms part of the original landscape will only be acceptable if it can be demonstrated ancillary buildings. should be retained and, where appropriate, the that the proposal would not be detrimental to the The feeling of spaciousness of the grounds in original landscape restored. New landscaping architectural or historic character of the listed relation to the main building should be protected should be used imaginatively to screen and enhance building. for the amenity of the property. The scale of new new development and to retain the landscape The sympathetic conversion and re-use of existing development should be controlled so as not to setting of the building. Immediate surroundings buildings on the site, particularly stable blocks, crowd or obscure the house. No building of similar should be maintained communally, avoiding mews, service courts and steadings, should be or greater bulk should be erected close to the main individually defined gardens. considered prior to developing proposals for new listed building. Conservation areas are areas of special architectural build; care should be taken to incorporate surviving The relationship that exists between the main house or historic interest which have a character and original features in these buildings where possible. and its ancillary uses should not be disrupted by the appearance which is desirable to preserve or However, any proposals to alter unsympathetically, new build. enhance. relocate or remove items within the curtilage, such To check whether your property is located within a as stables, mews, garden walls, stone steps , stone Views conservation area, the Council’s online map can be paving and cobbled or setted areas are likely to New development should always be set back from used. detract from the quality of the building’s setting and the original building line of the main house to avoid are unlikely to be approved. interfering with oblique views of the listed building and disrupting formal approaches. Development The condition of the main item of listing is critical to the front of a listed building which breaks its and, where it has gone out of use, it is important relationship to the street is not acceptable. This that the restoration of the listed building is sought is particularly destructive of character, not only to as a priority. It should be a condition that work on the building, but to the area, especially where the the listed building should be completed, or that an building is part of a unified group. The principal appropriate contract has been let for its restoration, elevations should remain visible in their entirety prior to the commencement of new development. from all principal viewpoints. New development should not restrict or obstruct views of, or from, the listed building or rise above and behind the building so that its silhouette can no longer be seen against the sky from the more familiar viewpoints. Distant views of features and landmarks which may gave been exploited in the design of the building should not be obstructed by the development. February 2016 22 Part 2: Conservation Areas

Conservation Area Character Appraisals 5. Trees within conservation areas are covered by If you believe your building work is ‘permitted the Town and Country Planning (Scotland) Act development’ and doesn’t need planning Conservation Area Character Appraisals identify the 1997. The Act applies to the uprooting, felling permission, you can apply for a Certificate of essential character of conservation areas. They guide or lopping of trees having a diameter exceeding Lawfulness. This is a legal document from the the local planning authority in making planning 75mm at a point 1.5m above ground level, Council which confirms that the development is decisions and, where opportunities arise, preparing and concerns the lopping of trees as much as lawful. enhancement proposals. The Character Appraisal removal. The planning authority must be given are a material consideration when considering six week’s notice of the intention to uproot, applications for development within conservation fell or lop trees. Failure to give notice renders What Other Consents Might areas. the person liable to the same penalties as for Be Required? Implications of Conservation Area Status contravention of a Tree Preservation Order (TPO). Listed Building Consent 1. The permitted development right which allows any improvement or alteration to the external Do I Need Planning Listed building consent is required for works appearance of a flatted dwelling that is not an affecting the character of listed buildings, including enlargement is removed. Permission? the interior and any buildings within the curtilage. Planning permission may also be required in 2. Special attention must be paid to the character Planning Permission addition. If your building is listed, the Listed and appearance of the conservation area Planning permission is required for many alterations, Buildings Guidance should be used. when planning controls are being exercised. additions and changes of use. However, some work Most applications for planning permission for can be carried out without planning permission; this Advertisement Consent alterations will, therefore, be advertised for is referred to as ‘permitted development’. Advertisements are defined as any word, letter, public comment and any views expressed must model, sign, placard, board, notice, awning, blind, be taken into account when making a decision Within conservation areas, fewer alterations are device or representation, whether illuminated or not, on the application. permitted development and most changes to the outside of a building, including changing the colour, and employed wholly or partly for the purposes of 3. Within conservation areas the demolition of require planning permission. advertisement, announcement or direction. unlisted buildings requires conservation area consent. The Town and Country Planning (General Permitted While many advertisements require permission, Development) (Scotland) Order 199 sets out the certain types do not need permission as they have 4. Alterations to windows are controlled in terms of requirements for planning permissions. “deemed consent”. You can check this by consulting the Council’s policy. The Town and Country Planning (Control of Advertisements) (Scotland) Regulations 1984.

February 2016 23 Building Warrant Trees with a Tree Preservation Order or in a conservation area are also protected by law, making Repair Converted, new or altered buildings may require it a criminal offence to lop, top, cut down, uproot, Planning permission is not normally required for a Building Warrant, even if Planning Permission is wilfully damage or destroy a tree unless carried out repairs which match the original materials and not required. Please contact Building Standards with the consent of the Council. You can read more methods and do not affect the character of the for more information on 0131 529 7826 or email: about this on our website at www.edinburgh.gov/ building. [email protected]. privatetrees Road Permit Demolition A Road Permit will be required if forming a new General Principles access or driveway. Please contact the Area Roads Conservation area consent is required for the Designation of a conservation area does not mean Manager in your Neighbourhood Team for more complete demolition of unlisted buildings within development is prohibited. information. conservation areas. However, when considering development within a Biodiversity conservation area, special attention must be paid to Demolition will only be acceptable if the new Some species of animals and plants are protected its character and appearance. Proposals which fail to development preserves or enhances the area. by law. Certain activities, such as killing, injuring preserve or enhance the character or appearance of or taking the species or disturbing it in its place of the area will normally be refused. Guidance on what shelter, are unlawful. contributes to character is given in the conservation Extensions and Alterations area character appraisals. If the presence of a European Protected Species Information on extensions and alterations to (such as a bat, otter or great crested newt) is The aim should be to preserve the spatial and residential properties is included within ‘Guidance suspected, a survey of the site must be undertaken. structural patterns of the historic fabric and the for Householders’. If it is identified that an activity is going to be architectural features that make it significant. carried out that would be unlawful, a licence may be Proposals must preserve or enhance the character or Preservation and re-use should always be required. appearance of the conservation area. considered as the first option. More information on European Protected Species, The use of traditional materials will be encouraged. Interventions need to be compatible with the historic survey work and relevant licenses is available in the UPVC will not be acceptable. context, not overwhelming or imposing. Edinburgh Planning Guidance on Biodiversity and the Scottish Natural Heritage website. Without exception, the highest standards of materials and workmanship will be required for all Trees works in conservation areas. If there are any trees on the site or within 12 metres of the boundary, they should be identified in the application. Please refer to Edinburgh Design Guidance for advice.

February 2016 24 doors within the building and in its immediate Where cleaning of a street has commenced, the issue Shopfront Alterations and surroundings will be taken into consideration. of reinstating architectural unity will be a material Signage considerations in assessing the merits of individual Replacement windows and doors in less traditional applications. Specific information is included in Guidance for developments within conservation areas should Businesses. This should be considered alongside maintain the uniformity of original design and Specialist professional skills should be sought to this document, where relevant. materials and should open in a manner that does undertake analysis and, where acceptable, design a not disrupt the elevation. However, the exact suitable cleaning method and undertake work. replication of the original windows or doors may, in 1. Fabric Survey Windows and Doors some cases, be of lesser importance. A full drawing and photographic survey should be Doors should be painted in an appropriate dark and submitted. This should identify the types of stone on The replacement, repair and painting of muted colour. Windows should normally be painted the building and the extent and nature of any current windows and doors which match the design, white or off-white. defects, including previous mortar or plastic repairs materials and methods utilised in the existing and the condition of pointing. The photographic build will not require planning permission. Planning permission is required for the survey should illustrate the frontage in relation Planning permission will not be required where stonecleaning of any building within a to neighbouring properties and streetscape. This replacement or altered windows and doors meet conservation area. will allow an assessment of the impact of a ‘clean’ the following requirements. building within its wider environmental context. For comparative purposes, the fabric survey should also Replacement windows and Stone Cleaning include a record of ‘colour value’ measured either by doors on all elevations chromatic or Kodak colour strip. of unlisted properties Stone cleaning cannot be undertaken without 2. Laboratory Analysis of a traditional design damaging a building. It can also reveal the scars of within conservation areas age, such as staining, poor previous repairs and To assess the most appropriate method of stone must match the original surface damage. It may also remove the natural cleaning, applicants will be required to ascertain proportions, appearance, patina, the protective layer on the stone, opening up geological characteristics through laboratory tests. materials, and opening the surface pore structure and making re-soiling These tests should be carried out on uncleaned and method. Appropriate much easier. trial area cleaned samples. The tests should include: timber sealed unit double There will therefore be a (i) depth profiling glazing will normally be presumption against the (ii) petrological analysis considered acceptable. stone cleaning of buildings Alternative materials such as uPVC will not be within conservation areas. (iii) stone permeability acceptable. Stone cleaning will not be These may reveal the presence of potentially considered acceptable on A departure from these guidelines must be fully damaging salts, the types of density of mineral any street where cleaning justified. The form of the existing windows & grains and the stone’s resistance to surface water has not commenced. penetration. February 2016 25 Applicants will also be asked to provide photographs 1. Mechanical - Carborundum Disc weathering at lower levels in the building. High to allow assessment of surface texture and pressure water can also cause damage to the This method comprises a hand-held rotary disc roughness, both before and after trial cleaning. stone. with a carborundum pad. The surface layer The extent of laboratory analysis required may vary, of stone is removed along with the dirt, often A water wash, pressurised or not, remains an subject to the architectural and historic importance creating contours as the disc hits hard and soft alternative stone cleaning technique. It is likely of the building. areas. This produces an uneven surface and that a low pressure water wash remains the least causes the loss of fine detail. aggressive method of stone cleaning. However, 3. Trial Cleaning Samples it will not remove dirt which has combined with Paint removal methods should be tested on an 2. Air and Water Abrasive the surface to form an insoluble compound. inconspicuous trial area of two or three stones. These methods comprise grits carried by jets of air High pressure and/or excessive water can cause A photographic survey should be carried out of and/or water. The impact of the particles on the surface erosion, pointing wash-out, staining and the pre and post cleaning samples and the visual surface of the stone removes both dirt and stone force water into the core of the wall. Due to the and chemical effects recorded. This enables an and relies upon the skill of the operative to ensure dangers of thermal expansion, water washing assessment of the technique’s effectiveness. that not too much stone is lost. The results of this should be avoided in frosty conditions. Applicants may be asked for further samples. method vary, but the pitting of the surface of the stone and the loss of fine detail are common. Dry The number of samples should reflect the nature of grit blasting is usually more aggressive than wet Painting the specific building being tested; all varieties of grit washing. stone should be tested. Planning permission will be required to paint or 3. Chemical Cleaning render a previously untreated surface or change 4. Post-Cleaning This method comprises the application of the colour of a building. If acceptable, post-cleaning photographic records chemicals and a high pressure water wash. The Paint which matches the existing in colour and should be submitted and should be documented for balance of chemicals varies with the type of stone uses traditional materials and methods will not research purposes. and surface deposit to be removed. Poultices can require planning permission. also be used; these are more gentle but damage It is expected that most necessary repairs will be still occurs. identified at the initial application stage. Therefore, External stonework must not be painted or rendered, consent would be conditional upon a commitment After chemical cleaning, most stones retain the unless the surface was originally painted or by applicants to undertake a minimum standard of chemicals, even after pressure washing. This then rendered. repair subsequent to stonecleaning. increases decay. In basements, painting the underside of the Stone Cleaning Methods 4. Water entrance platt will be considered exceptions. Coping When water pressure is used as part of the stones and the edge of steps should not be painted. The following are the most common stone cleaning method, water is forced into the stone to cleaning methods. Their inclusion in this Walls covered with smooth cement render or a a depth where natural evaporation will not take guideline is for information only and does not harled finish should generally be painted in earth place. The water can then percolate down through imply their acceptability. colours or neutrals (grey, cream or beige). Rendered the fabric of the wall and cause accelerated bands to windows should generally be in stone colours. February 2016 26 Information on painting a shop or other commercial out the paint). Each requires extreme caution due to and chemical effects recorded. This enables an premises is included within the Guidance for their potentially damaging effects and trial samples assessment of the technique’s effectiveness. Businesses. should be carried out. Applicants may be asked for further samples. Doors should be painted in an appropriate dark and Previous painting could have disguised the poor The number of samples should reflect the nature of muted colour. Windows should normally be painted condition or appearance of the surface so repair the specific building being tested; all varieties of white or off-white. All areas of dormer windows, work may be required following paint removal. stone should be tested. other than the window frames, should be painted to Therefore, consents will be conditional upon a tone in with the roof. commitment by applicants to undertake a minimum Railings, balconies, other ornamental ironwork standard of repair subsequent to paint removal. Telecommunications and downpipes should be painted black gloss, Where paint removal is not appropriate, the property including Satellite Dishes although other very dark colours may be appropriate should be repainted in a matt finish stone coloured for railings, such as dark green for railings around paint to tone with the adjoining stonework. Planning permission will be required for a gardens. Specialist professional skills should be sought to satellite dish on a building within a conservation undertake analysis, design a suitable treatment area. Paint Removal method and undertake any work. The installation of cable television equipment in Paint removal will require planning permission. 1. Fabric Survey conservation areas requires planning permission. A full drawing and photographic survey should Equipment should be sensitively sited to minimise The restoration of the original surface through the be submitted. This should identify the types of the affect on the special character and appearance removal of paint can improve the character and stone on the building and the extent and nature of of the conservation area. appearance of a building. Where surfaces have been any current defects, including previous mortar or Satellite dishes in conservation areas should not be previously painted, the removal of paint will be plastic repairs and the condition of pointing. The easily visible from public view. supported in principle, provided that the proposed photographic survey should illustrate the frontage in removal method does not adversely affect the relation to neighbouring properties and streetscape. They should be located in inconspicuous locations, original surface. This will allow an assessment of the impact of paint such as behind a parapet wall, within a roof valley or concealed behind by a chimney. They may also The removal of paint requires chemical and/or removal within its wider environmental context. For comparative purposes, the fabric survey should also be acceptable on modern extensions to the rear, abrasive cleaning to re-expose the stone beneath. providing no part is higher than the main building. Abrasive methods can cause severe damage to the include a record of ‘colour value’ measured either by surface and will be unlikely to remove all traces of chromatic or Kodak colour strip. To prevent a multiplicity of satellite dishes, the paint from coarse, porous sandstone. In certain 2. Trial Paint Removal Samples Council may refuse consent for additional dishes, circumstances, a minimally abrasive method may even if this may prevent some properties from be appropriate to remove the outermost paint layers Paint removal methods should be tested on an receiving satellite television. The sharing of dishes not in contact with the stone surface. Chemical paint inconspicuous trial area of two or three stones. on buildings will be encouraged. removal varies from paint stripper to a proprietary A photographic survey should be carried out of poultice (a substance placed on the stone to draw the pre and post painting samples and the visual

February 2016 27 Where acceptable, satellite dishes should blend fix units to the wall of an inconspicuous elevation, as in with the background; this may require it to be Flues low down as possible; they should not be located on painted. All fixings should be non-ferrous. Balanced flues will only be permitted where it is the front elevation. not possible to line an existing chimney to form an Units should be limited in number, as small as internal flue. Gas Pipes and Meter Boxes practicably possible and painted to tone with the Balanced flues will not normally be acceptable surrounding stonework or background. on the front or conspicuous elevations of listed Ducting must not detract from the character and Planning permission is only required where the buildings. guidelines below cannot be complied with. appearance of the building and area. Air Conditioning and A maximum of a 450mm of supply pipe should Adaptation for Accessibility be visible on the front wall. External pipes which Refrigeration are both horizontal and vertical must have the Planning permission may be required to install horizontal section within the basement areas (where Planning permission will normally be required to ramps, handrails, indicators and lifts and for applicable) and not be visible from the street. install air conditioning and refrigeration units on alterations to doors. Holes in stonework must be kept to a minimum and the exterior of buildings. should be made through stone joints, except in the While the Equality Act 2010 requires service case of “V” jointing or rubble where holes should be The preferred location for units within conservation providers to take “reasonable” steps to make their in the stonework. Non-ferrous fixings must be used. areas is: buildings and services accessible, there is also a All redundant surface-run pipe work must be statutory duty to protect the character of the historic • Free standing within garden or courtyard areas, removed and the surfaces made good and painted to environment. The provision of access for the less subject to appropriate screening and discreet match existing materials and colour. able to historic buildings will therefore require ducting. careful consideration and design. Meter boxes should not be fitted to the front or any • Within rear basement areas. conspicuous elevation of buildings. Full access for everyone visa the principal entrance • Inconspicuous locations on the roof (within roof may not be appropriate. Alternative access Pipe work and meter boxes should be painted to valleys or adjacent to existing plant). However, arrangements which preserve the character of the match adjacent stone. aerial views will also be considered. listed building may be required. • Internally behind louvres on inconspicuous Solutions should be tailored to the particular elevations. This should not result in the loss of building through the use of innovative design and original windows. high quality materials. Where it is not practicably possible to locate units in Apply for planning permission or a certificate of any of the above locations, it may be acceptable to lawfulness at www.eplanning.scot. apply

February 2016 28 Ramps Appropriate contrast with the background material external lift should be as low as possible, and the can be achieved with high quality traditional or design of the platform and restraints should be as The placing of a ramp on a building should have contemporary materials. transparent as possible. Metal cages are unlikely minimal impact on the historic fabric. to be acceptable as they are disruptive to the The symmetry of existing elevations and the rhythm Tactile Indicators streetscape and can seem intimidating to the user. of the street as a whole should be respected, and Historic flooring materials should not be replaced where relevant, care should be taken to protect with standard tactile paving. A tactile grid can be the relationship between railings, property and achieved by using materials that match those of the basement. surrounding area, and which have been textured Where appropriate, consideration should be given with ridges or dimples. More information is available to regrading the ground at the entrance in order to in Edinburgh Street Design Guidance. overcome the need for larger ramps and minimise the visual impact on the building. If this will cause Visual indicators a footway hazard, a ramp inside the building may Brightly coloured high-visibility strips should be be appropriate; the removal of steps and the avoided, unless their use helps to avoid other more lengthening of doors can sometimes accommodate visually intrusive works. this. Doors Ramps on the public footway will not generally be There may be cases (particularly in the case of supported. Where acceptable, ramps must leave historic buildings) where it is less damaging to seek sufficient clear footway for pedestrians. This will alternative access routes than to widen or alter a vary according to the volume of pedestrian traffic. doorway. Historic doors are often an integral part of In general, this is 2metres for residential areas, the design of the building, and should be retained 3metres for main roads and 5-6metres for busy wherever possible. shopping streets. Where historic doors are heavy or difficult to operate, Where a ramp is acceptable, high quality materials, it is normally possible to adapt them by re-hanging such as stone to match the existing building, and/or introducing opening mechanisms or visual will be encouraged. In some circumstances, high indicators to make the handles more prominent. quality design in modern materials may be more appropriate. Lifts Handrails External chair and platform lifts can have a significant impact on the architectural character of Where required, handrails should be carefully a building, and should only be proposed where no designed and sensitively located to avoid being other option is suitable. The resting position of any visually intrusive.

February 2016 29 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 and quote reference number 12-0932. ITS can also give information on community language translations.

The City of Edinburgh Council. Planning & Transport, PLACE. Published February 2016

February 2016 30 SHANDON CONSERVATION AREA CHARACTER APPRAISAL THE SHANDON CONSERVATION AREA CHARACTER APPRAISAL WAS APPROVED BY THE PLANNING COMMITTEE ON 18 APRIL 2002

Some of the maps in the document have been reproduced from the Ordnance Survey mapping with permission of the Controller of Her Majesty’s Stationery Office

ISBN 1 85191 047 6 SHANDON CONSERVATION AREA CHARACTER APPRAISAL

Contents

INTRODUCTION ...... 2 Conservation Areas ...... 2 Character Appraisals ...... 2 Shandon Conservation Area ...... 3

HISTORICAL ORIGINS AND DEVELOPMENT ...... 4 Origins ...... 4 Development...... 6

ANALYSIS AND ESSENTIAL CHARACTER ...... 7 Site Context and Views ...... 7 Spatial Structure ...... 7 Shandon ...... 9 Shaftesbury Park ...... 10 Townscape ...... 11 Shandon ...... 13 Shaftesbury Park ...... 15 Architectural Character ...... 17 Shandon ...... 17 Shaftesbury Park ...... 19 Activities and Uses ...... 20 Natural Heritage ...... 21

OPPORTUNITIES FOR ENHANCEMENT ...... 23 Windows and Doors ...... 23 Roof Alterations ...... 24 Railings ...... 24 New development ...... 24 Former railway line ...... 25 Entrance to Shandon Conservation Area ...... 25 Shaftesbury Park - central square ...... 25 Role of the public ...... 25

GENERAL INFORMATION ...... 26 Statutory Policies ...... 26 Implications for Conservation Area Status...... 27 Grants For Conservation...... 28

1 S HANDON CONSERVATION AREA C HARACTER APPRAISAL

INTRODUCTION

Conservation Areas

Section 61 of the Planning (Listed Buildings and Conservation Areas)(Scotland) Act 1997, describes Conservation Areas as “...areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance”. The Act makes provision for the designation of Conservation Areas as distinct from individual buildings, and planning authorities are required to determine which parts of their areas merit Conservation Area status.

There are currently 38 conservation areas in Edinburgh, including city centre areas, Victorian suburbs and former villages. Each Conservation Area has its own unique character and appearance.

Character Appraisals

The protection of an area does not end with conservation area designation; rather designation demonstrates a commitment to positive action for the safeguarding and enhancement of character and appearance. The planning authority and the Scottish Executive are obliged to protect conservation areas from development that would adversely affect their special character. It is, therefore, important that both the authorities and other groups who have an interest in conservation areas and residents are aware of those elements that must be preserved or enhanced.

A character appraisal is seen as the best method of defining the key elements that contribute to the special historic and architectural character of an area.

It is intended that character appraisals will guide the local planning authority in making planning decisions and, where opportunities arise, preparing enhancement proposals.The character appraisal will be a material consideration when considering applications for development within the conservation area and applications for significant new developments should be accompanied by a contextual analysis that demonstrates how the proposals take account of the essential character of the area as identified in this document.

NPPG 18: Planning and the Historic Environment states that Conservation Area Character Appraisals should be prepared when reconsidering existing conservation area designations, promoting further designations or formulating enhancement schemes. The NPPG also specifies that Article 4 Direction Orders will not be confirmed unless a character appraisal is in place.

2 SHANDON CONSERVATION AREA CHARACTER APPRAISAL

Shandon Conservation Area

The Shandon Conservation Area was originally designated on 29th March 1996. The area is located approximately three miles west of the centre of Edinburgh, south of Gorgie/Dalry.

The conservation area is bound to the north-west by the Glasgow-Edinburgh rail line, to the north-east by Ashley Terrace and Shandon Place, to the south-east by the rear boundary walls of the rear gardens of Cowan Road and to the south-west by another rail line.

The conservation area has two distinct areas which are separated by a former Caledonian railway line. To the south, the ‘Shaftesbury Park’ Colonies which were built in 1883-1904 and to the north, there is the smaller Shandon housing development which was built in 1880-1883.

The conservation area is within the ward boundary of Shandon.

Shandon Conservation Area boundary

3 S HANDON CONSERVATION AREA C HARACTER APPRAISAL

HISTORICAL ORIGINS AND DEVELOPMENT

Origins

Historical maps show that the land now covered by the Shandon Conservation Area, prior to development was open farm land. In 1880 - 1883, Shandon Crescent / Place / Road / Terrace / Street developed as an area comprising larger terraced dwellings and a small number of large detached villas. This housing development was built to cater for lower-middle class families.

In 1883, a 10-acre site to the south of the former Caledonian Railway was bought by the Edinburgh Co-Operative Building Company (ECBC). The site was formerly in the possession of George Watson’s Hospital and was known as Shaftesbury Park. Between 1883 and 1904, the ECBC built 330 houses at Shaftesbury Park. Similarly, as in Shandon, the type of social class that the Shaftesbury Park housing was aimed at lower-middle class families. In the mid-19th century, Scottish housing reformers sought an alternative to the traditional tenement and there was a deliberate movement to find a working-class housing pattern which broke with the tradition and gave every family a front door and its own garden.

The development of artisan housing in Scotland was pioneered in Edinburgh with a scheme by Patrick Wilson for the Pilrig Model Dwelling Company. This was the first colony-type development in Edinburgh. In 1857, the Rosebank Cottages were developed by James Gowans, and were modelled from the Pilrig System.

The form and layout of the Rosebank Cottages provided a prototype for a number of Colony developments by the Edinburgh Co-operative Building Company. The company was formed in April 1861 by a group of Edinburgh building workers with its principal aim being to improve living standards amongst the working classes. To achieve this, the ECBC provided affordable housing to encourage home ownership through access to mortgage finance. At Shaftesbury Park, the social The ECBC ‘Beehive’ motif emphasis shifted away from housing predominantly artisans, to lower middle classes.

4 SHANDON CONSERVATION AREA CHARACTER APPRAISAL

The original design of the colonies was unique in that each family had access to their home through their own front door. Earlier colonies schemes had a road and main door access to a ground floor flat with a garden. A similar road accessed the other side of the block which had an external stone stair and garden for the upper flats. Later colony developments, beginning at Shaftesbury Park, would dispense with the external staircase in favour of an internal staircase, but accessed on the same side as the ground floor flats, thus allowing private back gardens for all four flats in the block.

The ECBC built housing at the following locations: Within Conservation Areas • Glenogle Park (Stockbridge) -1861-75 • Shaftesbury Park (Shandon) - 1884-1903 Outwith Conservation Areas • Hawthornbank - 1863-64 • Ferry Road - 1865-67 • Dalry - 1867-70 • Abbeyhill - 1867-1877 • Restalrig Park - 1868-83 • Barnton Terrace (Craigleith Road) - 1877-95 • North Merchiston Park - 1877-83 • Hermitage Park -1890-1906/1946 • Saughtonhall (Balgreen/Glendevon) - 1903-07/1934 The ECBC survived until the 1950s and built over 2500 new homes in Edinburgh.

5 S HANDON CONSERVATION AREA C HARACTER APPRAISAL

Development

The Conservation Area evolved as two distinct areas. To the north, there was the triangular shaped housing development built in 1880 - 1883 and the rectangular shaped Shaftesbury Park Colony housing to the south of the former Caledonian Railway.

Both developments were built in response to the transport links into central Edinburgh. Merchiston Rail Station was built between 1879 and 1883 and this provided easier commuting into central Edinburgh. The first housing to locate in the area was the North Merchiston Park Colonies followed by the Shandon housing, work began on the 1879 Shaftesbury Park Colonies in 1883.

However, in the following years, as more industry was built, the need to commute into central Edinburgh was reduced. The Union Canal and subsequently the Caledonian and Glasgow - Edinburgh Railways provided a stimulus for industrial development outwith central Edinburgh for which there was a need for local housing to provide a labour force. The types of industry to locate in the area were breweries, distilleries and works associated with the railways. By 1904, when the Shaftesbury Park Colonies were completed, there was a large industrial and 1896 residential presence in the area.

The industrial presence has subsequently diminished in the surrounding area. However, the layout and townscape of the Shandon Colonies is untouched. Although some of the traditional features have been lost and the car dominates the area, it remains a good example of 19th century model housing and the high standard of housing that was promoted under such schemes.

1932

6 SHANDON CONSERVATION AREA CHARACTER APPRAISAL

ANALYSIS AND ESSENTIAL CHARACTER

Site Context and Views

The conservation area is located on a north facing slope, between the Union Canal and Water of Leith. The north boundary of Shaftesbury Park constitutes the former railway line, which is now heavily planted at the sides by trees and thick foliage. Consequently, the views to the north out of the Shaftesbury Park area are terminated by trees and greenery, providing a sense of enclosure. The elevated land to the south, beyond the Union Canal at Craiglockhart, provides further enclosure. Narrow views and vistas west along the valley are possible to the open space at Meggetland and further to the Pentland Hills beyond on the horizon.

Essential Character

• Narrow views and vistas are possible through to the Pentland Hills reinforcing the context within the City.

Spatial Structure

Shandon Conservation Area lies to the south-west of the city centre, adjacent to Slateford Road which forms one of the main radial routes into the city, and also adjacent to one of the main rail routes between Glasgow and Edinburgh. The main road servicing the conservation area links Polwarth to Shandon with shops at certain points and a school. The area is largely bounded by tenemental properties with a colony development lying immediately to the north-east being an earlier development than that forming part of the Shandon Conservation Area.

The conservation area evolved as two distinct areas physically separated by a former railway line now serving as a cycle/footway and access way into the former sidings at Slateford junction.

7 S HANDON CONSERVATION AREA C HARACTER APPRAISAL

Shandon

Shaftesbury

Spatial Structure

listed buiildings cat c(s)

green boundary edges

footpath / cycleway

open space

conservation area

8 SHANDON CONSERVATION AREA CHARACTER APPRAISAL

Shandon The Shandon area lies to the north-west of this former railway line and extends up to the Edinburgh to Glasgow line. It forms a triangular shaped area of development clearly bound on two sides by rail lines and a main road at its base. Access is limited to one side giving an internal, enclosed street structure with cul de sacs. This area comprises five streets all having Shandon as part of their street name. (Shandon Crescent/Place/Road/Terrace/Street)

Shandon forms what is essentially a cul de sac layout, having two accesses into it. The main street in this area (Shandon Crescent) is a shallow crescent running from north-east to south-west with the Edinburgh/Glasgow line lying on the north-west side of the crescent. The remaining streets follow a north-east/ south-west orientation with the rear gardens of Shandon Street and the fronts of Shandon Terrace overlooking the former rail line, which is now a cycle/ footpath and access way.

Both rail lines lie in cuttings and have dense vegetation lining them and this with the recent planting of trees protected by tree guards along Shandon Crescent give a distinct softening affect along these edges in what is a distinctly urban area.

The streets and buildings are laid out according to classical principles using gateways, crescents and terminated vistas. Development forms are generally continuous terraces enclosing private, individual and shared common garden spaces.

9 S HANDON CONSERVATION AREA C HARACTER APPRAISAL

Essential Character

• Enclosure by well defined boundaries and a street layout which excludes through traffic gives an introverted, secluded and private character.

• Continuous terraces of two or three storey properties, enclosing garden spaces.

• The compact urban layout presents no development opportunities within the area.

Shaftesbury Park

The Shaftesbury Park Colonies form a rectangle bounded to the north west by the walkway/cycleway/ access road which separates the colonies from Shandon; to the south west there is another rail line; to the south east by the rear gardens of Cowan Road; and to the north east by Ashley Terrace.

The street pattern within this rectangle forms a tree structure, with a single road access from Ashley Terrace (Shaftesbury Park) that forms a cul de sac trunk running just off centre of the rectangle with five cul de sac branches running off at right angles on either side. In the centre of the trunk there is a small open square being set back two building plot widths on either side of the central road.

The reason that Shaftesbury Park runs just off centre through the development is to allow a direct link to Harrison Gardens lying on the opposite side of Ashley Terrace, thus connecting streets and illustrating a good urban principle.

10 SHANDON CONSERVATION AREA CHARACTER APPRAISAL

Essential Character

• Shaftesbury Park colonies presents a severely uniform, terraced layout with a high density.

• Strong sense of enclosure due to the cul de sac street pattern

• As with Shandon there are no development opportunities that present themselves in this area.

Townscape

The Shandon Conservation Area is located in a Victorian urban setting and was built in response to the new transportation links by tram and suburban rail. Yet despite this urban setting the two distinct parts of the conservation area are separated and isolated from each other and their surroundings by the configuration of existing and past railway lines. This gives each area a feeling of introversion and seclusion. The exceptions to this being Shandon Crescent, which looks out across the tree lined banks of the Edinburgh to Glasgow rail line to the tenements and mixed industry beyond. The other exception being the north-eastern boundary of the conservation area, namely, Shandon Place/Ashley Terrace which is a busy road linking Slateford Road with Polwarth.

There is a strong sense of uniformity through the layout and style of housing in both areas. The replacement of doors and windows with non original materials and styles, including the removal of stone central mullions in some windows is unfortunate, but this does not detract from the overriding integrity of the conservation area.

11 S HANDON CONSERVATION AREA C HARACTER APPRAISAL

Townscape

gateway activity

L long view vista

I internal view focal view

T terminated view 2 storey

conservation area 2.5 storey

12 SHANDON CONSERVATION AREA CHARACTER APPRAISAL

Shandon

There are two street entrances into Shandon. The primary entrance being Shandon Crescent, which is slightly, set back from the busy junction of Slateford Road and Shandon Place at the point where the Edinburgh to Glasgow rail line is bridged. This means that the Crescent is not seen until the junction is reached and then presents a gently curving street with a two storey terrace over the first half of its length continuing with three storeys over its latter half all with small front gardens. Halfway down the Crescent there are two pavilion blocks framing the corners of the junction of Shandon Road with the Crescent.

The corner block at Shandon Crescent/Place is two and a half storeys in height with shops on the ground floor. This block is set forward on the corner to the heel of the pavement. The remainder of the terrace on Shandon Place is set back with small gardens to the front. A series of bollards run down the pavement on Shandon Place

Looking back down the Crescent towards Slateford Road, the view is pleasantly terminated by the octagonal tower corner of a four storey tenemental block. At this junction are two large wheelie bins sitting on a pavement build out. There is also a disused police box overlooking the rail line and sited adjacent to attractive stone walls forming part of the bridge spanning the rail line. The view facing the Crescent is towards the railings and vegetation of the banks of the cutting which contains the live Edinburgh to Glasgow rail line.

13 S HANDON CONSERVATION AREA C HARACTER APPRAISAL

The second entrance is Shandon Street which enters the area from busy Shandon Place to the North. The east side of the street consists of plain fronted two storey terraced housing, with bay windows to the rear overlooking the back gardens. The west side of the street consists of bay windowed three storey tenements. Both sides have small front gardens. The junctions at each end are framed with pavilion blocks. A single villa closes the vista at the end of the street, which is one of only three in this area.

The development pattern is predominantly terraced housing being two and two and half storey, with one row of three storey tenements and three villas. Virtually all the properties have low stone garden walls to small gardens at the front of the buildings. Some of these gardens still retain their original railings. All properties have access to larger rear gardens.

The streets and pavements are all tarmac and there has been some improvement to the Crescent with the regular planting of trees protected with tree guards along the boundary with the rail line. Parking is on street.

Essential Character

• Unified street blocks of terraced housing of limited architectural variety, giving a sense of uniformity

• Uncluttered streets which have closed vistas and buildings that mark corners and junctions.

• The vegetation of the front gardens and along the railway boundaries provides a softening effect to the area.

14 SHANDON CONSERVATION AREA CHARACTER APPRAISAL

Shaftesbury Park

This colonies scheme developed by the Edinburgh Co-operative Building Company was the first one to dispense with the characteristic external stairs that were used in all earlier schemes. In Shaftesbury Park within the two storey terraces, the upper flats are accessed by internal stairs from a front door at ground level, an internal passageway allows the upper flats access to a garden area at the rear. As a consequence, there is no requirement for a road to be provided to the rear of each terrace, which allows a greater degree of privacy in protecting rear gardens.

With the exception of a small number of projecting shops on Ashley terrace, the block format is entirely residential and is almost completely uniform with a single central spine road feeding five terraced cul de sacs placed at right angles on either side. The main access spine road is fronted by gables joined by high garden walls which, with the lack of windows and doors to give life to the street, gives an impression of severe, repetitive uniformity. The exception to this uniform layout lies at the head of Shaftesbury Park which becomes Alderbank Place where the standard block design is turned at right angles and the four door blocks face the central spine. A small square is formed at the centre of the spine road which is entirely tarmaced and given over to car parking, all streets and pavements are tarmac and parking is on street.

15 S HANDON CONSERVATION AREA C HARACTER APPRAISAL

Ashley Terrace is lined on both sides with utilitarian pedestrian railings stopping pedestrians crossing the street and also reducing the width of the pavement.

The single access into the development allied to the uniform terraced, two storey densely developed cul de sacs and the fact that the area is strongly bounded by two railway lines, a busy main road and the rear gardens of tenements gives an introverted, secluded, hard urban feeling to the development. This is only partly relieved by the end point views at the north westerly ends of the cul de sacs which look out onto the tree lined bank of the cycle/footpath cutting which divides Shaftesbury from Shandon. In the opposite direction the view is primarily to the rear of the tenements on Cowan Road.

The front gardens to the streets are lined with small stone walls a small number having original railings. The rear gardens are closed to view from the central spine road by stone walls approximately 1800 mm high.

Essential Character

• Unified street blocks with a single design concept

• Rhythm of gables gives an impression of severe uniformity

• The narrow pavements and streets, which are all tarmaced, give a hard urban appearance which lacks relief, contrary to street names

16 SHANDON CONSERVATION AREA CHARACTER APPRAISAL

Architectural Character

Both Shandon and Shaftesbury Park are characterised by the use of stone, slate, small front gardens with dwarf stone walls and timber doors and windows. However, each area is quite distinct and markedly different from each other. The roads and footpaths in Shandon are wider than Shaftesbury and the plot sizes are also bigger. This means that Shaftesbury has a denser more urban feel than Shandon.

Shandon This area contains the only listed buildings in the conservation area; these being 2-18 Shandon Crescent (inclusive), 1-5 Shandon Road and 29 Shandon Street all listed category C (s). The buildings on the Crescent that are listed comprise of 16 identical houses being 2 storeys in height with bay windows over the ground floor only. The bay windows are capped by small cast iron balustrades or brattishing. Each house is separated by stone skews and corniced stone stacks with octagonal clay pots.

The remainder of the terrace is two and half storeys in height having dormer windows and bay windows extending over the ground and first floors.

All buildings in the Shandon area are constructed of warm coloured sandstone with long and short cream coloured dressings to door and window margins. This with the use of natural slated roofs, moulded eaves gutters, four panelled timber half doors, timber sash and case windows and octagonal chimney pots gives a sense of unity to the area. The use of natural materials and standard detailing gives further cohesiveness. The area is characterised by mainly two and two and a half storey terraced buildings with three separate villas.

17 S HANDON CONSERVATION AREA C HARACTER APPRAISAL

Within the Shandon area, a number of original timber sash and case windows have been replaced with non-traditional uPVC windows. However, the majority of features are original and the original character and appearance remains

The density in the Shandon Area is 55 - 60 houses per hectare.

Essential Character

• Integrity of architectural design in use of materials and detailing leads to a unity throughout the area over a small variety of house types

• Vistas are closed and corner buildings have a different architectural treatment, adding interest to the area

• Repetitive architectural features including brattishing, chimney pots and differing stone margins to windows and doors giving a rhythm to the buildings

18 SHANDON CONSERVATION AREA CHARACTER APPRAISAL

Shaftesbury Park This area is very uniform being two storey, stone built, bay fronted terraces, lying at right angles to the main spine access road. There are no listed buildings in the area. Each block consists of four door entries placed next to each other, the centre doors giving access to the upper floor flats on either side and the outer doors giving access to the ground floor flats. Each block is separated by stone skews with corniced stone stacks. Natural slate is used on the roof. All doors and ground floor windows have curved stone heads. Original windows are timber sliding sash and case and doors are timber, four panelled.

As with Shandon there have been replacement UPVC windows and doors. However, it is estimated that 60% of the colonies still have their original timber doors and windows which creates an overall visual impression of uniformity. A number of velux rooflights are apparent along with a few box dormers, but these are mostly to the rear elevations of the properties. Although it is a concern that non- traditional features are eroding the character of the conservation area, the original character and appearance of Shaftesbury Park still predominates.

The rear of each block has a stone offshoot which contains a kitchen and bathroom for each flat. The garden ground for each flat has original drying poles. Dwarf walls contain the front gardens, some of which still have their original railings.

The density in Shaftesbury is 75 - 80 houses per hectare.

19 S HANDON CONSERVATION AREA C HARACTER APPRAISAL

Essential Character

• Consistent use of sandstone and slate for the houses with stone dwarf walls

• The use of a standard block type throughout this area allied to standard detailing gives visual cohesiveness and unity.

• Use of architectural features to add interest including round headed windows and bay windows

Activities and Uses

The predominant use in the Conservation Area is residential and there are very few other uses found in the area. The only other use within the Conservation Area is retail and is found in two areas.

At the north end of Ashley Terrace, there is a small group of retail units, although only two of which are located within the Conservation Area these being The Royal Bank of Scotland and an electronics repair shop. The former is situated on the corner of Ashley Terrace and Shandon Crescent at ground level and the latter is situated adjacent to the bank on the West Side of Ashley Terrace. Residential dwellings are located above.

20 SHANDON CONSERVATION AREA CHARACTER APPRAISAL

The second group of shops is at number 30-36 Ashley Terrace. In the same style as other colony housing, there are retail units at ground level with the upper levels in residential use. These units were built as part of the colonies but for retail purposes.

The surrounding area, outwith the Conservation Area is urban and predominantly residential in character. The industry that provided employment to the residents of the housing at Shandon and Shaftesbury Park has been replaced by housing and there is little evidence of any of these old industries.

Essential Character

• Conservation area is almost exclusively residential

Natural Heritage

The conservation area is predominantly a built environment and there are very few areas of open space or natural landscapes. However, the former railway that forms the green corridor between the two parts of the Conservation Area is an important landscape feature within the conservation area. Historical maps show that the railway ceased to function in the 1960s and has since been converted into a short walkway/cycleway and vehicular access to the sidings located to the south of the area.

A tarmac road/ footway with street lighting runs down the middle and there is dense semi- natural vegetation at the sides.

21 S HANDON CONSERVATION AREA C HARACTER APPRAISAL

The corridor is significant in the context of the character of the area as it reflects the historical heritage of the area and its continued protection is vital. The Edinburgh Biodiversity Action Plan contains guidance on wildlife corridors and its objective is to ‘maintain and enhance the biological diversity of the network of terrestrial wildlife corridors in Edinburgh for the benefit of both wildlife and people.’

The boundary hedgerows and garden trees on the front streets also become important features within the urban fabric. The front and rear gardens to the properties vary in size but there are a small number of villas with larger gardens. Where these are to the rear a substantial area of green space is created, enabling larger trees and garden shrubs to thrive.

Essential Character

• The Conservation Area is a built environment with few natural landscapes or ‘green’ areas. Garden boundary hedgerows and trees and the rear garden areas are important to the streetscape.

• Vegetation along the railway boundaries softens the area and terminates the views into other urban settings, providing a sense of enclosure.

• The wildlife corridor provides a strip of natural vegetation running through a dense urban area, giving cover for wildlife.

22 SHANDON CONSERVATION AREA CHARACTER APPRAISAL

OPPORTUNITIES FOR ENHANCEMENT

Windows and Doors Original windows and doors are important features in the elevation of any building and their replacement with different materials and designs can seriously affect the historic and architectural character of a conservation area. This is particularly the case where the visual rhythm of the timber panelled doors and sash and case windows forms an essential part of the architectural character. Consequently, when traditional windows and doors are replaced with modern substitutes, the result can have a seriously adverse affect on the overall character and appearance of the historic environment.

In Shandon, the original doors and windows, including their detailing, materials and method of opening make a significant contribution to the historic and architectural character of conservation area. These features are being lost by the substitution of modern replacements, including double glazed uPVC and metal windows, uPVC and standardised timber doors, so the visual harmony and character of streets is being eroded.

Early consideration should be given to preparing a strategy for encouraging window replacement with traditional timber sliding sash and case windows and the reinstatement of the traditional four panelled doors, to reinstate and enhance the character of the conservation area.

23 S HANDON CONSERVATION AREA C HARACTER APPRAISAL

Roof Alterations The roofscape is important, particularly in the Colonies, as the spatial structure allows both the front and rear elevations to be visible. There have been a number of box dormers introduced into the Shaftesbury Park area, mainly to the rear elevations. These are intrusive features that dominate the traditional roof form and its proportions. Where new dormers are acceptable, they should be in the style of the traditional bay dormer window, to match those already existing in the area.

There are a number of modern velux windows, again predominantly to the rear of the properties. These interrupt the uniform character of the slate roofs, particularly the larger windows that project above the roof plane. Traditional rooflights are the preferred option, particularly on the most visible roof slopes.

Railings There are examples of original railings within the conservation area but generally, the railings were removed as part of the Second World War effort. The railings were relatively ornate and consideration could be given to reinstating railings throughout the conservation area.

New development The well defined urban structure of the area means that there are no opportunities for any further development in either Shandon or Shaftesbury Park.

24 SHANDON CONSERVATION AREA CHARACTER APPRAISAL

Former railway line Although the wildlife corridor is valuable for biodiversity, it is used for dumping rubbish. Consideration should be given for improvements to the area.

Entrance to Shandon Conservation Area The corner of Shandon Crescent and Shandon Place is an entrance into the Conservation Area and would benefit form improvement .Consideration could be given to marking the entrances to the conservation area with conservation plaques.

Shaftesbury Park - central square The central square is currently an area of tarmac, taken over for car parking. Although it is recognised that there is a pressure for parking within the area, this square presents an opportunity to create an area of local significance, through possible environmental improvements to the surface and changes in the vehicular use.

Role of the public It is essential that property owners accept their maintenance responsibilities. The emphasis should be on the repair rather than replacement of original features, as these contribute to the conservation area’s character as a whole. Alterations or additions should be sympathetic to the original style and of an appropriate scale.

25 S HANDON CONSERVATION AREA C HARACTER APPRAISAL

GENERAL INFORMATION

Statutory Policies

The Adopted Central Edinburgh Local Plan 1997 identifies the Shandon Conservation Area as lying within a ‘Housing and Compatible Uses’ policy area.

The former railway line which runs through the centre of the Conservation Area has been designated as an ‘Urban Wildlife Site’ under the Councils Nature Conservation Strategy, and is to be protected from potentially damaging development.

The shops on Ashley Terrace are within a local retail centre where new retail development is only to be allowed if there will be no adverse impact on any other local centre. The change of use of retail units to non-retail purposes will not be permitted.

The Central Edinburgh Local Plan contains relevant policy advice on a range of matters relating to the preservation and development of Shandon Conservation Area, including:

• The protection of features, namely boundary walls, railings, windows, doors and skylines that contribute to the character of the Conservation Area

• The use of appropriate and traditional materials in new development

• The control of development so that the character of the conservation area is not altered

A number of the properties within the Conservation Area are also listed. In dealing with proposals for the alteration of listed buildings, the retention and restoration of architectural character will be the overriding consideration. Consent will not be permitted for demolition.

The Council also produces supplementary planning guidance on a range of development control issues. These are contained within the Development Quality Handbook. The policy guidelines on Colonies are particularly relevant to the Shandon Conservation Area.

26 SHANDON CONSERVATION AREA CHARACTER APPRAISAL

Implications for Conservation Area Status

Designation as a Conservation Area has the following implications:

• Permitted Development rights under the General Development order are restricted. Planning Permission is, therefore required for stonecleaning, external painting, roof alterations and the formation of hard surfaces. The area of extensions to dwelling houses that may be erected without consent is also restricted and there are additional controls over satellite dishes.

• Under Article 4 of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992, the planning authority can seek approval of the Scottish Executive for Directions that restrict permitted development rights. The directions effectively control the proliferation of relatively minor alterations to buildings in conservation areas that can cumulatively lead to erosion of character and appearance. Development is not precluded, but such alterations will require planning permission and special attention will be paid to the potential effect of proposals.

The Shandon Conservation Area is currently covered by Article 4 Directions to cover the following classes of development -

1 the enlargement, improvement or other alteration of a dwellinghouse

3 the provision of buildings or enclosures within the curtilage of a dwellinghouse

6 the installation, alteration or replacement of satellite antennae

7 the construction or alteration of gates, fences, walls

30 works of construction, maintenance, improvement or alteration by a local authority

33 the carrying out of works or development by a planning authority

38 development by water undertakings

39 development by gas suppliers

39 development by electricity undertakings

40 development by tramway or road transport undertakings

67 development by telecommunications code system operators. 27 S HANDON CONSERVATION AREA C HARACTER APPRAISAL

• Special attention must be paid to the character and appearance of the Conservation Area when planning controls are being exercised. Most applications for planning permission will be therefore advertised for public comment and any views expressed must be taken into account when making a decision on the application.

• Within Conservation Areas, the demolition of unlisted buildings, including boundary walls requires conservation area consent.

• Alterations to windows are controlled in terms of the Council’s policy.

• Trees within Conservation Areas are covered by the Town and Country (Scotland) Act 1972, as amended by the Town and Country Planning (Scotland) Act 1997. The Act applies to the uprooting, felling or lopping of a tree having a diameter exceeding 75mm at a point 1.5m above ground level, and concerns the lopping of trees as much as removal. The planning authority must be given six weeks notice of the intention to uproot, fell or top trees. Failure to give notice render the person liable to the same penalties as for contravention of a TPO.

Grants For Conservation

Grants may be available for the repair or restoration of buildings that are listed or within a Conservation Area and for enhancement projects in the Conservation Area. Possible grant assistance is competitive and subject to certain restrictions and priorities.

28 SHANDON CONSERVATION AREA CHARACTER APPRAISAL

REFERENCES

City of Edinburgh Council (1999) Development Quality Handbook policy guidelines on Colonies.

Historic Scotland (1998) Memorandum of Guidance on listed buildings and conservation areas.

Rodger M (1999) Housing the People: the colonies of Edinburgh, City of Edinburgh Council in association with the Royal Commission on the Ancient and Historical Monuments of Scotland.

Gifford J, McWilliam C, Walker, D, Wilson C (1984) The Buildings of Scotland, Edinburgh, Penguin Books.

3 This document is available on request in Braille, tape, large print various computer formats and community languages. Please contact ITS on 0131 242 8181 and quote ref. 02246/15. For additional English copies please contact Enquiries, City Development, 1 Cockburn Street, Edinburgh. Tel. 0131 529 3900

Andrew M Holmes Director of City Development Planning & Strategy Function The City of Edinburgh Council 1 Cockburn Street Edinburgh EH1 1ZJ

Produced by the City Development Department : Planning & Strategy : January 2003

ISBN 1 85191 047 6

The South Side Conservation Area Character Appraisal was approved by the Planning Committee on 8 August 2002

Some of the maps in the document have been reproduced 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. OS License No. LA09027L. ISBN 1 85191 053 0 South Side C o n s e r v a t i o n A r e a C h a r a c t e r A p p r a i s a l

Contents

Contents ...... 3

Introduction ...... 4 Conservation Areas ...... 4 Character Appraisal ...... 4 South Side Conservation Area ...... 5 Conservation Area Boundary ...... 6

Historical Origins And Development ...... 8

Analysis And Essential Character ...... 12 Site Context and Views ...... 12 Focal Points and Landmarks ...... 14 Routes ...... 15 Natural Heritage ...... 16 Natural Heritage Designations ...... 17 Site of Special Scientific Interest ...... 18 Green Belt ...... 18 Neighbourhood Nature Area ...... 18 Trees ...... 19 Expansion Areas ...... 20 First Expansion Area ...... 22 Second Expansion Area - George Square (Town and Gown) ...... 28 Third Expansion Area ...... 34 Fourth Expansion Area ...... 39

Opportunities For Enhancement ...... 44 Development Opportunity Sites ...... 44 Squares and Open Spaces ...... 45 Street Enhancements ...... 46 Shop Front Improvements ...... 46 Wheelie Bins ...... 46 Role of the Public ...... 46

General Information ...... 47 Statutory Policies ...... 47 Supplementary Guidelines ...... 47 Implications Of Conservation Area Status ...... 48

References ...... 50 South Side C o n s e r v a t i o n A r e a C h a r a c t e r A p p r a i s a l

Introduction

Conservation Areas Section 61 of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997, describes conservation areas as “... areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance”. The Act makes provision for the designation of conservation areas as distinct from individual buildings, and planning authorities are required to determine which parts of their areas merit conservation area status.

There are currently 38 conservation areas in Edinburgh, including city centre areas, Victorian suburbs and former villages. Each conservation area has its own unique character and appearance.

Character Appraisal The protection of an area does not end with conservation area designation; rather designation demonstrates a commitment to positive action for the safeguarding and enhancement of character and appearance. The planning authority and the Scottish Executive are obliged to protect conservation areas from development that would adversely affect their special character. It is, therefore, important that both the authorities and other groups who have an interest in conservation areas, and residents are aware of those elements that must be preserved or enhanced.

A Character Appraisal is seen as the best method of defining the key elements that contribute to the special historic and architectural character of an area.

It is intended that Character Appraisals will guide the local planning authority in making planning decisions and, where opportunities arise, preparing enhancement proposals. The Character Appraisal will be a material consideration when considering applications for development within the conservation area and applications for significant new developments should be accompanied by a contextual analysis that demonstrates how the proposals take account of the essential character of the area as identified in this document.

South Side C o n s e r v a t i o n A r e a C h a r a c t e r A p p r a i s a l

South Side Conservation Area

The South Side lies immediately adjacent to the Old Town on the south east side of the city.

The South Side Conservation Area was originally designated in 1976 and extended in 1986. A further amendment was approved in 1996.

The Conservation area falls within Wards 33, 48 and 50

South Side C o n s e r v a t i o n A r e a C h a r a c t e r A p p r a i s a l

Conservation Area Boundary The South Side Conservation Area lies immediately to the south of the line of the defensive walls to the city formed by the Flodden Wall built between 1514 - 1560 and extended by the Telfer Wall built between 1628 - 1636. A clear space was left on the inside of the wall of 12 ft and on the outside of 24ft. This external space was used later for roads, forming the street pattern of today. Consequently, the northern boundary of the conservation area formed by Drummond Street, South College Street, Bristo Port, Bristo Place and Teviot Place follows the line of the defensive walls.

Gates, or ports, at Potterow, Bristo Port and latterly Forrest Road punctuated these walls. These gates were served by two roads approaching from the south, one following the line of Dalkeith Road/Pleasance and the other following the line of Causewayside/Buccleuch Street.

The South Side shares a common boundary to the North with the Old Town Conservation Area. However, at this point the two conservation areas are overlaid by the World Heritage Site, whose boundary lies further south and bites into the South Side and Marchmont and Meadows conservation areas.

The Western boundary is formed by Middle Meadow Walk leading directly onto the Meadows whose northern edge continues the boundary of the conservation area onto Buccleuch Street where the boundary swings southwards following Sciennes. The boundary then follows Braid Place eastwards onto Causewayside swinging south till it meets Salisbury Place and runs along the back of Salisbury Road to meet Dalkeith Road. At this point the boundary moves generally northwards to rejoin Drummond Street taking irregular extensions eastwards to take in Parkside Street, St Leonard’s Bank, the Deaconess Hospital and University buildings off the Pleasance.

The Edinburgh World Heritage Site boundary overlaps the South Side Conservation Area. Starting in the middle of Middle Meadow Walk, it runs eastward to include the northern part of George Square before running up the west side of Bristo Street car park and then turns east into Nicolson Square. The boundary then crosses Nicolson Street to run down Hill Place, turns north up Richmond Place and then east down Adam Street to meet the Pleasance. Everything to the North of this boundary is contained within the World Heritage Site.

South Side C o n s e r v a t i o n A r e a C h a r a c t e r A p p r a i s a l

It should be noted that the Edinburgh World Heritage Trust plays a significant part within the World Heritage Site. Currently the Trust are preparing a management plan, an essential part of which will be the inclusion of the conservation area character assessments that cover the World Heritage Site.

South Side C o n s e r v a t i o n A r e a C h a r a c t e r A p p r a i s a l

Historical Origins And Development

Up to 1700 the area lying to the south of Edinburgh, beyond the City walls, was characterised by scattered houses, open fields and some ribbon development. This stretched along the southern approach roads of Potter Row, Buccleuch Street, Pleasance and also Roxburgh Place and Richmond Place, which led to a tower in the Flodden wall.

The Act of Union of 1707 and the suppression of the Jacobite insurgencies in ’15 and ’45 provided a settled political and social climate that allowed Edinburgh to contemplate expansion beyond the City walls. The constraints of the nor’ loch meant that the initial expansion of the City focused towards the south outside the Telfer and Flodden walls.

Very little remains of the period prior to 1700, but there are a number of former “country” houses dating from the early 1700’s that still exist embedded in the urban fabric of the South Side. Hermits and Termits at 64 St Leonard’s Street dating from 1734 has provided a home for two generations of artists, a railway office for an adjacent coal yard and is now fully restored as a residence. Chapel House (1750) and Pear Tree House (1747) the former now used by the Mosque and the latter being a pub and restaurant. Sciennes Hill House (built in phases from 1741) where Walter Scott as a boy met Robert Burns, is now part of a tenement. 1759 As a result of the peace and prosperity being experienced at this time several small scattered developments were under taken as an extension to the Old Town and located within the boundaries of the town walls. These were Adam, Argyll, and Brown Squares (circa 1740s). Although there was no overall planning philosophy these schemes were considered as planned developments at the time. The landowners in the South Side, particularly from Causewayside northwards, were numerous and feuing their policies in an unrelated George Square fashion.

George Square laid out in 1766, was the most ambitious scheme of unified architecture attempted in Edinburgh at that time. However, this scheme was overtaken by the large scale masterplanning exercise by James Craig for the First New Town, which began work in 1767.

South Side C o n s e r v a t i o n A r e a C h a r a c t e r A p p r a i s a l

One of the principal spurs to expansion came about with the construction of North Bridge in 1772 followed by the construction of South Bridge in 1788 which linked the New Town, Old Town and South Side directly for the first time. The demolition of Lady Nicolson’s House in 1794 allowed Nicolson Street to be extended to Clerk Street and by 1800 building had reached St Patrick Square and Montague and Rankeillor Streets had been laid out.

Up to 1800 the housing that was built was of vernacular style rubble rather than ashlar, although there were some notable exceptions. By 1830 terraces and villas were being erected as far south as West Mayfield. The housing market was saturated by this time and this allied to a declaration of bankruptcy by the City in 1833 resulted in no new building being erected in the South Side for twenty years. 1852

The final expansion of new building in the South Side took place from the 1850s onwards with Hope Park Terrace, Lutton Place and Bernard Terrace all being completed by the 1870s. From the end of the century until the mid 1920s little new building activity occurred. However, in the northern and central sections of the conservation area existing tenements were subdivided twice and sometimes three times without regard to amenity.

A scheme for rehousing the population living in the area between the Pleasance and Richmond Place was prepared by the City Architect’s Department with new building commencing in 1931 which was completed in 1938. There were other, smaller, redevelopments in East Crosscauseway, Buccleuch Street, Simon Square, Gifford Park and St Patrick Square were also carried out at the same time all adding up to a considerable amount of housing redevelopment.

City Architect’s Department rehousing

South Side C o n s e r v a t i o n A r e a C h a r a c t e r A p p r a i s a l

In the late 1920s, the Odeon Cinema and Empire Theatre were constructed, the latter now known as the Festival Theatre having been refurbished in the 1990s. In the 1920s the Corporation commissioned Sir Frank Mears to prepare a plan for Central Edinburgh. His proposals of 1931 were shelved with the outbreak of war in 1939. The Empire Theatre In the thirty years following the Second World War, there was considerable Planning activity in the South Side. The first major plan relating to the South Side was the Abercromby Civic Survey and Plan of 1949. The proposals included a major road development through the area and redevelopment around George Square to cater for the expansion of the University. The survey also concluded that the majority of housing suffered from multiple deficiencies and should be redeveloped. In 1962 the Corporation agreed to process the University/Nicolson Street Comprehensive Development Area (CDA) and approved the proposed CDA in 1968.

Edinburgh University, operating on the basis of these plans, redeveloped most of George Square during the 1960s, leaving only the west side of the square intact. In this redevelopment two tower blocks were built which now dominate the skyline.

In 1966, the Quinquennial Review of the 1957 Development Plan recommended the South Side as an action area for comprehensive development. In 1968, The Secretary of State instructed that the proposed Action Area be deleted from the statutory map and that the 1957 zonings be restored. The review was not formally approved until 1974. The considerable delay added to the uncertainty over the future of the South Side.

In 1973, it was decided that renewal work in the South Side should proceed on the basis of a Local Plan rather than a CDA plan. In 1975, the South Side was declared an Outstanding Conservation Area with conservation and rehabilitation being the key factors in the Local Plan.

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This change in Planning policy, allied to the availability of private sector grants and the promotion of Housing Association activity, produced a burst of residential rehabilitation activity throughout the South Side. This started in the mid 1970s and continued through the 80s and had the effect of restoring confidence in the South Side. The single biggest scheme was the partial restoration and rebuilding of a full street block on Nicolson Street between East Crosscauseway and West Richmond Street, which included ground floor shops and a supermarket. Edinvar Housing Association also made significant inroads into refurbishing blocks on Buccleuch Street, Drummond Street and Drummond Place.

During the same period, the City Council and Housing Associations began extensive new build housing schemes along the Pleasance and St Leonard’s Street where clearance had taken place for the now deleted Bridges Relief Road.

The University created a new square in front of McEwan Hall, while the Royal College of Surgeons refurbished Hill Square. The former Newington and St Leonard’s Church was refurbished as a concert hall (Queens Hall) in the mid 70s and the City Council refurbished the former Empire Theatre in the 1990s (Festival Theatre).

Hill Square

Festival Theatre By the late 1980s and 90s private housing developers started to erect new housing developments on the remaining gap sites, significantly reducing them in number.

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Analysis And Essential Character

The South Side conservation area is a large diverse area with a rich mixture of historical periods and stages of development. However, there are certain features which relate to the conservation area as a whole and these are dealt with under this heading. Later, for the purposes of analysing Spatial Structure and Townscape, the conservation area has been divided into four sub areas.

Site Context and Views The South Side Conservation Area lies on a gentle south facing slope falling towards Gilmerton and Dalkeith. It is bounded by the line of the former town walls to the north and constrained by the major open spaces of the Meadows to the west and Holyrood Park to the east. The buildings of the South Side are built upon a strip of land between these features. The southern boundary abuts the Blacket Conservation Area. view south over West Crosscauseway and beyond The topography of the area means that there are some fine views northwards towards the Castle and the Old Town and eastwards towards Arthur’s Seat and Salisbury Crags. This makes the roofline of the conservation area particularly sensitive to change. Generally the area is characterised by the slender towers of churches and the cupolas and domes of institutional buildings. However, there are some modern blocks from the 1960s, around George Square, that break the skyline.

view over Nicolson Square

view east

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The mixed residential, commercial buildings of the South Side consist mostly of 4-6 storeys constructed of stone with pitched, slated roofs. A characteristic of the South Side is the use of wallhead gables in the early Georgian vernacular tenements. The uniformity of building heights provides a background against which important features of the City stand out. Lying between the Castle/Old Town Ridge and Arthur’s Seat/Salisbury Crags the area fulfils a valuable role by not upstaging them in the overall composition of the City. Victorian tenements It is important that where there are development opportunities lying adjacent to the conservation area boundary that views out of the conservation area are not disrupted and that the style of building reflects the scale, massing and materials of the conservation area. This is particularly true along the eastern edge of the conservation area along St Leonard’s and the northern area of the conservation area where it overlaps with the modern development on edge of boundary World Heritage Site boundary.

• The central position and historic nature of the South Side make the area extremely sensitive to the effects of high buildings and the overall height of the area should not be broken.

• The proximity of Arthur’s Seat, Salisbury Crags and the Old Town Ridge allow dramatic views and glimpses from a large number of points throughout the conservation area and the World Heritage Site. These views should be retained.

• The city skyline of the South Side and its landmarks are particularly distinctive and contribute to the prominence of the World Heritage Site whose boundary overlaps the South Side to the north.

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Focal Points and Landmarks There are a considerable number of prominent buildings that act as focal points throughout the area. These are principally churches and institutional buildings. They tend to occur along two routes, namely Nicolson/Clerk Street and Buccleuch Street/Causewayside.

Beginning with Nicolson Street, at the northern boundary of the conservation area, the most prominent building at this point is the Old College on South Bridge initially designed and started by Robert Adam in 1789. Completed by W H Playfair in 1838 and its distinctive dome being added by Rowan Anderson in 1886. Although the building lies just outside the conservation area boundary its presence on Nicolson Street is particularly noticeable. Looking northwards, the skyline is dominated by the Tron Kirk and the street is terminated by the dome of General Register House on Princes Street. McEwan Hall From Nicolson Square the dome of McEwan Hall is glimpsed along with the minaret of the mosque on Potterrow and the spire of Buccleuch and Greyfriars church. The views along West Richmond Street are dominated by the University Tower Blocks of Hume and Appleton Towers.

To the south of St Patrick Square the skyline is punctuated by the spires of the Queen’s Hall on Clerk Street, St Peters church on Lutton Place and St Margaret and St Leonard’s church on Dalkeith Road.

• With the exception of the two modern towers on George Square the area is punctuated by spires, domes and a minaret reinforcing the character of the area.

St Margaret and St Leonard’s

St Peters

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Routes

Three traffic routes penetrate the area. The principal route, comprising South Clerk Street/Clerk Street and Nicolson Street, runs through the centre of the area having been constructed in Georgian times to make use of North and South Bridge to link directly to the City Centre and the New Town. This street acts as a linear “High Street”, particular from South Clerk Street into the city centre.

The other routes were originally the medieval routes to Edinburgh. The easterly route comprising Dalkeith Road/St Leonard’s Street and the Pleasance running down to the Cowgate. The second medieval route comprises Causewayside/ Buccleuch Street and Potter Row linking with Candlemaker Row and George IV Bridge. East and West Crosscauseway connected these routes, in medieval times.

Clerk St / S CLerk St

• South Clerk Street/Nicolson Street is the principal route through the area and acts as the main shopping street or “High Street” for the South Side.

15 South Side C o n s e r v a t i o n A r e a C h a r a c t e r A p p r a i s a l

view west over George Square to Bruntsfield Natural Heritage There are two major areas of open space to the east and west respectively of the conservation area as well as a number of smaller open spaces and squares within the built up area. Some of these have been designed as an integral part of the urban fabric. On the west side of the conservation area is the Meadows, a major parkland area of open space serving a large part of the population of south Edinburgh. It is a managed open space with recreational facilities including cycleways, tree-lined paths, children’s’ play areas, cricket squares, tennis courts, pitch and put and bowling greens. For the most part it is characterised by large expanses of mown grass, avenues of mature broad-leaved trees with secondary lines of ornamental flowering cherries. The Marchmont tenemental area is visible through the trees on its south side, with Bruntsfield to the west.

from the Meadows to west boundary of Conservation Area

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Arthur’s Seat To the east of the built up area lies the more open and expansive natural heritage landscape of Holyrood Park with Arthur’s Seat and Salisbury Crags being prominent features. The urban edge, which generally coincides with the edge of the conservation area, abruptly meets the rougher terrain; tree planted edge and natural vegetation of the steep slopes forming the boundary of the Royal Park.

Scattered throughout the conservation area there are a number of formal and informal open spaces and squares. A large number have the potential to be improved. This is particularly true in the northern part of the conservation area. Although many are small they make a contribution to residential amenity which is disproportionate to their size. Generally each space is visually linked with at least one other providing significant legibility and an enhanced perception of the amount of open space.

Preston Street Burial Ground Nicolson Square Natural Heritage Designations There are no designations within the boundaries of the conservation area; however, there are several just outside which have an impact on it.

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Holyrood Park Site of Special Scientific Interest

Holyrood Park (Arthur’s Seat Volcano) is an SSSI, identified by Scottish Natural Heritage “as requiring special protection because of its flora, fauna or geological or physiological features.” It has important geological features and complex geology plus a richness of natural plant communities, this area of unimproved grassland is one of the largest and most diverse habitats in the City. There are also significant freshwater aquatic plant communities. Designation is under the Wildlife and Countryside Act 1981

Green Belt Holyrood Park is designated as Green Belt, indicating that its rural character and amenities are to be protected.

Neighbourhood Nature Area “Briery Baulks” on Brown Street was designated as a NNA in 1998. This designation stems from the Nature Conservation Strategy to encourage local residents to take responsibility for enhancing an area of local greenspace by undertaking management to benefit both wildlife and access to wildlife. Briery Baulks

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Trees

Significant trees of stature exist mainly in the Meadows, Hill Square, East Preston Street Burial Ground and the grounds of St Peter’s Church. Other open spaces have mature but small species trees; and while these have a limited attraction in the immediate vicinity, they do not contribute a great deal to the overall sustainable landscape structure of the conservation area. The trees in Holyrood Park have not reached maturity but are a valuable future resource. There is limited street tree planting in streets except for Lutton Place which is sufficiently wide to accommodate tree planting along pavements on each side and along some parts of the Pleasance where street trees have been planted as part of new developments. There are no Tree Preservation Orders within the Conservation Area.

Hill Square

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Expansion Areas The conservation area covers a large area which includes various historical periods and stages of development to form a variety of character areas and spatial patterns. For this appraisal the conservation area is split into four sub areas representing distinctive patterns of growth and development.

Expansion Areas & Spatial Structure

First expansion area

Second expansion area (George Sq.)

Third expansion area

Fourth expansion area

block structure

formal open space

informal open space

successful integration

development opportunities

activity

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• The small open spaces and squares scattered throughout the area generally link together visually and have significance beyond their size.

Townscape

landmarks

important distant views

important enclosed spaces

principal routes

intrusive landmarks

pre 1750s buildings

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First Expansion Area

Spatial Structure

The first area lies to the north of East and West Crosscauseway bounded by Potterow up to South College Street where the boundary follows the old town walls and meets up with the Pleasance. The University Physical Education block is included at this point. The boundary then continues down the Pleasance, deviating to include the Deaconess Hospital, linking with East Crosscauseway.

This area is characterised by informal broken blocks making them very permeable and vernacular in character. Some of the blocks have been infilled with larger buildings such as the Festival Theatre, the former Co-op, and Tesco’s on Nicolson Street. Similarly the block containing Surgeons Hall has been infilled with University buildings. Surgeons Hall Gifford Park Over time, significant redevelopment has taken place, varying from the City Architect’s schemes of the 1930s to address overcrowding including a full street block at Richmond Place/ Pleasance and smaller schemes at East Crosscauseway and Gifford Park. The decline that the area suffered from the end of the second World War up to the mid 1970s produced further redevelopment in the 1980s and 1990s as well as a considerable amount of rehabilitation.

New residential development has occurred on Drummond Street/ The Pleasance, other pockets of redevelopment have occurred on West Richmond Street, Davie Street and Chapel Street. The biggest combined redevelopment/ rehabilitation scheme was that on the east side of Nicolson Street, between West Richmond Street and East Crosscauseway. All of these schemes have followed the grain and height of existing block sizes.

The roads lying between Nicolson Street and the Pleasance tend to remain as setted roads. Drummond Street, which is closed at the Pleasance, has a utilitarian barrier located east of Richmond Street, which mars the geometry of the road layout.

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Nicolson Square With the expansion of the City into the South Side a number of small planned Georgian schemes were developed. Nicolson Square is the earliest, having a grassed area in the centre, with vernacular Georgian tenements on the north side with projecting shop fronts. The south side of the square is marred by the presence of a gap site on the corner of the square and Nicolson Street created by a fire in the early 1990s.

A second “planned” scheme occurs at Hill Square and Hill Place with the concrete corner of the Lister Institute intruding into the square and the former St Michael’s Episcopal Church, now converted to a lecture Hall. The square was the subject of a regeneration scheme promoted by the Royal College of Surgeons.

Informal public spaces occur behind Nicolson Square to the north adjacent to the Festival theatre. The Local Authority housing block on Richmond Street internally contains a children’s play area and garden ground. The small area to the front of this block on the Pleasance has been paved over and now contains wheelie bins.

The meeting of roads at West Crosscauseway and Buccleuch Street is filled with a pedestrian island and could provide a more formal planned open space. Hill Square • Planned Georgian formal development overlays the medieval street pattern.

• Small informal street blocks with a high degree of permeability characterise the area creating theatrical elements.

• Formal and informal open spaces and squares West Crosscauseway / create variety and interest and help to break up Buccleuch Street the hard urban feeling of the area.

• Many of the side streets retain their setts.

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Nicolson Street Townscape The main route through the area is Nicolson Street with side roads on either side linking through to Potterow and the Pleasance and creating an informal grid structure.

The main east - west routes are West Richmond Street and the Crosscauseways. Between Nicolson Street and the Pleasance there are a number of streets running from north to south creating smaller blocks and reflecting the fact that there were a large number of individual landowners when the ground was originally feued. Consequently block sizes and plot sizes tend to be smaller than elsewhere in the conservation area giving a lively variety of building types and frontages.

Building lines are generally to the heel of the pavement, the exceptions being Georgian residential streets and squares, such as Drummond Street and Hill Square. New residential developments on the Pleasance tend to have small gardens to the front to gain privacy. Where new development has occurred on Nicolson Street from East and Potterrow this has been mixed residential and shopping which to West has followed the building line. Crosscauseway Generally heights of buildings vary through the area being between three and six storeys all buildings built before the second world war are of stone construction. New post war development respects the heights and overall massing of the area.

Nicolson Street is the main linear shopping street running through the area supplemented by a wide range of restaurants and cafes on Chapel Street and Potterrow. The streets linking these two also contain a wide range of shops, particularly West Nicolson

Street and Nicolson Square. Other shops occur on Potterrow the returns of the streets linking Nicolson Street with the Pleasance.

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In terms of new development opportunities there are two sites.

• The south east corner of Nicolson Square and Nicolson Street. This is a gap site created by a fire approximately ten years ago. The site is currently in multiple ownership and surrounded by unsightly hoardings.

• The strip of ground running along the east side of Potterrow behind the Festival Theatre is cleared and the site presents a long row of hoardings to the street.

• Two gap sites surrounded by hoardings detract from their surroundings and provide development opportunities that could significantly enhance the area

• New developments reflect the massing and scale of the area and use render and blockwork to keep in character. On the main shopping streets mixed uses have been included. mixed uses on main streets • Smaller block and plot sizes provide a lively variety of building types and frontages.

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Architectural Character This area is characterised by a rich, diverse grouping of architectural styles and buildings using primarily stone and pitched, slated roofs. The area is generally harmonious in scale. It is proposed to treat architectural character broadly under the following architectural styles.

Traditional Dating from the 1730s onwards these buildings were vernacular in style and formed a complete and continuous façade, presenting wallhead gables to the front and newel or turret staircases to the rear. Generally these buildings are of rubble construction, harled or rendered. Examples of this style are found on West Nicolson Street and Nicolson Street.

Two former mansion houses are found in this area each of which have strong historic associations. Peartree House

• Chapel House, a category B listed building, is located behind the mosque on Chapel Street. This is a mid eighteenth century house which was once the home of Andrew Melrose, founder of the tea and coffee merchants. On his death the house became the Royal Maternity and Lying in Hospital where James Simpson first made use of chloroform.

• Peartree House, also category B listed and located on West Nicolson Street near to Chapel House. This house is of the same period and was owned by Adam Fergusson. The house has seen many famous people pass through its doors including James Boswell and Robert Burns. It is reputed that while the house was in the ownership of the brewer Andrew Usher whiskey was first commercially blended here.

Georgian Georgian classical developments made their appearance within the vernacular context of the South Side. This period dates from the 1760s when “planned” developments began to be advanced in the South Side. There is a dignified quality to the architecture of this period complemented by detailed finishes, floorscape and railings. These buildings tend to be five to six storeys in height and finished in ashlar stonework to the front. The transition between vernacular and classical Georgian architecture is evidenced on the north side of West Nicolson Street.

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Housing developments at Drummond Street, Roxburgh Street and South College Street follow the stricter principles of classical architecture and are generally six storeys in height.

Modern Small inter war housing developments at Richmond Place, Gifford Park and elsewhere, comprising infill and redevelopment were successfully integrated into the fabric of the area by using traditional materials such as stone and slate. These buildings reflect the scale of the area. inter war housing at Gifford Park Post war developments include the School of Mining in Roxburgh Place, which is out of scale and character with its surroundings. Some more recent mixed use and residential developments while keeping in scale have used brick as a finishing material which looks out of place. This is particularly true along the Pleasance. Elsewhere block and render have been used which is more in keeping with Scottish tradition. While the scale and massing of these schemes is appropriate, the way some of them address the street with a single entrance to all flats misses the opportunity of providing entrances to ground floor flats, thus increasing vitality to the street frontage.

• Despite the variety of architectural styles and periods which are evidenced this area remains generally harmonious in scale, massing and materials.

• The use of brickwork is not in keeping and should be avoided.

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Second Expansion Area - George Square (Town and Gown)

Spatial Structure Buccleuch Street, Chapel Street and Potterrow turning onto Lothian Street and Teviot Row along its northern edge form the boundary to this area. The boundary then follows Middle Meadow walk linking with the northern edge of the Meadows view north to connect back to Buccleuch Street. from Meadows

This area is dominated by the University, which first moved into George Square in 1914. The principal through route is Buccleuch Street/Potterrow forming the eastern boundary, the routes to the west off this principal route lead directly into the campus and provide no through routes for vehicles. However, the area is extremely permeable for pedestrians.

Bristo Square, which was built in 1983, provides an appropriate setting to the McEwan Hall, but with an absence of development to the east, due to the large car park on Crichton Street, the overall effectiveness is lost. In developing the square Potterrow has been ramped through a tight curve to marry with Lothian Street along the northern boundary. This has resulted in the creation of a pedestrian underpass linking the University area to South College Street that disrupts the original street pattern. McEwan Hall & students union

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George Square In the 1960s the University embarked on a major redevelopment programme around George Square, which is the largest planned open space in the South Side. This involved the redevelopment of the south side of the square and half of the north and east sides. This inward looking Georgian square of small scale residential character has been opened up by modern large scale institutional buildings which contrast in scale and style leaving the Georgian remnants isolated. The tower blocks at mews the south east and north east corners detract from buildings the skyline of the conservation area. behind George Square The Georgian tenements of Buccleuch Street and their mews buildings behind occupy the area to the south of George Square. These in turn lead into small informal squares.

• While there is no vehicular permeability through this area it is very permeable for pedestrians.

• A 1960’s international style of development has been overlaid on the planned residential formality of George Square.

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McEwan Hall Townscape The McEwan Hall and Medical School are distinctive landmarks to the north of George square. However, the internal courtyard to the medical school accommodates cars rather than pedestrians.

George Square itself has suffered considerable disruption to its original form with the major buildings erected by the University. The original plot sizes in George Square have been completely ignored and overlaid by twentieth century international style, tower and podium buildings faced in a variety of materials ranging from slate and stone to concrete and mosaic.

To the south of George Square the original building forms and types occur with the Georgian terraces on Buccleuch Place consisting of main door and common stair tenement blocks of four storeys, basement and attic. The setted street is one of the grandest in the South Side being 18m wide. The garden areas to the southern block are unfortunately given over largely to car parking. The lane to the rear is lined with vacant mews. Buccleuch Place Buccleuch Street The Buildings on Buccleuch Street generally follow a building line which lies to the heel of the pavement. The exception to this is the return Georgian tenement running north from Buccleuch Place. Otherwise the buildings are of varying heights between two and five storeys. Boroughloch Square

The charming Hope Park Square fronting onto the Meadows, and the triangular Boroughloch Square, which is completely dominated by parking, provide a visual urban edge to the Meadows.

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The largest development opportunity in the South Side occurs with the Crichton Street car park, which has been used for parking for thirty years.

• Crichton Street car park provides an opportunity to unify the spatial structure of this area by creating an innovative link building

• With the exception of the two university towers the overall height of the new buildings is in keeping

• Parking is squeezed into every available space and dominates squares and public buildings

• Despite the considerable modern redevelopment that has occurred in George Square, the scale of the gardens, mature landscaping, original railings and street finishes still give the square a coherence.

George Square

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Architectural Character

Despite the major redevelopments that have taken place in George Square there is still a wealth of architectural styles and buildings in this area, the majority using stone and pitched, slated roofs.

Traditional George Square Unusually the traditional, vernacular buildings occur to the south in this area, reflecting the fact that Buccleuch Street was one of the main mediaeval routes into the city. Consequently the buildings forming the Buccleuch Street side of Boroughloch Square evidence wallhead gables to the street and stair turrets to the rear. A new build block in this frontage adopts the same style although the windows are modern.

Georgian Classical Georgian buildings, originally residential, occur on George Square, Buccleuch Place and Buccleuch Street, which were all laid out by James Brown in the 1760s and 70s. These buildings retain their original railings, details and setted streets.

• Archers’ Hall built in 1776 and extended in 1900 sits in a tarmac forecourt set back from Buccleuch Street.

• Hope Park Square a charming Georgian Square containing a delightful Dutch gabled building of 1725.

Archer’s Hall

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Victorian McEwan Hall Buildings from this era tend to occur in the north of this area and are institutional in nature they consist of:

• McEwan Hall and the University Medical School a large Venetian Cinquecento complex designed by Rowand Anderson and built in two stages. The medical school frontage to Teviot Place is long and regular, inside this building there is an impressive courtyard. McEwan Hall is described in the Buildings of Edinburgh as “a magnificent petrified blancmange”.

• Student’s Union on Teviot Place is built in an early 16th former century Scots style. George Watson’s Ladies • The former George Watson’s Ladies’ College now the College Psychology Department on the north side of George Square, a category listed building, built in the French Renaissance manner in 1876.

• Reid School of music on Teviot Row is an unfussy Italianate building of 1858.

Modern The half redeveloped George Square campus constitutes the largest concentration of 1960s buildings in the conservation area and represents major buildings produced by the offices of Basil Spence and Robert Mathews.

• With the exception of the two tower blocks and the massing of the remaining redevelopments on George Square the area is generally harmonious in scale, massing and materials.

• There are significant key institutional buildings contained in this area. tower block at George Square

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Third Expansion Area from West to East Spatial Structure Crosscauseway East/West Crosscauseway crossing the Pleasance and including Beaumont Place to the north forms the boundaries to this area. The Boundary then moves south on St Leonard’s Hill before moving east to include the former James Clark School. St Leonard’s Bank is included and the boundary then runs along the back of St Leonard’s Bank, excluding the new residential developments on the former goods yard, and returns to the Pleasance taking in Hermits and Termits house. The boundary then takes in Parkside Street before moving west to return to the Pleasance. Bernard Terrace and Hope Park Terrace form the Southern boundary before meeting the eastern boundary formed by Hope Park Crescent and Buccleuch Street.

Although some irregularity is evidenced in the street blocks in the north of this area, between St Leonard’s Street and Buccleuch Street, the blocks generally become more regular particularly towards the Clerk Street south. As a consequence there is a greater degree of formality about the blocks, which are lined with tenements. This reduces the permeability of the area. Infilling occurs with the Odeon and the Queens Hall on Clerk Street. Pockets of residential redevelopment on former gap sites have taken place on all streets.

There are no connecting streets between Clerk Street and Buccleuch Street apart from the boundary streets of West Crosscauseway and St Leonard’s Street Hope Park Terrace. However there is a cul de sac off Gifford Park and a new pend entry at Buccleuch Pend, which give a high degree of pedestrian permeability, while creating small block sizes behind the main facade of Clerk Street.

On the east side of St Leonard’s Street new development has occurred with a brick built residential block sitting next to a new police station. New flats have also been built on St Leonard’s Hill and Lane. These developments have followed the grain and height of existing blocks. Further east, the single sided, St Leonard’s Bank has a spectacular view over Queens Drive to Salisbury Crags and Arthur’s Seat.

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St Patrick Square Public open space is at a premium within the urban fabric of this area, occurring at the Georgian planned St Patrick Square and the more informal Victorian corner square on St Leonard’s Street/Bernard Terrace. However, the formal planned parkland of the Meadows forms the western side of Hope Park Crescent, while the wilderness of Holyrood Park defines the eastern edge of this area.

• More formal block pattern reduces permeability and gives a more urban feeling to the area. This feeling is increased by the lack of open spaces within the area.

St Leonard’s Street / Bernard Terrace

Townscape This area combines the busy shopping thoroughfare of Clerk Street with the openness of St Patrick Square relieving the general line of four storey classical facades. There are four streets connecting Clerk Street with St Leonard’s to the east all being residential in character. Cowan’s Close that runs off East Crosscauseway forms a cul de sac entry into the middle of the block giving access to new brick built flats. Montague Street Building lines on the three main north south routes are virtually all to the heel of the pavement, while the east to west routes have small front gardens. Low stone walls with a multiplicity of fencing materials define these garden areas. With the exception of St Patrick Square and West Crosscauseway none of the streets are setted.

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The area is dominated to the east by constant views down streets of Salisbury Crags and Arthur’s seat. The spires of the Queens Hall, St Peter’s and Buccleuch and Greyfriars churches are prominent landmarks punctuating the roofscape. The large open space of the Meadows is encountered as a surprise when exiting this dense urban area via Buccleuch Street and Hope Park Terrace.

As with the other areas there is a variety in building heights between three and six storeys, however, the average height tends towards four storeys. Buildings erected before the second world war are of stone and natural slate finished pitched roofs. Post war buildings in this area are a mixture of brick and harled construction, which respect the general massing and heights. St Peter’s on Lutton Place

Clerk Street Clerk Street is the major linear shopping street with ground floor shopping being interrupted only at St Patrick Square. The activity of shops, offices, cafes, cinema and concert hall, combined with being the major transport link into the City Centre, give a strong liveliness to the street scene. Buccleuch Street is also a busy, more local street with a strong cafÈ element, which stops at Gifford Park. St Leonard’s Street has a number of local shops along its west side. The shop fronts need improvement.

• Salisbury Crags and Arthur’s Seat dominate views to the east and should be protected.

• New developments reflect the massing and scale of the area and use render and blockwork to keep in character. On the main shopping streets mixed uses have been included.

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Architectural Character The variety and diversity of architectural styles and buildings continues to be reflected in this area. The use of stone, harling and slated roofs was universal up to the 1970s when brick developments began to be introduced.

Traditional A smattering of vernacular buildings occur along East and West Crosscauseway and on the returns down Buccleuch Street and St Patrick Street. These tend to be five storeys in height with typical wallhead gables and rear turret stair towers. Buccleuch Pend completed in 2001, adopts the same style. Hermits and Termits, a former “country house” at 64 St Leonard’s Street is probably the oldest house in the area dating

Hermits and Termits from 1734. Buccleuch Pend off St Georgian Patrick Square The majority of this area is from the Georgian era beginning with St Patrick Square which was begun in 1800 to a unified scheme. Clerk Street begun in 1810 continues the line of Nicolson Street. These droved, ashlar fronted tenements continue into Montague and Rankeillor Streets. Development in the latter street was halted in the 1830’s and picked up again in the 1860s. The three windowed Georgian bow corner of Parkside and St Leonard’s Street provides a point of articulation to the bend of St Leonard’s Street.

The most prominent building of this period is the former church on Clerk Street now occupied by the Queen’s Hall and built in 1823 by Robert Brown.

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Victorian As indicated above the main period for building began in the 1860s with a burst of streets including Bernard Terrace, Hope Park Terrace and the completion of Rankeillor Street. While some blocks continue the flat faced tenemental style of the Georgian Period others see the introduction of bay windows to the street frontage. Bernard Terrace Modern Between the wars some redevelopment occurred with the City Architect providing new housing on East Crosscauseway, St Patrick’s Square and Gifford Park. The insertion of a white tiled art deco cinema occurred on Clerk Street in 1930.

From the 1970s numerous infill residential schemes have been completed, particularly in the St Leonard’s area. These schemes are a mixture of brickwork, blockwork and render with the blockwork and render developments being most in keeping visually The best scheme is one produced on St Leonard’s by SSHA. This forms a full street block being three and four storeys in height with an attractive, internal, amenity courtyard development and sensitively designed car parking and garden space. The streets are addressed well and there is a high degree of permeability through the block. Buccleuch Pend The recent recreation of Buccleuch Pend, copying the original vernacular Georgian style with a wallhead gable to the front and a turnpike stair to the rear, and the modern infill residential scheme on Buccleuch Street behind the Odeon cinema, illustrate two approaches to infill that have worked in the use of materials, scale and design.

• Despite the variety of architectural styles and periods which are evidenced this area remains generally harmonious in scale, massing and materials.

• The use of brickwork is not in keeping and should be avoided.

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Fourth Expansion Area

Spatial Structure Hope Park Terrace and Bernard Terrace form the boundaries to this area to the north linked to Summerhall and Sciennes on the west. The boundary then moves to the east along the back of the properties on Sciennes House Place before linking with Causewayside and moving south to meet Salisbury Place and Salisbury Road. The northern corners of Salisbury Road at each end are included, but the boundary runs along the rear of the properties in the centre section. The eastern boundary returns northwards up Dalkeith Road taking in Parkside Street and St Margaret’s and St Leonard’s Church before re-engaging with Bernard Terrace. Newington Road Larger block sizes are found in this area producing a lack of permeability and reflecting the larger feuing pattern found as a consequence of being further to the south of the old City Walls. This gives a degree of uniformity and solidity to some of the blocks. This uniformity is broken on the east side of Newington Road with Georgian tenements set back from the pavement and having shops occupying what were the front gardens to these properties. On the opposite side of the street there is a terrace of individual housing where the front gardens have been given over to car parking. Causewayside differs also in evidencing a mix of styles of buildings.

Dalkeith Road / Bernard Terrace In terms of redevelopment the City Architect’s work of the 1930s occurs on the corner of Dalkeith Road and Bernard Terrace. The other redevelopments that have taken place are mainly residential infill developments on East Newington Place, Sciennes and Causewayside where the opportunity for creating pedestrian routes linking streets has been lost.

A new office block has been built on Bernard Terrace with new single storey workshops and a yard occupying the centre of the block behind. There are no further development opportunities in the area.

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There is no formal open space contained within the area, although the meadows touches the north west boundary. Preston Street Burial Ground provides a green area off Dalkeith Road.

• More formal block pattern reduces permeability and gives a more urban feeling to the area. This feeling is increased Preston Street by the lack of open spaces within the area. Burial Ground

Townscape The principal route through the area to the north is South Clerk Street and Newington Road. This is crossed by East and West Preston Street linking Causewayside with Dalkeith Road (the other principal north/south routes). T h e effect of this is to create four large blocks, which are only subdivided in the south west and north east blocks. Blackwood Crescent and Oxford Street subdivide these blocks, which are quiet tenemental streets. Even quieter cul de sac streets occur at Summerhall Place, South Oxford Street and East Newington Place.

Building lines to the heel of the pavement occur on South Clerk Street and Causewayside. Elsewhere there are generally small front gardens to the front of tenements and new flatted developments, giving a degree of privacy. A significant departure from the building line occurs on Newington Road. The east side has a Georgian terrace set back from the building line, which would have had long front gardens originally. With the exception of one plot these are all now occupied with single storey shops. Similarly on the west side of Newington Road, between West Preston Street and West Newington Place there is a terrace of three storey houses set back from the building line whose front gardens are completely given over to parking. original front garden on Newington Road Building heights vary across the area from two and half to five storeys, with the average height being four stories. As with the rest of the South Side all buildings erected up to the second world war are of stone construction with pitched slated roofs. More recent buildings from the 1980s onwards tend to use a blockwork and, or harling finish. The incidence of brick buildings is not so great in this area as in the rest of the conservation area. However, the triangular block formed by Sciennes and Causewayside has been fully redeveloped with flatted schemes using brick finishes. 40 South Side C o n s e r v a t i o n A r e a C h a r a c t e r A p p r a i s a l

One building that detracts from the area is the 1960s, eight storey ribbed tower belonging to the Royal (Dick) Vet College on the corner of Hope Park Terrace and Summerhall. This building breaks through the general height of the South Side and forms an inappropriate punctuation at the east end of the meadows. Royal (Dick) Vet College The main shopping street is South Clerk Street and Newington Road, with a break in shopping occurring on the west side of Newington Road where a terraced range of small hotels and B&Bs occurs. It is worth noting that shopping on Newington Road stops on the southern boundary of the conservation area where Minto Street begins. Other more specialised shopping occurs on Causewayside. Institutional uses occur with the Royal Dick Vet Hospital on Summerhall, Historic Scotland occupying the former Longmore Hospital, and The Royal Commission for Ancient and Historic Monuments Scotland occupying a new office block on Bernard Terrace.

• The multi storey block of the Royal Dick Vet College is a disrupting element to the skyline

Architectural Character There is a continuing variety and diversity of architectural styles throughout this area although the emphasis moves more into Victorian buildings with the Georgian period being evidenced more in the south where the boundaries of the South Side and Blacket Conservation Areas meet.

Traditional There is one vernacular building of the late 1700s with two wallhead gables occurring at 21 - 25 Causewayside.

21-25 Causewayside

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Newington Road Georgian Significant parts of this area stem from the Georgian era beginning on Newington Road which was started in 1805 and continued over the next 20 years. The terrace properties vary in height from two and half to three and a half storeys. Victorian and twentieth century shops have overlaid these properties. East Newington Place is an incomplete terrace started in 1835. West Preston Street, which was started in 1824, was not completed until 1851. Lord Russell Place The triangular block with a bow front on the corner of Sciennes and Lord Russell Place provides a prominent point of articulation.

Victorian This period saw the linking of the Georgian developments of Montague Street and Nicolson Street with Victorian infilling between. In the early part of this period restraint was exercised in terms of continuing development in the Georgian manner. This is particularly true on Lutton Place and extending into Oxford Street. Similarly with the extension of Preston Street round into Summerhall Place. As the Victorian period progressed mansard roofs and bay windows began to appear. Later buildings introduced gablets and spired towers, some of which are particularly exuberant. This is especially true of the tenemental block on Parkside Terrace Dalkeith Road / Salisbury and that on the corner of Dalkeith Road and Salisbury Road. Road Two churches are particularly significant with prominent spires that can be seen throughout the conservation area. These are St Peter’s on Lutton Place and St Margaret’s and St Leonard’s on Dalkeith Road. Other prominent buildings are the former Longmore Hospital of classical design erected between 1878 and 1880; and the Hope Park and Buccleuch Congregational Church former on Hope Park Terrace an Italianate building of Longmore Hospital 1876. St Margaret’s and St Leonard’s

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Basil Spence designed Garage Modern Twentieth century buildings include a 1937 international style garage, now an off licence, designed by Basil Spence. In 1972 the same firm designed the head office for the Scottish Widows Fund and Life Assurance lying just outwith the conservation area boundary on Dalkeith Road. The Royal Commonwealth Pool designed by the firm of Robert Matthew, Johnson Marshall and built for the Commonwealth games of 1970 complements this building. Again this building lies on Dalkeith Road just outside the conservation area boundary.

workshops at Lutton Place More recent developments include residential infill schemes on Causewayside and Sciennes; Blackwood Crescent; East Newington Place and West Preston Street. A small terraced scheme of four single storey workshops is located within the tenemental block on the north side of Lutton Place providing economic vitality to the area. Blackwood Crescent

• Modern residential schemes are generally harmonious in scale and massing however, the use of brickwork and the way some schemes address the street is inappropriate.

• This area evidences good design connections between the Georgian and Victorian eras.

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Opportunities For Enhancement

Summary of elements that enhance and detract from the special character of the conservation area.

It should be pointed out that the opportunities for enhancement listed below are presented as potential projects which may be carried out if funds become available.

Nicolson Square / Street gap Development Opportunity Sites There are a small number of sites that present themselves as development opportunities. These need to be treated with great sensitivity in order to create a degree of cohesion and unity and to tie the surrounding areas together. Modern innovative buildings should be considered. The sites concerned are

• The south east corner of Nicolson Square and Nicolson Crichton Street. This is a gap site created by a fire approximately Street car park ten years ago. The site is currently in multiple ownership and surrounded by unsightly hoardings.

• The strip of ground running along the east side of Potterrow behind the Festival Theatre is cleared and the site presents a long row of hoardings to the street.

• Crichton Street car park provides the largest development East side of Potterrow site in the conservation area. This site provides a great opportunity to link George Square and Bristo Square with an innovative building that unifies the area.

• The north side of Bristo Square presents an opportunity to enclose and complete the square.

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Squares and Open Spaces

There are a number of formal and informal open spaces that would benefit from an improvement of the quality and nature of these spaces. West Crosscauseway and Buccleuch Street • Consideration could be given to creating a formal square at the junction of West Crosscauseway and Buccleuch Street.

• The small square at the front of the inter-war housing on the Pleasance is in very poor condition and would benefit from an enhancement scheme

• The small square at the Nelson Hall on Dalkeith Road is a south Nelson Hall facing corner site with paving in a poor condition and a small circular flower bed. This space could be redesigned as a pocket park with improved paving and seating.

• Boroughloch Square, which is in private ownership, is completely given over to car parking and could be subject to an enhancement scheme.

• Nicolson Square and St Patrick Square would benefit from Boroughloch Square enhancement, particular in the reinstatement of dwarf walls, railings and replacement trees of a larger scale to complement adjacent architecture and act as a foil to the main road. Greater public access could be provided to these squares, including Hill Square.

• Health Centre Site on West Richmond Street/Pleasance is an important strategic site located on an important route into the City Centre. It has small trees in poor condition with mesh fencing around the boundary. Improvements could include cast iron railings Hill Square and replacing trees around the perimeter with large species to complement the townscape.

Generally the quality of existing open spaces could be improved through further tree planting, giving greater access and boundary treatments.

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Street Enhancements The fencing and railings on many streets are of differing types and poor materials namely weld mesh and chain link. The front garden walls are also in poor condition in lots of cases. Enhancement schemes on a street by street basis could be considered to give unity to boundary treatments.

Shop Front Improvements There are a wide range of shop front styles ranging from good to poor. Consideration could be given to introducing a shop front improvement scheme in selected areas.

Wheelie Bins The introduction of wheelie bins has made a major impact on resolving litter and associated environmental health problems. Efforts have been made to locate containers in a manner which minimises their visual impact. Such efforts must continue to ensure that townscape quality is respected. Within the World Heritage Site a strategy is being prepared for waste management.

Role of the Public It is essential that property owners accept their maintenance responsibilities. The emphasis should be on the repair rather than replacement of original features, as these contribute to the conservation area’s character as a whole. Alterations or additions should be sympathetic to the original style and of an appropriate scale.

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General Information

Statutory Policies

All Local Authorities are directed by Scottish Office Development Department Circular No. 13/1998 to Historic Scotland’s Memorandum of Guidance on listed buildings and conservation areas, in their consideration of conservation and listed building consent matters.

The South Side Conservation Area lies wholly within the area covered by the Central Edinburgh Local Plan (adopted in May 1997). The Local Plan identifies a significant part of the conservation area as falling within a mixed activity zone with an emphasis on promoting an appropriate mix of activities, which contribute to local character and vitality. The remainder of the Local Plan area is covered by a Housing and Compatible uses zoning in which the existing residential character and amenities are to be safeguarded. Within the Conservation Area the existing architectural character, historic and landscape character is to be preserved and enhanced.

The linear shopping street of South Bridge, Nicolson Street, Clerk Street and South Clerk Street has designated Primary Frontages where a maximum of 20% non retail use is allowed; and Secondary Frontages where a maximum of 40% non retail use is allowed. This linear shopping street is also safeguarded as a route for a light rapid transit proposal.

Supplementary to the Central Edinburgh Local Plan is the World Heritage Site Conservation Manifesto. The objective of the Manifesto is to assist in preserving the historic fabric of the World Heritage Site and ensure that changes complement and enhance its special character.

Supplementary Guidelines The Council also produces supplementary planning guidance on a range of development control issues. These are contained within the Development Quality Handbook.

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Implications Of Conservation Area Status

Designation as a conservation area has the following implications:

• Permitted development rights under the Town and Country Planning (General Permitted Development) (Scotland) Order 1992 are restricted. Planning permission is, therefore, required for stonecleaning, external painting, roof alterations and the formation of hard surfaces. The area of extensions to dwelling houses, which may be erected without consent, is also restricted to 16m2 and there are additional controls over satellite dishes.

• Under Article 4 of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992, the planning authority can seek approval of the Scottish Ministers for Directions that restrict permitted development rights. The Directions effectively control the proliferation of relatively minor alterations to buildings in conservation areas that can cumulatively lead to erosion of character and appearance. Development is not precluded, but such alterations will require planning permission and special attention will be paid to the potential effect of proposals. The South Side Conservation Area is currently covered by the full range of Article 4 Directions:

Class 1 enlargement, improvement or other alteration to a dwelling house

Class 3 provision or alteration of buildings or enclosures within the curtilage of a dwelling house

Class 6 installation, alteration or replacement of a satellite dish

Class 7 construction or alteration of gates, fences, walls or other means of enclosure

Class 30/33 local authority development

Class 38 water undertakings

Class 39 development by public gas suppliers

Class 41 development by tramway or road transport undertakings

Class 40 development by electricity statutory undertakers

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• Special attention must be paid to the character and appearance of the conservation area when planning controls are being exercised. Most applications for planning permission for alterations will, therefore, be advertised for public comment and any views expressed must be taken into account when making a decision on the application.

• Buildings, which are not statutorily listed, can normally be demolished without approval under the Planning Regulations. Within conservation areas the demolition of unlisted buildings requires conservation area consent.

• Alterations to windows are controlled in terms of the Council’s policy.

Trees within conservation areas covered by the Town and Country (Scotland) Act 1972, as amended by the Town and Country Planning (Scotland) Act 1997. The Act applies to the uprooting, felling or lopping of a tree having a diameter exceeding 75mm at a point 1.5m above ground level, and concerns the lopping of trees as much as removal. The planning authority must be given six weeks notice of the intention to uproot, fell or lop trees. Failure to give notice renders the person liable to the same penalties as for contravention of a TPO.

Grants may be available towards the repair or restoration of historic buildings. The Council runs a conservation grant scheme. Such grants are normally dependent on comprehensive repair and restoration of original features and priority is given to tenemental housing and prominent buildings. Within the World Heritage Site grants are administered by the Edinburgh World Heritage Trust.

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References

Gifford J, McWilliam C, Walker D, Wilson C, The buildings of Scotland - Edinburgh (Penguin Books, 1984)

Historic Scotland, Memorandum of Guidance on listed buildings and conservation areas 1998.

Gray, John G, South Side Story (W.F.Knox & Co, 1962)

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51 This document is available on request in Braille, tape, large print various computer formats and community languages. Please contact ITS on 0131 242 8181 and quote ref. 02246/9. For additional English copies please contact the enquiry office on 0131 529 3900.

Andrew M Holmes Director of City Development The City of Edinburgh Council 1 Cockburn Street Edinburgh EH1 1ZJ

Produced by the City Development Department : Planning & Strategy

ISBN 1 85191 053 0