COMMUNITY COUNCIL

Planning Report – October 2020

A. FAIRMILEHEAD CC – LIVE

1. Development for mountain bike trail centre, indoor and outdoor leisure, food and beverage, professional services suites, offices, retailing, short stay visitor accommodation and associated site access, parking, landscaping and other works at the former Lothianburn Golf Club, 106 Biggar Road Reference :- 19/00764/PAN (CEC) and 19/00126/PAC ()

On 13 February 2019 this PAN was lodged by Hillend Leisure Limited. There was a previous PAN under Reference 15/00169/PAN (CEC). There was a public consultation event on Tuesday 5 March 2019 in the Swanston Golf Club. Part of the site lies within Midlothian Council. The PAN was served on both local authorities, but it is understood that Council will be the lead determining authority of any future planning application. Alastair McClung attended the FCC meeting on 3 September 2019 and gave an update on the proposals. I attended a meeting of the Damhead and District Community Council on 3 December 2019 at which Alastair McClung and his planning agent, Richard Slipper outlined their proposals and the issues they are currently working on. Richard wrote to me in June to explain that COVID-19 has impeded them somewhat on progress with the development, but they continue to aim for a PPP submission, once there is a more clear path ahead for businesses overall.

2. Proposed renewable energy development comprising solar panels/photovoltaics, battery storage, flexible gas generation and associated infrastructure on Land to the west of the existing Kaimes substation, Old Road Reference:- 20/02823/PAN

This PAN for a solar farm has been lodged by Kaimes Renewable Energy Park on a site comprising 3 parcels of ground extending in total to approximately 38 hectares. The site lies to the North of the A720 City Bypass, and to the NE across an area of open space is the Broomhills development. The online consultation has been delayed “as the supporting materials continue to be progressed.” Revised dates will be advised in due course. The developers have no connection to the existing Kaimes electrical substation or its owners, Scottish Power. NOTE - Part of the western section of the site lies within the FCC area.

B. FAIRMILEHEAD CC – PENDING 3. Numerous Tree works at 231 Braid Road Reference: - 19/05894/TPO

Mortonhall Golf Club are seeking approval for numerous Tree works. The Trees are covered by a TPO dating back to 1954. In a report accompanying the application, the agent states the “aim is to improve the safety and amenity value of the woods while bringing them back into active management.” The works will be staged over the next 5 years. The agent sent me an update in August. Little progress has been made recently, but it is hoped to get things moving again soon. The specific species for restocking has not yet been decided, but the aim is to increase both species and age diversity throughout the woods, and also with an emphasis on broadleaf species, favouring natives. If natural regeneration can be utilised to fill gaps then this will be utilised as it is more natural, subject to not reducing diversity within the woods. Further updates will be given as and when received from the agent.

4. Consent requested to install and display four non-illuminated roundabout sponsorship signs on the roundabout facing each of the entrance roads on the Roundabout at Dreghorn Link. (Also: EDB028 - Straiton, 4 signs, Easting 327451, Northing 666977; EDB029 - Biggar Road, 3 signs, Easting 324843, Northing 667699) Reference: - 20/02461/ADV

This is an application by Community Partners Limited to install 4 non-illuminated advertising signs at 3 nearby roundabouts – Dreghorn Link; Straiton: and Biggar Road. Each sign will measure 1.2m by 0.5m, and be mounted 0.45m from the ground. 63 objections were lodged on the Planning Portal by the closing date of 10 July. Similar applications are being made for signs on roundabouts at various other locations throughout the Edinburgh area, and some of these also attracted a number of objections. On 14 September, a Memo from the Council’s Transport Dept dated 3 August was lodged on the Planning Portal. This raised a number of concerns, including – requirement for road safety audits to be carried out for each site; and clarity to be provided on the future maintenance of these signs. The Memo also noted as regards the specific proposed locations – “City Bypass / Biggar Road roundabout – the proposed location raises a number of concerns for road safety and the location is unlikely to be acceptable, even with more modest signs. This location includes an approach road under the control of Transport and their views should be sought”.

B. FAIRMILEHEAD CC – WITHDRAWN

5. Proposed residential development at the former Farmhouse, 83 Pentland View Reference: - 19/02636/FUL

Previous Reports have mentioned this proposal by Buckley Building UK Limited. While the application was withdrawn by Buckley earlier this year, it was anticipated a new application would be lodged. Buckley have now indicated “they can no longer go ahead with the plans”. The Council have advised that the property will be readvertised “for sale on the same basis as before, with the main building to be retained with possible conversion into four apartments with up to six mews-style family properties permitted in the grounds”.

D. CONSULTATIONS, GUIDANCE AND OTHER NEWS

6. COVID-19 - impact on Planning Service (The following is a high level update and subject to change) (a) The Scottish Government first published Frequently Asked Questions on recurring Development Management issues on 23 April. These are updated regularly. (b) Virtual meetings of the DMC are continuing as are virtual meetings of the Local Planning Review Body. Midlothian Planning Committee are also holding virtual meetings, with the next meeting arranged for 24 November. (c) Processing of Planning Applications – From March to October site notices were published online. The display of site notices recommenced on Friday 9 October, but this will be kept under review. Any changes will be communicated on the Council website. (d) DPEA – Last month DPEA issued its 8th Guidance Note setting out how it intends to continue progressing work during the pandemic. The vast majority of DPEA work is carried out through written representations. Site inspections have been carried out virtually, using photographs, google earth and drone footage. The default position is (a) any site visit will be carried out on an unaccompanied basis; (b) pre-examination meetings will not take place in person; and (c) hearings and inquiries will be undertaken virtually. The overarching obligation of DPEA is to ensure best evidence and a fair hearing. This Guidance Note is available on the DPEA website. DPEA will be moving office on 16 November to Ground Floor, Hadrian House, Callendar Business Park, Callendar Road, Falkirk FK1 1XR. Phone numbers and e-mail addresses remain the same.

7. Short-Term Lets

Last month’s Report mentioned the report submitted to the meeting of the Planning Committee on 2 September which was produced in response to a Report on Commercial Short-Term Lets published by Andy Wightman MSP in July. A survey conducted by Andy in the first half of 2020 identified 477 properties in Edinburgh which were considered to be operated on a commercial basis, with no permanent resident. 444 of these used a communal entrance or access. Using Planning Enforcement information available on the Planning Portal, the survey identified that 380 of the properties appeared not to have been reported to the Council previously. Of the 477, the survey could only identify one that had sought and obtained planning permission for such a use. At that meeting, the DMC asked Planning Officials to prepare a further report setting out the likely cost of commencing enforcement action on these 380 properties. That further report came before the Planning Committee at its meeting on 30 September. It estimated the likely cost being in a range between £135,000 and £220,000 and that it was not proposed to investigate cases on the basis of this list. The DMC, on a division, agreed by 7 votes to 3 to note this further report and that any individual report of a short-term let submitted to the Council through the online form would be fully investigated.

8. Scottish Government Appeal Decisions (DPEA)

Between 1 January and 31 March 2020, there were 21 appeal decisions issued by DPEA on applications refused by the Council. Of these 16 were dismissed and 5 were allowed – this included the appeals by (i) Edinburgh Boatel against refusal of planning permission for moorings for 5 static canal narrowboats on part of the Union Canal – 18/08091/FUL and PPA-230-2282- mentioned in the January 2020 Report; and (ii) S Harrison Developments Limited against refusal of planning permission for purpose built student accommodation and ancillary uses at 543 Road - 19/01795/FUL and PPA-230-2298 – mentioned in the December 2018 Report. Between 1 April and 30 June 2020, there were 8 appeal decisions, of which 7 were dismissed and 1 allowed.

9. Scottish Government’s Programme for Reviewing and Extending Permitted Development Rights

Development and changes in use of buildings or land need planning permission, which means you have to apply for permission from the local Council before you can carry out the work. Some development has planning permission “pre-granted” by a piece of legislation called the General Permitted Development Order. This sets out the relatively minor developments, which because of their minimal impact on neighbours or the environment, Ministers have decided can be carried out without having to apply for permission. In this consultation it is proposed to add to the kind and scale of developments which you will be able to carry out without having to apply for permission. Permitted developments rights would be extended in the following fields:- digital communications; peatland restoration; agricultural developments; and active travel. In the last category this would allow cycle storage sheds in the front gardens of houses and in private garden areas of flats, and larger storage sheds being permitted in conservation areas. The consultation runs until 12 November. Once the responses have been analysed, the proposals will be finalised and laid before the Scottish Parliament for approval. If approved, the new rules could be in place early in 2021.

10. Proposed Changes to Pre-Application Consultation Requirements in Planning

A Consultation Paper (all 74 pages) was issued by the Scottish Government last month. These requirements were first introduced in 2009. Comments are sought by 6 November. This is not COVID-19 related. The Paper states that “this is the first part of a wider package of measures on improving engagement in planning matters and building public trust”. It includes the implementation of provisions in the Planning (Scotland) Act 2019. I will include a summary in next month’s Report.

11. Planning Time Performance Quarterly Bulletin

Time performance statistics were submitted to the Planning Committee at its meeting on 14 October. This showed the following for the period April to June 2020 • Average decision times for relevant major applications (34.9 weeks) were faster than the Council average for 2019/20 (45.7 weeks), and approached the national average for last year (33.5 weeks). • Decision times for relevant local (non-householder) developments were slightly faster than last year (15.5 weeks), but still have some way to go to reach the national average (10.9 weeks). • Decision times for householder applications (8.9 weeks) were longer than last year (8.1 weeks) and over a week longer than the national average (7.3 weeks).

Across all application types, the Planning Service determined over 780 applications during the quarter. This is lower than typical for a quarter but still a significant body of work considering that during these 3 months the Planning Service was adapting to lockdown restrictions.

E. DEVELOPMENTS – EDINBURGH, MIDLOTHIAN and EAST LOTHIAN

12. Proposed residential and commercial development on Land to the South of Frogston Road East Reference :- 20/04554/PAN

December’s Report mentioned the PAN (Reference:19/04172/PAN) lodged by Barratt and David Wilson Homes for a proposed residential development adjacent to their Broomhills Development. The site is zoned as Green Belt in the LDP. However the developers intended to seek a change of zoning of the site to residential development in the City Plan 2030. There was considerable opposition to this with the Evening News reporting that some 1,000 people had signed a petition opposing this. A new PAN has been lodged. There is an important difference between the 2 PANs as this new one refers to a residential and commercial development. No further details are given. A virtual exhibition is to take place on 25 November with a live chat event, via a site specific website at www.holderplanning.com. Online material will be available at least 7 days in advance of this event. NOTE – western boundary of this site abuts FCC eastern boundary so the site is not within the FCC area.

13. (i) Approval of matters specified in condition 3 of application reference 18/00628/S42 regarding the phasing of future development at Land at Calderstones, Biggar Road Reference:- 20/00441/MSC (Midlothian Council)

This is a Matters Specified in Conditions (MSC) application seeking approval of the phasing of future development at Calderstones. The proposed Phasing Schedule is as follows:- Phase 1 – construction of replacement house; Phase 2 – construction of new access onto the A702; Phase 3 – construction of hotel; and Phase 4 – development of 3 plots to accommodate 3 self- catering units.

This phasing differs from that set out in an EIAR Addendum lodged in support of the S42 application referred to above. In that document, Phase 1 was the construction of the new access road from the A702; and Phase 5 was the construction of the replacement house. The consultation response from Scottish Water regarding the existing water infrastructure is on the Planning Portal along with a helpful map showing the existing water pipes in the Hillend area. The determination date has been extended to 27 November.

(ii) Approval of matters specified in condition 5 of planning permission 18/00628/S42 relating to the siting, design and layout of the proposed replacement house (Phase 1) at Land at Calderstones Reference:- 20/00466/MSC (Midlothian Council)

This is another MSC application seeking approval of the siting, design and external appearance of the new split-level house. The house plot is 1.16 hectares and is sited in the south east corner of the development site. Access to the house will be by a temporary route off the existing internal access road until the other phases of the overall development are complete. The agent in a supporting Note said “The replacement house will have no perceivable increase in transport movements at the access onto the A702, and on the local road network”. As part of Phase 1, the existing house will also be demolished. The papers indicate the materials from the demolition will be “carefully” stored on site. It is further stated that Transport Scotland would not wish these materials removed from the site, to reduce vehicular movements at the existing access. The materials will be crushed and used as hardcore material for other Phases of the development as much as possible. Materials not used on site will be recycled. Consultation responses received since my last Report are on the Planning Portal, including one from Transport Scotland. The determination date for this application has also been extended to 27 November.

14. Application for planning permission in principle for redevelopment of existing Snowsports Centre (“Destination Hillend”) to include additional leisure facilities, tourist accommodation, hotel, function suite, ancillary retail and restaurant, formation of access road and car parking (this application is accompanied by an environmental impact assessment report (EIAR) submitted under the terms of the Town and Country Planning (Environmental Impact Assessment)(Scotland) Regulations 2017 at Midlothian Snowsports Centre References: - 18/00970/PAC and 19/01018/PPP (Midlothian Council)

On 10 December 2019 the application for planning permission in principle was lodged. This follows on from the PAN lodged almost a year before. All the accompanying documents are up on the Planning Portal. In May 2019 Midlothian Council approved £13.8m of capital funding for the development of the Snowsports Centre into an all year round multi activity leisure facility.

In September an interesting Technical Note prepared by Sweco, a leading architecture and engineering consultancy, was put up on the Planning Portal. Sweco were commissioned by Midlothian Council to prepare the Note “to outline proposals to deliver a signalised junction on the A702 to provide access to Destination Hillend. This junction would be formed using the existing bellmouth and bus turning area at the existing site access”. The proposed layout is shown on “Drawing – May 2020” also lodged on the Planning Portal. A copy is at Appendix A. “The proposed junction includes a right turn lane on the northern arm of the A702, and pedestrian crossings on the site access and northern arm of the A702. This Note outlines 3 different signal staging and timing options for the junction and the results associated with each option. Within the modelling the following “committed developments” were included: the development of a new hotel at Calderstones; a further hotel development located east of the A702 Biggar Road; and a 500-space Park and ride facility, also east of the A702 Biggar Road”. There is no mention of the proposed Hillend Leisure development in this Note.

There has been a further development in that a Stage 1 Road Safety Audit on the “signal control scheme” mentioned above, was carried out on 2 September. That Report is now up on the Planning Portal. It indicates that this scheme will deliver the following improvements:- (i) new right hand turn lane on the northern arm of the A702; (ii) removal of bus turning facility; (iii) DMRB compliant junction radii; (iv) introduction of signal control, including controlled pedestrian facilities; and (v) formalisation of uncontrolled crossing over private access on east side of the junction. The Audit however raised the following issues :- (a) mature vegetation on the northbound approach may inhibit forward visibility to the signal heads while the southbound approach has multiple access points – recommendations are for appropriate warning signs to be placed in advance of the signal heads, and for vegetation clearance to be done; (b) during the hours of darkness, southbound approach lacks definition – recommendation is for the street lighting provision to be upgraded to illuminate and define the junction area; and (c) surface draining was observed to be ponding at the location of the dropped kerbs and on the approach to the location of the crossing point – recommendation is for the drainage to be improved and the gully relocated.

On 8 September the Agent also wrote to the Planning Service to request that “the glamping/wigwam proposals are removed from the planning application and do not form part of the assessment for the Planning Permission in Principle application.” A revised plan “Revised Location Plan illustrating Proposed Development September 2020” which removes the glamping/wigwam proposals has been lodged on the Planning Portal.

15. Erection of 14 flatted dwellings and 2 dwelling houses by CM Roofing and Building Limited; formation of car parking and associated works at Land at former Filling Station, Biggar Road, Hillend Reference:- 20/00477/DPP (Midlothian Council)

The applicants see this residential development as a possible alternative to a previously approved Hotel development (which will not now proceed), while accepting this development is contrary to various policies in the Midlothian LDP, e.g. the site lies within the Green Belt. 23 car parking spaces are to be provided on site. The site is some 70 metres from the notorious 3-way junction of the A702, A703 and Pentland Road. The Council’s Road Safety Dept have raised a number of concerns, including insufficient car parking; a drawing with dimensions is required to show that adequate manoeuvring space is provided within the site. Damhead and District Community Council have lodged an objection. Correspondence on the Planning Portal indicates the Planning Officer is minded to refuse consent, as “there is no policy support for the principle of housing on this site”. Environmental Health have stated that they have serious concerns regarding this application in terms of road noise from the A702. The applicants are to provide additional plans/information to address matters raised by Scottish Water and Transport Scotland. The determination date has been extended to 18 December.

16. Proposed residential development by Rennick, including 10 private apartments over 5 floors, on the site of a 1960s former public convenience building at 7 Canaan Lane Reference: - 20/04221/FUL

The Report for December 2018 mentioned that consent had been granted in November 2018 for this development (Reference:- 18/01506/FUL). Since then the applicant has agreed 2 non material variations with the Council in April 2019 and March 2020 respectively. Following further discussion with the Council, a new planning permission is required for a further change, namely the addition of a high-quality render finish to the east facing gable elevation – hence this application.

17. Build a pop-up event on the roof, the event will be formed of two areas. Area A (where we were situated last year) will have a bespoke glasshouse structure built on it to be used as a bar. Area B (next to the mall entrance) will see two canvas tipis creating a bar space alongside an open canvas tipi with food trucks. Both areas will be decorated with festoon lighting and will be sympathetic to its world heritage site surroundings at 1 Waverley Bridge Reference: - 20/03336/FUL

This application by Thor’s Bars Limited is for the roof space at Waverley Mall and is part of the Edinburgh Christmas events. The event has been scaled back and there will be no live or amplified music. 60 staff would be employed and the papers state this will result in a payroll of £70,000. 11 objections have been submitted with one in support. This application was before the DMC at its meeting on 28 October with a recommendation from Planning Officers that it be granted. In their Report they say - “This temporary commercial development will contribute to the city centre's vitality and role as a strategic business and regional shopping centre. Whilst the site is within a prominent location, the proposal will clearly be a temporary addition associated with the festive season and relatively contained within Waverley Mall's roofscape. As a time-limited temporary development, the proposal will not have a significant or long-term detrimental effect on the special character or appearance of the conservation area or detrimental impact on the Outstanding Universal Value of the Edinburgh World Heritage Site or setting of the surrounding listed buildings. As such, the development complies with the Development Plan. There are no material considerations which outweigh this conclusion”. After a presentation, the DMC granted consent. However COVID-19 restrictions mean the event may not go ahead, but that is not a planning matter, but a public health matter.

18. Extension to shopping centre to include new retail, class 11 leisure and restaurant/café units with associated servicing, relocated bus/taxi facilities and reconfigured car parking and landscaping at Gyle Centre, Gyle Avenue Reference:- 19/02604/FUL

The Report for September 2019 mentioned this application for a major extension to the Gyle Centre which opened in 1993. New retail and leisure space would be provided with reconfigured food and beverage space. A new transport hub would be built within the car park and away from the Centre’s main entrance. 334 parking spaces would be lost. The Roads Authority objected to this application for the following reasons:- the proposed design and capacity of the replacement public transport facility was not acceptable and contrary to Council Local Transport (LTS) policy, as were the proposed cycle access and cycle parking arrangements. Among the comments made were – “there was insufficient space for bus turning movements, and the cycle parking was not conveniently located for centre, being remote from the main entrances”. However Planning Officials recommended approval and the application was before the DMC at its meeting on 23 September. On a division, the application was refused by 6 votes to 4. The application did not comply with a range of policies in the LDP, namely Des7 – 3 (e) and(f); Tra3 and 4; and Tra1 and 8.

19. The development of a Sports village for the University of Edinburgh at Peffermill playing fields to accommodate redeveloped playing surfaces and the erection of a new Sports Centre and student residence incorporating ancillary facilities at 42 Peffermill Road Reference: - 19/01249/PAN and 19/05923/FUL

Last Month’s Report mentioned this application which proposes to create world-class sports facilities at Peffermill, the University’s main outdoor sporting site for decades. Planning Officials recommended approval and the application was before the DMC at its meeting on 23 September. The DMC on a division by 6 votes to 4 refused consent for the following reasons – “The student accommodation does not comply fully with the terms of policy Env 10, the proposal conflict with the overarching aims for the green belt set out in Part 1 of the LDP and conflicts with the other applicable aims. In addition, the proposal undermines other applicable green belt aims relating to preserving access to open space and is contrary to policies Env 18 and Env 19. Therefore, a departure from the policy cannot be justified in this instance. The proposal fails to comply with the requirements of policy Hou 1 (1d), Hou 8 and the associated non-statutory guidance. The site lies behind a Flood Protection System and just out with an area of importance for flood management. As a result, it is proposed to raise the finished floor levels to 47.7m AOD which will provide at least 600mm freeboard above the 200-year level with a 40% allowance for climate change. These measures are not considered sufficient for the development to conform to LDP policy Env 21, SPP and CEC guidance in terms of flood risk. Overall, the proposal fails to comply with the overarching aims of the development plan and there are no material considerations which indicate otherwise”. Comment was made that, at this point in time, the Peffermill site is not seen as a student campus.

20. Demolition of existing buildings and erection of mixed-use development by Izar V Lux S.a.r.l comprising residential, hotel, office, student accommodation, senior living retirement housing and other commercial uses including food and drink and healthcare uses, with associated landscaping / public realm, car parking and access arrangements at 34 Fettes Row; and 7,9,11,13 Eyre Terrace Reference :- 19/03803/PAN; 20/03034/FUL; 20/03655/FUL; 20/03661/CON; and 20/03825/PAN

Last Month’s Report mentioned that the formal application for planning permission had been lodged for this ambitious “New Town North” development which proposes to transform the former 5.9 acre RBS Data Centre. Fresh proposals have now been brought forward for Plot 1 for 79 new residential units to replace the proposed 116 room hotel. This is in response to changes in the economic climate caused by COVID 19. This would bring the total number of residential units on the whole site to circa 435. There is an online consultation website. There was an online Q&A session on 8 October.

21. Demolition of existing building and erection of mixed use development including residential, office, retail and café/restaurant uses at Centrum House and BUPA House, 108 - 114, 116 Dundas Street Reference:- 20/03923/PAN

The paragraph above mentions the major development proposed on the site of the former RBS Data Centre. This PAN proposes another major development by MMMARS Dundas Limited on the other side of the road. An online consultation website has been set up – www.108- 114dundasstreet.co.uk - and will be operational between 26 October and 13 November. These buildings were sold to the developer last year for a total of £10m.

22. Construction of vertical launch space port with launch operations control centre, site integration facility, launch pad complex, antenna park, access road, fencing, services and associated infrastructure at Land 2600 metres SW of Dunbuie Talmine Tongue Reference: - 20/00616/FUL (Highland Council)

Last month’s Report mentioned this application for a space port which was granted consent by Highland Council on 5 August subject to 34 detailed conditions. A recent Press Report mentioned that Lockheed Martin had decided to move their UK Pathfinder Launch project to Lamba Nees on Unst, Shetland Islands. The reason appeared to be that the Unst site was a “better technical fit”. However Orbex will continue to work towards launching its small commercial orbital rocket from the Sutherland site in 2022.

22. Erection of mixed-use development comprising residential flats, purpose-built student accommodation, associated car parking, cycle parking, landscaping and infrastructure; change of use of existing car showroom to class 1 and class 3 uses at 553 - 555 Gorgie Road (as amended) References :- 19/03262/PAN and 20/00619/FUL

March’s Report mentioned this mixed-use development being promoted by Kiltane Developments Limited. It would result in 217 student beds, 28 residential apartments (8 of which would be affordable) and 3 commercial units on a warehousing site off Gorgie Road. The application came before the DMC at its meeting on 12 August with a recommendation from Planning Officials that it be granted subject to conditions. It was continued to the DMC meeting on 26 August to seek clarification on an objection lodged by SEPA in relation to flooding. At that meeting the application was granted, subject to conditions and to referral to Scottish Ministers in relation to the SEPA objection. Scottish Ministers have 28 days within which to decide whether they wish the Council to refer the application to them for a decision. No update.

23. Former Royal High School Building at 5-7 Regent Road, Edinburgh Refs: - 15/03989/FUL and 15/03990/LBC Scottish Government Appeals Division Refs: - PPA-230-2178; LBA-230-2076 Refs: - 16/04537/PAN; 17/00587/LBC and 17/00588/FUL (amended applications) Scottish Government Appeals Division Refs: - PPA-230-2213; LBA-230-2118

On 27 October Scottish Ministers announced they had dismissed the appeals against refusal of planning permission and listed building consent in respect of the proposed change of use etc of the former RHS building into a world class hotel, accepting the recommendations from the Reporters. Ministers concluded that the proposed development would not preserve the former RHS building or its setting and would neither preserve nor enhance the character and appearance of the Edinburgh New Town Conservation Area. Ministers agreed with the Reporters’ conclusions that the Proposed Development is contrary to various Policies in the LDP. Ministers also agreed with the Reporters that it is necessary to consider whether material considerations indicate that permission should nonetheless be granted. In this regard, Ministers agreed with the Reporters’ findings that the proposed development would significantly contribute to the Edinburgh tourism sector and thereby to the city economy, and that that these benefits may be regional in scale, which weigh significantly in favour of permission being granted. However Ministers considered that the proposed development would have adverse impacts which would significantly and demonstrably outweigh the benefits of the proposed development. (While St Mary’s Music School also obtained planning permission to develop the site for a new music school, they are unable to do anything because of an agreement between the Council and the hotel developers which is understood to run until 2022.)

Colin W Anderson Planning Representative

Appendix A