SUPPLEMENTARY GUIDANCE TOLLCROSS TOWN CENTRE DECEMBER 2017 Supplementary Guidance Tollcross Town Centre Introduction Tollcross Town Centre is one of Edinburgh’s nine Town Centres. Within these centres, the To prevent non-shop uses that detract from the streets’ liveliness, changes to uses such Council is committed to ensuring they continue to serve those who live, work, visit and as residential are not acceptable. To prevent excessive concentration, no new hot food shop there. One way it does this is by guiding when a shop unit can change from a shop takeaways will be allowed. New cafes and restaurants must not lead to an unacceptable use to another use suited to a Town Centre. This document sets out when the Council will impact on living conditions for nearby residents. give planning permission for changing the use of a shop unit in Tollcross Town Centre. Aims and Objectives This document sets out when the Council will give planning permission for changing the use of a shop unit in Tollcross Town Centre from a shop use to a non-shop use. It This document will support the vitality of Tollcross town centre as well as contributing is prepared in accordance with Policy Ret 9 : Alternative Use of Shop Units in Defined to the success and vision of Edinburgh. The Guidance supports Tollcross town centre in Centres of the Local Development Plan and applies to all units within the town centre. It being inspired, connected, fair and thriving through is intended to frequently review this guidance to reflect changing shopping trends. • Creating a thriving town centre through supporting a mix of uses, whilst retaining retailing as the primary function of the town centre Tollcross Town Centre • Consider the contribution the use of units can make to placemaking • Providing a flexible approach to change of uses to meet the demands of a growing The Town Centre is shown on the map at the back of the document. A mix of uses economy and changing society and currently exist including shops, offices, cafes and bars. Where a unit is used as a shop, it • Contributing to the quality of life of Tollcross residents and visitors. is necessary to get planning permission from the Council to change to another use. The continued existence of a variety of shops is seen as critical to the health of Tollcross. However, there are also benefits in allowing shops to change to other uses that maximise the Town Centre’s easily accessible location for the community. It is therefore felt that, in certain areas, permitting a change of use to a office or a cafe/ restaurant use would enhance the town centre. 1 Supplementary Guidance Tollcross Town Centre What is a shop unit? Key Findings The Supplementary Guidance has been informed by a ‘public life street assessment’ Premises opening directly onto the street and designed primarily for shop use. In carried out by design consultants for the Council. Some of the findings are shown below: some locations the shop unit can be above street level or at basement level but still have direct access and be visible from the street. Place Function Diagram PLACE FUNCTION MOVEMENT FUNCTION What is a shop use? ASSESSED AGAINST GEHL’S 12 QUALITY CRITERIA BASED ON DIRECT OBSERVATION TECHNIQUES + USER INTERVIEWS PLACE FUNCTION ASSESSED AGAINST GEHL’S 12 QUALITY CRITERIA MOVEMENT FUNCTION A unit used for the sale of goods (not hot food),e.g. post office, sale of tickets, travel BASED ON DIRECT OBSERVATION TECHNIQUES + USER INTERVIEWS FEELING SAFE AESTHETIC QUALITY + POSITIVE MINIMAL OBSTACLES + [PROTECTION FROM SENSORY EXPERIENCE HINDRANCES [STREET CLUTTER, TRAFFIC+ACCIDENTS] agency, cold food for consumption off the premises, hairdressing, funeral parlour, [MATERIALS, PLANTS, DESIGN] NARROW PAVEMENTS] 12 1 E N A AESTHETIC QUALITY + POSITIVE FEELING SAFE J MINIMAL OBSTACLES + O E Y SENSORY EXPERIENCE [PROTECTIONF FROM M A HINDRANCES [STREET CLUTTER, S E launderette or dry cleaners. All where the sale, display or service is principally OPPORTUNITIES TO [MATERIALS, PLANTS, DESIGN] TRAFFIC+ACCIDENTS] FEELING SECURE N T NARROW PAVEMENTS] MINIMAL PEDESTRIAN P ENJOY POSITIVE T [PROTECTION FROM E - WAITING POINTS K ASPECTS OF CLIMATE G CRIME+VIOLENCE] - [CROSSINGS, PAVEMENT O 11 2 O N B CONGESTION] D O I T D 12 1 to visiting members of the public. (These types of use are grouped together and E N A C E J O E E S Y F M A T I S E G OPPORTUNITIES TO FEELINGO SECURE N T N MINIMAL PEDESTRIAN P T ENJOY POSITIVE [PROTECTIONR FROM E - P WAITING POINTS K ASPECTS OF CLIMATE G CRIME+VIOLENCE]CLIMATE AND - DIMENSIONED AT [CROSSINGS, PAVEMENT O 11 CYCLE RACKS + collectively called Class 1 Shops) PINCH POINTS [EFFECTIVE 2 O POLLUTION [PROTECTION HUMAN SCALE N B CONGESTION] PARKING FACILITIES D PAVEMENT WIDTH TOO O I AGAINST UNPLEASANT T D NARROW FOR ACCESS + 10 3 SENSORY EXPERIENCES] I C E N C HIGH FOOTFALL] E S A I T I G O R N T R S P CLIMATE AND E DIMENSIONED AT CYCLE RACKS + PINCH POINTS [EFFECTIVE C D HUMAN SCALE POLLUTION [PROTECTION PARKING FACILITIES Y PAVEMENT WIDTH TOO E AGAINST UNPLEASANT C P NARROW FOR ACCESS + 10 L 3 SENSORY EXPERIENCES] I OPPORTUNITIES FOR N C PERCEPTION OF HIGH FOOTFALL] Types of non-shop uses I N OPPORTUNITIES A PLAY + UNFOLDING SAFETY FROM TRAFFIC I ENOUGH PEDESTRIAN G TO WALK [NO ACTIVITIES R CROSSING POINTS 9 OBSTACLES, GOOD T H [TEMPORARY USES [LESS JAYWALKING] SURFACING, ROOM] S 4 + ENTERTAINMENT, D E SUMMER + WINTER] C PLACE FUNCTION D MOVEMENT FUNCTION Y ASSESSED AGAINST GEHL’S 12 QUALITY CRITERIA E BASED ON DIRECT OBSERVATION TECHNIQUES + USER INTERVIEWSC P L OPPORTUNITIES FOR Changing a shop to non-shop use is known as a “change of use” and will always require PERCEPTION OF I N OPPORTUNITIES PLAY + UNFOLDING ENOUGH PEDESTRIAN SAFETY FROM TRAFFIC G ACTIVITIES TO WALK [NO CROSSING POINTS OPPORTUNITIES9 TO OBSTACLES, GOOD CYCLE LANES OPPORTUNITIES H [TEMPORARY USES [LESS JAYWALKING] TALK + LISTEN [NOISE C PERCEPTION OF SAFETY O TO STAND/STAY4 SURFACING, ROOM] + ENTERTAINMENT, D LEVEL, SEATING M G FROM TRAFFIC SUMMER + WINTER] F N [ATTRACTIVE EDGES, 8 O YI G an application for planning permission. Non-shop uses which may be acceptable in ARRANGEMENTS] R PLACE FUNCTION T TA 5 DEFINED SPOTS] E - Q + S MOVEMENT FUNCTION ASSESSED AGAINST GEHL’S 12 QUALITY CRITERIA UA G LITY OF MOVIN BASED ON DIRECT OBSERVATION TECHNIQUES + USER INTERVIEWS FEELING SAFE AESTHETIC QUALITY + POSITIVE MINIMAL OBSTACLES + OPPORTUNITIES[PROTECTION TO FROM CYCLE LANES the Tollcross town centre include:: SENSORY EXPERIENCE C OPPORTUNITIES HINDRANCES [STREET CLUTTER, PERCEPTION OF SAFETY TALK + TRAFFIC+ACCIDENTS]LISTEN [NOISE O [MATERIALS, PLANTS, DESIGN] M 7 6 G TO STAND/STAY NARROW PAVEMENTS] F FROM TRAFFIC LEVEL, SEATING OPPORTUNITIESF TO SEE OPPORTUNITIESN TO SIT [BENCHES CONTINUOUS LEVEL 8 OR YI [ATTRACTIVE EDGES, G ARRANGEMENTS] [LIGHTING, INTERESTINGT TO REST, TSEATINGA ZONES, 5 DEFINED SPOTS] PAVING SURFACE + E - S VIEWS] QU PRIMARY + + SECONDARY] PEDESTRIAN PRIORITY ALITY OF MOVING 12 1 E N A J O AESTHETICE QUALITY + POSITIVE FEELING SAFE Y • Service uses - lawyers, accountants, estate agents, health centres, surgeries of F MINIMAL OBSTACLES + M A [PROTECTION FROM S E SENSORY EXPERIENCE OPPORTUNITIES TO FEELING SECURE HINDRANCES [STREET CLUTTER, N T 7 6 F TRAFFIC+ACCIDENTS] MINIMAL PEDESTRIAN [MATERIALS, PLANTS,P DESIGN] ENJOY POSITIVE T OPPORTUNITIES[PROTECTION TO SEE FROM OPPORTUNITIES TO SIT [BENCHES NARROW PAVEMENTS]CONTINUOUS LEVEL E - WAITING POINTS K ASPECTS OF CLIMATE [LIGHTING, INTERESTING TO REST, SEATING ZONES, PAVING SURFACE + G CRIME+VIOLENCE] - [CROSSINGS, PAVEMENT O 11 2 VIEWS] PRIMARY + SECONDARY] PEDESTRIAN PRIORITY O dentists, doctors and vets (These types of use are grouped together and collectively N B CONGESTION] D O I T D C E 12 1 E N A E S J O E T I Y F G M A O S E N OPPORTUNITIES TO called Class 2 Financial, professional and other services) R FEELING SECURE N T MINIMAL PEDESTRIAN P T ENJOY POSITIVE P [PROTECTION FROM E - CLIMATE AND WAITING POINTS K DIMENSIONED AT ASPECTS OF CLIMATE G CRIME+VIOLENCE]CYCLE RACKS + PINCH POINTS [EFFECTIVE - POLLUTION [PROTECTION [CROSSINGS, PAVEMENT O 11 HUMAN SCALE 8 2 PARKING FACILITIES PAVEMENT WIDTH TOO O N AGAINST UNPLEASANT B CONGESTION] D O NARROW FOR ACCESS + 10 I SENSORY EXPERIENCES] 3 I T D N C HIGH FOOTFALL] C E • Food and Drink consumed on premises - restaurant, cafe, snack bar (These types A I E S T R I G T O N S R E P CLIMATE AND C D DIMENSIONED AT CYCLE RACKS + of use are grouped together and collectively called Class 3 Food and Drink). Public PINCH POINTS [EFFECTIVE Y 8 HUMAN SCALE POLLUTION [PROTECTION E C PARKING FACILITIES PAVEMENT WIDTH TOO P AGAINST UNPLEASANT L OPPORTUNITIES FOR NARROW FOR ACCESS + 10 PERCEPTION OF I 3 SENSORY EXPERIENCES] I N OPPORTUNITIES N C PLAY + UNFOLDING SAFETY FROM TRAFFIC ENOUGH PEDESTRIAN HIGH FOOTFALL] G A TO WALK [NO I ACTIVITIES CROSSING POINTS houses and hotfood take-aways will not be considered acceptable. 9 OBSTACLES, GOOD R H [TEMPORARY USES [LESS JAYWALKING] T SURFACING, ROOM] 4 + ENTERTAINMENT, D S SUMMER + WINTER] E C D Y E C P L OPPORTUNITIES FOR PERCEPTION OF I OPPORTUNITIES N PLAY + UNFOLDING SAFETY FROM TRAFFIC ENOUGH PEDESTRIAN CYCLE LANES G We have produced Guidance on what changes of use are permitted andOPPORTUNITIES when TO an ACTIVITIES TO WALK [NO OPPORTUNITIES CROSSING POINTS TALK + LISTEN [NOISE C 9 OBSTACLES, GOOD PERCEPTION OF SAFETY H O [TEMPORARY USES M TO STAND/STAY FROM TRAFFIC [LESS JAYWALKING] LEVEL, SEATING G 4 SURFACING, ROOM] F + ENTERTAINMENT, D N [ATTRACTIVE EDGES, 8 O YI G ARRANGEMENTS] SUMMERR + WINTER] A T T 5 DEFINED SPOTS] E - Q + S UA G LITY OF MOVIN application for planning permission will be required.