Item no 10 • DIN·......... RGH Report no THe! CITVOP I!DIN8UAGH COUNelL Planning Permission 12/00696/FUL at West Princes Street Gardens Princes Street Edinburgh Development Management Sub-Committee of the Planning Committee 1 Purpose of report To consider application 12/00696/FUL, submitted by Mr Nigel Ward. The application is for: The proposal is for the temporary location of a self­ supporting 53 metre giant observation wheel with up to 42 fully­ enclosed and air-conditioned capsules, two ticket booths and a control booth (housed on the platform of the wheel). It is recommended that this application be Granted by Committee. 2 The Site and the Proposal Site description The observation wheel is proposed to be sited at the western end of West Princes Street Gardens upon an existing area of hardstanding. The site is located within the New Town Gardens -included on the inventory of Gardens and Designed Landscapes of Scotland and also identified as being located within the World Heritage Site. The site is also located near to several Category A listed buildings including St Cuthbert's Church of Scotland, St John's Episcopal Church and the Ross Fountain. 1 The site is located approximately 100 metres from Edinburgh Castle- a scheduled ancient monument to the south east. This property is located within the New Town Conservation Area. Site History Princes Street Gardens has accommodated a number of temporary leisure attractions that have been in connection with the Christmas and New Year events programme or the Edinburgh Festival. These have become a regular feature within the gardens over the last 15 years. These include the granting of temporary planning permission for the; * Erection and operating of a big wheel and helter-skelter next to the Scott Monument; * Formation of a Wonderland Christmas Fair and German Christmas Market; * Formation of an ice rink with associated temporary buildings, children's fun-fair, food franchises and toboggan run; * Formation of a Nativity scene; * Formation of a Victorian carousel; * Installation of a bungy trampoline entertainment structure; and * Formation of a Fringe festival event incorporating theatre/cabaret marquee, outdoor cinema screen, cafe, children's area. Pre-Application Process Pre-application discussions took place on the proposals and advice was given on various aspects of the proposed development. Description Of The Proposal This application relates to the temporary erection of a giant observation wheel at the western end of West Princes Street Gardens. The observation wheel will operate for a period of seven months from April 2012 until October 2012. The wheel will be 53.25 metres in height and will also include a large base structure measuring 25 x 20.45 metres that houses two ticket booths and a control booth. The observation wheel will include 42 fully enclosed air­ conditioned capable of carrying up to 8 persons. The wheel will operate until 22:00 daily. 2 . Supporting statement A design and access statement has been submitted. The key issues covered relate to planning policy considerations, operational impacts and a discussion on the heritage impact of the proposed wheel. A further supporting statement has also been submitted that addresses the ...visual characteristics of the observation wheel and includes case studies of identical observation wheels in other historic locations throughout the UK. The design and access statement and supporting statement is ~available for viewing on the Planning and Building Standards Online Services. 3. Officer's Assessment and Recommendation Determining Issues Do the proposals harm the character or appearance of the conservation area? If they do, there is a strong presumption against granting of permission. Do the proposals comply with the development plan? If the proposals do comply with the development plan, are there any compelling reasons for not approving them? If the proposals do not comply with the development plan, are there any compelling reasons for approving them? ASSESSMENT To address these determining issues, the Committee needs to consider whether: (a) the proposals are acceptable in principle; (b) the proposals will harm the outstanding universal value of the World Heritage Site including identified Key Views; (c) the proposals will harm the character or appearance of the historic gardens or conservation area; * (d) the proposals will adversely affect the setting of nearby listed buildings or Edinburgh Castle - a Scheduled Ancient Monument; (e) neighbouring residential amenity will be harmed; (f) there are any implications for natural heritage; 3 (g) there are any road safety or other transportation issues; and (h) there are any implications for archaeological heritage. (a) Similar observation wheels have been located in several cities worldwide and locations nationally including London, Manchester and York. The presence of these structures in these locations is widely regarded as a success in terms of attracting increased visitors to centres and adding to their vitality and viability. The proposal is therefore considered to promote the principles of SPP8 - 'Town Centres and Retailing'. In respect of the Edinburgh City Local Plan Policy Ret 6 'Entertainment and Leisure Developments - Preferred Locations', city centre locations are viewed as preferable for such large scale leisure developments. It is also considered that the observation wheel will act as a trip generator, helping assist surrounding retail uses through increased footfall. Notwithstanding the visual impact of the observation whe.el upon the surrounding environment - assessed in section (b) of the assessment, the use of the land for the siting of an observation wheel over a temporary period of time is acceptable in principle. (b) The Outstanding Universal Value (OUV) of the Edinburgh World Heritage Site is expressed in the statement of significance adopted by the World Heritage Committee of UNESCO. Within the context of this site, the distinct character of Waverley Valley comprising the landscape divide between the two distinctive townscapes of the Old and New Towns is an integral constituent to the OUV and requires careful consideration in the assessment of development proposals. The Edinburgh World Heritage Site Management Plan refers to ' the dramatic topography of the Old Town combined with the planned alignments of key buildings in both the Old and New Town, resulting in spectacular views and panoramas and an iconic skyline' The control of heights around the city centre is critical to the protection of key views. In particular, it is noted that the proposed wheel is likely to impact on key views as defined in the Edinburgh Planning Guidelines on the 'Protection of Key Views'. The proposed wheel will be clearly visible from the Old·Town, particularly from North Bank Street, Mound Place but also visible from Calton -Hill where distant views will be 'possible looking westwards along Princes Street. The wheel will represent a significant intervention within the City Centre, where its presence will interrupt the important picturesque landscape character of the garden that divides the dramatic contrast between developed townscape and open space. The OUV of the Edinburgh World Heritage Site will be temporarily affected but not for any significant period and the status quo will return when the wheel is removed. In addition, this must be assessed in the context of the current tram works which are presently causing visual disruption of the City's streetscapes. The wheel will deliver increased activity in the City Centre which will be of 4 benefit to the local economy. It is judged that a temporary consent is appropriate in this instance and that the Outstanding Universal Value of the Edinburgh World Heritage Site will be safeguarded in the long term. (c) The New Town Conservation Area Character Appraisal sets out the essential character as follows Prince's Street gardens, with its Castle ridge backcloth, provides an open natural setting for a number of landmark buildings directly associated with Edinburgh. The magnificent Greek revival pavilion art galleries by Playfair sitting at the foot of the mound give credence to Edinburgh as the "Athens of the North': Further to the east lies the familiar Gothic steeple of the Scott monument. The Balmoral Hotel completed in 1902 (formerly the North British) is a large quadrangular building, with domed clock tower overlooking Waverley Station. The City's collection of civic statuary provides a focus and punctuation point for many vistas creating an outdoor sculpture gallery. The use of grid layout forms throughout the area provides a formal hierarchy of streets with controlled vistas and planned views. The central position, grid layout and uniform building heights make the area extremely sensitive to the effects of high buildings. Terminated vistas within the grid layouts and the long distance views across and out of the conservation area are an important feature. With regards to the use of the gardens for this attraction, it should be noted that the whole of Princes Street Gardens is considered as an area of open space of outstanding landscape quality and townscape significance. It is also important to retain green public space in the City Centre to allow for people to escape from the activity of the city centre streets. The vast majority of West Gardens and the whole of East Princes Street Gardens will remain free for the enjoyment of its visitors. The proposed wheel is not a building, but is a significant structure due to its height and width. The wheel'S potential to have a significant visual impact is, to a certain extent, reduced due to its location at the far end of the gardens and partially transparent construction. The proposal does not significantly affect the viewer's ability to see surrounding buildings but it is acknowledged it will significantly affect the character of the gardens. In terms of its impact on the conservation area, the impact is less noticeable and temporary attractions are an established part of the visitor experience to the gardens.