Proposals have now been submitted for the former Broughton Higher Grade School at 154 McDonald Road (Refs 13/02458/FUL; 13/02459/LBC). See Breaking news (24.6.13) and Issue 220.
Kingsford Developments has applied for ‘[a]lterations to and change of use from offices to form residential accommodation’. Or, to put it another way:
‘Alterations to form studio residential accommodation (73 units) and associated works including removal of existing internal walls and insertion of new internal partitions; insertion of new windows to rear; insertion of conservation roof lights to rear slope of roof; creation of sun room access to new roof terrace and installation of ballustrade; addition of photo-voltaic panels to flat roof; and widening of existing access on south east elevation.’
The application was made on 27 June (the day before adjacent Broughton Primary School broke up for the summer holiday). Comments – for or against – must reach the Council by 22 July (3 weeks before adjacent Broughton Primary School pupils return for the autumn term; 2 weeks before the next meeting of the New Town and Broughton Community Council and 5 weeks before that of the Leith Central Community Council). A determination date has been set for 26 August. Make of these timings what you will, but clearly they will not assist coordinated opposition.
A ‘Planning Statement’ prepared by Scott Hobbs Planning Limited is attached to the foot of this page. Key proposals of particular interest to local parents include:
- studio units at ground, first, and second-floor levels
- pedestrian access via existing entrances on McDonald Rd and at the side
- vehicle access to communal basement garage via an enlarged side entrance (involving removal of one gatepost)
- new paved and landscaped area (including cycle parking) facing Broughton Road
- concierge (providing security, block management and management of communal facilities)
- sun room and roof terrace
- window insertions into the rear elevation.
‘... innovatively-designed self-contained studio apartments comprising open plan living, sleeping, changing and kitchen / eating area, with enclosed bathroom area. ...
‘Communal areas are also proposed which will comprise living / dining / kitchen space at ground floor level, which will be available for use by occupiers of all units within the building; a shared laundry facility at ground / first floor level; gym, storage and garaging areas at lower ground level; and a roof terrace.’
Kingsford’s ‘Urban Key’ concept is specifically targeted at buildings considered problematic in terms of reuse.
Five meetings have been held between the developer and City of Edinburgh Council from 11 April to 25 June 2013. The substance of these meetings is detailed in Points 2.22–2.32.
The third meeting on 5 June was with Lindsay Glasgow, Assistant Manager, Children and Families. The purpose was for the developer to understand any issues relevant to the design and operation of the proposed development:
‘Children and Families expressed support for the principle of the development, subject to ensuring that the on-going operation requirements of the school were respected and facilitated.’
A non-statutory 'pre-application consultation' was held with the Parent Council on 12 June 2013:
‘The main issues expressed related to car parking (congestion at the school at present and car parking lost nearby to development); construction impact; future occupants (overlooking of school playground); and, school garden (contribution sought to improve school grounds). Following suggestions raised by the Parents’ Council, the applicant agreed in principle to P5 and P6 pupil participation in the site’s development process, as part of their effective learning programme.’
It is unclear to Spurtle who exactly attended this meeting. We seek clarification and will report back.*
Points 4.1–4.25 lay out the planning rules and guidelines affecting the proposal. Unsurprisingly, Kingsford interprets these favourably. Of interest to many parents will be:
- DES2 (Co-ordinated Development) and the Design Statement which illustrates ‘... The manner within which the ‘entire ”education complex” at this McDonald Road /Broughton Road junction could in future be refurbished or redeveloped should either other building become surplus to CEC’s requirements.’
- Kingsford’s concession that Policy HOU5 (Conversion to Residential Use) is subject, among other conditions, to ‘housing being compatible with nearby uses’.
- How, why and when City of Edinburgh Council, having initially advised Kingsford that the application constituted a ‘Major Development’ (with the attendant, extensive, public, pre-application consultation process), determined later that the proposal instead constitued a Local Development.
Neighbours
Regarding the impact of the development on Broughton Primary School, it asserts:
‘Whilst there will be studio windows in the rear elevation facing the school playground, there will be a reduction in the potential for overlooking of school classrooms compared to the permitted office use of the building, due to the juxtaposition of the buildings, the location of windows / cill heights and the reduction in people occupying the building. Whilst some studios will overlook the play area of the school, this commonly occurs in urban schools in Edinburgh. The likely demographic of the occupiers will be younger people, key workers or recent graduates who predominantly will be at work during day time, thus minimising the potential for overlooking. It is considered that there will be a positive impact on the amenity of school users when the building is used as studios compared to that which could occur should the building be re-occupied as an office.’
On the subject of pedestrian safety, the Statement airily suggests potential occupiers will probably not have many cars. If anything, they are more likely to use buses, bikes and mopeds, it says. (However, Spurtle has observed that city-centre locations and excellent public transport links do not deter residents from acquiring cars elsewhere in Edinburgh.)
Aside from concerns about extending Broughton Primary School in existing CEC property, and maintaining surplus capacity in the city’s school estate, parents will naturally be interested in looking at the nitty gritty.
Unfortunately, at the time of writing, 2.10pm on 2 July, this cannot be done online. None of the Proposed Plans is available. Neither are proposed Elevations 5–6. Proposed Elevations 1–4 are not even listed. Without these, assessing the widened side entrance, new sunroof and terrace, and insertion of additional windows to the rear, is impossible unless you hike up to East Market Street. Sorting out the problem is not easy whilst the relevant case officer’s phone continues to go unanswered, messages are not returned, and other officers in the Planning Department are unable or unwilling to help.
How fortunate that there is no impending deadline for sending in comments ... oh.
For specific information on this application, phone the Case Officer: Duncan Robertson Tel. 529 3560
For general information on how to comment on a planning application, go here.
To comment online, you must first register here.
To contact the Parent Council, email: broughtonparents@gmail.com
For up-to-date Parent Council news, visit here.
What's your opinion of all this? Tell us by email spurtle@hotmail.co.uk on Facebook Broughton Spurtle or Twitter @theSpurtle
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Reaction/updates
'In response to the recent press coverage regarding the development of 154 McDonald Road (Broughton Higher Grade School) in to 73 studio flats we have arranged a drop-in event for any one who may have questions regarding this development. This is going to be held at the McDonald Road Library (Nelson Hall) on the 8th of July between 4pm-7.30pm.' [Kingsford Estates, 3.09pm, 2 July]
* 3 July 2013: Nicola Clark-Tonberg, interim-chair of Broughton Primary School Parent Council, has now confirmed for Spurtle the identities of those who attended the consultation on 12th June. As well as herself, present were: Gareth Overton, Lindsay Law and John Gardner (parents), Alex Watts (director of Kingsford Estates Ltd), the architect (name not recorded), and Paul Scott (Kingsford's planning consultant).