FIRST THOUGHTS
As first predicted in March (Issue 326, p.2), Danehurst Developments Ltd have submitted a planning application for purpose-built student accommodation at 22, 24–36 Dunedin St (23/02154/FUL).
They propose 155 or 131 bedspaces (different figures appear on pages 5 and 15 of the Planning Statement) across 4–5 storeys facing the Broughton Rd playpark and 5–6 storeys facing north, under blue-green roofs. There is provision for 9 disabled units.
Accommodation is planned for the upper floors to avoid potential flooding. Indoor amenity spaces at ground-floor level include a games room, gym, communal kitchen, study rooms and library. High-quality landscaping outside would be provided in south and west-facing courtyards. External lighting of the pend would be improved.
Two disabled car-parking spaces would be provided. There would be 100% cycle parking available for everyone else.
Eleven neighbours, Cllr Jack Caldwell and the New Town & Broughton Community Council participated in pre-application consultations. The developers say they have addressed concerns expressed about potential overlooking and loss of daylight, design and massing, increased student numbers, impact on local roads and parking, general construction and noise impacts, and impact on views.
Danehurst say that, while the development would add to student numbers living in the neighbourhood, this number would not exceed 50% of the local population. Its definition of the ‘locality’ is based on 2011 Census data. It is approximately bound by Warriston Road and Water of Leith to the north, East Claremont Street to the south, Powderhall Road to the east and Inverleith Row to the west (see figure below).
Danehurst have included 8 consented or pending-decision PBSAs in Beaverbank Pl, Canonmills Gdn, Beaverhall Rd and Logie Green Rd in their calculations. Taking all these into account and adding the proposed number of students in Dunedin Street, they say the total student concentration in the locality would amount to 16%, well below the 50% concentration threshold set under Housing Guidelines.
However, Danehurst’s chosen locality narrowly excludes the 150-bedroom PBSA currently proposed for Eyre Place and on appeal to the Scottish Govt (Issue 326, p.1). We have discussed such problems of area definition before (Issue 327, p.3).
Spurtle has not yet had time to read through the proposal in detail. At first glance, our impression is positive. Rummage for yourself here (the Planning Statement is a good place to start). The last date for comments is 15 June – make them online here.
Got a view? Tell us at spurtle@hotmail.co.uk
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