Representatives of the developer S. Harrison Development Ltd (SHD) were on hand in McDonald Road Library yesterday afternoon and evening to explain outline proposals for the 0.55-acre site at 34b Haddington Place (Breaking news, 3.6.14).
Unsurprisingly, at this public consultation stage of the pre-application notification process, there were no detailed plans or visuals. However, there was just about enough on display to get a clearer sense of what is proposed for this mixed development comprising student accommodation, restaurant, retail and underground gym, and to set it in some context.
An added advantage, they point out, is that it would reduce student pressure on Edinburgh’s family-housing stock.
The plan envisages accommodating 205–20 students, the precise number depending on market conditions and the consequent configuration of rooms and ‘clusters’ (flats). SHD representatives insist that this number, when considered ‘in the round’, is well within the Council’s guidance limit for the number of students as a percentage of the local population. It seems prudent, however, for locals to insist Council officers carefully check SHD’s ‘common-sensical’ interpretation of local population statistics.
In terms of overall scale, massing and form, the plans resemble those which the Council was minded to approve in 2010 for a 205-bed hotel + retail + café/restaurant scheme (Ref. 09/02342/FUL). On the Annandale Street Lane side, they are arguably an improvement. Being stepped back, they don’t loom over the nursery here as previous proposals would have done.
This observer preferred the 2009 proposal’s less ‘in-your-face’ arrangement, which still aligned with neighbouring buildings but – as far as we recall – had a recessed and covered arcade. Such an arrangement would provide some protection from the elements, and might allow for more ‘pavement café culture’ in what is likely to be a bustling local hub if and when the planned tram-stop is created immediately outside.
Shops, restaurants and gym would be supplied from the front by a dedicated (and already approved) service layby on Haddington Place.
There are only six (internal) parking spaces proposed, most of them reserved for disabled drivers. Withholding local parking permits to the vast majority of the proposal’s other users/residents would therefore seem prudent.
Spurtle enquired about the internal dimensions of the retail units, and whether they would suit yet another ‘Local’ supermarket. We got no clear answer. It was suggested, however, that Edinburgh’s planners could choose to impose a ‘non-food retail’ condition on any future consent. If this is so, it can do no harm for locals to start calling for such a condition as early and as often as possible in order to safeguard some of the area’s remaining small independent shops.
Overall, Spurtle’s impression at this very early stage is that SHD’s approach represents an acceptable combination of principle and pragmatism. We urge locals to remain vigilant and sceptical, but to engage positively with the developer to make this scheme as good as it can possibly be.
Please tell us what you think, and we'll add your comments to the foot of this page. You can contact us by email: spurtle@hotmail.co.uk or Twitter: @theSpurtle or Facebook: Broughton Spurtle
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@theSpurtle déjà vu.
@theSpurtle I'm sure this will work well with the ones at Murano Pl & Shrubhill House #studentoverkill
@theSpurtle Looks pretty alright, really
@theSpurtle hopefully, but this would be 5th student development in c300m radius from Leith Walk/McDonald Rd junction. Over 1,000 beds.
@Notthatdavidcam Aren't students these days among the quietest, hardest-working and most law-abiding citizens? Big local spenders, too?
@theSpurtle maybe, but too much of anything is normally bad for you. Large transient community not great. Common theme with #southside
@Notthatdavidcam @theSpurtle but at the same time no one wants them in tenements and encouraging exploitative landlords. You can't win.
@SRDorman @theSpurtle yup, I'd agree with that. Communities suffer 2a degree either way. Need to move 2the countryside #gettheflockouttahere
@Notthatdavidcam @theSpurtle nah. Need to make cities more livable!
@SRDorman @theSpurtle True! Just need to strike a good balance in an area like this. Difficult but not unachievable.