Artisan Canonmills held its second round of public consultation on outline plans for 13 Warriston Road earlier this month.
You can see the exhibition boards here and you have until Tuesday 13 December to send in your response to enquiries@canonmillsgarden.com Remember, though, that at this stage you will NOT be commenting on the detailed planning application to the Council.
Some key elements in architects Sheppard Robson’s refined proposal are reported below.
Referencing past and present
AC says further research into local history and building styles has influenced its design. These are reflected in a new people-permeable courtyard, and the likely use of brick, wood and metal to match light industrial premises in the vicinity.
Of all the local building styles, the light-industrial one is Spurtle's least favourite, but each to their own.
Reduced massing and density
AC has responded to local concerns by switching from four 7-storey blocks arranged around the perimeter of the site to five 4–6-storey blocks arranged more centrally around a green courtyard.
This would create more room between the new development and neighbouring residents, with the height gradually stepping up from west to east.
Colony-style dwellings would front a publicly accessible pedestrian/cycle route along the western buffer between Warriston Road and Powderhall Road. This route would add to others through and around the development.
The view from Warriston Path to Calton Hill would be preserved.
The latest plan proposes 184 units, a notable reduction of 18 (10 per cent) from the previous version.
A mix of 1, 2 and 3-bedroom homes in various configurations is included, with 25 per cent being affordable.
AC says it will negotiate with the Council on any contribution to upgrading local infrastructure and school provision. It has not, so far as we can see, responded to suggestions for a new GP surgery or other on-site community space as an integral part of this complex.
Green bits
The existing cypress trees along the site’s eastern boundary would be retained, although later trimmed to form a hedge. Today’s Poplars are apparently in poor condition and have ‘outlived their location’, whatever that means. They would be replaced by a greater number of native species (oak, pine, birch), with apple and pear trees fronting Warriston Road.
Green roofs will be included ‘[w]herever possible’, i.e. wherever they don’t interfere with penthouse terraces.
AC says it’s committed to an eco-friendly development that won’t disturb bats. Importantly, given the site’s proximity to the Water of Leith, it states: ‘Sustainable urban drainage measures … will ensure that there will be no increase in rate of surface water run-off in peak conditions or detrimental impact on the water environment.’
Traffic
Access to basement parking would be from Warriston Road, but details are few and far between. ‘Appropriate levels of car parking will be provided on site and the final number will be agreed in consultation with City of Edinburgh Council ….’
AC is adamant that vehicle traffic to and from the site will be considerably less than that generated by the former B&Q.
What next?
AC, one component of a partnership established in 2008, says it focuses primarily on delivering ‘innovative yet complimentary, sustainable and location specific, mixed-use developments which add quality and a sense of purpose to their immediate environment’.
So far, here, it seems to be living up to that boast. Spurtle likes AC’s approach to public consultation, and – based on what we’ve seen so far – we're also cautiously enthused by its proposal for the Warriston Road site.
If the development is discussed at tomorrow evening’s New Town & Community Council meeting (7.30pm, Broughton St Mary’s Parish Church), we’ll add an update below as soon as possible.
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Paul Foley Shouldn't it be Powderhall Gardens?
Broughton Spurtle Yes, that annoys me, too. Fortunately, it's the Council who will eventually get to choose the name. Spurtle will be urging them to go for 'Puddocky Place'.
Neale Gilhooley Perhaps it should be called Logie Green Gardens as I believe B&Q was built on that old stadium, whereas Powerhall development was built mostly in that Greyhound and Speedway track.
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UPDATE 13.12.16
The New Town & Broughton Community Council gave the scheme its qualified support at last night’s meeting.
NTBCC Planning Convener Richard Price described the amended proposal as attractive and a great use for the site. He welcomed the new buildings’ green credentials, reduced height, quadrangle arrangement, and improved frontage facing the Water of Leith. The scheme will likely receive a favourable reception from the Council, which, like all local authorities, is being urged by the Scottish Government to encourage development of brownfield sites for new housing.
Price expressed reservations about how much on-site parking would be provided. He suggested that City of Edinburgh Council was sending out a ‘subliminal message’ that parking provision could be reduced below the recommended allocation, since CEC is trying to reduce the number of private cars in the capital. If this happened, the danger would be that off-site parking spilled into neighbouring streets, some of which are outwith CEC’s control.
Other NTBCC members said that Artisan Canonmills should widen the scope of their traffic survey to look at other local pinch points. Traffic here was likely to increase at rush hours due to recent developments such at Lidl, Fusion House (Logie Green Road), Warriston Road and Beaverhall Road. Accessing Broughton Road and crossing the bridge over the Water of Leith are already problematic.
Price expressed disappointment that the proposal did not address infrastructural needs in the area. He would push for a new health centre or other community use to be included in the plans.
Comments on the proposals are due today, although will probably continue to be noted for a little longer. However, Artisan Canonmills are moving fast and hope to submit a full planning application before Christmas.