Oberlanders LLP No.1 Slateford Road Design Statement by Valentin Hunzinger

No 1 Slateford Road Edinburgh

DESIGN STATEMENT July 2009

Oberlanders Architects LLP 16 Melville Street Edinburgh EH7 3NS 0131 2259070 Job no.1529 - April 2009

www.oberlanders.co.uk 1

Job no.1529 - April 2009

CONTENTS Project Details

pg.5

Section 1 - Site appraisal - history - context

pg.7

Section 2 - Development strategies

pg.15

Section 3 - The preferred design solution plans sections elevations

pg.29

Section 4 - Proposed materials

pg.55

Section 5 - Sustainability Appraisal

pg.59

Section 6 -

Access Statement

pg.65

Appendix 1 - Community consultation reports

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PROJECT DETAILS The proposed development comprises a Mixed Use, primarily residential, regeneration of a brownfield site. The site most recently accommodated a storage and distribution depot, now relocated, served by large and small scale haulage vehicles. The proposal seeks to consolidate and further enhance primarily housing provision within the existing and well established residential neighbourhood. The proposed development, in summary, will comprise 4 blocks of residential apartments, one of which is supplemented by a ground floor commercial/retail unit fronting Slateford Road. 64 apartments are proposed for private residential sale. (8 three bedroom, 29 two bedrooms and 27 one bedroom) 40 apartments are proposed for private / student rental, under a serviced management regime. (1 three bedroom apartments, 5 four bedroom apartments, 7 five bedroom apartments and 27 six bedroom apartments).

Developer:

AMA (New Town) Ltd 15 Coates Crescent Edinburgh EH3 7AF

Architect:

Oberlanders Architects LLP 16 Melville Street Edinburgh EH3 7NS

Provision of the designated affordable housing quota is proposed off-site. Dunedin Canmore Housing Association is the agreed development partner. The proposed site for affordable housing is in close proximity, off Gorgie Road, on a high quality, south facing development plot adjacent the Water of Leith. In combining development of the two sites, AMA and DCHA are able to deliver one cohesive development of an appropriate size, with consequent management and procurement efficiencies in preference to two smaller, disparate developments. The proposed site is in very close proximity to existing DCHA housing stock and management offices, further enhancing the proposed affordable housing development solution. All car parking requirements for the development will be provided on-site, including visitor parking, to ensure no additional burden is added to the current on-street parking provision. The majority of car parking is provided below ground, with a subsequent high level of green space and open amenity ground throughout the site. All buildings will be thermally efficient and constructed from durable materials, with a cohesive and co-ordinated palette applied holistically throughout the entire development site. AMA and Oberlanders together have a strong reputation for creating high quality residential developments within Edinburgh. It is hoped that this proposal will build upon this tradition, enhancing an established and much loved neighbourhood with the addition of a cohesive, sustainable, residential community. The following document provides background and supporting information on the proposed development, together with detailed plans and elevational drawings.

Job no.1529 - April 2009

SECTION 1 Site appraisal History Context

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1 - Site entrance viewed form approach along Slateford Road

Job no.1529 - April 2009

2 - View from Primrose Terrace looking towards truncated gable and industrial warehousing

3 - Site entrance and Laurel Terrace viewed from Slateford Road

SECTION 1

THE EXISTING SITE

Site appraisal History Context

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5 - View of ad hoc spaces and industrial buildings fronting Primrose Terrace

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4 - Centre of site, looking South East

The site is located in North Merchiston at No.1 Slateford Road, between 4 storey Victorian tenements to the North and a disused railway line to the South. Total site area is 7080m² (0.708 hectares). Over half the site is currently occupied by warehousing and industrial buildings ( 745m²) with the remainder of the site ( 5m²) hard standing for large containers, loading bays, or surfaced parking for various configurations of cars (40 or 50), vans and large haulage trucks. Vehicular and pedestrian access into the site is currently from Slateford Road and Laurel Terrace.

6 - Industrial buildings fronting Primrose Terrace presenting oppresive barrier to street

Ordnance Survey plan and aerial photo overlay showing site boundary

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Iron Gate on Harrison Road

Gate on Harrison Road from below

Redundant railway platform

Merchiston Station and Caledonian Railway Line, past and present

The drying green Laurel Terrace

Job no.1529 - April 2009

Primrose Terrace viewed from Slateford Road

SITE HISTORY The site was once a large house and grounds (Gorgie Mains) surrounded by countryside and agricultural land. Over time, the site became an engineering and manufacturing works. Manufacturing use, as a biscuit factory, was recorded up to 1966. More recently, the site served as a retail warehouse and finally distribution centre. Fragments of the industrial buildings remain, though generally of low quality and not suitable for retention or re-use.

SECTION 1 Site appraisal History Context

1896 map showing Gorgie Mains House on site, railway line (built 1848) and colonies (built 1880) industrial units fronting primrose terrace To the North of the site, Slateford Road became a major arterial route into the city with subsequent tram line. The Southern site edge is defined by the platform once serving the Caledonian Railway’s Merchiston Station. The line ran to a terminus on Lothian Road from Carstairs, South Lanarkshire, before being dismantled in the 1960’s. Merchiston Station was accessible from both Harrison Road to the East and from Primrose Terrace to the West. Primrose Terrace, unlike most colonies, served as a connecting street with pedestrian crossings over the railway leading southwards to Harrison Place and Gardens. The disused railway is now a cycle track and a popular place for dog walking and exercising. Adjacent to the Harrison Road bridge, the original gate and remnants of steps remain that once took passengers to the platforms below. Traces of the old platforms are still visible in the undergrowth.

1908 map showing industrial Engineering Works building on site, with tenements now fronting Slateford Road

To the East and West, the site is flanked by terraces of three storey colony housing at Primrose Terrace and Laurel Terrace, built in 1880. Towards the end of Laurel Terrace, below the trees on the embankment from Harrison Road, a shared ‘drying green’ fronts the eastern site boundary.

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EDINBURGH CONTEXT â&#x20AC;&#x201C; the built form and its setting. Edinburghâ&#x20AC;&#x2122;s unique, striking character derives from a dense pattern of built urban grain tightly woven with clearly defined green landscaped spaces. Together, building and landscape create a cohesive city fabric, within which individual districts further develop their own identities and reflect their specific character and origin.

Edinburgh context

Specific context - Tenement and colony The surrounding context of No 1 Slateford Road is one of turn of the century residential development in the form of tenement and colony. Typically, the streets that function as through routes are bounded by four storey tenements, while a network of closed cul-de-sac streets feed into the 3 storey colony buildings. Streetscape within the colonies is relatively narrow, serving a high density of accommodation, creating a distinctive and animated residential environment.

Juxtapositions of Tenement and Colony characterise the immediate area context

Job no.1529 - April 2009

SECTION 1 Site appraisal History Context

THE WIDER CONTEXT The site enjoys good public transport links into the City centre 0.75 km away with frequent bus routes running along Slateford Road. Both Slateford Road and Shandon Place provide a high level of local services and help to establish a strong sense of community and local identity, although the commercial focus has shifted towards Shandon Place, with many commercial/retail units at street level now converted to residential accommodation. The site is in close proximity to the large green spaces of Harrison Park and Gardens, with subsequent access to the Union Canal to the South and the grounds of Merchiston Cemetery to the North. The surrounding areas enjoy an abundance of common green space and a high level of public amenity.

St. Michaels Parish Church, Slateford Road

Union Canal

Harrison Gardens

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SECTION 2 Development Strategies

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Existing

Plannning application ref 04/00212/FUL proposed to continue the tenement form existing on Slateford Road along Primrose Terrace. The application was approved, although there is no intent now to implement the proposals.

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PLANNING ISSUES - Pre application Consultation Extensive pre-application discussions have been held with the City of Edinburgh Council Planning Department (Lawrence Dowdall, Elaine Robertson and David Shephard) A number of varying site layouts, configurations and accommodation have been tabled for discussion. The following pages summarise these options.

SECTION 2 Development Strategies

General principles were discussed and agreed which remain relevant to all scenarios: 1. The existing industrial buildings should be removed, with the further ambition to increase space between buildings and permeability of the site. 2. Continuation of the traditional tenement form along Primrose Terrace was the preferred contextual response, with a wider street and amenity than the existing semi industrialised context. (Planning Application reference 04/00212/FUL, granted 29.06.2006, established previously this principle) Consideration should be given to increasing permeability into and through the site by reinstatement of the historic links to and from the railway station platforms: . At the South East corner, a connection could be made to a reinstated flight of steps and gate serving Harrison Road. 4. At the South West corner, a connection from the foot of Primrose Terrace, onto the line and across, onwards to the gardens and park. It was acknowledged, however, that these connections could only be implemented by integrating land not within the development site or land ownership. The immediate context suffers from a high level of on-street parking. New development should provide its full parking requirement within the development site, including visitor parking. Existing Primrose Terrace condition with superimposed proposal

Proposed, widened Primrose Terrace

As part of the design process, two public consultations have been carried out during the afternoon of 11th May 2009 and the evening of 14th May 2009, the results of which are listed in appendix 1. The following pages summarise five scenarios for development with a brief analysis of each proposal. The final preferred design solution is the culmination of both analytical assessment of the site constraints and an iterative exploration of development possibilities, responding also to some of the public comments made.

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Option 1

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SCENARIO ONE The initial strategy proposed three separate buildings.

contextual courtyard typology

1. The outline of the existing truncated gable at Primrose Terrace is extruded southwards to create a broad, tree lined streetscape along the full length of Primrose Terrace. Existing industrial buildings are removed and replaced by 4 storey masonry elevations with an animated top floor above. The terrace frontage is animated with recesses and balconies to best utilise the western orientation. Accommodation would be exclusively residential.

SECTION 2 Development Strategies

2. At the existing truncated gable along Slateford Road, a single building echoes the existing adjacent tenement form, rising on the corner to a six storey tower to acknowledge the tower of St Michaelâ&#x20AC;&#x2122;s Parish Church. The ground floor would contain a Commercial/artisan unit, with all accommodation above being residential.

unresolved permaebility and junctions between buildings

. An L shaped block accessed from Laurel Terrace encloses the remainder of the site to create a traditional, tenemental courtyard type development. Complete enclosure of the courtyard, in the traditional manner of the enclosed rear drying green, was discounted in preference to the creation of two L shaped blocks with permeability and access at two opposing corners. Accommodation would be exclusively residential, perhaps for rent, under a central management regime to enable a central entrance, located to connect with Harrison Road and Laurel Terrace. Underground car parking would be located below the central courtyard, with a fully greened and landscaped pedestrian roofs cape above, acting as central common green space and amenity for residents.

Assessment

closed vista and massing to Harrison Road

Although the proposed massing was a contextual response derived from the adjacent historic context, it was felt that the massing adjacent Laurel Terrace was out of scale with the existing colony buildings and drying green, also closing too abruptly the vista into the site from the elevated Harrison Road. The widening of Primrose Terrace was positive, with front gardens and generous privacy distances, though extensive modeling with balconies could impose on the existing colonies opposite. The tower like turning of the Slateford Road and Laurel Terrace corner was questioned, preferring a contemporary interpretation of a traditional tenement return. The scenario proposes a simple valid contextual response, but further options were progressed to explore greater permeability and fragmentation

massing visible along Laurel Terrace

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Option 2

Job no.1529 - April 2009

SCENARIO TWO The second strategy proposes a more fragmented solution. 1. The outline of the existing truncated gable at Primrose Terrace is extruded southwards over only half the length of terrace. This block returns, stepping down in scale to the east in deference to Laurel Terrace. Public thoroughfares and private gardens are created in front of these blocks.

SECTION 2 Development Strategies

2. Further along Primrose Terrace, a standalone building fronts the broad and generous street line now established. Through routes into the site are created on both sides of this building to establish permeability and open vistas across and into the site. . At the Southern foot of Primrose Terrace, a linear block runs parallel to the disused railway, with scale and mass relating to the existing tenement block on the opposite side of the railway line. Various massing and articulation studies for this block were explored, with the images adjacent indicating linear or serrated scenarios.

Above, linear variant of serrated block, as indicated in main image

4. As with Scenario 1, at the existing truncated gable along Slateford Road, a single building echoes the adjacent existing tenement form, though remains at a more contextual five storey height. The ground floor would contain a Commercial/artisan unit, with all accommodation above being residential. The complexities of the building footprints and site layouts make efficient and logical underground car parking difficult to achieve. Car parking provision was therefore anticipated on street level, nestling and integrated within a landscaped home zone environment.

public realm in â&#x20AC;&#x2DC;gapsâ&#x20AC;&#x2122; along Primrose Terrace

Assessment Although the proposed massing could be seen as a contextual response derived from the adjacent historic context, it was felt that the site strategy was too ambiguous and complex. Tenement and Colony, though different in scale and streetscape, follow clear and disciplined principles in creating clearly defined public and private spaces. The widening of Primrose Terrace was positive, with front gardens and generous privacy distances, though the introduction of public spaces and permeability off the street did not relate well to the linearity of the colony streetscape, and could impose on the existing dwellings opposite.

railway line

central public realm

rear gardens

Slateford Road

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Option

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SCENARIO THREE The third strategy proposes a fragmented though coherent and repetitive solution. 1. The outline of the existing truncated gable at Primrose Terrace is extruded southwards over two thirds the length of the terrace. The rear of the block is articulated with projecting returns and animated massing.

SECTION 2 Development Strategies

2 At the Southern foot of Primrose Terrace, three pavilion blocks, repetitive in form and massing, sit parallel to the disused railway line. Visual permeability is introduced, with the intent of drawing the green landscape context of the railway walk deep into the development site. . Along Laurel Terrace, a further pavilion block is introduced, relating directly to the shared drying green and rear courtyard garden grounds. A long vista between pavilions and through the site is initiated from the elevated Harrison Road. 4. As with all previous scenarios, at the existing truncated gable along Slateford Road, a single building echoes the adjacent existing tenement form, the ground floor containing a Commercial/artisan unit, with residential accommodation above. Again the complexities of the building footprints and site layouts make efficient and logical underground car parking difficult to achieve. Reduced levels of car parking provision were therefore anticipated on street level, nestling and integrated within a landscaped home zone environment, with integrated semi-sunken below ground car parking within the courtyard.

vistas between proposed buildings towards Primrose Terrace

Assessment The proposed massing is perhaps the least contextual. It was felt that although the buildings had a clear, repetitive strategy with the benefits of a fragmented built form, the spaces between the pavilion blocks would be ambiguous. It is unlikely that all these gap spaces could be used as through routes accessing the railway path, leaving them little used privately, given the extent of overshadowing and overlooking. The additive massing along the rear of the Primrose Terrace block was questioned.

vistas between proposed buildings towards Harrison Road

The proposed through route east to west opens up a long vista from Harrison Road. It was thought, however, that the termination of such a significant vista with the colony would perhaps be inappropriate, requiring a greater focal point or closure, with less intrusion upon the existing dwellings. The widening of Primrose Terrace was positive, with front gardens and generous privacy distances, though the introduction of public spaces and permeability off the street and at an arbitrary location along its length, did not relate well to the linearity of the colony opposite. The scale of the pavilion block along Laurel Terrace was too large at 4 or 5 storey, though a standalone pavilion of a reduced scale would be highly appropriate.

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Option 4

Job no.1529 - April 2009

SCENARIO FOUR The fourth strategy integrates the tenement form with a stand alone pavilion building. 1. The outline of the existing truncated gable at Primrose Terrace is extruded southwards to create a broad, tree lined streetscape along the full length of Primrose Terrace. Existing industrial buildings are removed and replaced by 4 storey masonry elevations with an animated top floor above. The terrace frontage is calm and repetitive, a contemporary interpretation of the traditional tenement street frontage. Accommodation would be exclusively residential.

SECTION 2 Development Strategies

The rear massing of this block is stepped and recessed at an angle that echoes the site geometry, creating also a spatial progression towards the South West corner of the courtyard, where secure access connects the street and court. The articulation of the rear elevation echoes the front elevation, which together with the stepped massing, creates an appropriate degree of ‘frontage’ for the elevation now seen from Harrison Road

A three storey pavillion building rests upon raised landscape podium. Pavilion and tenement massing echoes traditional juxtaposition of Colony and Tenement

2. At the Southern foot of Primrose Terrace, the street widens into a pocket park, a small area of public realm, announcing the private entrance to the linear residential building fronting the railway walk, and the enclosing courtyard beyond. On the adjacent image, the entrance is focused on the corner. Various options were explored to configure also the entrance from either Primrose Terrace or the railway frontage. . Along Laurel Terrace, a small residential ‘pavilion’, reduced in scale from the previous scenario, is introduced, its orientation derived from the railway line geometry, rather than Laurel Terrace. A long vista into the site is initiated from the elevated Harrison Road. 4. As with all previous scenarios, at the existing truncated gable along Slateford Road, a single building echoes the adjacent existing tenement form, the ground floor containing a Commercial/artisan unit, with residential accommodation above.

Frontage to Primrose Terrace, simple, calm, repetative tree lined elevation

The building footprints and plan configuration allows full car parking provision to be achieved (one space per dwelling) primarily within a below ground car park. The pavilion, private gardens and shared green space all sit above the semi-sunken car park, which takes the form of an elevated landscaped podium. The flats fronting Primrose Terrace will be designated car free. Parking for visitors and City Car Club spaces will be provided within the development site along Primrose Terrace. Supplementary car parking nestles within the landscaped shared surface environment.

Assessment

Opportunity for modest area of public realm at the head of the terrace

The proposed massing relates well to both the historical context and the specific site context. Primrose Terrace benefits from a continual, linear frontage with connections at each end rather than at arbitrary locations along the street. The south facing elevation fronting the railway line and treescape has a repetitive, inhabited elevational treatment. The public realm and entrance area occurs at the logical junction of the two buildings and elevational treatments.

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SECTION 3

Preferred Design Solution

Job no.1529 - April 2009

PREFERRED SCENARIO The preferred scenario incorporates the previous strategies deemed successful and appropriate, integrating the tenement form with a standalone pavilion building.

pavillion nestles within courtyard and existing walls

1. Primrose Terrace is widened, with a calm, considered, 4 storey masonry frontage, an animated top floor above and a parade of trees and landscape fronting the street edge. The terrace frontage is a contemporary interpretation of the traditional tenement with a continuous string course detailing and windows proportioned to echo the Victorian Context. Accommodation would be exclusively residential. Proposed massing is entirely contextual related to historic context and echoes the adjacent Merchiston Grove.

SECTION 3

Preferred Design Solution

The rear massing of this block is stepped and recessed at an angle that echoes the site geometry, creating a spatial progression towards the South West corner of the courtyard, where secure access connects the street and court. The elevational treatment of the rear elevation echoes the front elevation, which together with the stepped massing, creates an appropriate degree of ‘frontage’ for the elevation now seen from Harrison Road

Primrose Terrace, visitor parking

2. At the Southern foot of Primrose Terrace, the street widens into a pocket park, a small area of public realm, announcing the private entrance to the linear residential building fronting the railway walk, and the enclosing courtyard beyond. The building entrance takes the form of a modest ‘gap’ between buildings, expressing also the vertical circulation to create an animated and differentiated entrance scenario and streetscape. . The residential pavilion nestles within the courtyard, with a formal frontage addressing Laurel Terrace. The pavilion sits above a gently raised landscaped podium.

Primrose Terrace widens at the southern tip

signaling entrance and vertical circulation to access terraces

4. As with all previous scenarios, at the existing truncated gable along Slateford Road, a single building echoes the adjacent existing tenement form, the ground floor containing a Commercial/artisan unit, with residential accommodation above. Drawings on the following pages explore the 4 individual buildings and describe the full application in detail. Car Parking Strategy 4 spaces are indicated concealed within a semi sunken below ground car park, 20 spaces distributed within the courtyard landscape and a further 8 Visitor / City Car Club / Disabled spaces along Primrose Terrace, again, nestling within a landscaped parade of trees. All surface parking finishes will be integrated with landscape materials, with roadways and paths following home zone and shared surface principles. Vehicular access is taken from the existing gate adjacent Laurel Terrace. Waste Management Strategy. A schedule of proposed accommodation has been forwarded to CEC Waste Management (Michael Cassidy) and the appropriate number and size of residual and recycling waste containers established. These are indicated distributed within the courtyard into appropriate clusters, suitably screened and integrated within the landscape strategy.

and a modest public realm with possibility of connection over railway and beyond

Bicycle Storage. The requisite number of cycle parking spaces will be provided within the courtyard and within the secure underground car park.

Existing site, aerial montage

Job no.1529 - April 2009

SECTION 3

Preferred Design Solution

Proposed site, aerial montage showing increased green space and propsed continuation of tenement to Slateford Road echoing existing Merchiston Grove tenement massing

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SECTION 4 Material Palette

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MATERIAL PALETTE Proposed buildings will form a distinct and cohesive neighbourhood. The continuity of materials and surface finish are a major factor in achieving this sense of unity.

‘An obvious generalisation about good ordinary streets is that they tend to look the same. But ever since the early 19th Century, we have become enthusiasts of diversity. We associate uniformity with dullness and in the process, fail to acknowledge just how much of the beauty of certain cities relies on most buildings looking identical.’ Alain de Botton

SECTION 4 Material Palette

The palette of façade materials for each block is restrained in both number and colour. In principle, masonry is proposed for the external, outer ‘crust’ of development with timber for the softer, central areas such as the pavilion building, terraces and balconies. Durable, timeless materials are specified to ensure the quality of the neighbourhood can be sustained by future generations with the minimum of maintenance. Our primary surface material proposed is brick, in muted natural earth tones, primarily buff, with further potential for reds or grey-blue engineering brick. Darker and more absorbent colours wrap around the building frontages at ground floor level where there is a need to withstand the bustle of the city streetscape, with lighter and more reflective tones applied to upper storeys and within contemplative courtyard, parkland and garden contexts. Brick affords subtle variations in colour, hue, line and texture. Its individual module is human in scale and appropriate to domestic dwelling, though when bonded together can form bold, large scale elements, capable of expressing civic gravitas. Brick further echoes the industrial heritage of the development site. Windows are typically ‘full height’, echoing the proportion and scale of traditional tenement windows. A horizontal string course detail is proposed throughout the buildings to further unify the development. Whilst a limited degree of variation is essential in creating a stimulating environment, individual elevations comprise a limited number of differing materials, anticipated to be no more than three, plus glazing. Lightness, proportion and attention to detail will characterise built form within the new neighbourhood. A clear tripartite subdivision of the elevations from base, centre, to roof is anticipated.

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SECTION 5 Sustainability Appraisal

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This part of the document aims to demonstrate and clarify how the proposed development addresses the Edinburgh Standards for Sustainable Building. The structure for this report follows the six broad principles layed out in the standards.

Principle 1 - Quality in Layout, Building and Landscaping The preceeding design statement sets out how the proposal addresses and enhances the context within which it is located. in summary the redevelopment of the brownfield site will transform existing industrial/car park space to a residential andscape rich in amenity and biodiversity.

Principle 2 - Inclusive, Healthy and Safe Environments The design provides outdoor amenity and recreation spaces and offers alternatives to car use by prioritizing pedestrians and cyclists, linking to the existing cycle track along the redundant railway and setting up a spatial relation to Harrison Road where historically a set of steps led down to the now redundant railway station platform. The steps themselves are out with the site boundary within CEC land, CEC have expressed interest in their reinstatement. Bike storage and recycling facilities have been provided within the design. Blocks A, B and D have lifts providing access to all floors. 4% of car parking is dedicated disabled parking situated adjacent entrances. The proposal has been the subject of two local public consultations.

Principle 3 â&#x20AC;&#x201C; Reduce Climate Change Impacts and Increase Renewable Energy Generation As mentioned above the layout, orientation and design of the external building envelopes maximise passive heating. The use of insulation above and beyond the requirements of the regulations, increasing the buildings thermal efficiency, result in reduced heating requirements achieving the improvement in the BER above the 2007 Building Regulations, as required by the standards. SPP6 introduces policies which seek to implement micro-generation technologies to help overcome inefficiencies of the grid, with a requirement of 10% onsite energy demand met by renewables. It is anticipated micro CHP boilers are to be used for each residence. Solar water heaters with flat plate collectors (reducing CO2 emissions further) will be mounted on the flat roofs providing little visual impact. The student residence will have a central mini CHP boiler system and roof mounted solar water heaters.

Sustainable features include: Orientation for maximum passive day lighting (living spaces towards the south, provide lower winter fuel consumption). Minimal fenestration to northern facades to reduce heat loss (large areas of glazing to the south, maximise heat gain) An aerodynamic master plan provides a reduction in adverse wind conditions, avoiding wind chill and potential wind tunnels. Rainwater harvesting: Underground rainwater tanks store rainwater for toilet flushing and irrigation

Principle – Encourage use of sustainable resources and materials Locally sourced materials are to be used wherever possible. Reference has been and will continue to be made to the ‘Green Guide to Specification’ when selecting materials to ensure optimal performance through life cycle assessment. The proposed palette includes: Brickwork, cement mortar and light steel framed construction (A+ ‘Green Guide to Specification’ rating)

Principle – Encourage Sustainable Construction and Operation Only contractors accredited with the Constructing Excellence, Considerate Constructors Scheme are to be employed. Site Waste Management Plans are to be undertaken ensuring efficient waste disposal. Operation Manuals are to be completed highlighting efficient operation and maintenance practices to inhabitants.

SECTION 5 Sustainability Appraisal

Cedar, naturally durable timber weather boarding using sustainably harvested wood (A+ ‘Green Guide to Specification’ rating) Air (and water) tight – high performance permeable breather membrane ( air changes per hour at 50 Pascal’s test pressure) Super insulation: Up to 00 mm of rockwool mineral insulation throughout the envelope aimed towards achieving U-values of between 0.1 and 0.2. High performance timber / aluminium windows, ensuring long life and low maintenance, without the use of any uPVC which poses substantial environmental and human health hazards. Non-Toxic Paints and Finishes. AAA rated Energy Efficient Equipment and Appliances. Low flow water fittings.

Principle 5 – Reduce Pollution and Encourage Recycling The green sedum roof to block C maximises and increases existing biodiversity, helping to attenuate water run off, preventing localised flooding. As mentioned above (in principle 2), recycling facilities are also provided for in the development.

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SECTION 6 Access Statement

Access Statement

The proposals are designed to fully comply with the current Building Standards for accessibility. All accessible entrances are to have level access. All subsequent floors are accessible by wheelchair accomodating lifts. Flats are configured internally to meet DDA requirements. Ramped access will be provided to the elevated public green space created by the semi sunken carpark deck 10% of carparking is for disabed persons persons vehicles and located adjacent entrances.

Shadow studies

Autumn Equinox

Winter Solstice

Spring Equinox

Summer Solstice

Slateford Road Redevelopment – Public Consultation Public Consultation events were held Monday 11th May 2-5pm and Thursday 1 th May 5- pm 160 invitations were posted through doors of adjoining properties. The Neighbourhood Partnership Unit of Edinburgh sent invites to Local Councillors and Community Councillors Over the 2 days about 100 people visited the consultation. Written comments were received from /5 people

APPENDIX 1 Public Consultation

Key Issues • The status and use of Laurel Terrace was a major issue – recently this street has moved into the controlled parking zone and residents are very heated about paying for parking / there not being sufficient spaces available. • Using Laurel Terrace for access without modification is likely to generate objections – the Council has apparently already advised residents that they can park on the western pavement in Laurel Terrace. •

When the proposed redevelopment site was a Cash and Carry the residents were able to park on site overnight.

• Written comments were received from a lady who stays beside the proposed pavilion and she is strongly opposed to the proposals considering this development will affect her privacy. • Primrose Terrace – mixed comments. Some were keen on redevelopment as it would improve the area / value of their properties. Others considered the new structures too large and the site should be modern colonies. •

Parking in Primrose Terrace was a big issue – whilst car free buildings were appreciated by some, most felt it would be unenforceable despite it being Council policy.

• Through routes from Laurel / Primrose to Harrison Gardens as proposed by Edinburgh Council – again mixed views. The further away from the proposed access the more in favour people were – those at the top of the cul-de-sacs considered it a bad idea as they would lose their privacy. • Several residents in Harrison Gardens liked the idea of residential development as the former railway line is a problem just now and overlooking buildings would restrict the “evening activities” of teenagers. •

Several people were concerned there should be more family housing than flats

• One lady was very opposed to underground parking as it was a problem further up Slateford Road with teenagers going into the garages when the gates were up etc. Also where would the subterranean ventilation go?

Conclusions 1. 2. . . 5.

Most accept the site needs redevelopment / housing is an appropriate use. Access via Laurel Terrace concerns many residents due to the lack of current on street parking. Residents in Primrose Terrace like the widening of the road / tree planting but several are concerned at the height of the buildings Through pedestrian routes from Slateford Road via Laurel / Primrose Terraces received a very wide range of views. The balance of housing was commented on with many wanting more family housing whilst recognising the real shortage of houses for key workers.

John Duff - Planning Consultant