Sugarhouse Close, Edinburgh, EH8 8DD
DESIGN STATEMENT March 20 0
Oberlanders Architects LLP 6 Melville Street Edinburgh EH7 3NS 0 3 2259070
www.oberlanders.co.uk
DESIGN STATEMENT In support of the application for full planning permission at Sugarhouse Close, Edinburgh EH8 8DD, 160 Canongate/41, 49, 53 Holyrood Road. Copyright Š Oberlanders Architects LLP, 2010. All rights described in chapter IV of the Copyright, Designs and Patent Act 1988 have generally been asserted. Edited by Andrew Wilmot. Designed and published by Valentin Hunzinger.
Sugarhouse Close - Job no.1628
CONTENTS Project Details
pg.5
Section 1 - Site appraisal
pg.7
Section 2 - Historic analysis
pg.11
Section 3 - Development opportunities
pg.23
Section 4 - Development proposals
pg.35
Section 5 - Transport and access
pg.71
Section 6 -
Sustainability appraisal
pg.73
Section 7 -
Materials
pg.75
Section 8 -
Accomodation
pg.77
Appendix 1 - The drawings
pg.79
Appendix 2 - Built Heritage
pg.105
Appendix 3 - Pre-application Consultation Report
pg.125
The site viewed from Salisbury Craggs, Arthurs Seat.
Sugarhouse Close - Job no.1628
Project Details Proposed Redevelopment of Redundant Brewery buildings and site to create a Mixed Use development comprising Fully Managed Student Accommodation functioning as ApartHotel / Hotel accommodation during non core term time, with associated reception/atrium/admin and support facilities, plus 5 residential dwellings. The proposal seeks to retain, reuse and enhance all remaining buildings of note. The proposed development comprises a varying mix of accommodation types designed to serve both student and Hotel / ApartHotel demand. The design proposal creates flexible and therefore sustainable (long life, loose fit) accommodation of a high standard, able to accommodate the changing future cycles of academic and vacation calenders. The development site lies in the historic centre of Edinburgh’s Old Town, and the development strategy proposes reuse of all existing Listed buildings on site where possible. The historic context and city grain informs the development strategy, building heights, scale and massing. Site area: ACRE Client: Watkin Jones & Sons Limited Architect: Oberlanders Architects LLP Engineer: Capita Symonds QS: Watkin Jones
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Aerial map showing site boundary
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SECTION 1 Site appraisal
Ca ate ng no
Moray House Boundary to Moray House
Sugarhouse Close entrance from Canongate er
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Boundary to Bakehouse Close
Holyrood Road montage Boundary to Hammermens Entry
The proposed development site is an approximately rectangular plot of one acre, running from Sugarhouse Close, off the Canongate, southwards to Holyrood Road. The site is bounded by the shared courtyard of Sugarhouse Close to the north, the University of Edinburgh Moray House teaching campus to the west, Holyrood Road to the south and Bakehouse Close and Hammerman’s Entry to the East. The site was last used as an experimental brewing laboratory and test facility. Brewing on the site dates back to around 868 with the founding of The Commercial Brewery, run by Morison and Thomson until 877 when it was taken over by J&J Morison. In 946 it was taken over by Scottish Brewers Ltd, Edinburgh and ceased to brew shortly afterwards. Before the brewery, between 1752 and 1824, Sugar Refining was carried out on land to the north of the site, at the rear of the Canongate, subsequently giving its name to Sugarhouse Close, so called after the sugar refinery to which it led.
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The Brewhouse The Maltbarn
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SECTION 1 Site appraisal
The Brewhouse Hammermen’s Entry
The topography of the site is notable for being split into two distinct halves, north and south, with the northern half sitting around 7 metres higher than the south. This change in level occurs in a single step across the site, held by a retaining wall forming the lower storeys of 4 storey brewhouses, which consequently present 4 storeys to the south and only 2 storeys to the north. Outwith the site, a series of external steps manage this change in level from the original Bakehouse Close at the north, down to the recently created Hammermen’s Entry at the south.
Hammermen’s Entry viewed from Bakehouse Close
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The Maltbarn
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Listed Buildings
SECTION 2 Historic analysis
The development site contains a group of buildings Listed by Historic Scotland as Category C(S) under the title: 60 Canongate and Sugarhouse Close, former Holyrood Brewery including Malt Barns, Kilns, Brewhouse, Offices and Boundary Wall. The listing follows, together with illustrations identifying those building noted. Appendix 2 (pg.105) details further Listings of relevant adjacent sites. EDINBURGH, CITY OF COUNCIL Information Supplementary to the Statutory List(This information has no legal significance) EDINBURGH BURGH STATUTORY LISTHB Number 29091 Item Number: 114 H3 160 CANONGATE AND SUGARHOUSE CLOSE, FORMER HOLYROOD BREWERY INCLUDING MALT BARN, KILNS, BREWHOUSE, OFFICES AND BOUNDARY WALL Group with Items: Map sheet: NT27SE Category: C(S) Group Category: Date of Listing 28-MAR-1988 Description:1868, possibly incorporating some earlier fabric (see Notes). Group of former brewery buildings on large site situated between Holyrood Road and Sugarhouse Close, off Canongate. Currently disused (2007). Squared rubble with tooled ashlar margins; painted rubble with contrasting painted margins to buildings at Sugarhouse Close.Predominantly 12-pane timber sash and case windows on office buildings. Graded grey slates.MALTBARN: (NT 26464 73676) tall, rectangular-plan, multi-bay, 3-storey former barn with regular, small rectangular openings to E and W elevations (currently infilled, 2007). Wide, shallow-pitch gable facing S (Holyrood Road). Raised cills and skews.INTERIOR: (seen 2007). Altered.KILNS: (NT 26448 73686) adjoin to N of Maltbarn. Pair of single-story, piended- roof ranges, that to S with large apex timber ventilator. BREWHOUSES: (NT 26460 73694) adjoining kilns to E. Pair of gabled former brewhouses. Boarded timber doors to S.To E: 4-storey with ridge ventilators. Interior with timber floors, some flanged iron columns. Some internal machinery, including metal hopper and some pulley equipment.Building to W, comprehensively altered to form offices. SUGARHOUSE CLOSE: (NT 26414 73743) 3-storey, L-plan former flats. External stair leads to 4-panel timber entrance door with fanlight above at 1st storey. Boarded timber entrance doors to Sugarhouse Close. Cast-iron rain water goods. INTERIOR: (seen 2007). Some 6-panel timber doors and simple cornicing.OFFICE BUILDING: (NT 26433 73751). 2-storey former office building with single storey store adjoining to S. Raised skews. Interior (seen 2007) comprehensively altered.BOUNDARY WALL: to N, S and W. Rubble with flat coping. To N, flat entrance arch from Sugarhouse Close. Further entrance opening to S.References:2nd Edition Ordnance Survey Map, (1876-7). Scottish Brewing Archive at www.archives.gla.ac.uk/sba/sbacolls/jjm (accessed 20-11-07) Notes:This is one of the few remaining brewery sites in Edinburgh. The buildings, together with the boundary wall and entrance archway from Sugarhouse Close, form an impressive group. Situated in what was once the heartland of the brewing industry in the city, Holyrood Brewery is an important reminder of the area’s industrial past. The essential components of a brewery have been retained, including the kilns, maltbarn, brewhouses and offices and they form a distinctive feature in the streetscape of the area. The brewhouse in particular is notable for the machinery that still exists within the building. Beer was an important drink for many of Edinburgh’s residents in the 19th century as clean drinking water was not available.The brewery was built in 1868 on the site of a former sugar refinery and it is possible that some of the buildings here incorporate fabric from the earlier refinery. The Commercial Brewery was founded in 1868 and was run by Morison & Thomson until 1877 when it was taken over by J & J Morison. In 1946 it was taken over by Scottish Brewers Ltd, Edinburgh and ceased to brew shortly afterwards. .Formally listed as ‘HOLYROOD ROAD, HOLYROOD BREWERY MALT BARN, KILNS AND BREWHOUSE (FORMERLY MORISON’S AND THOMSON’S BREWERY’. List description revised as part of Edinburgh Holyrood Ward resurvey 2007-08. Category changed from B to C(S).
Tenement and view South from entrance gate off Canongate Interiors of brewhouses
View North to Sugarhouse Close tenement
Service yard accessed from Holyrood Road
Brewhouses viewed from Sugarhouse Close
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SECTION 2 Items mentioned in listing to be retained / refurbished
Historic analysis
Tenement Brewhouses Maltbarn Kilns Offices Boundary wall Sections to be removed
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Narrative site development through historical maps
SECTION 2 Historic analysis
The following narrative describes the sequential development of built form on the development plot and adjacent land.
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1848 - 1872 The southern half of the site is undeveloped. A number of walls subdivide the land, with a clear route defined from an access gate on Holyrood Road leading up through the site to Sugarhouse Close. The Eastern flank is bounded by large industrial buildings, built tight to the site boundary, the specific use not determined, though the nearest annotation states Holyrood Flint Glass Works. The Western boundary adjoins the rear garden grounds of Moray House, with the rear of the Moray House Summerhouse tight to the site boundary.
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Moray House
Holyrood Flint Glass Works
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Moray House Summerhouse
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The northern half of the site has a number of buildings, one of which remains; the three storey tenement marking the North West corner of the site. Immediately adjacent this tenement an access route squeezes from Sugarhouse Close between another unidentified building into an area containing Cisterns and a Weighing Machine. A number of industrial scale buildings are indicated on plan, none of which remain, all of which precede the Brewing industry and are presumed to be remnants of the Sugar Refining industry recorded to have been in operation from 1752 to beyond 1824. The general character of the surrounding area is open garden ground to the west, with Bakehouse Close on the east leading to large scale fingers of industrial buildings running North South, generally following the grain of the 12th Century tofts running down from the spine of Canongate.
Historic map, 1848 - 1872
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SECTION 2 Historic analysis
870 - 877 The southern half of the site is by now full of industrial scale buildings annotated ‘Brewery’, together with two new four storey tenements, the Clermiston Buildings, fronting Holyrood Road. These tenements sit either side of a relocated access which is now in the centre of the Holyrood Road frontage, splitting the built form into two linear developments either side of a central yard area.
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Historic map, 870 - 877
The eastern boundary of the site is now fully built upon, with ‘back to back’ industrial buildings within the site abutting the adjacent Holyrood Brewery. The Moray House garden on the western boundary has been subdivided, with the Moray Free Church now built on the garden grounds with an adjacent Sunday School abutting one of the Holyrood Road tenements. The buildings indicated are presumed to include some of those remaining on site today; the maltbarn, one kiln and two brewhouses. The northern half of the site is shown slightly reconfigured but the majority of the land remains largely undeveloped at this time. A narrow strip of buildings fully line the eastern boundary. The western boundary is defined by buildings outwith the site on land previously the grounds of Moray House, now annotated ‘Free Church Normal School’. Access into the site from Sugarhouse Close is now further east than previously, with a building abutting the existing tenement. 54 – 66 Canongate has been rebuilt (around 1860) as an integrated commercial and residential tenement with an elaborate Oriel Window configuration on Canongate announcing the pend to Sugarhouse Close. 7
1892 - 1894 The southern half of the site remains unchanged. The northern half now has further buildings along the eastern boundary, back to back with the Free Church Normal School.
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The overall form of development on the site is now an ‘H’ plan of buildings, inward looking onto two courtyard areas, one North at high level, one South at a lower level. Holyrood Flint Glass Works
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Historic map, 1892 - 1894
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SECTION 2 Historic analysis
9 4 On adjacent land, the ‘large and striking’ Moray House Paterson’s Land teacher training building, in the Classical Edinburgh tradition, is built fronting Holyrood Road on the site of the former Free Church.
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Historic map, 9 4
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1950 -1960 Various minor reconfigurations to the buildings existing on site. Commercial brewing has now ceased. 1970 - 1980
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The tenements fronting Holyrood Road are demolished and their plots subsequently used as a forecourt, parking and uncovered yard area. Holyrood Flint Glass Works
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Historic map, 1970
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SECTION 2 Historic analysis
980 A new laboratory building for experimental brewing is built in the centre of the northern half of the site. The L shaped plan incorporates in part the existing (unlisted) stone building flanking Bakehouse Close and adjoins the eastern most Brewhouse. The built form of the new laboratory building runs East West, perpendicular to the previously dominant North South linear grain of buildings and plots.
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Historic map, 980
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1990 to present The Holyrood Masterplan reconfigures buildings to the East. The eastern boundary of the site undergoes a fundamental change. Previously defined by ‘back to back’ industrial buildings, the boundary is now exposed and becomes a frontage to a newly created street, Hammermen’s Entry. New buildings are constructed to address this new street on the Eastern side only. On the West, a continuous stone wall is constructed to contain the site and reconcile existing Brewery buildings and site level changes. Holyrood Road generally is redeveloped and regenerated.
Hammermen’s Entry
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Holyrood Road
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SECTION 3
Existing buildings
Existing Buildings and Context Development Issues and Opportunities
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The Maltbarn The Brewhouse
Site entrance from Holyrood Road
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SECTION 3 The Listed buildings remaining on site are robust, industrial, working buildings that have been subject to change and reconfiguration over time. This is part of their defining character and charm, constantly evolving and changing as use demanded.
Existing buildings
Illustrated adjacent are: The boundary wall to the south, fronting Holyrood Road, formed from the reconfigured and blocked up ground floor walls of the Chalmers Building tenements
Morison’s brewhouse, disused for over half a century. External windows blocked up and Laboratory extension grafted onto NE corner. The internal spaces are configured with timber gantries, platforms and ladders not safe or suitable for current access. Central Brewhouse fully reconfigured internally as cellular office accommodation. External character remains.
Maltbarn (on far right of picture) and storage yards, with roofs reconfigured and accommodation storeys removed.
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Maltbarn – The walls remain, though the original windows are blocked up. These windows sit directly on the boundary overlooking University of Edinburgh accommodation adjacent. The Structural integrity of the original building was removed in the 1970’s with the structural rebuilding of an internal concrete frame and roof.
The single storey summerhouse once in the garden grounds of Moray House is noted in the Listing, Appendix 1.
Kilns – two noted in listings, one remains, the other has been cropped, truncated and harled. The space within has been bricked up and remains inaccessible.
Tenement – continued use as residential accommodation and offices, reconfigured internally. Offices – continued use as offices, then including tasting rooms, subject to internal reconfigurations.
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SECTION 3
Existing buildings The development site is accessible from Canongate through a single storey pend between the commercial and residential tenement 54 – 66 Canongate constructed around 860; ‘Mid 9th Century 3-storey 7-bay, symmetrical commercial and residential tenement with voussoired pend and 2-storey corniced oriel window and crow stepped attic gable with star finial to central bay.’ Pend from Canongate into Sugarhouse Close
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Proposed redevelopment calls for creative reuse and reconfiguration, in the spirit of adjacent successful development on adjacent Holyrood Masterplans Specific Opportunities: New Frontage to Holyrood Road, taking it scale and proportion from the precedent of recent developments along Holyrood Road.
A building on Hammermen’s Entry to appropriately animate and address this recently created street, in preference to the (recently constructed) boundary wall, relentlessly blank. At present the street is one sided and lifeless. Development should follow the precedent of building to a scale similar to those created to the east. Contextual 5/6/7 storey, though stepping to maintain views to the Brewhouse roofscape.
The Laboratory / Office building at the head of Hammermen’s Entry is not listed or noted of architectural interest. Its form and massing, dominating the view from the South and articulating the topography of the site should not be lost. Propose creative reuse or new building with a scale form and massing that echoes the existing.
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SECTION 3 Development opportunities
The frontage to Bakehouse Close to be enhanced with reconfigured building or new build, with possible open or pended access thorough to Sugarhouse Close (Public or Private to be determined)
The Maltbarn – remove new roof and structure, retain boundary wall with blocked up windows opened. Reconfigure internally with windows opening directly onto boundary to Moray House and reconfigure roofscape or selective retention of boundary wall only and greater reconfiguration and removals to allow new build addressing privacy issues.
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Creative reuse of the central range of Listed Buildings (Kiln and two Brewhouses) opening the windows that are currently blocked, continuing the reconfiguration of the internal layouts while maintaining and enhancing the external elevations and character. Height and roofscape of existing Morison Brewhouse to remain dominant.
Laboratory (1970’s) removed. This area reconfigured either as a sequence of inner courtyards or as a linear courtyard leading from Sugarhouse Close to the Brewhouses. Development should perhaps recreate the inward looking historic context with a central courtyard lined either side with buildings that would also help to mask the intrusive rear gables of Moray House, creating a Close appropriately scaled and enclosed in keeping with the adjacent precedent. Office and Tenement creatively reused and reinstated once again as residential accommodation and/or offices.
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SECTION 3 Development opportunities
The interior spaces are generally reconfigured and in disrepair. Images from top: Kiln and brewhouse Tenement Courtyard adjacent maltbarn
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The proposed development plot sits within a context of successful recent regeneration. Proposals should continue this precedent, creating a genuine sense of place with character, scale and sense of enclosure. Development should integrate the remnants of the Brewing Industry of note in creative reconfiguration and reuse in the original spirit of robust adaptable building.
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SECTION 3 Development opportunities Inspiration and Precedents
Density and enclosure Reconfiguring existing structures with additive, industrial components
Contemporary interpretations of traditional forms
Creative reuse of industrial structures, maintaining the spirit of robust working buildings adaptive to reconfiguration
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Site wide development strategy Executive summary
SECTION 4 Development proposals
Retain and refurbish Gateway, Office and Tenement adjacent Sugarhouse Close. ‘Intensify’ the experience of the subsequent Close, with development of a contextual scale, to the West, with the benefit of concealing the gables of Moray House. Thereby reinstating the historical precedent of a linear ‘close’ running from the gate to the brewhouses and opening up the currently un-seen vista through removal of the 980’s Laboratory building. Integrated permeability/connectivity from Bakehouse Close to Sugarhouse Close with access through a new pend cut into the brick infills to the lowest floor of the laboratory building facing onto Bakehouse Close. Retain existing envelope of two Brewhouses reconfigured internally to provide habitable accommodation. Proposed new building to address Holyrood Road and the return along the recently created Hammermen’s Entry. Strategy for development based upon a Courtyard solution for the southern half of the site; retention and creative re-use of the Maltbarn, including removal of non original roof and structure, insertion of new floors and walls following the original window distribution (windows currently blocked up re-opened) New roofscape added (similar to adjacent precedent). Secondary entrance to courtyard taken form Hammermen’s entry to animated street and reveal existing buildings.
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Existing
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SECTION 4 Development proposals
The Close Development strategy for the Northern part of the site, between Canongate and the brewhouses.
Proposed
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Existing
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SECTION 4 Development proposals
Vista from the Royal Mile The proposals potentially open a long view from the Canongate, through Sugarhouse Close, past the retained and refurbished brewhouses and on to Salisbury Craigs. The central laboratory building, running perpendicular to the historic urban grain, is removed.
Proposed
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Existing
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SECTION 4 Development proposals
Proposed
Processional Route to the Brewhouses A sequential range of buildings with a stepped massing creates a processional route, continuing the pend towards the brewhouses. Scale and massing continues the historic precedent and context of closes leading north – south from the Canongate spine.
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Existing
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SECTION 4 Development proposals
Proposed
Deflection and Anticipation The route leads through the close towards the brewhouses, where the possibility of further movement, onwards to Bakehouse Close, is suggested. Scale, massing and articulation create a sense of enclosure, juxtaposing roofscape and sky.
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Existing
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SECTION 4 Development proposals
Proposed
Return vista to Sugarhouse Close A new linear public realm reaches from the Brewhouses and the Bakehouse Close connection, back to Sugarhouse Close and the pend to the Royal Mile. Buildings are positioned and scaled to mask the existing and unsightly gables of the more recent Moray House additions and create an appropriate and contextual sense of enclosure
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Existing
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SECTION 4 Development proposals
The Courtyard Development Strategy for the southern part of the site, between holyrood road and the brewhouses.
Proposed
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Existing
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SECTION 4 Development proposals
Proposed
Holyrood Road Vista eastwards Moray House remains the dominant element in the streetscape. The proposed buildings re-instate the lost tenement footprints of the Clermiston Buildings. Building heights respond to the existing context.
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Existing
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SECTION 4 Development proposals
Proposed
Holyrood Road Vista westwards The elevations echo the massing of the adjacent student residence. The (closest) gable is given a sloping roof form, when paired with the gable opposite Hammermen’s Entry signalling the through route between. The gable adjacent Moray House responds to the robust pediment with a more rectangular, robust form, again echoing the adjacent context. At ground level the splayed walls create a welcoming entrance space.
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Existing
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SECTION 4 Development proposals
Proposed
Holyrood Road transition to Hammermen’s Entry The recently built boundary wall is reconfigured with openings and access. Contemporary buildings lead to the historic core of the site, with existing buildings reconfigured and refurbished.
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Existing
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SECTION 4 Development proposals
Proposed
Hammermen’s Entry The existing Brewhouse remains dominant in roofscape and massing. An entrance to the Courtyard animates and enlivens the streetscape. New buildings create an appropriate sense of enclosure and streetscape. The existing building at the head Hammerman’s Entry (not mentioned in the Listing) remains, refurbished, as the focal point terminating the street.
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Existing
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SECTION 4 Development proposals
Proposed
Hammermen’s Entry Existing buildings are reconfigured and rejuvenated. Life is brought to the street. A single contemporary building rises to address Holyrood Road and reach towards the Craigs. Windows are orientated to avoid overlooking and maintain privacy distances, creating also a distinctive industrial aesthetic.
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Existing
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SECTION 4 Development proposals
Proposed
Within the Courtyard at Hammermen’s Entry The courtyard entrance scenario begins in the public realm nestled off Holyrood Road. A view though the glazed atrium and cafÊ area, through the historic courtyard, rises up to the face of the Listed Brewhouses above. The public realm provides temporary respite from the bustle of the City and Holyrood Road before entering the development though the Gatehouse building. The subsequent glazed atrium links together gatehouse, maltbarm and new linear Wing, leading on to the enclosed focal courtyard. The courtyard is bound by the historic stone of the malbarn and brewhouses in juxtaposition with contemporary metal and glass cladding.
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Existing
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SECTION 4 Development proposals
Proposed
Within the Courtyard at Hammermen’s Entry Windows to the maltbarn (left) are re-instated, the courtyard enlarged, the character of the existing fabric enhanced
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Existing
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SECTION 4 Development proposals
Proposed
The Maltbarn The proposals seek to re-open the existing windows to the Maltbarn (currently blocked-up). Windows on the western flank lie directly on the boundary of the Listed Moray House development. The recent industrial roofing is to be removed and the roofscape reconfigured to juxtapose old and new.
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Existing
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SECTION 4 Development proposals
Proposed
Bakehouse Close The distant view to the Craigs is retained, the new building on Hammermand Esntry concealing in part buildings of Dumbiedykes.
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Existing
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SECTION 4 Development proposals
Proposed
Bakehouse Close The new pend from Bakehouse to Sugarhouse Close is introduced in a strategic location, successfully integrating issues of landownership, cityscape and vista.
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Distant views Long views from Arthur’s Seat and Salisbury Craigs have been studied to ensure the proposed scale and massing maintains distant views to the existing range of Brewhouses and tenement. The linear form of development running down from the higher spine of Canongate is echoed in the building form, with close and courtyard made evident. The roofscape is varied and animated, always subservient to the Canongate ridge, formed from traditional natural slate and contemporary metal.
SECTION 4 Development proposals
View from Arthurs Seat Aerial view
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Transport and access
SECTION 5 Transport and access
To enhance the ‘path-finding’ character of the Old Town the proposal includes a number of new routes through the site, through new pends created at Bakehouse Close and Hammermen’s Entry. The proposal is for a Car Free Development. The City Centre site is well served by Public Transport, with bus stops close by on both Holyrood Road and Canongate. Waverley Station is a short walk away. The development site is well located for access to local shops and the broader city centre retail areas. The development site lies immediately adjacent the existing University teaching and residential accommodation. University sites at Moray House, the Pleasance and the central Old College and George Square developments all lie within easy walking distance. Extensive secure cycle parking will be provided within the existing basement storage areas of the redundant brewhouses and within secure lockups within the Close. Further cycle hoops will be provided at street level within the public realm at the entrances from Sugarhouse Close and Holyrood Road. Staff shower facilities will be provided within the ground floor gatehouse building fronting Holyrood Road, adjacent the main entrance / reception. A nominal 3 or 4 private car parking spaces for staff and maintenance will be accommodated within the public realm accessed from Sugarhouse Close, all as existing. Waste collection will be dealt with under a commercial management regime, with primary uplift from Holyrood Road and Hammermen’s Entry plus additional uplift from Sugarhouse Close, again, utilising access and site service strategies as existing. The proposals are designed to fully comply with the current Building Standards for accessibility. All accessible entrances are to have level access. Accomodation is configured internally to meet DDA requirements.
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Sustainability This part of the document demonstrates how the proposed development addresses the Edinburgh Standards for Sustainable Building, following the six broad principles laid out in the standards.
SECTION 6 Sustainability appraisal
Principle - Quality in Layout, Building and Landscaping
The redevelopment of the brownfield site will transform existing industrial brewery space to a residential landscape with courtyards and a public close. The proposal addresses and enhances the context within which it is located, through: : Reuse and improvement of existing stone building fabric, conserving resources. 2: Enhancing the special ‘way-finding’ character of the Old Town by encouraging pedestrian exploration through the site. 3: Increasing the sites bio-diversity and amenity with new planted landscaping within the proposed courtyard and close. 4: Demolition of the 1970’s / 80’s laboratory (to elongate the Sugarhouse Close) creating new views through the site, highlighting previously hidden historic stone facades of the brewery.
Principle 2 - Inclusive, Healthy and Safe Environments
The design provides outdoor amenity spaces and prioritises pedestrians and cyclists as a car free development. Generous bike storage is provided within the underground basement spaces of the brewery for the residents use. Recycling facilities will be provided within the design. The habitable spaces created will be designed to be accessible to all. Use of underground rainwater tanks will be explored to harvest rainwater for toilet flushing and irrigation. ‘Informal surveillance’ provided through the design of the close and courtyard enables building users to feel secure, helps avoid anti-social behaviour and enables social interaction.
Principle 3 – Reduce Climate Change Impacts and Increase Renewable Energy Generation
Use of insulation above and beyond the requirements of the regulations will be considered in order to increase the buildings thermal efficiency, resulting in reduced heating requirements achieving the improvement in the BER above the 2007 Building Regulations, as required by the standards. Use of solar water heaters with flat plate collectors (reducing CO2 emissions further) will be investigated to allow compliance with SPP6 requiring 10% of onsite energy demand to be met by renewables.
Principle 4 – Encourage use of sustainable resources and materials
Locally sourced materials are to be used wherever possible. Reference will be made to the ‘Green Guide to Specification’ when selecting materials to ensure optimal performance through life cycle assessment. Including: Super insulation: Up to 300 mm of Rockwool mineral insulation throughout the envelope aimed towards achieving U-values of between 0. 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 landscaped areas increase 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.
Principle 6 – Encourage Sustainable Construction and Operation
Where possible 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. 73
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SECTION 7
Materials A restricted, coordinated palette of materials derived from the existing industrial context is proposed – stone, brick, timber and metal. All existing stonework is to be retained, reconfigured and enhanced wherever possible. Robust, industrial brick will be added, typically at ground floor levels, to balance with the stonework and again echo the industrial heritage. Above this, on the more domestic North side of the site towards Canongate, timber will continue the tradition of the domestic architecture along Bakehouse Close, again, a contemporary response and detail based on traditional neighbours. To the South of the site, in the more industrial, large scale context fronting Holyrood Road and Hammermen’s Entry, metallic cladding will sit adjacent and above the existing stonework. The vast metal tanks, vats and containers that once served the brewing industry are acknowledged in a building palette that fuses the best of contemporary materials with the remnants of the industrial past.
Materials
Stone
Brick
Timber
Metal
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Accomodation type proposed
SECTION 8 Accomodation
The proposed development establishes an appropriate scale and massing in a fully contextual response to the site conditions past and present. Within the external envelopes, a broad and diverse range of accommodation types are proposed, all offering potential flexibility and adaptability to ensure a long term sustainable future for the build form proposed. The accommodation at the southern part of the site is more ‘institutional’, centred around the shared atrium and courtyard, and served by common reception and entrance gatehouse. Here, individual studios, bedrooms and cluster bedroom s are configured around ‘hotel style’ corridors and circulation routes with shared kitchens, lounge areas and atrium cafe. The accommodation at the northern part of the site is more ‘domestic’. The existing Listed tenement is refurbished and returned to residential use providing three dwellings, with a further two within the adjacent Listed gatehouse and office. Within the subsequent Close, three and four storey residential units with individual entrances line and animate the thoroughfare. Within these, ‘twodios and studios’ allow two people to share a two apartment flat or single studio. External stairs and landing continue the local tradition and help animate and secure the heart of the development site. The existing brewhouses and Kilns are reconfigured internally to provide a mix of accommodation room types and sizes. The exceptional location and adjacent amenities, together with the proposed mix and variety of accommodation types, will ensure that the development site is fully populated throughout the year.
Secure by Design The proposed development strategy will be to follow Secure By Design guidance in the subsequent detailing and specification of building elements. The broader context of a dense city centre development, together with the specific design response of central Courtyard and Close, creates a context where external security will be enhanced by the extensive and wide ranging number of residents overlooking the public realm below. Further specific measures, such as CCTV and building entrance security, are high on the client’s agenda when considering provision and specification of the buildings in detail.
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Listings of Adjacent Buildings
Appendix 2 Built Heritage Listings
H IS T O R IC S C O T LA N D E D IN B U R G H , C IT Y O F C O U N C IL In fo rm a tion S up ple m enta ry to the S ta tu to ry List (T his inform ation h as no legal significan ce) E D IN B U R G H B U R G H S T A T U T O R Y L IS T H B N um ber 28 447 Item N um b er: 44 H 3 154-166 (EVEN NOS) CANONGATE G roup w ith Item s : M a p s hee t: N T 27S E C atego ry: B G roup C a teg ory: D ate o f Lis ting 13 -A U G -19 87 D escrip tion: M id 19 th cen tu ry. 3 -s to re y, 7-ba y, s ym m etrical com m e rcial and reside ntial ten em ent w ith vo ussoired pe nd an d 2-s to re y c orniced o riel w ind ow a nd crow -s te p ped attic gable w ith s ta r finial to cen tre ba y; flank ed b y shop s to g ro und . S q ua red an d sn eck ed rub ble w ith as hlar d ressin gs and pain ted as hlar to g rou nd. M o ulded m a rgins and buck le qu oins. C o rnice be tw ee n g round an d 1st floo rs ; e aves c ou rse . C a rved pan el be tw ee n s to re ys of o riel w ind ow . S ho ps w ith architrav ed doo rs a nd w indo w s , panelled tim be r doo rs . R ea r eleva tion w ith s tair w indo w s be tw een floors and som e la te r alte ra tions a t g rou nd . 8 a nd 12 -pa ne tim be r sas h and ca se w indo w s at u ppe r floo rs ; 6 -pa ne gla zing p atte rn to fixed pla te -glass w in dow s to s hops . S co ttish sla te . B roa d end s tack s and fu rthe r a xial s tack to a ttic . C as t-iro n rainw a te r go ods . R efe renc es : A inslie M ap (180 4). Joh n G iffo rd e t al, B uildings of S cotlan d - E dinbu rgh , (199 1) p2 12 . C ha rles M cK ean , E dinbu rgh - A n Illustra te d A rchitectural G uide (199 2 ) p29 . D ictionary o f S cottish A rchitec ts, w w w .scottisha rchitec ts .o rg .uk (acce ssed 1 0.05.2007 ) N otes : C onstruc te d around 1 860 , N os 154 to 1 66 C an ong ate is a goo d e xam ple o f in tegrated com m e rcial a nd residen tial ten em ent d esign . Its la rg e oriel w indo w to the centre is of p articula r no te , w hile the s h op fron ts rem ain relatively unalte red , a dding fu rthe r interest to the stree tscap e . T he C an onga te h as a rich an d va ried histo ry of ten em en t building o f w hich the s ym m etrical an d w ell d etailed p rincipal elev atio n a t N os 154 to 166 is an inte gral p art. T he cen tral pend lea ds to S uga rh ous e C lose w he re su ga r refining w as con duc ted b e tw een 17 52 an d 1824 . T he first re finery o r 'su ga r w o rk hous e' on the site, belo n ging to the trus te es o f the E dinbu rg h S uga r H ouse, w as de stro ye d b y fire in 1800 . T he historic an d arc hitec tu ral value o f E dinburg h's C ano nga te a re a as a w h ole ca nno t be ov erstate d. E m bod yin g a s pirit of p erm ane nce w hile cons ta ntly ev olving, its buildings re flect ne arly 10 00 yea rs o f p olitical, religious a nd civic dev elopm en t in S cotland . T he C a nons o f H olyro od A bbe y w ere given leave b y K in g D avid I to foun d the bu rgh of C an ong ate in 11 40. E ithe r side o f th e stre et (a volcanic ridge ) w a s divided into long , na rro w strips o f la nd or `to fts'. B y the e nd o f the 1 5th cen tu ry all the to fts w e re occ upied , som e su bdivided into `forelands ' and `back lands ' unde r differen t ow ne rship . F ue dal su pe riority ov er C ano nga te ce ased a fte r 1560 . T he follow ing century w as a p erio d o f w id e-scale reb uilding and it w as du ring this tim e tha t m ost o f th e areas ' m a nsions an d fine to w nh ouses w e re co nstru cted , usually to w a rds the back o f the to fts, a w a y from th e s qualo r o f th e m ain s tree t. T he 17 th ce ntury also s aw the am algam ation o f the na rro w plots and their red evelopm e nt a s c ou rtya rds surro unde d b y tenem e nts . T he bu rgh w as fo rm ally inco rp orated into the C ity in 18 56. T h rou ghou t the 19 th C en tu ry th e C ano nga te 's p rosp e rity declined as la rge section s o f the no bility and m iddle clas ses m oved o ut o f th e area in fav ou r of the grande u r and im proved facilities o f E dinburg h's N ew T o w n, a s ho rt dis tanc e to the N orth. T he Im provem e nt A ct o f 18 67 m ade effo rts to add res s this , re spon ding early on w ith large -scale slum clearanc e a nd redev elopm en t o f e ntire s tree t frontages . A fu rthe r Im provem e nt A ct (18 93 ) w a s in p art a reac tion to this `m a xim um in te rvention ', re spon ding w ith a p rog ram m e of relatively sm all-scale cha nge s w ithin the exis ting stre et p atte rn . T his latte r app ro ach w a s m o re c onsisten t w ith P a trick G eddes ' conc ep t of `con se rva tive su rge ry'. G ed des w as a reno w ne d in tellectual w ho lived in the O ld T ow n and w as a pione e r of the m o de rn cons e rva tion m ovem e n t in S cotla nd w hich g athe red m om e ntu m throug hou t th e 20 th cen tu ry. E xte nsive reb uilding an d in filling of sec tions o f th e C anon ga te's m an y tenem e nts to ok place, m os t no tably b y city a rc hitec ts , E J M cR ae a nd R obe rt H u rd (m id 2 0th cen tury) w ith som e e a rly fron tage s re taine d and oth ers re built in replica. List desc riptio n u pda te d at resu rv e y (20 07/08 ).
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H IS T O R IC S C O T LA N D E D IN B U R G H , C IT Y O F C O U N C IL In fo rm a tion S up ple m enta ry to the S ta tu to ry List (T his inform ation h as no legal significan ce) E D IN B U R G H B U R G H S T A T U T O R Y L IS T H B N um ber 29 090 Item N um b er: 11 2 H 3 11-37 (ODD NOS) HOLYROOD ROAD, UNIVERSITY OF EDINBURGH, MORAY HOUSE, PATERSON'S LAND G ro up w ith Item s: M a p s hee t: N T 27S E C atego ry: B G roup C a teg ory: D ate o f Lis ting 13 -A U G -19 87 D escrip tion: A lan R obe rts on , 191 3. 3 -s to re y, s ym m etrical, 11 -ba y (to p rincipal elev ation ), C lassical, cou rtya rd -plan , pu rp ose -b uilt teach er training cen tre w ith principal e ntranc e elevation to S (H olyro od R oad ). A shla r w ith raised ch annelled m a rgins and c ou rse d, bull-fac ed pink san dstone . D eep m oulded bas e c ou rse , co rnice ab ove g round sto re y, eav es cou rs e, co rnice , balus tra ded pa rap et. F U R T H E R D E S C R IP T IO N : en tra nce elevation to S : adv ance d ou te r 3-ba ys w ith fu rthe r adva nced c en tral ba ys w ith c h annelled ru stica tion to groun d and paired engag ed Ionic c olum ns , rising to 1 st an d 2 nd store ys . S egm en tal-arched p edim ents a bove . C en tral 3 -b a y ro und -a rc h ed arc ade to g rou nd floo r leads to inne r cou rt. M ullioned and trans om ed w in do w s abo ve N eleva tion w ith slightly ad vanc ed cen tral gabled b a y w ith projecting single s to re y flat-roo fe d en trance p orch and V en e tian w indo w ab ove . A dv ance d ou te r ba ys w ith central, s egm e ntal-he ade d do rm e rs b re ak ing eaves . C ourtya rd eleva tions s ym m etrical. N ra nge w ith c en tral g able and flank ing full-height trip artite c an ted ba ys su rm oun te d b y o gee bell-c as t ro ofs . P redom ina ntly m ulti-pane tim be r s ash and case w indo w s . G re y sla tes . IN T E R IO R : (s een 2 007 ). O riginal room plan la rgely e xtan t w ith som e no ta ble features. L arge op en -w ell staircas e w ith dec orative m e tal balus te rs , tim be r han drail a nd C om posite -O rde r colum ns . S om e clas s room s w ith tim ber p anelling. La rg e hall w ith ce ntral segm e ntal-a rc hed ceiling a nd tim be r pan elling and flooring . T im ber book cases to fo rm e r libra ry. T im be r an d glass d oo rs . S om e d eco ra tive plasterw o rk . R efe renc es : O rdna nce S u rve y M ap (19 31 -2 ). J ohn G iffo rd , C olin M cW illiam and D avid W alk er, T he B uildings of S co tland , E dinbu rgh, 19 84 . p18 6. O the r in fo rm a tion from U niversity o f E dinb urgh w ebsite at w w w .ed uca tion.ed .ac .uk (acc esse d 0 1 -08 -0 7). N otes : A high quality w ell-de tailed b uilding in the C lassical E dinbu rg h tradition, P a te rs on's La nd is a la rge an d strik ing building. It is a pu rpose -b uilt teac he r training centre w hich is little alte red e xte rnally a nd reta ins som e o f its o riginal inte rnal fea tu res . T he dis tinctive en tran ce eleva tion to the S ou th w ith its a rca ded en tran ce is a significant a ddition to th e s tre ets cape . T he cou rtya rd is no table for its D u tch -g abled s ec tion to the N o rth elevatio n. M o ra y H ou se's his to ry has its o rigins in the m id 1 9th c en tu ry. T eac he r training w as fo rm e rly o ften in the h ands o f ch urch sc hools w he re pu pils w ith a ptitude w ere tau ght h ow to be teac he rs in the ev enin gs. D u ring th e 1 9th cen tu ry, th e gove rn m ent be cam e m o re involved a nd th e 1 872 E duca tion (S co tland ) A ct w hich m a de educa tion com p ulsory fo r children from 5-1 3 m ean t th at m a n y m ore te ache rs w ere req uire d. B y 1905 tea che r training becam e the sole resp onsibility o f th e gove rnm e nt a nd to a ccom m o da te th e increasing num be rs of tea che rs require d, this ne w building w a s c ons truc ted . It is no w pa rt o f the U nive rsity of E dinb urg h (2 007 ). A lan R obe rts on (188 1-192 5) w as E dinb urg h base d and w as the a rchitect fo r th e then S co ttish E duc ation D ep artm e nt, w hich b rou ght him the com m ission fo r this building. List desc riptio n revise d as pa rt o f E dinb urg h H olyroo d W ard resu rve y 2 007 -0 8.
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Appendix 2 Built Heritage Listings H IS T O R IC S C O T LA N D E D IN B U R G H , C IT Y O F C O U N C IL In fo rm a tion S up ple m enta ry to the S ta tu to ry List (T his inform ation h as no legal significan ce) E D IN B U R G H B U R G H S T A T U T O R Y L IS T H B N um ber 28 449 Item N um b er: 46 H 3 174 CANONGATE, MORAY HOUSE INCLUDING GATES, GATEPIERS, PORTERS LODGE AND SUMMERHOUSE G roup w ith Item s: A M a p s hee t: N T 27S E C atego ry: A G roup C a teg ory: A D ate o f Lis ting 14 -D E C -197 0 D escrip tion: C irca 1 625 w ith late r ad ditions (see N o tes). O utsta nding , 2 -store y, m ansion ho use w ith g abled 1s t floo r balco n y sup po rted b y m assive ca rv ed co rb els an d 3 larg e w indo w s w ith m oulded m a rgins ab ove , each w ith stra pw ork pedim en t. E xpo se d rub ble w ith as hlar d res sings to p rincipal (N ) eleva tion ; ha rled elsew he re . 9-b a y w ing (circ a 164 7) a djoining to E . F u rthe r 3 -s tore y, 5 -b a y block (1753 -4 ) to S . T all p yram idal ga tepie rs and c ro w s tep -g abled lodge adjoin to W . P antiled sum m e rho u se located a t S E co rne r o f fo rm e r ga rden of M o ra y H ouse (se e N o tes ). F U R T H E R D E S C R IP T IO N : N E LE V A T IO N : C o rbelled balcon y w ith w rough t-iro n railings; string co u rse belo w ; ros e finial to g able ape x. E -w ing w ith m oulded cill cou rses , steppe d at g ro und floo r. P edim ente d w indo w s to rea r S ga ble; fleu r-de-lys finial at ap e x. S em i-octago nal s tair to w e r to W elevation . IN T E R IO R : first floor b alcon y room to N con tains a dom e d plaster c eiling w ith pe dim ents , s trap w o rk com p artm e nts a nd lo w relief p anels con taining num ero us o rg anic and m ythological m o tifs . `C rom w ell R o om ' to S h as fine p ainte d tim be r pan elling w ith allego rical sc enes . F urth er d om ed plaste r ceiling divided in to qua dran ts b y fou r large ribs ending in plain sa uce r dom e ; w hite m a rble fireplac e; d eco ra tive ca rv ed and be ade d d oo rfram es . H e ad o f tu rn -pik e s tair to W w ith tu rne d tim be r balustrad e and w o ode n ne w el p ost rising to sa uce r shap ed plas te r ceiling con taining 21 p anels w ith ran ge o f sim ilar m o tifs . P redom ina ntly m uti-pa ne tim be r sas h a nd c ase w in do w s. S co ttish sla te . A shla r sk ew s T w o s tack s to W elevation o f m ain block ea ch w ith pair o f tall, diam on d -se t chim ne ys. D iam ond -s et ridge an d end stack s to E w ing . E nd s tack s to rea r blo ck . C ast-iron rainw ater g oods . G A T E S A N D G A T E P IE R S : late 1 7th c e ntu ry. P air of su bs tan tial clus te red -sh aft piers , eac h crow ned w ith a m assive , e longated nee dle s pire finial. W rough t-iron gates w ith de co ra tive iron a rch a bove . P O R T E R 'S LO D G E : C row s te ppe d, 19 th ce ntury ga te lo dge , pe rha ps con tainin g 1 7th o r 18 th c en tu ry fa bric . R o und -a rched do orw a y to s tree t. R oll-m oulde d d oorw a ys elsew he re. M an sa rde d to rea r sec tion w ith en d s ta ck . S late roo f. T im be r sash an d c ase w in dow s. S U M M E R H O U S E : D im inuitive, single-s to re y, rectang ular-plan , piend -ro ofe d su m m erh ouse situa ted a t S E c orne r of fo rm er M o ra y H ous e ga rden (N T 26 459 7 3657 ). C ourse d rubble w ith vouss oire d ro und -arc hed op enings . R ed pan tiles. (H eraldic be as ts, fo rm e rly loca te d at roo f co rne rs , c u rren tly s to red w ithin sum m e rh ous e - seen 2007 ). R efe renc es : T M ac G ibb on an d D R oss, T he C as tellate d a nd D om es tic A rchite ctu re of S co tland from th e T w elfth to the E ighteen th C entu ries (188 7-92 ) 5v . J M W allace, T he H istoric H o uses o f E dinbu rgh , (1987 ) p 27-9. Jo hn G ifford et al, B uildings o f S c otland - E dinb urgh , (1 991 ) p2 13 . C h arles M cK ea n, E dinbu rg h - A n Illus tra ted A rchitec tu ral G uide (1992 ) p2 9. D iction ary o f S cottish A rchitec ts, w w w .sco ttish arc hitec ts .o rg .uk (acc essed 1 0.05 .200 7 )
Continued over..
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Continued…
Notes: M o ra y H ou se is pe rhaps the finest s urv ival of a 17 th ce ntury aris toc ra tic m a nsion hous e in the C anon ga te . It is pa rticu larly no ta ble fo r its distinc tive co rbelled balcon y and sup erio r 17 th ce ntury R en naissan c e plas te r ceilings. Its im posing ob elisk gatepiers also a dd con siderable inte re s t to the s tree tsca pe . A seve nteen th ce n tu ry dra w ing su gges ts tha t th e original hous e w as in the fo rm of a c om plete q uad ra ngle o f fou r w ings e nclosing a cen tral c ourtya rd. M o ra y H ou se w a s built, po ssibly b y W illiam W allace (s ee Im rie and D unb a r, A c coun ts O f T he M a ste r O f W ork s, V ol II) for M a ry, D ow age r C oun tess o f H om e and the n p asse d to h er d augh te r the C oun tess of M o ra y in 164 3. T he m on og ram a nd arm s o f the C oun tess a re c arved w ithin the pe dim ent ab ove the ce ntre w ind ow to the S g able end . C oa ts of A rm s fea tu ring the lions o f H om e a nd D udle y a re incorpo ra ted into the s trap w o rk p edim en t ab ove the N ga ble w indo w s . T he S ga ble originally m irro red the N eleva tion w ith a sim ilar c o rbelled balcon y. T h e B ritish Linen B ank w e re ten ants be tw een 17 5 3 a nd 179 0 at w hich tim e the S w ing w as a dde d. Lord K am e s, the reno w n ed S cottish law ye r, philosophe r an d ag ricultu ralist, w as also a ten ant o f the S outh W ing du ring this pe riod . S old in 1 845 to th e N o rth B ritish R ailw a y C om pa n y, the e xtra w in do w s a nd lo w e red cills to the E w ing (C a non ga te eleva tion ) da te from its us e as a F re e C hu rch N o rm al S ch ool from 184 9. T h e building is cu rre ntly pa rt of the U nive rsity o f E dinb urgh ´s E duca tion de pa rtm ent, c onn ected , via g ro und floor link , to T hom son ´s Lan d to the S . M o ra y H ou se retains fine plas te rw ork c eilings in the C rom w ell R oom , B alco n y R oom an d w ithin the o riginal 1 7th c en tury spiral s tairw ell. T he plasterw o rk c eilings sha re a num b er o f o rnam en tal m o tifs in com m o n w ith thos e in P ink ie H ouse, M usselbu rgh (16 13 ), a nd W inton H ouse , E ast Lo thian (163 0s ). O f the m o re com plex m otifs , the god dess su rro unde d b y a v arie ty of flow e rs a nd fruits is also em be dded in th e c eiling of the sum m er h ous e. M o ra y H ou se fo rm erly occ upied a larg e pa rcel o f lan d s tre tching S ou th w a rds to H olyrood R oad w he re its sm all sum m er ho use w ith round -arched -o pening s s tan ds (althoug h it h as bee n sugg es ted tha t it has bee n m o ved slightly from its o rigin al location a nd . The summer house is traditionally known as the place where the Articles of the Union of the Scottish and English Parliaments were finally agreed. T he historic an d arc hitec tu ral value o f E dinburg h´s C an ong ate area as a w hole ca nno t be ov erstate d. E m bod yin g a s pirit of p erm ane nce w hile cons ta ntly ev olving, its buildings re flect ne arly 10 00 yea rs o f p olitical, religious a nd civic dev elopm en t in S cotland . P art o f A -g ro up w ith M o ra y H o use ga rd en gatew a y ´ H B 28 450 (se e s epa ra te listing). List de sc ription up da ted a t resu rve y (2 007 /08 ).
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Appendix 2 Built Heritage HISTORIC SCOTLAND E D IN B U R G H , C IT Y O F C O U N C IL In fo rm a tion S up ple m enta ry to the S ta tu to ry List (T his inform ation h as no legal significan ce) EDINBURGH BURGH STATUTORY LIST
Listings
H B N um ber 28 445 Item N um b er: 43 H 3 142 AND 146 CANONGATE, HUNTLY HOUSE (MUSEUM OF EDINBURGH) G ro up w ith Item s : A M a p s hee t: N T 27S E C atego ry: A G roup C a teg ory: A D ate o f Lis ting 14 -D E C -197 0 Description: P redom ina ntly la te 1 6th c en tu ry w ith la ter alte rations a nd ad ditions (see N otes ). O u ts ta nding g rou ping of 16 th a nd 17 th ce ntury dw ellings, am algam a ted to fo rm single m use um c om ple x. C om prising 3 -sto re y a nd a ttic , triple-g abled building, circa 157 0 (N o 14 6) fron ting C anon ga te a nd 2 -store y and a ttic, single -gable d 17th century building (N o 142 ) w ith balcon y at N E co rne r. P air of 16 48 tenem e nts w ith ga bled projection s adjoin to S (B ak ehous e C lose ) w ith segm e ntal-a rc hed pend leading to enclos ed cou rtya rd to rea r. P red om inan tly h arled a nd w hite w ashe d rub ble w ith as hlar d res sings . F U R T H E R D E S C R IP T IO N : P R IN C IP A L (N ) E LE V A T IO N : N o 14 6: e xpos ed ru bble to g rou nd , ashla r to 1s t floo r, sep a ra ted b y d eep , b rack eted string co urse . H arled tim ber c ons truc tion at u ppe r levels; jettied at 2n d floo r and triple-g abled a ttic . S eries o f La tin insc ription s at 1s t floo r (s ee N o tes ). S e gm en tal-arched p end to far left. N o 142 (to left): rises to 3 -s to re y a nd a ttic to w a rds rea r. W ing sec tion to B ak eh ouse C lose: 3 -s to re y w ith ca t-slide d o rm ers b re ak ing eave s; sq ua re c ro w s tep ped stairto w e r to E ; pair o f adva nce d g able ted ba ys to S W . S egm en tal-a rche d pen d to w a rds N leadin g to en closed co urtyard fea tu ring m oulde d, oc ta gon al sh afted sundial to cen tre an d e xtensive collection of a rchitec tu ral fragm ents. R ub ble b ounda ry w all to S . G ranite se tts . IN T E R IO R : W ealth of m o ulded fireplac es a nd oak -p anelled room s including e arly 18 th cen tu ry p anelled ro om w ith lu gged a rchitraves an d co rnices . La te 16 th ce ntury painte d beam s tak en from P ink ie H ouse, M usselb urgh . P redom ina ntly 12 -pa ne gla zing to tim b er sas h and cas e w indo w s . G re y S co ttish S late . M ix o f ha rled an d e xpo sed ru bble e nd and c o-a xial s tack s. C ro w -s te pped sk ew s to E eleva tion . C la y ca ns. C as t-iron rain w a te r good s.
References: T he R o yal C om m ission on the A ncien t M o num en ts o f S co tlan d, `A n inve ntory of the ancien t an d histo rical m o num en ts o f th e city of E dinbu rg h w ith the thirte enth rep ort o f th e C om m ission , E dinb urgh N o. 104 ´ (19 51 ) p16 8-73 . H un tly H o use `H untly H ou se M use um : H isto ry, A rchite ctu ral F ea tu re s and G uide' R evision , (1 953 ). John G ifford et al, B uildings o f S cotla nd - E dinbu rg h, (19 91 ) p21 7. C ha rles M c K ean, E dinbu rgh - A n Illus trated A rc hitectu ral G uide (1992 ) p 37. Continued over..
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Continued‌ Notes: P art o f an `A G roup ' com p rising C a non gate P a rish C h urch ; C a nong ate T olboo th ; 167 -1 69 C a non ga te ; 1 42 -14 6 C a no nga te, H un tly H o use ; 140 C an onga te , A cheson H ouse and the C ano nga te B urgh C ro ss w hich tog ethe r fo rm the historic co re o f th e fo rm e r C ano nga te B urgh (see se p ara te listings ). P articula rly fine su rvival c om p rising a n am algam a tion of p re dom inan tly 1 6th ce ntu ry d w ellings. Its traditional form a dd s co nside rable inte re st to this a re a of th e C anonga te s tree tsc ape . T he b uilding is also no table fo r its ou tstanding inte rior including tim be r p anelled ro om s and m oulded fireplace s, som e of w hich hav e been salvaged from othe r E dinb urgh tow n h o uses o f the p erio d, long since d em olished. O riginally th re e ea rly 1 6th c en tu ry tene m ents w ith s tree t-fa cing tim be r-fram ed gable ends , the d w ellings w e re in te grated b y John A che son in 1570 to p rovide a single, rela tively sp acious residenc e and . T he nam e of the b uilding is m isleading as it w as no t con stru cte d as a g rea t to w n h o use and the nam e is p rob ably de rived from G eo rg e, 1 st M a rq uis o f H u ntly's brie f sta y the re in 163 6. T he building w as s ub seque ntly o w ned b y the g uild o f th e Inc orp oration o f H am m e rm en from 1647 w ho em plo yed R obe rt M yln e (the n m aster m ason to th e C ro w n ) to e xte nd the fro n t block . T he buildings w e re acquired b y the Loc al A utho rity in 1 924 a nd restora tion w o rk (including the conv ersion to a m us eum ) w as und ertak en b y city a rc hitec t, F ran k C M e ars in 19 27 -32 . T he pair o f 3 -sto re y tenem en ts of 1 648 to the S w ere incorp orated into H un tle y H ouse M us e um a t this tim e . N o 1 42 C ano nga te , w hich h as a 17 th cen tu ry co re, w as res to red b y re no w ne d E dinbu rgh a rchite ct Ia n G o rdo n Lindsa y in 1 962 -5 a nd inco rpo ra te d in to the com ple x. F ive insc ription s in La tin ad orn th e e xterio r w all. T he re a re fou r from th e 16 th cen tu ry an d one w hich w as a dde d w he n H un tly H o use w as res to red b y F rank C M ea rs . T he historic an d arc hitec tu ral value o f E dinburg h's C ano nga te a re a as a w h ole ca nno t be ov erstate d. E m bod yin g a s pirit of p erm ane nce w hile cons ta ntly ev olving, its buildings re flect ne arly 10 00 yea rs o f p olitical, religious a nd civic dev elopm en t in S cotland . T he C a nons o f H olyro od A bbe y w ere given leave b y K in g D avid I to foun d the bu rgh of C an ong ate in 11 40. E ithe r side o f th e stre et (a volcanic ridge ) w a s divided into long , na rro w strips o f la nd or `to fts'. B y the e nd o f the 1 5th cen tu ry all the to fts w e re occ upied , som e su bdivided into `forelands ' and `back lands ' unde r differen t ow ne rship . F ue dal su pe riority ov er C ano nga te ce ased a fte r 1560 . T he follow ing century w as a p erio d o f w id e-scale reb uilding and it w as du ring this tim e tha t m ost o f th e areas ' m a nsions an d fine to w nh ouses w e re co nstru cted , usually to w a rds the back o f the to fts, a w a y from th e s qualo r o f th e m ain s tree t. T he 17 th ce ntury also s aw the am algam ation o f the na rro w plots and their red evelopm e nt a s c ou rtya rds surro unde d b y tenem e nts . T he bu rgh w as fo rm ally inco rp orated into the C ity in 18 56. T h rou ghou t the 19 th C en tu ry th e C ano nga te 's p rosp e rity declined as la rge section s o f the no bility and m iddle clas ses m oved o ut o f th e area in fav ou r of the grande u r and im proved facilities o f E dinburg h's N ew T o w n, a s ho rt dis tanc e to the N orth. T he Im provem e nt A ct o f 18 67 m ade effo rts to add res s this , re spon ding early on w ith large -scale slum clearanc e a nd redev elopm en t o f e ntire s tree t frontages . A fu rthe r Im provem e nt A ct (18 93 ) w a s in p art a reac tion to this `m a xim um in te rvention ', re spon ding w ith a p rog ram m e of relatively sm all-scale cha nge s w ithin the exis ting stre et p atte rn . T his latte r app ro ach w a s m o re c onsisten t w ith P a trick G eddes ' conc ep t of `con se rva tive su rge ry'. G ed des w as a reno w ne d in tellectual w ho lived in the O ld T ow n and w as a pione e r of the m o de rn cons e rva tion m ovem e n t in S cotla nd w hich g athe red m om e ntu m throug hou t th e 20 th cen tu ry. E xte nsive reb uilding an d in filling of sec tions o f th e C anon ga te's m an y tenem e nts to ok place, m os t no tably b y city a rc hitec ts , E J M cR ae a nd R obe rt H u rd (m id 2 0th cen tury) w ith som e e a rly fron tage s re taine d and oth ers re built in replica. P rior to res u rve y (200 7/08 ), N um b er 1 4 2 C ano nga te w as listed se pa ra tely. Lis t des crip tion upd ated a t re su rve y (20 07 /08).
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Appendix 2 Built Heritage Alterations
Proposed alterations to Listed Buildings Colour Key Retained Reconfigured Removed
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Appendix 2 Built Heritage Alterations
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5 5
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2 2
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Appendix 3
Public Consultation
Public Consultation
C 09/029 /PAN Sugarhouse Close 60 Canongate and 4 , 49 and 53 Holyrood Road, Edinburgh Mixed use development comprising student accommodation and apart hotel Pre-Application Public Consultation Report Public Consultations / Presentations were held on Monday 30th November 2009 from 2.00 til 3.00pm and again on Tuesday st December 2009 from 5.00 til 8.00pm.
redundant Tasting Rooms. A video presentation illustrated previous student housing developments completed by the developer on sites throughout Britain.
The public Consultation was advertised in the Evening News. All local Councillors, Community Councils and relevant organisations, noted below, were notified in writing: Councillor Mowat Councillor Beckett Councillor Dundas Edinburgh World Heritage Trust Cockburn Association Edinburgh South Side Community Council Edinburgh Old Town Community Council Edinburgh Old Town Association Edinburgh City Centre Neighbourhood Team
Attendance was greater during the afternoon/lunchtime session with several dozen attendees. Weather leading to and during the evening session was unfortunately very cold with heavy rain. Consequently, perhaps, only four people attended.
The Public Consultation exercise was held on the proposed development site, with gates opened for access from Sugarhouse Close, off Canongate. The site was opened to the public, with further guided access facilitated into the Listed and Redundant Buildings. Generators were brought to sight to power temporary lighting installed to illuminate the interior spaces, further augmented for the evening session to illuminate the Listed Building exteriors and Courtyards. Display boards with historical analysis of the site and outline development strategies were installed within the
Comments were invited, either on forms provided at the Consultation, by post or via a dedicated e-mail address (sugarhouse@oberlanders.co.uk) No adverse comments were expressed during the event and none subsequently received. Comments expressed during the consultation event were generally supportive: The re-use of the existing fabric, where possible, was encouraged. The setting of the listed buildings could be greatly enhanced. Encouragement to open up views through the site to expose the Listed buildings. The building interiors were acknowledged to be significantly altered, inaccessible and unusable. The site location was seen as highly appropriate for Student Accommodation. 25 25