Mountgrange Architect critic of Caltongate demolitions

 Shortly before developers Artisan offered to buy up East Market St in December 2011, one of the Architects involved in a particularly controversial part of the scheme was heard speaking out against the demolitions and highlighting the value of this site. The need for new plans and the value of the councils assets in Caltongate are explained by Malcom Fraser in his after dark debate at the Urban Room

Unfortunately the last administration saw fit to give this valuable public land to Artisan who now wish to extend the life of the failed consents!

The Planning department have now confirmed that the consultation period/planning portal for the Caltongate renewal plans WILL close tomorrow,Friday 8th.
We expect that means midnight but you can also send an email or letter which provided it is received on Friday must be considered.

So you only have a day left to OBJECT

Some of us have been finding it very difficult and time consuming using the portal to address all the issues to all the applications and instead chose to write one letter which applies to all the applications. If you too are finding it hard here is template letter which may help.

Please personalise copy/cut and paste/ print and use whatever bits you agree with to make your own letter (make sure to date it and include your name and address) which you can then 

deliver to the planning desk at Waverley court
or email to d.leslie@edinburgh.gov.uk

East Market Street Party 2006 before Caltongate was approved

 

David Leslie

Head of Planning and Building Standards

City of Edinburgh Council

Waverley Court

East Market St

Edinburgh

(Please copy to planning case officers Daniel Lodge and Jennifer Paton)

I wish to lodge an OBJECTION to Planning applications

Refs; 13/00096/FUL, 13/00090/FUL, 13/00095/FUL, 13/00088/FUL, 13/00094/FUL, 13/00085/FUL, 13/00107/LBC, 13/00102/LBC, 13/00093/FUL, 13/00092/FUL, 13/00103/FUL, 13/00106/FUL, 13/00101/LBC, 13/00091/FUL, 13/00100/LBC

for the 'Caltongate Development Site', - Canongate, East Market St, Cranston St, Jeffrey St, New St and Calton Road.

All the original objections submitted by heritage and community groups to all the original applications (now subject of applications seeking consent to vary conditions) are still valid.

The original plans were speculative and the economic benefits presented as justifications for these applications, are 5 years old and clearly no longer valid or credible.

The demolitions are unsustainable, unjustified and not supported by new National planning guidance SHEP.

The application should include an updated Environmental Impact Assessment

All the proposed developments are of a quality, style and layout which will cause significant damage to the local environment, residential amenity, key views and skylines, heritage value of the conservation area, and the authenticity of Edinburgh's World Heritage Site.

The plans conflict with local and national policies on sustainable development, community empowerment and climate change.

The developer has stated the justification for applications is commercial because 'The expiry of consents may devalue the site”

THIS IS NOT A MATERIAL PLANNING CONSIDERATION and therefore cannot be used as a justification to breach conservation and planning policy by developers, just as it cannot be used as a reason for objections.

The existing plans should be allowed to lapse and these applications REFUSED as they may prejudice the development of new improved plans and development opportunities coming forward.

How to Object!

There is only 4 days left to comment on all 15 applications (the 21 day consultation period ends on Friday 8th Feb)
Objections can be made online through the planning portal by registering (and log in) then using these reference numbers to access the relevant applications.

Hotel and conference centre

Canongate Venture

The Hotel and demolition of Canongate Venture, the Ark and Canongate flats

1. Renewal of demolition consent for Canongate Venture 13/00100/LBC
2. Renewal of planning consent for demolition of 2 listed buildings, 18 flats and 2 shops to provide for a 5* Hotel and conference centre (PA5) 13/00091/FUL
   
3. Renewal of demolition consent for The Old Sailors Ark, 231 Canongate 13/00101/LBC
   
4. Renewal of demolition consent for McRae tenements, 221 -229 Canongate 13/00106/FUL
   
5. Renewal of demolition consent for Common Good Market building 13/00103/FUL
   
   Common Good Land and Jeffrey St Arches 
   
6. Renewal of planning consent for demolition of Common Good Market building to erect 5 storey office block on East Market St (PA6) 13/00092/FUL
   
7. Renewal of planning consent to redevelop Arches and erect 6 storey offices on Cranston St and 4storey building on East Market St for leisure, bar, restaurant uses (The Malcom Fraser block PA7) 13/00093/FUL
   
8. Renewal of Listed Building consent to refurbish Arches and erect 4 storey block for retail/bar/returant/offices (PA7) and realign Cranston St 13/00102/LBC
   
9. Renewal of Listed Building Consent to allow alterations to north gable wall of Cranston St/Jeffrey St tenements (link to PA7) 13/00107/LBC
   
   

   

   The Malcom Fraser block

   
   
   The Podium and office block
10. Renewal of consent to erect Podium structure (foundations and underground car park for offices and private housing) on New st Gap site (PA2) 13/00085/FUL
    
11. Consent to vary conditions to Podium consent to allow early implementation in advance of submitting details on archaeology, boundary treatments and footways (PA2) 13/00094/FUL
    
12. Renewal of planning consent to erect Office block on gap site which will also house carparking and district heating system (PA3) 13/00088/FUL
    
13. Consent to vary conditions to allow early implementation of development, in advance of submitting information on the proposed sustainability management system, archaeology and footway required for the office block (PA3) 13/00095/FUL
    
    

    

    new residential street

    
    Luxury flats and Canongate breakthrough 
    
14. Renewal of consent to erect mixed private housing blocks along eastern edge of the site serviced by car parking and district heating from Podium. Includes, additional offices, bars, restaurants and retail units, a Public Square behind the hotel and demolition of existing flats on Canongate (PA4a) 13/00090/FUL
    
15. Consent to vary conditions on private housing (PA4a) to allow early implementation, in advance of submitting details on sustainable management, archaeology, boundary treatments and construction details 13/00096/FUL
    

To comment by post or email, please write to the addresses below ensuring you include the following:

• The date
• The name and address of the sender
• The reference number (or numbers) of the application(s)
• The address of the site (Caltongate Development site or East market St/New St)
• Your comments/ grounds for objection
  

David Leslie (d.leslie@edinburgh.gov.uk) Head of Planning and Building Standards, Services for Communities, Level C5, Waverley Court, 4 East Market Street, Edinburgh, EH8 8B

Make sure you keep a record of your submissions and copy it to the planning officers (daniel.lodge@edinburgh.gov.uk and jennifer.paton@edinburgh.gov.uk) and send details of your objections to your local councillors/MSPs.

Some possible reasons to object -
you think the planning consents should lapse because the plans are now out of date with the most recent heritage, planning for sustainable development, and national placemaking policies.
you think the economic benefits proposed by the Mountgrange scheme are no longer valid and a reasonable justification to demolish 2 Listed buildings 18 structurally sound and much needed homes and publicly owned buildings which can provide much needed affordable business space, has not been presented.
you believe the consents should lapse as the new developer has expressed concern that they are no longer viable and extending the life of these consents may prejudice new more sustainable and viable plans being progressed and implemented.
you believe the original objections made on grounds of unsustainable development which is out of step with planning guidence still apply as the development will seriously damage the historic, economic and cultural environment, yet the case for demolition is no longer valid
you believe the proposed development has been proven to be no longer a credable plan for regeneration and the sale of public land to facilitate the development will not achieve best value for the site or good placemaking for the City.
.

Time is running out!

Caltongate Hotel on Canongate

The Mountgrange Caltongate planning consents will be 5 years old this year and the planning case supporting the development is now completely out of date having been written back in 2007 when things were very different. By 2010 even the council recognised the financial failings of the scheme and took back the land.

New office block Mountgrange style

Which makes the latest deal with new developers Artisan even more questionable!
This time round the council are willing to hand over Common Good Land, publicly owned and needed buildings and homes for even less money, no profit share and on the promise that existing planning consents can be extended to increase the speculative value of the land for the sole benefit of the developer (who can then land bank, demolish, replan, go bust or sell on without undertaking any new development).

East Market St Mountgrange Style

Whilst the new developers prepare for continued 'meaningful consultation' about a revised plan for the East Market St and New St/Canongate area, the rubber stamps are at the ready to extend the life of the old Mountgrange plans.

• Surely these old plans need reconsidered against up to date information, at the very least a new economic and environmental appraisal is needed to justify demolition of listed buildings?
• Do the planning department have all the relevant information and if so why is it not available to the public? 
• Why has the report from the 'stakeholders workshop', conducted by an independent facilitator for Artisan and City of Edinburgh Council not been released yet (not even to those who participated) or included in the current applications as part of the pre application consultation evidence?

Yet the planning agents GVA Grimley have only provided extracts from their old Mountgrange reports (2007) as justification to approve the Section 42 applications for renewal of the hotel consent (which requires the demolition of 2 Listed buildings).

These significant and interdependent plans, which are all dependant on the demolition of listed buildings and much needed housing for the city centre are being rushed through the consultation process as if they were minor amendments to a house extension!

An updated economic and environmental impact study is required, particularly as one of the key elements to ensure 'sustainability' in the Mountgrange plans was the district heating/ground source system which has now been shelved.
A new case must be presented to justify the demolition of listed and unlisted buildings, in line with new Historic Scotland planning guidance (SHEP) and which takes account of the recent conservation, structural and feasibility studies into the importance and potential reuse of Canongate Venture.
The consultation period must therefore be extended to allow the public to comment on these core issues

Back to the drawing board

The SOOT space has been quiet for the last year as supporters have tried to get on with new projects and support a number of emerging community organisations. The election of a new cooperative coalition council in May promised a new approach to decision making and the hope that communities would be listened to.

Since the summer we have seen the creation of a new, legal,space for street art around the New St Gap site, with the hoardings on New St and Calton Road becoming a canvas for many Scottish artists to practice and collaborate, aswell as creating a new attraction for tourists and artists to visit for inspiration.

New St (August 2012)

 The work is constantly evolving and the site has played host to a number of Graff Jams which artists from across the UK (and some from Europe) have contributed. This return of creatives to the gap site has been welcomed by many residents, local businesses and council departments.

New St (November 2112)

 However, the listed buildings and homes which were blighted by Mountgrange's Caltongate Development remain empty and with no prospect of even temporary uses being agreed by their owners (either new developers Artisan REI or the Council) they will begin to seriously deteriorate through continued neglect.

A new conservation report has been undertaken by Old Town Development Trust, which they commissioned to look at potential reuse of  Canongate Venture, makes it clear that this Listed Building has more than just local importance. This report and the Trusts proposal to develop the Word Bank demonstrates the huge potential for its reuse to create much needed community and affordable business space.


Artisan REI who acquired the bus depot site from the administrators of the failed Caltongate scheme have been doing the rounds since the summer with informal meetings to discuss community concerns over the previous scheme.
Their agreement to allow the development of a 'legal wall' for street art, and their application for consent to allow the return of Snoozebox to the gapsite for Hogmanay and Festival 2013 gave encouragement to many in the community who had hoped that community consultation over temporary uses and revised plans for the site would this time be a more cooperative and constructive process.
However their use of the same team as Mountgrange (GVA Grimley and Allan Murray Architects) has led to fears that the same old tricks of misinformation and secret deals behind the scenes are taking place.

A 'community consultation' event was eventually held in Canongate Venture by GVA Grimley in November 2012 where the public were invited to comment on possible revisions to the plans, on the promise that feedback AND a second event would take place BEFORE any plans were submitted. However the feedback report has been split into 2 reports, the Southern Site, and the Section 42 applications

The second event is still to be scheduled yet plans to renew ALL the Mountgrange consents (due to lapse in October this year) have now been submitted which, if approved, will allow Artisan REI  a further 3 years to enact the demolitions and develop the Caltongate plans.
The section 42 planning applications are now live on the planning portal although the necessary relevant information is very difficult to find. We hope to provide more detailed information about the applications and how to comment on them soon.

Springtime

Easter time already and despite a flurry of snow, things are starting to grow again around the city.
Not just the plants and gardens but maybe also a time to rethink how communities can grow.
Around the city community groups and initiatives are growing too.

The growth of social capital  in the city, which Josiah Lockhart from the Grassmarket Community Project describes as a culture of trust and tolerance, in which extensive networks of voluntary associations emerge, may provide some new solutions to old problems of unemployment, homelessness, poverty and the blight of failed developments.

Whilst the GCP has been able to start on the development of additional facilities to accommodate their growing programme of activities and services many local initiatives continue to struggle to find space to operate. There is still an obvious shortage of premises for both new initiatives developing within the city (eg. Remade in Edinburgh) and more established organisations and charities who have provided a range of facilities and who have become or are becoming homeless (eg. Forest Cafe and the Bongo Club).

The Bongo Club is currently under threat as it has to vacate its home at St Johns Street/Holyrood Road by September. Initially it was hoped it could find accommodation within the landlords(Edinburgh Uni) estate after it was announced they have to vacate to the existing venue as additional Uni staff facilities are needed there. However requests to consider the relocation to an abandoned church next door have been dismissed on the basis it is part of the Uni's long term development plans.

Surely creating a bespoke venue for the Bongo which reuses a historic building and has the potential to accommodate other charities/social enterprise ventures is exactly the kind of 'long term development' which should be supported - or do Edinburgh Uni really believe the continued neglect will enable demolition and so the site can be free for a large new block to serve as office/student accommodation/hotel etc?

Its time to ask candidates standing for election to local councils in May what they will do to support this growth in social capital and in particular how they will enable or support local initiatives to make better use of public assets and our cultural and architectural heritage

Future forcast

Over the summer developers, councillors, officials and objectors will need to consider what would be best for the controversial gap site in the heart of Edinburgh.
What will the future bring?
Here's one view of the future for developments like the approved Caltongate plans

Real Estate from Jonathan Weston on Vimeo.

Artisan Investors planning more of the same?

Last week it was reported that new developers Artisan Investors had been bombarded with offers for the development of a 5* hotel at the failed Caltongate site despite reports to the contrary that only a couple of  hotel operators were seriously interested in financing the demolition of historic buildings to construct a hotel next to a huge gapsite.

The developers have as yet not revealed who they are engaging to undertake the management of the development and redesigning of the plans, however today Allan Murray was spotted giving the Investors a guided tour of the site. Has he got his old job back or just offering some free advice?

Many community and heritage organisations have called on the council to encourage the new developers to revise the masterplan for the area and find a more sustainable way forward that complies with new planning policy and frameworks for the area, and have sought to meet with the developers before any decisions are made. However,  it was  reported this week that Councillor Jim Lowrey, convener of the Planning Committee did not wish to see the developer 'inhibited' by recommendations in the UNESCO report and that the hotel must be located on the Royal Mile! This 'planning' advice from the convener fails to take account of the advice from members of AD&S, the Academy of Urbanism and many other professional bodies who acknowledge the failures of the Caltongate plans in being able to meet the new standards of placemaking and economic resilience.

This obsession with locating the Hotel in such a way as to require the demolition of 2 listed buildings and 18 homes was promoted by Allan Murray as the key justification for vandalising the World Heritage Site. The layout could easily be amended to allow a greater mix of sympathetic uses (including a hotel with a frontage to the Royal Mile) without requiring further demolitions.

Perhaps if the investors widen their net and consider using a different architectural approach than that of Mr Murray, one which uses the historic environment as an opportunity not an obstacle, a truly inspiring and successful development can evolve. Lets hope the Investors will allow some serious community engagement before finalising their plans this time.

Arts Attacked

Last week saw a flurry of activity across the country as a variety of community and arts groups got involved in celebrating World Community Arts Day.2012 on Friday 17th Feb

Events around Edinburgh included street art with The Wee Blue Box, poetry from Craigmiller Writers Group, and a craft market and tapestry exhibition at Cockenzie House to name a few but WORLD Community Arts Day has a much wider reach with events happening in Ireland, Poland, Mexico and many other countries.

However, all is not well in the Arts Community as new legislation is due to be introduced on 1st April which will make events like this much harder to participate in.
Not only is the arts and culture sector facing massive cuts but now grassroots organisations are going to be taxed for being creative and innovative too!
Already the opportunities which exist for new work to be displayed are limited as many gallery fees are exclusive to those on a low income and community spaces where emerging talent can be developed and shared are continually being lost as budgets are cut and assets sold.

 The new Public Entertainment Licencing Fees to be introduced through the controversial Criminal Justice and Licensing (Scotland) Act of 2010 has huge implications for the licensing of small scale, temporary, free artistic or musical events.

It has caused uproar in the artistic community with Creative Scotland, numerous other arts organisations and individuals speaking out about the impact this will have on grassroots arts and culture initiatives.



A petition calling for fees to be scrapped has been set up now WHICH YOU CAN SIGN HERE!

Edinburgh's underground scene set to be buried

There was more bad news for Edinburgh's city centre as today the Bongo Club announced they were to be evicted by Edinburgh University.
The loss of this unique venue follows fast on the heals of news that another well loved venue which is home to a wide range of homegrown clubs, is to close for 'refurbishment' at the end of this month. The loss of  Cabaret Voltaire, is seen by many as a betrayal by new owners G1 who claimed to be pursuing a "hands off " approach when they took over the lease last year.

A petition to try and save the Bongo Club has been set up already in the hope Edinburgh University Management can be persuaded to review their decision CLICK HERE
A Save Bongo Club Facebook page to show support and share ideas for action has also been set up.

The Bongo and OOTB's home at New St (now demolished)

This is not the first time Bongo have been forced out the city. In 2005 Out of the Blue were evicted from New St along with their club the Bongo. Local traders and small businesses, New Street Studios, the Sunday Market and numerous crafters and artists were evicted from the old bus depot (now demolished) and Canongate Venture. Fortunately the old Bongo Club found a new home close by within  Moray House but OOTB moved to Leith. Many other artists, creatives and independent businesses from New St area were forced to leave Edinburgh as affordable workspace in the city centre disappeared.
 

The Big Red Door (now closed)

We have seen the loss of many community facilities, arts organisations and venues across the city centre in recent years (The Big Red Door, Forest Cafe, Dumbiedykes IT Centre, Panmuir House, The Venue and The Roxy to name a few) as the council sells off valued land and assets to encourage speculative redevelopment schemes focused on increasing land values. Edinburgh University, who want to redevelop the Bongo club for offices, already have permission for a significant amount of redevelopment for student accommodation and facilities around the Moray House area.

In the desperate drive to create more 'events space', tourism accommodation, luxury flats class 'A' shops and offices in the city centre, the council are forgetting to provide for people whose presence create the 'living city centre' used in so much of their promotional material. Their hope is it will stimulate the local economy, but this kind of gentrification is known to create little economic benefit to the neighbourhood.

Its time for a change!
Although the Scottish Government have expressed encouragement and provided some financial support for communities to take over management of local assets and have a greater say in the running of their neighbourhoods, some local authorities have proved they are not willing to support (or even listen to) community initiatives!

As we approach the Local Government elections it's time to ask your councillor what they have done to support community initiatives or facilities in their area, and ask candidates what will they do differently.

Community Visioning

Today Edinburgh Council launched their Canal Strategy to develop a new 'canal culture' across communities stretching from Tollcross to Ratho. This strategy was put out to consultation last summer and whilst many support the development of environmental and access improvements to the Canal, concerns were again raised by local residents of the 'planned' developments beside the canal corridor. Any concerns raised about the proposed canal side developments were dismissed as being the subject of Local Plan proposals and development frameworks.

But is the Local Plan working?
In the Local Plan the masterplans and development briefs (now more than 5 years old) for Caltongate, Quartermile, and Fountainbridge are identified as the development propsals which will deliver offices, leisure and retail units, tourist and business developments as well as (the only) new housing planned for the city centre. Whilst there are plenty of empty  available offices around the city centre, and continued intrest for developing additional hotels, delivery of approved housing development in the city centre has not been successful.

The recently produced Local Plan Monitoring Report states only 247 of the approved 1069 residential units have been completed at Quartermile, only 77 of the 1206 approved residential units have been completed at Fountainbridge and no development has been achieved at Caltongate.

Many communities feel it is now necessary to take a lead in the planning process and come forward with their own visions for the development of their neighbourhoods.
Acttive citizens in the Tollcross/Fountainbridge area are taking the lead in their community and are holding an event next Saturday.

It is time that Councillors listened to their constituents and ensure officials embrace community led initiatives to find solutions which are economically and socially sustainable.