Locals to object at hearing
Planning officers have recommended approval of plans to develop the 2.7 ha former Royal Bank of Scotland site between Dundas St and King George V Park.
Orion Capital proposals include spending £250m to develop commercial space, 315 new homes (108 of them ‘affordable’) and purpose-built student accommodation for 591 people.
A press release full of bullish optimism was issued for the developers yesterday. It quoted Ross McNulty (Development Director, Edison Real Estate) asserting the developers’ determination to ‘do no less than make this high-quality neighbourhood one of the best places in Scotland to live in and visit. …
‘These proposals will deliver a more inclusive, and a more vibrant and thriving neighbourhood that strengthens the heart of the city.’
Official approval
Officers' findings are contained in a 68-page report going before the Development Management Sub-Committee on 17 December (25/01899/FUL).
In brief, they reason that the proposals:
adequately respect the character and setting of adjacent listed buildings and retain trees;
do not adversely impact, to a significant level, city-wide views (except down Dundonald St) and townscape character;
do not detract from key characteristic components of the New Town Conservation Area;
provide sufficient housing, despite falling short (by about 10%) of the level estimated for the site in the Local Development Plan;
provide sufficient commercial space given market conditions;
provide acceptable student housing use;
provide acceptable amenity for existing neighbours and future occupants.
Mixed views
Supporters of the proposals say the scheme would reverse Edinburgh’s chronic decline in housing delivery by adding new homes to the overall stock and freeing-up citywide HMO flats occupied by 27,000 students (Edinburgh University estimate).
Sceptics say the ‘affordable’ accommodation remains well beyond the financial means of ordinary Edinburgh workers.
Opponents argue that the sudden arrival and concentration of nearly 600 transient residents (students and out-of-term-time tourists) threatens to overwhelm community resources, overturn the established character of the neighbourhood, and disrupt social cohesion.
Some argue that, following Scottish Govt clarification of its intentions about rent controls, the Build-to-Rent market is once again viable for private investors and so there is no necessity for student housing in order to ensure the scheme's overall profitability.
Delays and contributions
Since 2014, there have been 8 applications for the RBS site.
This slow progress, which developers attribute in part to changing market conditions, has triggered a draconian rise in the level of Section 75 contributions required: for example, £0.58m towards the trams project and £2m+ for education.
Next steps
Some 447 objections were made to the most recent application.
At the DMS hearing next week (which you can watch for hours and hours and hours here), local residents associations, the New Town & Broughton Community Council, and the Cockburn Association will make 5-minute spoken deputations outlining their opposition to the scheme.
All 1,348 documents associated with this case are available for your reading pleasure here.
Got a view? Tell us at spurtle@hotmail.co.uk.
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