R E V I E W HOPETOUN VILLAGE E D I N B U R G H

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1 R E V I E W HOPETOUN VILLAGE

2 This document is a site by site review of what development has been implemented/consented within the Hopetoun Village area since the preperation of the redevelopment strategy in The document seeks to visually illustrate the level of regeneration and is not an exhaustive list of the planning permissions. Introduction Hopetoun Village has evolved, over a number of years into a new vibrant inner-city neighbourhood for new residents in a mix of housing types and tenure, plus community facilities such as a park, open space, health centre, nursery, hotel and commercial, employment and retail provision. Its layout re-uses a never-completed Georgian street pattern to create a modern re-intrepretation of Edinburgh s classical New Town, with a complementary scale and perimeterblock urban building forms. What sets it apart from the average urban infill is the ground-breaking procurement method through the planning process; from the outset, an innovative application of genuine community engagement before the term became fashionable, with a three-way dialogue between the public and private sectors and local residents. Context The site is on the fringes of the centre, where the Georgian New Town ran out of steam leaving a street pattern, a few isolated buildings, and little else. Gradually the area filled with depots, sheds, storage yards and industrial uses of poor townscape quality. Local Plan zoning was for predominantly industrial development, but there were no takers. However, its close proximity to the city centre, just off Leith Walk with excellent shops and public transport links, awakened interest from volume house builders. We realised that this could be a very successful area but that we had to get a better housing mix, architectural form and provision of community facilities than straight market forces would provide. A strategy was brokered between local interests, house builders and the Council to provide a way forward through a Steering Group. Aims The aims set out what are now established urban village / new urbanist principles: placemaking with a local identity and facilities, reinterpreting traditional urban typologies to give a comfortable feel; new open space provision including a park; encouraging people to live and work in the same area, including working from home; challenging car use, and an early application of sustainable development principles. Politically, the aim was to avoid an imposed blueprint, but instead to ensure that as many interests as possible made an input into the final design. The novel Steering Group approach worked well developers and locals met face to face to discuss their respective requirements and issues, and the eventual developments reflected the input from all parties.

3 Development Process 1990 original study proposing predominantly industrial uses 1994 trial blue sky proposals developed as part of City of Culture bid 1995 new Redevelopment Strategy based on urban village / sustainable principles 1996 first meeting of Steering Group, with representatives from Council, community council, residents, landowners, and potential developers 1996 masterplan commissioned, workshops / discussions / surveys undertaken 1997 first planning approval (Barratts) following the area s urban village principles 1999 final version of Action Plan (based on master plan) approved by CEC 1997-present Large scale regeneration by Barratt, Lilley, Teague, Miller, Cala, Bryant, Unite and others 2008 Bryant Homes development wins top two Homes for Scotland awards Process The 1995 Area Redevelopment Strategy drew together the various threads and pressures within the area into a single co-ordinated vision. The first priority was to set up the Steering Group. From there, through a series of discussions, workshops, surveys and information, ideas, suggestions and information were fed in by all stakeholders. Some aspirations such as conversion of the bus depot into a centre for the media arts fell after the bus company decided not to move. However, other identified objectives were met, including the restoration of the Crescent Gardens, expansion of the local school (including a theatre) as a social and recreational focus; and the provision of a health centre, nursery, business space, and a wide variety of housing from flats and maisonettes to mews and town houses. The aims identified by the Steering Group became enshrined in the Action Plan. Role of Key Stakeholders Edinburgh District Council / City of Edinburgh Council planning authority, education/culture/ leisure provider, facilitator, co-ordinator and preparation of Action Plan Ian Appleton Partnership master planners New Town Broughton & Pilrig Community Council McDonald Area Amenity Society, Gayfield Association residents groups Barratts, Teague Homes early development partners Drummond Community High School Broughton Spurtle local newsletter, disseminator of information Key stakeholders attended all Steering Group meetings and the house builders attended when appropriate. HOPETOUN VILLAGE

4 (South)1 (North) Results The process was structured to allow Planning to take a pro-active role, identifying potential sites, encouraging and enabling development and bringing together different interests, who in other situations would probably be in conflict. Through the Steering Group, residents and local interests met directly with developers and their architects; the developers gained an understanding of local issues and wants, the residents an understanding of the East London Street South East London Street North East London Street Annandale Street Bus Depot Annandale Street Hopetoun Street South Hopetoun Street North McDonald Road North West McDonald Road / Hopetoun Street Hopetoun Crescent McDonald Road 4, 6 & 8 McDonald Road Haddington Place Annandale Street Lane Annandale Street Lane Mews Annandale Street Lane B R O U G H T O N R A D O A A A B A B A B C B C D C B E C A B B A HOPE TOUN CRESCEN T development process and its pressures. The Steering Group successfully worked with developers and ultimately produced the Action Plan. This plan provided information and supplementary planning guidance to facilitate the development of various parcels of land within the area. The Action Plan has been used by the planning authority to guide and encourage developers to achieve the aims of the Steering Group. The Action Plan has been a material consideration in determining planning applications from 1999, and remains relevant today. It has ensured a sense of place has been achieved; Hopetoun Village is now a recognised city neighbourhood, often described as prestigious in property adverts. It took top place in Homes for Scotland s 2008 Quality Awards Hopetoun Village pressed all the right buttons. It doesn t just look right, it makes you want to explore (judges comments). The Benefits The redevelopment of the area is now almost complete, and demonstrates an innovative and pioneering approach to achieve genuine community participation in the planning process which has influenced the final outcome a proactive role for the planning authority in enabling and delivering development a functional sustainable inner-city regeneration which contributes to the city s housing and employment needs while creation of a new neighbourhood with a sense of place and identity, a desirable place to live and work

5 B R O U G H T O N R O A D HOPE TOUN CRESCEN T 1 East London Street South A 98/00975/FUL 65 East London Street Residential flatted development with basement office suites. Bryant Homes Development Completed. HOPETOUN VILLAGE

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7 Before B R O U G H T O N R D O A 1 East London Street South B 01/01044/FUL 23 Annandale Street, Conversion of offices into residential and office accommodation, plus new build mews office, associated car park and landscape upgrading. Completed. This development alters the existing office to form 55 flats with three office suites in the existing ground floor. New mews office building to Gayfield Place Lane finished in terracotta cladding panels and cedar cladding. HOPETOUN VILLAGE

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9 Existing B R O U G H T O N R 1 East London Street South C 07/01286/FUL D O A 11-12A Gayfield Square. Mixed use development comprising of four town houses and gallery commercial unit. Granted subject to legal agreement. HOPETOUN VILLAGE

10 B R O U G H T O N R D O A 1 East London Street North A 00/01107/FUL East London Street. Erect new office building on former builders yard/garage for Castle Rock Housing association. Demolition of the outbuilding and erection of office building with a gross floor area of 1557 square metres.

11 Existing B R O U G H T O N B R O U G R O H T O N A D R O A D 1 East London Street North C Muslim Centre. Change of use of existing building. 1 East London Street North B Carpet Warehouse (existing building) (No Image) HOPETOUN VILLAGE

12 B R O U G East London Street Remains as an operational telephone exchange. H T O N R O A D

13 B R O U G H T O N R O A D 3 Annandale Street Bus Depot A Main site area remains as an operational bus depot. HOPETOUN VILLAGE

14 B R O U G H T O N R O A D 3 Annandale Street Bus Depot B 08/01829/FUL 47, 49 Annandale Street, Demolition of 2 No, buildings, erection of 4 storey office accommodation. The proposal is for a new office block to accommodate the operation of the Edinburgh Tram system and Lothian Buses. Granted subject to legal agreement Before

15 Before B R O U G H T O N R O A D 4 Annandale Street 97/01121/FUL Demolish existing workshops & erect 67 no. flats (as amended) Barratt East of Scotland. Completed. Before HOPETOUN VILLAGE

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17 B R O U G H T O N R O A D 5 Hopetoun Street South A 99/02400/FUL (South west corner). Development of 4 one bedroom, 18 two bedrooms, 14 three bedrooms and 5 four bedroom flats plus basement car parking. Completed. HOPETOUN VILLAGE

18 B R O U G H T O N R O A D 5 Hopetoun Street South B 01/00301/FUL 4 Hopetoun Street and 9 Hopetoun Crescent. Development by Bryant Homes of 129 residential units and 1,476 sqm of office floor space in two separate blocks. Residential accommodation comprises 2 four bedroom flats, 28 three bedroom flats, 90 two bedroom flats, 2 one bedroom flats, 7 three bedroom townhouses. Completed. Before

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20 B R O U G H T O N R O A D A B 6 Hopetoun Street North B 03/03523/FUL 8 Hopetoun Street + 56 Annandale Street (West), mixed use 2500sq m of office and 62 residential units. Part completed. 6 Hopetoun Street North A The north section of the site remains in use as a cash and carry with office accommodation. (No Images)

21 Before B R O U G H T O N R O A D 6 Hopetoun Street North C 04/03398/FUL 6 Hopetoun Street (East) Demolition of office/industrial building and redevelopment of the site with 71 flats in two blocks. One five storey plus basement block fronting Hopetoun Street for private sale (44 units). The second five and a half storey block faces McDonald Road and incorporates the affordable housing (26 units), and a five storey office on the corner. Completed. 07/03996/FUL 2 Hopetoun Street (East) Office and 8 residential apartments. This application amend the office consented under 04/03398/ful. Consent Granted. HOPETOUN VILLAGE

22 B R O U G H T O N R O A D 7 McDonald Road North West A 98/01406/FUL 165 Broughton Road. Demolish of vacant building (10 years) Blandfield House and alterations to existing offices and erect residential development by Barratt Homes. Site measuring 0.94 hectares. Housing mix comprises 24 x 3 bed flats, 72 x 2 bed flats, 1 x 1 bed flat and 11 maisonettes (12 units with private gardens). Before

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24 B R O U G H T O N R O A D 7 McDonald Road North West B 04/03433/FUL 101 Mcdonald Road. Alteration to the front and north elevations and the addition of a disabled access ramp. Investment in building by existing business (Capital Solution). Alterations add interest to this part of the building, with high quality design and materials.

25 Reuse Reuse New build B R O U G H T O N R O A D 7 McDonald Road North West C 02/04035/FUL 99 Mcdonald Road (Bridgeside Works) Formation of office accommodation fronting McDonald Road with residential development to rear. Smart. The proposal involves the demolition of the buildings attached to the rear of the main Bridgeside Works. To the rear residential development is proposed. The remaining Bridgeside Works building is proposed for use as an office. Residential comprises of 37 flats, including 9 affordable flats (25%) arranged in two blocks. The development is 5 storeys in height and there are 34 two bedroom flats and 3 three bedroom flats. HOPETOUN VILLAGE

26 B R O U G H T O N R O A D 7 McDonald Road North West D 01/01269/FUL 95 Mcdonald Road Refurbishment of existing building to form offices and demolition of existing building to erect new offices. The development has a combined floor area of 5570 m2. 02/04016/FUL 95 Mcdonald Road Conversion of existing warehouse to form mix of parking, offices and flatted residential units. This application amends the previous consent for the existing office building. During Before

27 Reuse Reuse Reuse HOPETOUN VILLAGE

28 B R O U G H T O N R O A D 7 McDonald Road North West E Disused power station remains vacant. Existing

29 B R O U G H T O N R D O A 8 McDonald Road /Hopetoun Street Development of 161 dwellings including 32 maisonettes by Barratt Homes. Completed. HOPETOUN VILLAGE

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31 Before B R O U G H T O N R D O A 9 Hopetoun Crescent Existing listed buildings retained. HOPETOUN VILLAGE

32 10 McDonald Road B R O U G H T O N R D O A A 99/00741/FUL 19, 20-21Hopetoun Crescent. The Hopetoun Crescent section contains 22 flats on five floors. Erect 40 flats, public house and offices. Completed. The Hopetoun Crescent section contains 22 flats on five floors. Details as follows: The block facing McDonald Road contains 18 flats. The block on the corner accommodates a new public house, with offices above. 3-bed plus living/ kitchen/dining room 2-bed plus living/ kitchen/dining room 2-bed 3-apartment 3-bed 4-apartment 2-bed plus living/ kitchen/dining room 10 flats 7 flats 5 flats 4 flats 14 flats Before

33 Before Before B 06/04118/FUL 15 McDonald Road. Demolish existing gym and erect 6 flats. (No image) A N N A N D A L E S T R E H O P E T O U N S T R E Before O A D N P L A C HOPETOUN VILLAGE

34 B R O U G H T O N R D O A 11 4, 6 & 8 McDonald Road 06/03443/FUL 4-6 Mcdonald Road, Erection of student residential accommodation and motorist. Nearing completion. Accommodation includes 53 student flats, comprising 139 student bed spaces and a common room and entrance at ground floor. The remainder of the ground floor comprises the reprovision of the Kwik Fit motorist centre. Before

35 Before HOPETOUN VILLAGE

36 B R O U G H T O N R D O A Before Before During 12 Haddington Place 07/03999/FUL 34B Haddington Place New build mixed use development for a 175 no bedroom hotel with underground parking and 2 no retail units at street level. Granted subject to legal agreement. Site clearance underway.

37 B R O U G H T O N R D O A 13 Annandale Street Lane Development by Teague Homes, comprising 102 flats, 7 offices, medical centre and nursery. Completed. HOPETOUN VILLAGE

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39 B R O U G H T O N R D O A 14 Annandale Street Lane Mews Conversions of mews buildings including office and residential uses. HOPETOUN VILLAGE

40 B R O U G H T O N R D O A 15 Annandale Street Lane 08/02679/FUL 12, 16 Annandale Street. New tenement block, incorporating 16 flats and a commercial office unit, with pend access to Annandale Street lane. Granted subject to legal agreement Before

41 Planning Review Document prepared by Bruce Nicolson Principal Practitioner Planning City Development G.2 Waverely Court 4 East Market Street Edinburgh EH8 8BG bruce.nicolson@edinburgh.gov.uk HOPETOUN VILLAGE

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