1.1 INTRODUCTION AND PROPOSED DEVELOPMENT

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1.1 INTRODUCTION AND PROPOSED DEVELOPMENT PROPOSED DEVELOPMENT Mixed use development including flats, student accommodation, hotel, retail and arts facilities with associated public realm and routes

1 1.1 INTRODUCTION AND PROPOSED DEVELOPMENT PROPOSED DEVELOPMENT Mixed use development including flats, student accommodation, hotel, retail and arts facilities with associated public realm and routes within the site. PRE APPLICATION PROGRAMME: Proposal of Application Notice Edinburgh Urban Design Panel Old Town Community Council Tollcross Community Council Public Consultation Public Consultation 2 - Planned Sept 2015 WEST END PRINCES STREET GARDENS ROYAL MILE THE DEVELOPERS EDINBURGH CASTLE PEVERIL SECURITIES Peveril Securities is part of the Bowmer & Kirkland Group (B&K) which was established in 1923 and has grown to become one of the UK s most successful privately-owned construction, engineering and development groups. Peveril Securities is currently active in the capital, working with Standard Life on a development in St Andrew Square to deliver office, retail and residential. This is due to be completed in June GRASSMARKET With headquarters in Derbyshire and regional offices in Manchester, London, Sunderland and Glasgow B&K offers a nationwide service with a regional focus. B&K directly employs 1600 people and thousands more indirectly. They gained Investors in People accreditation in 2001 and were re-accredited in 2004, 2007, 2011 and 2014 demonstrating a commitment to staff and clients. FESTIVAL SQUARE CAMPUS DEVELOPMENT MANAGEMENT Campus Development Management is a company specialising in purpose-built student accommodation. Its four principal business areas are Direct Development, Development Management, UK Advisory and Project Solutions. The Company is involved in every facet of the sector and works throughout the UK advising clients such as Land Securities, St Modwens and Falmouth and Exeter Universities.. GEORGE HERIOTS SCHOOL Campus has successfully established strategic joint ventures to deliver market-leading schemes in several cities, increasingly including a mix of other uses including residential, retail, hotel and commercial. EDINBURGH COLLEGE OF ART PROJECT TEAM: Peveril Securities, Campus Development Management, Scott Hobbs Planning, Fletcher Joseph Associates, HarrisonStevens, Knight Frank, Cundall, Max Fordham and Orbit Communications TOLLCROSS FletcherJosephAssociates

2 3.1 CONTEXT EDINBURGH CASTLE The development site lies to the south of Johnston Terrace and the Castle and to the west of the Grassmarket. The area is bound by King s Stables Road to the north, Lady s Wynd to the east, West Port to the South and Spittal Street and Lady Lawson Street to the west. The area includes King s Stables Lane. The site lies within the Old and New Towns of Edinburgh World Heritage Site and the Old Town Conservation Area. It lies adjacent to the West End Conservation Area. The immediate area around KSR has a mixed use character and presently contains residential, offices, warehousing and commercial leisure uses. The principal uses are: JOHNSTON TERRACE Argyle House extends to approximately 22,000 m² and which provides office accommodation for a number of businesses. The building is partially occupied and was previously occupied by the Department of Social Security (DSS) Properties owned by the Council at King s Stables Road which are surplus to its requirements The Silk nightclub Residential properties tenement and mews type - located on King s Stables Road, Lady s Wynd and King s Stables Lane, some located above surplus properties owned by the Council also known as the Barrat s Scheme or Webster s Land and Portsburgh Square Warehousing units on King s Stables Road and King s Stables Lane Car parking to the rear of King s Stables Road and off King s Stables Lane CONSERVATION ANALYSIS A 19th Century four storey stone and brick tenement with ground floor vaulted stores, stables and garages B 20th Century five storey office block C 1950 s Single Storey workshop. Elements of original stone wall retained on King s Stables Lane D 20th century brick and render with low level stone rubble wall to King s Stables Lane E 20th century brick and cut stone stores and garages with slate roofs. 19th C wall to King s Stables Lane F 20th century steel, brick and render garage structure with brick facade. Elements of 19th Century stone rubble walls to Lady s Wynd and King s Stables lane retained which follow medieval close with 20th century wall lines sitting over CASTLE TERRACE LADY LAWSON St 1 ARGYLE HOUSE 2 C D KING S STABLES ROAD B KING S STABLES LANE E 3 A CHAPEL WYND GRANNY S GREEN STEPS 5 6 F LADY WYND GRASSMARKET THE VENNEL 1. Argyle House - Cast in concrete office building 2. Silk Nightclub Storey brick, render and stone built nightclub with pitched slate roof 3. Webster s Land s 4-7 storey colour rendered residential courtyard development 4. Portsburgh Square s residential courtyard development. 4-6 storey in height with rendered facade and tiled, pitched roof 5. 19th C two storey stone residential block 6. 19th C 3 storey residential and retail block with stone walls and articulated pitched roofs 7. 19th C 5 storey residential and retail building with stone wall and articulated turreted features to pitched roof s rendered and pitched roof residential building with ground floor retail EVOLUTION HOUSE WEST PORT ECA LISTED BUILDINGS

3 3.2 CONTEXT - APPROACH

4 3.3 CONTEXT - VIEWS THROUGH

3.4 CONTEXT - HISTORIC KSR was first recorded in 1513 when a gate was cut into the Flodden Wall from the Grassmarket and named The West Port.

to the Grassmarket, a slaughter house ( The Shambles ), the Edinburgh Horse Bazaar, industries such as tanning and weaving, and residential

There is also indication, based on the 1895 Town Plan that there was a Police courtyard to the west of the site.

provide accommodation and storage space for its lighting and cleaning operations.

Street and Spittal Street and adjacent properties on which Argyle House was built to provide office accommodation for the civil service.

a warehouse at the northern entrance of King s Stables Lane (shown on maps from the 1830s) and now used as a nightclub.

5 3.4 CONTEXT - HISTORIC KSR was first recorded in 1513 when a gate was cut into the Flodden Wall from the Grassmarket and named The West Port. The area became the site of the King s stables (built during the reign of King James IV, ), as well as cattle and sheep pens related to the Grassmarket, a slaughter house ( The Shambles ), the Edinburgh Horse Bazaar, industries such as tanning and weaving, and residential properties along Portsburgh Road; now West Port. Later additions include tenements to the north of the site as industry in the area declined. There is also indication, based on the 1895 Town Plan that there was a Police courtyard to the west of the site. During the 1950 s the Corporation of Edinburgh began acquiring ownership of the workshops and yards that comprised the King s Stables to provide accommodation and storage space for its lighting and cleaning operations. In the 1960 s a development site was assembled, also by the Corporation, comprising the Edinburgh Horse Bazaar on the corner of Lady Lawson Street and Spittal Street and adjacent properties on which Argyle House was built to provide office accommodation for the civil service. EXTRACT FROM ROTHIEMAY S TOWN PLAN 1657 EXTRACT FROM EDGAR S CITY AND CASTLE OF EDINBURGH 1765 One other building that remains on the site is a warehouse at the northern entrance of King s Stables Lane (shown on maps from the 1830s) and now used as a nightclub. The maps show the building located at the end of a close running from West Port to King s Stables Road. Ref CEC Development Brief 2010 EXTRACT FROM ROBERT KIRKWOOD 1817 EXTRACT FROM POST OFFICE TOWN PLAN 1830 EXTRACT FROM THE 0S TOWN PLAN 1852 EXTRACT FROM THE 0S TOWN PLAN 1895

6 4.1 DEVELOPMENT BRIEF EDINBURGH CASTLE KEY DEVELOPMENT PRINCIPLES: (Extracted from CEC Development Brief 2010) 1. King s Stable s development brief will embrace and be capable of linking successfully within the Development Brief 2010 for West Port and King s Stables Road 2. Create a clearly recognisable sense of place that fully integrates with the surrounding area in a mixed use form 3. Re-establish historic building lines and improve permeability through the site 4. Enhance movement and access to and within the site 5. Respect and enhance the skyline and key views 6. Place sustainability at the core of future redevelopment proposals 7. Courtyard Plan form to be retained and incorporated within development 8. Well considered roofscape. Proposals required particularly when viewed from Castle and Esplanade 9. Carefully considered public realm and use of appropriate materials such as stone to principle elevations and ground floor JOHNSTON TERRACE KING S STABLES ROAD GRANNY S GREEN STEPS CASTLE TERRACE LADY WYND GRASSMARKET KING S STABLES LANE LADY LAWSON St ARGYLE HOUSE CHAPEL WYND THE VENNEL ACTIVE FRONTAGE RETAIL FRONTAGE WEST PORT HIGH QUALITY PUBLIC OPEN SPACE / SQUARE ARROW INDICATES SUGGESTED PEDESTRIAN ROUTE TO KINGS STABLES LANE IMPROVE PERMEABILITY WITH NEW CLOSES AND OPENINGS FOR PEDESTRIANS AND CYCLISTS IMPROVE EXISTING ACCESS ECA

7 4.2 CONCEPT RESPONSE TO BRIEF EDINBURGH CASTLE 1. Create a clearly recognisable sense of place that fully integrates with the surrounding area in a mixed use form Framed views of Castle and surrounding context Street activation Courtyards, common space and gardens redeveloped 2. Re-establish historic building lines and improve permeability through the site Analyse of historic wall line along King s Stable s lane continuing Create new routes through site, along historic closes, linking to Westport 3. Enhance movement and access to and within the site Active Street frontage creating interest and link between West end and Grassmarket Retail, Hotel and Arts use creating diverse uses within site and connecting to adjacent areas and campus 4. Respect and enhance the skyline and key views Rhythm and massing to respect height of adjacent tenements and respond to height at west of site and Castle Terrace 5. Place sustainability at the core of future redevelopment proposals Building design proposed to perform better than current Building Regulation Standards 6. Courtyard Plan form to be retained and incorporated within development Hotel, Housing and Arts Facilities to be accessed from courtyard New courtyard form within student housing 7. Well considered roof scape Articulation of the roof scape to be considered and developed to respond to and further enhance the existing dynamic roof scape Roof Gardens and active upper floor use Materials responding to context 8. Carefully considered public realm and use of appropriate materials such as stone to principle elevations and ground floor Established corridors to lead to more intimate courtyards and common spaces with reference to Edinburgh s historic closes and gardens amongst an intentional high density of built form Physical permeability through the site is encouraged through the considered series of closes leading to, and reactivating King s Stables lane CASTLE TERRACE LADY LAWSON St STUDENT KING S STABLES LANE JOHNSTON TERRACE GRANNY S GREEN GARDEN POTENTIAL FOR CEC REDEVELOPMENT HOTEL KING S STABLES ROAD ARTS CAFE ARTISAN STUDIOS & HOUSING GRANNY S GREEN STEPS POTENTIAL FOR ACTIVATION NODE GRASSMARKET WEST PORT ACTIVE FRONTAGE KSR DEVELOPMENT HIGH QUALITY PUBLIC OPEN SPACE / SQUARE IMPROVE PERMEABILITY WITH NEW CLOSES AND OPENINGS FOR PEDESTRIANS AND CYCLISTS IMPROVE EXISTING ACCESS RETAINED WALL LINE

8 5.1 CONCEPT MASSING HOUSING RETAINED TENEMENT HOTEL STUDENT ACCOMMODATION EXISTING RESPONSE TO CONTEXTUAL HEIGHTS KSR PROPOSED MASSING DIAGRAM MASSING MONTAGE VIEW FROM CASTLE ESPLANADE MASSING MONTAGE VIEW FROM GRANNY S GREEN STEPS

9 5.2 CONCEPT MASSING DYNAMIC VIEWS OF CASTLE PROPOSED SITE KSR PROPOSED MASSING SECTION MASSING MONTAGE VIEW FROM JOHNSTON TERRACE MASSING MONTAGE VIEW FROM CASTLE TERRACE CARPARK

6.1 CONCEPT PROPOSAL The proposed development aims to enhance and regenerate an otherwise forgotten quarter of Edinburgh, providing a vibrant and diverse mix of retail, arts, hotel and student

10 6.1 CONCEPT PROPOSAL The proposed development aims to enhance and regenerate an otherwise forgotten quarter of Edinburgh, providing a vibrant and diverse mix of retail, arts, hotel and student accommodation while also introducing new build housing and urban landscape quality in the area. The development incorporates sustainable principles throughout the design and aims to deliver a scheme appropriate to its historic and world renowned context. This is an incredibly sensitive site, visible directly below Edinburgh Castle and accessed between key areas of the city. Our proposals aim to establish a coherent link between the Grassmarket and the West End of Princes Street through a considered integration of the street-scape, active frontages and a diverse range of building types stimulating potential redevelopment and growth. Highly visible and established corridors will lead to more intimate courtyards and common spaces with reference to Edinburgh s historic closes and gardens amongst an intentional high density of built form. Existing and new dynamic views from and through the site will further enhance the creation of a sense of place with the capture and framing of views of the Castle and historic street-scape. Visible and physical permeability through the site is encouraged through the considered series of closes leading to, and reactivating the forgotten King s Stables lane. Massing will be sensitive to its immediate context while also responding to the precedent and scale set to the west end of the site. Articulation of the roof scape will be considered and developed to respond to and further enhance the existing dynamic roof scape. MIXED USE DEVELOPMENT INCLUDING: HOTEL STUDENT ACCOMMODATION ONE & TWO BED PRIVATE DWELLINGS ARTS CAFÉ COMPLEX ARTISAN STUDIOS & WORKSHOPS PUBLIC REALM KING S STABLES ROAD - CULTURAL QUARTER

6.2 CONCEPT PROPOSAL 1 4 2 3 SITE PLAN 1.

11 6.2 CONCEPT PROPOSAL SITE PLAN 1. STUDENT RESIDENCES 2. HOTEL 3. HOUSING AND ARTISAN STUDIOS 4. ARTS CAFE

12 8.1 DESIGN DEVELOPMENT HOTEL ENTRANCE AND SEMI PUBLIC COURTYARD VIEW WEST KING S STABLES ROAD VIEW LOOKING SOUTH CHAPEL WYND KING S STABLES LANE VIEW EAST LADY WYND HOUSING KING S STABLES LANE HOTEL

13 9.1 NEXT STEPS This is the first of two rounds of consultation on our proposals for King s Stables Road. After we have received feedback from the exhibitions and from the various other meetings and discussions that have been taking place with the local community and statutory consultees such as Historic Scotland and Tollcross Community Council we will develop the proposals further, and come back with a further round of consultation. This will include further exhibitions, again to be held here on the site, and more detailed proposals will be consulted on at that time. It is likely that this further round of consultation will take place in early September, but we will, again, advertise it widely. After the second round of consultation we will finalise the proposals and prepare the planning application submission. We anticipate submitting the planning application in early October. There will, of course, be a further opportunity to comment on the planning application when the Council advertises it after it has been submitted. In the meantime, we would urge you to complete a feedback form following the exhibition today, and to return it to us either in the comments box provided, or it to us at kingstablerd@bandk.co.uk. Your comments help us to shape the proposals for the next stage, and are most welcome. PROPOSED CHAPEL WYND LOOKING NORTH

PROPOSED DEVELOPMENT 01 INTRODUCTION AND PROPOSED DEVELOPMENT

PROPOSED DEVELOPMENT 01 INTRODUCTION AND PROPOSED DEVELOPMENT 01 INTRODUCTION AND PROPOSED DEVELOPMENT PROPOSED DEVELOPMENT Mixed use development including lats, student accommodation, hotel, retail and arts facilities with associated public realm and routes within