Public Consultation
Bangor Road
BR Consultants is seeking engagement from the community on plans to redevelop a current industrial site for a proposed mixed-use development.
Proposal in Brief
The site, currently occupied entirely by a light industrial building, is rectangular in shape measuring at 0.20Ha and is bounded by Bangor Road (southeast), The Quilts (northeast), The Water of Leith (northwest) and the James Pringle Shopping Warehouse carpark (southwest).
The property does not lie within a conservation area but lies adjacent to the Category B Listed West Bowling Green Street Bridge.
Under our proposals, detailed planning permission will be sought for a mixed use development involving the demolition of existing buildings and the erection of purpose-built student accommodation (PBSA), commercial units, landscaping and associated works.
Existing Site
Site History
The site is situated in the Bonnington District in northern Edinburgh. Originally centred around the Water of Leith, which served as the historic boundary between Edinburgh and the Port of Leith, the village of Bonnington has a notable past.
The vicinity of the site boasts a diverse industrial history, evident in old maps from the 1800s and 1900s showcasing various enterprises such as Steam Mils, Chemical Works, Iron Works, and Foundries. Adjacent to the site was the Marble & Slate works with the Timber Sawmil operating across Bangor Road.
Around 1876, the Bonnington Goods railway yard was established to cater to the local industries. It ceased operations around 1960, leading to the removal of railway tracks and a subsequent shift towards residential developments in the area. Presently, the surroundings comprise a blend of traditional tenement blocks, residential flatted developments and industrial warehouses, contributing to the site’s character and historical significance. Notably, the large Tannery building, listed in its entirety, has been converted for office use.
To the north of the site, on West Bowling Green Street, substantial residential development has recently been completed. This, in conjunction
with the proposed application, is anticipated to foster a welcoming and cohesive neighbourhood in the Bonnington area.
Constraints, Opportunities, Flooding & Damage
Constraints
- CO-1: Existing residential properties to the northeast – need to respect potential issues of overlooking and daylight access
- CO-2: Noise from the industrial premises
- CO-3: Flood risk from the Water of Leith
- CO-4: Existing sewer pipe and associated no-build-zone
- CO-5: Category-B listed quadrant walls and terminal piers.
Opportunities
- OP-1: Activate the canal elevation to the northwest
- OP-2: Encourage further development, in particular the LDP allocated residential (H46) zone to the southeast
- OP-3: Facilitate a future pedestrian link along the south side of the canal at a level above any flood freeboard to facilitate future development links
- OP-4: Rationalise & repair the streetscape, and offer a visual continuity with the recent developments at West Bowling Green Street
Flooding
Policy 22 of NPF4 requires development to be assessed against the 200-year plus climate change return period event.
A detailed Flood Risk Assessment will accompany the full application however a preliminary assessment has been carried out by flooding specialist KAYA consulting which is summarised as follows:
“SEPA future flood maps predict the site to be at risk of flooding; however, a section of the site makes contact with the higher topography found to the northeast which provides a connection with dry ground level above the free-board. The development would therefore be in accordance with the requirements of NPF4.”
Drainage
An existing sewer crosses the site adjacent to the north boundary paralel with the canal. The existing warehouse has been built atop this historic watercourse. Aligned to current Scottish Water Guidelines, our proposals are to remove the existing obstruction (existing warehouse) and leave the area of the pipe clear for any future maintenance access. A ‘‘no-build-zone’’ will provide a further 5 metre offset to the new built form.
A sustainable drainage strategy is proposed for the site and whilst the detailed SUDS design is yet to be finalised, the intention is to maximise the usage of above ground attenuation via the use of blue/green roof areas and rain-gardens alongside harvesting technologies.
Initial discussions with the Water Authority have commenced.
Design Considerations
Architectural Context
A number of influences in close proximity of the site were identified, with the immediate surrounding context having a strong influence on the design evolution and architectural proposals.
Red multi-brickwork incorporating feature detail panels; dynamic pitched roofs and mil finish metalwork were all recognised as being compatible for inclusion in the building’s elevation design.
Site layout approach
The site presents an opportunity to activate three key facades looking onto The Quilts, Bangor Road and the Water of Leith. The northeast and southeast elevations offer no connection with the surrounds and the development wil seek to remedy this failing.
We have explored the potential footprint arrangement for the three massing approaches that will respond to both the geometry of the site and the surrounding environment to assess the success of each and aid our design development. As demonstrated, Option C alone fulfils al placemaking expectations and was therefore selected for further massing analysis.
Current Proposals
Layouts and Mix
The current proposals are the result of the extensive analysis undertaken through the design development in massing, articulation and materiality to respect and complement the existing urban fabric, whilst acknowledging the sites in the wider city framework.
The proposed layouts respond to the various, externally influenced, opportunities, constraints and topography whilst, internally, will provide a highly amenitized and accessible residence that is spread over 6 storeys.
The Ground Floor will house a commercial unit accessed to the south on Bangor Road. This, along with the main student entrance reception located to the north, will form part of the new activation created around the public-facing elements.
A contrasting and diverse mix of external & internal amenity is provided that will offer the residents a variety of additional spaces to enjoy.
A mix of 7% studio and 93% cluster flat accommodation will work its way through the majority of the upper floors. The rooms will offer all the necessary conveniences of modern living with a focus on providing an extremely high quality of life for the occupants.
Material Palette Options
Whilst the use of red brick has been clearly established, a selection of options have been explored to determine the material palette as a whole.
The use of cladding introduces a modern edge to the classic warmth of the red brick. This approach not only complements the solidity of the masonry but also serves to highlight its rich, earthy tones. The use of varying profiles against the matte, porous texture of the brick creates a visual dialogue that
draws the eye and invites exploration. The integration of cladding with the brick not only celebrates the historical significance of the latter but also embraces modernity, resulting in a harmonious yet contrasting architectural expression.
Proposed site views, data & next steps
Graduate retention rate for Edinburgh, the same as Glasgow, meaning that many of these students wil continue to live in the city and potentialy locally. Alongside Glasgow this is the highest retention rate in the UK.
Figure derived from HESA 2021/22 figures
Average spend per annum, per student spent in local shops and supporting local services (exclusive of accommodation and tuition fees)
National Union of Students, Student contributions to the UK economy, 2013, pg 13
Proportion of students (after deductions) that are unable to access either university or private purpose built student accommodation (PBSA)
Figure derived from HESA 2021/22 figures
Non-first year undergraduate students surveyed started semester one without having an agreed tenancy agreement. One third of these were stil without permanent accommodation by week 5.
Figures as colected by Slurp. Slurp is a student-led voluntary organization that focuses on the housing and cost of living crisis and wider issues of homelessness (Slurp, 6th February 2023)
Number of students who volunteer regularly within their local communities. On this basis, students living within the proposed development could contribute at least 2,410 hours per year (assuming 1 hour per week for those who choose to volunteer) in unpaid work – generating social value of at least £20,725 per annum.
National Union of Students, Student contributions to the UK economy
Next Steps
Following this consultation exercise and the ongoing discussions with City of Edinburgh Council, a detailed planning application for the proposals is anticipated to be submitted Q1 2025. The Applicant and the Design Team will take full account of the comments made during this consultation stage and incorporate all relevant changes required to the proposals ahead of submission.
The projected timeline is as follows:
Public Consultation No. 1
Public Consultation No. 2 (3pm to 7pm)
Submission of planning application
Projected approoval by City of Edinburgh Council
Once a planning application has been submitted, the full range of supporting documents (such as the Design and Access Statement) will be available for public viewing and you will be offered the opportunity to make formal comments to City of Edinburgh Council.
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