Rutherford Colinton

Design and Access Statement

In support of:pp

Proposed Development120-124 Colinton Road

Edinburgh

July 2017

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Contents120-124 Colinton Road120-124 Colinton RoadIntroductionSite Location

Planning OverviewThe Development PlanThe Principles of DevelopmentS ti l P tt d T A l iSpatial Pattern and Townscape AnalysisArchitectural CharacterActivities and Uses

Site AppraisalContext AnalysisSite AnalysisVi l A tVisual Assessment

Proposed DesignDesign approach

Sustainability

Transport, Accessibility & Security

Development Schedule

Contact Details

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120-124 Colinton Road

Introduction

This Design Statement has been prepared in support of anapplication for Full Planning Permission for the removal of twoexisting shop units and the erection of a new mixed usedevelopment that comprises of a retail unit and 6 residentialunits. The application is lodged by Yeoman McAllister Architectson behalf of Rutherford Colinton.

Site Location

The proposed site is located at 120-124 Colinton Road, withinthe South West area of the Edinburgh city. Colinton Road servesas a secondary arterial route from the Edinburgh Bypasstowards the city centre. More directly serving theneighbourhoods of Chesser, Polwarth, Colinton, and

Site

SiteLocation

Craiglockhart, the route carries a heavy traffic load. The imagesshows the site location and boundaries between thesurrounding properties and the site. The red dotted lineindicates the application site boundary.

Site location Aerial view

yeomanmcallisterarchitects interiorsSite location plan

north

Planning Overview

The Development PlanThe Development Plan consists of the Strategic Development PlanThe Development Plan consists of the Strategic Development Plan(SDP) for the South East Scotland area (2013 as amended) and theEdinburgh City Local Plan 2010 (ECLP).

The proposed development is very closely aligned to the aims of theSDP by providing housing in a sustainable central Brownfieldlocation which will help meet the City’s housing needs.

The ECLP is the primary instrument to ‘provide a clear basis fordetermining planning applications’ One of the core aims of the Plandetermining planning applications . One of the core aims of the Planis to ‘make a substantial contribution to the housing needs andprovide as wide a range of housing as possible … to help build betterbalanced and more sustainable communities’. The developmentproposals at Colinton Road will clearly contribute towards and assistthe City in achieving not just this, but all of its core aims.

The ECLP identifies the site as lying within the ‘urban area’ where arange of uses are supported in principle, subject to satisfying otherspecific local plan policies. Such policies include those related tohousing provision, design, transport and infrastructure.

How the proposals address such policies is presented in thePlanning Statement, submitted in support of the application.

The Principle of DevelopmentWhen considering the proposals the following planning principles

l

ApplicationSite

apply:

• The site is located in a highly sustainable central brownfieldlocation where development is supported by national, regional andlocal planning policy.

• The use proposed is appropriate to its surroundings by replacingthe existing commercial units and introducing new residential unitsin a generally residential area.

• The existing commercial units have lain vacant for sometime nowThe existing commercial units have lain vacant for sometime nowand have fallen in to a state of disrepair. The introduction of a newretail unit on this site will give a much need boost to this area.

• The development will help towards meeting Edinburgh's housingneeds and will deliver new homes on a central brownfield sitewhich is preferable to the further release of greenfield sites forhousing.

• The development provides for a specific type of accommodation(high quality apartments) which is in high demand and helps to(high quality apartments) which is in high demand and helps todeliver choice to the market.

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Extract from Edinburgh City Local Plan

Planning OverviewThe site on Colinton Road is surrounded by predominantly

id ti l th th t d t id hil l lresidential area on the north, east and west side, while localshops on the south side. The car showroom directly adjacent tothe site is currently subject to a separate planning application forresidential units (16/04062/FUL). Colinton Road serves as asecondary arterial route from the Edinburgh Bypass towards thecity centre.

Spatial Pattern and Townscape AnalysisSpatial Pattern and Townscape Analysis

Tenement style brick buildings of varying architectural styles arethe predominant building type, plots tend to be of a standard size,ranging from 2 to 3 storeys. Further in the neighbouring streetsthe new developments are 5 to 6 storeys high.

Colinton Road is divided into an upper and lower portion of landuses The lower portion is commonly a commercial office or retail

5 to 6 storey high new residential development at Meggetland Square New and old residential style

uses. The lower portion is commonly a commercial office or retailunit occupying the full depth of the plot, and the upper is mostcommonly one or two floors of residential accommodation.

Architectural CharacterColinton Road has a variety of different scale and qualitybuildings along its length, with the majority comprising of mid 20thApplication buildings along its length, with the majority comprising of mid 20century built residential developments.

Neighbouring the site along the road are mixed use blocks withshops at bottom and residential units at top. Despite the manyand varied retail frontages with bold and competing signage thetraditional sandstone and slate roof frontages dominate the street,with sash and case fenestration and occasional bay windows inbetter appointed dwellings.

ApplicationSite

better appointed dwellings.

Activities and UsesColinton Road is largely made up of residential developmentswith few local shops and a huge open green spaces likeCraiglockhart Hill, Craiglockhart boating pond, tennis court, UnionCanal and playing field within 5 to 15 minutes of walking distance.Colinton Road showing a variety of form, scale and quality, with existing nearby tenements and commercial amenities just a short

distance from the application sitedistance from the application site

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Mixed use existing building on Colinton Road 3 storey high predominantly render on Lockharton Avenue in a variety of architectural styles.

Site Appraisal

Context Analysis

Residential

The site lies within a predominantly residential area with somemix uses surrounding. Colinton Road contains a number of oldand new residential developments constructed within the lastcouple of decades, offering a variety of height with different forms

d land scale.

Commercial

The road accommodates a large range of amenities frompharmacies, Parish church, sports centres, green grocers,takeaways, bars, post office and specialist shops which are just ashort distance from the site This artery route connects to city

View of existing commercial/ and residential properties adjacent to the site

View of existing car showroom adjacent to the site

View of existing retail units currently on the site

short distance from the site. This artery route connects to citycentre for further commercial amenities.

Landscape / Amenity

Craiglockhart pond and Craiglockhart wood is in close proximity,just a short distance east of the site. The Union Canal runs nearto the north of the site and sports club in south. The site is inApplication proximity to the amenities such as the Union Canal, pond withboating facilities, rugby club, tennis courts, Meggetland playingfields and Pentland Hills.

ApplicationSite

LEGENDApplicationSite LEGEND

400m = 5 minutes

800m = 10 minutes

Site

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Proposed development in walkable distance to various amenities and open areas

Site Appraisal

Site Analysis

The SiteThe current use of the site is commercial. The existing shop andpublic house on the site have lain vacant for some time and havefallen into a state of disrepair.

ExtentExtent

The site is approximately 0.032 hectares (0.078 acres) and isbounded by local shops to the South and a car showroom to theNorth.

Aspect

The site offers a length of approximately 20m of south east facingThe site offers a length of approximately 20m of south east facingstreet frontage along Colinton Road.

TopographyThere is a substantial level difference with the rear of the site being1 storey down from street level. The existing commercial units havea basement level which also forms part of this application

Aerial view from South Aerial view from EastVisual AssessmentThe site currently accommodates an existing shop and publichouse. These have lain vacant for some time and have fallen into astate of disrepair.

At present the site benefits from no green open space as the entiresite is occupied by building or hard landscaping.p y g p g

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Aerial view from WestAerial view from North

Design ApproachU b D i

Proposed Design

Urban Design

In addition to the foregoing context appraisal it wasconsidered that the design process for the site shouldembrace the following design objectives and seek to deliver ahigh quality development which would:

• Establish a new living environment, taking advantage of theg , g gsite location with regard to transport links, setting, and localtopography.

• Restore the urban pattern of the surrounding area,specifically the retail and residential mix.

• Generate a distinct identity with a cohesive pattern ofbuilding forms and layout.

Setting and views to site Buildings and routes Microclimate

g y

• Minimise the vehicular impact and ensure the developmentis defined by more valuable aspects of its character..

• Restore the distinct and justified density of development asappropriate for a central Edinburgh location.

• Explore a distinctive and contemporary architecturalp p ylanguage appropriate to current aesthetic trends.

site

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Proposed site in context

Massing and Elevational Treatment

Design ApproachProposed Design

The massing and elevational treatment of the proposal have beendeigned taking the following into consideration:

• The building typology of ground floor retail with residential abovetakes it cue from the surrounding area and reflects the local context ofmix use developments.

•The three storey layout and overall height of the building is similar tothe adjacent existing buildings at 140-142 Colinton Road.

•The main facade materials of cast stone and grey cladding havebeen selected to reflect the existing context of sandstone and slate ina more contemporary way.

•The existing car showroom adjacent to the site is currently the subjectof a separate planning application (16/04062/FUL). This applicationhas been designed to consider this future development along with theexisting context of the area.

•The overall massing and elevational materials for this applicationhave been chosen with the proposed adjacent development in mind.This will provide a cohesive and rational approach to the developmentof these two sites.

Proposed Elevations

yeomanmcallisterarchitects interiorsProposed Context Elevations

Floor Plans

Proposed Design

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SustainabilityOrientationThe design takes advantage of the sites orientation by placing theprinciple rooms on the south east side of the development andusing large expanses of glazing to maximise solar gain and inturn enhance natural lighting provision.

LayoutThe floor plate layout is based on passive house principles,where habitable rooms are predominantly orientated southwards.Providing spacious habitable rooms that allow for home officespace, to increase likelihood of home working and in turndecreasing occupant’s carbon footprint

Carbon FootprintThe sites location encourages the use of existing establishedpublic transport network. In addition providing safe and securecycle storage and allowing direct access to existing cycle pathroute to the city centre will reduce habitants' carbon footprint.

ConstructionThe construction method utilises modern air tightnessconstruction detailing, enhanced by the use of heat recoveryunits, modern day noise separation techniques, all to increasewellbeing.

The design adopts a “better than required” philosophy aiming fora minimum of Silver standard as determined by the BuildingRegulations. This can be achieved through:g g

Increased heat loss requirements, modern efficient boilers withreduced carbon dioxide emissions, explore provision of waterheating using renewable sources such as solar panels, reducedappliance water flow rates to encourage water use efficiency.

RecyclingThe development provides adequate internal and externalrecycling spaces for solid waste.

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Access and Parking

Transport, Accessibility & Security

There are no barriers to movement along the Street. The layout showspedestrian access and the main vehicular route adjacent to the site.

Due to the tight urban nature of the site no new car parking has beenprovided within this proposal. However unregulated on street parking isavailable directly adjacent to the site.

Provision has been made for 12 secure on site cycle spaces equating toProvision has been made for 12 secure on site cycle spaces equating totwo spaces per flat.

Access to local services and facilities:

The site is well connected to both the city centre and wider surroundingareas. The site is well served by public transport and has a number ofamenities within walking distance including local convenience stores,

Bus Stop

sports and leisure facilities. The diagram shows walking proximity tolocal amenities and green open space within 5 and 10 minutes of radius.

There is a bus stops directly adjacent to the site providing regularservices to the rest of the city along route 10 and 27 services. Thenearby railway station of Slateford is approximately 800 meters away.

SUDS StatementSUDS Statement

The site will be designed in accordance with the requirements of Sewersfor Scotland 2 and associated SUDS Guidance, which states that thepost development run off should not exceed that of pre-development.

Proposed layout – Movement within the site

LEGEND

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400m = 5 minutes

800m = 10 minutes

Proposed development in walkable distance to the amenities and open areas

Development ScheduleRetail No. of Units GIFA m² GIFA sq ft Cumalitive GIFA m² Cumalitive GIFA Sq Ft No. of BedroomsLower Ground 62 667 62 667Ground 238 2562 243 2615Totals 305 3282

Residential No. of Units GIFA m² GIFA sq ft Cumalitive GIFA m² Cumalitive GIFA Sq Ft No. of BedroomsFirstFlat 1 1 79 850 79 850 2Flat 2 1 75 807 75 807 2Flat 3 1 80 861 80 861 2SecondFl t 4 1 79 850 79 850 2Flat 4 1 79 850 79 850 2Flat 5 1 75 807 75 807 2Flat 6 1 80 861 80 861 2Totals 6 468 5036

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Contact Details

ApplicantApplicantRutherford Colinton29 York PlaceEdinburgh EH1 3HP

Agent

Waterside StudiosColtbridge AvenueEdinburghEH12 6AH

Yeoman McAllister Architects

Tel 0131 346 1145Fax 0131 346 1189

web www.ym-architects.comemail info@ym-architects.com

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