Planning permission has been granted for demolition of a 2-storey garage and offices at 21 McDonald Place, and their replacement by a 4-storey, 11-unit apartment block (16/03471/FUL).
There were 55 letters of objection and one neutral from neighbours, two objections from Leith Walk Councillors Gardner and Donaldson, and no comment from the New Town and Broughton Community Council.
Opposition focused on perceptions of:
- overdevelopment
- lack of affordable housing
- excess height
- loss of daylight and privacy
- insufficient parking/impact on road safety
- lack of cycle storage
- loss of public footpath
- inadequate open space
- loss of view
- failure to create a building of 'landmark' status.
Reasons for consenting
However, the Development Management Subcommittee found that the proposal:
is acceptable in respect of its scale, form and design and is appropriate to its urban context. The proposal adequately reflects the established spatial character of the surrounding area, will not have a detrimental impact on the amenity of neighbouring residents and does not raise any issues in respect of landscaping, flooding, or parking provision. The proposals comply with development plan policies and non-statutory guidelines. No other considerations outweigh this conclusion.
Councillors had visited the site on 2 December, following Albany Street Development's concession in July to reduce the size of the proposal from 14 units within 5 storeys. The principle of 11 units within a 4-storey building had been established in August 2005 after a successful appeal on an earlier application (04/02927/FUL).
What next?
After a vigorous campaign, local objectors will of course feel disappointed at the decision. However, the reduction in height of the building is still a considerable achievement of which they should feel proud.
We're not sure how locals will react to rumours that a developer is making 'generous' offers on several nearby properties, but requires all concerned to agree before the deal can go through. Apparently, no such unanimity has been reached.
Meanwhile, before planning final consent for No. 21 is issued, an S75 contract between City of Edinburgh Council and the developer will now be drawn up to ensure a £13,400 contribution towards the tram project, £12,500 towards the City Car Club; and £4,000 towards ‘necessary Traffic Regulation Orders’.
