City of Edinburgh Council has effectively agreed to the demolition by London Cornwall Property Partners (LCPP) of the former Gateway Theatre and associated buildings at 40–4 Elm Row, and their replacement by student accommodation (Ref. 11/02696/FUL).
The move comes despite around 60 letters of objection. Many locals complained that there had been no community consultation. However, Council officers responded that there was no statutory requirement for this since the proposal does not constitute a 'major development'.
You can read the full report submitted to the Planning Subcommittee in the file at the foot of this page, but in brief it concluded that that the plan represented a sustainable addition to the city's built environment. Particular points in its favour included:
- The proposed use is acceptable in this area
- The proposals represent a good-quality development on a brown-field site and will enhance the character and appearance of the conservation area
- The replacement building would have a positive effect on the remaining part of the listed building
- The proposals comply with Non-statutory Guidelines on Daylighting, Privacy and Sunlight, and should not cause undue noise issues or have a detrimental impact on residential amenity (particularly since student accommodation will be actively managed)
- There will be no negative impact on road safety or parking
- There will be no negative impact on trees or wildlife.
Planners are minded to grant LCPP's proposal to build 155 upmarket units (see Breaking news, 23.8.11) subject to certain conditions and the signing of a legal agreement.
The conditions include:
- Completion of an archaeological survey, and recording of the site by the Royal Commission on the Ancient and Historical Monuments of Scotland
- Provision of 3 disabled parking spaces and 50 cycle parking spaces
- Completion of a ground survey to determine the risk posed by contamination, and any remedial work found to be necessary
- Design and installation of plant/machinery or equipment in such a way as not to disturb those living nearby
- Submission prior to to work commencing of a fully detailed landscape plan, with approved proposals to be finished within 6 months of completion and thereafter properly maintained by the applicant.
The legal agreement stipulates that a condition of tenancy for the students is that they will have no right to apply for a parking permit. Further requirements are that LCPP will contribute:
- £149,469 towards the Edinburgh Tram
- £7,000 towards provision of a nearby car club space
- £2,500 to 'promote an Order to control disabled parking spaces if required'
- a final Travel Plan to the Director of City Development within a year of the development being occupied.
Spurtle sympathises with nearby residents' fears about the development, but on balance suspects that after a little short-term inconvenience during demolition and construction, the new complex will be an improvement on the old not least in terms of appearance and overshadowing.
As for the loss of privacy, it is fair to say that residents elsewhere in densely packed tenemental areas of the city live to some extent under the gaze of others, and grow used to it. Over time, Elm Row residents will surely learn to do likewise, and – who knows? – may even come to enjoy observing their young neighbours' horrible habits.