P U B L I C C O N S U LTAT I O N E V E N T 2 2 N D M A R C H 2 0 1 6INTRODUCTION

T h e A p p l i c a t i o n S i t e

Welcome to this public consultation event for Teague Homes (UK) Ltd’s development at Salamander Place, Leith. Theapplication site comprises the brownfield site which is the formerWhyte & MacKay bottling plant.

The site is bounded to the south by the St Mary’s Roman Catholic Primary School, Links Gardens tenement blocks,allotment gardens, the Leith Franklin Academical Cricket Club and Leith Links. On the boundary to the north of thedevelopment site is the Dalton Scrapyard on Salamander Street, a mix of storage and distribution warehouses, retailwarehouses and small industrial units. The western boundary at Salamander Place faces a recently completed residentialdevelopment on Fox Street, a former warehouse building and converted office buildings. The eastern part of the site has anopen outlook over Leith Links, while the Seafield Bowling Green remains in place.

A detailed planning application for residential use was approved in December 2011 for Teague Homes (UK) Ltd. Theconsent was for flatted accommodation with limited family housing.

Teague Homes (UK) Ltd intends to apply to the City of Edinburgh Council for ‘Planning Permission in Principle’ (PPP) toredevelop the site for residential use with some elements of commercial use. This new application proposes a newmasterplan with a larger mix of accommodation, allowing for more family accommodation throughout the development.

In addition to seeking approval for the land use, certain elements will be included in the Planning Permission in Principle forwhich detail approval is sought. The application will bring forward a full detailed design for the first two phases forresidential use and the public realm surrounding these phases.

Introduction

PROJECT INFORMATION

P RO J E C T T E A M

Client Teague Homes (UK) Limited

Architects CDA

Planning Consultant Holder Planning

Structural & Civil Engineers Harley Haddow

Quantity Surveyor PottieWilson

S I T E A R E A

6.46 Hectares (16 acres)

P U B L I C C O N S U LTAT I O N E V E N T 2 2 N D M A R C H 2 0 1 6

A e r i a l v i e w f r o m n o r t h

SITE & CONTEXT

The Site

A e r i a l v i e w f r o m s o u t h

E X I S T I N G S I T E P L A N

2

4

10 minutes walk

Future Tram route

4

5 minutes walk

2

3

5

6

17

O F F I C E D E V E L O P M E N T1 The Scottish Government

E D U C AT I O N2 St Mary’s (Leith) R C Primary School3 Leith Academy

PA R K S A N D R E C R E AT I O N4 Leith Links5 Leith Franklin Academical Cricket Club6 Seafield Cemetery and Crematorium7 The Shore

3

P U B L I C C O N S U LTAT I O N E V E N T 2 2 N D M A R C H 2 0 1 6SITE & CONTEXT

Site Context

View from site looking north east

Victorian sewer chimney which vents a larger underground sewer

View of existing boundary wall along northern boundary

E D I N B U R G H RO P E RY A N D S A I L C L OT H M A N U FAC TO RY

In the early 19th century the site was occupied by a rope andsailcloth factory. From then until the mid-20th century there weremany subsequent industries on the site such as railway sidings, baconcuring factory, hospital and paint works.

During the mid-20th century the site was redeveloped as a whiskybottling plant by Whyte & Mackay. This was demolished in 2007-2008 after being purchased by Teague Homes (UK) Ltd and themajority of the site has lain empty since.

W H Y T E A N D M AC K AY B OT T L I N G P L A N T

View looking west

Links Place and Salamander Place junction

View from Salamander Place looking north east

View from within site looking west

Existing allotments along a portion of the south boundary

View of existing boundary wall along northern boundary

S I T E H I S TO RY : F O R M E R U S E S S I T E P H OTO G R A P H S

P U B L I C C O N S U LTAT I O N E V E N T 2 2 N D M A R C H 2 0 1 6SITE & CONTEXT

Planning Pol icy Context

E C L P : L E I T H WAT E R F RO N T ( C O N C E P T D I A G R A M )

WAT E R F RO N T & L E I T H A D F

Salamander Place is part of the Leith Waterfront development. The ECLP describes the keyelements of the vision for Leith Waterfront, including:• Creation of a series of residential neighbourhoods providing a mix of house types, sizes, tenure

and affordability to meet different needs and create balanced communities• Housing developments to graduate from medium to high density, with the highest densities in the

most accessible locations• Development to have a strong urban character and scale, with blocks of development defining a

network of public spaces and streets and enclosing more private interior spaces for residents use• High quality public realm, prioritising pedestrians• Network of green spaces

As part of developing the Local Development Plan (superseding the ECLP) a Main Issues Report(MIR) was prepared. This aimed to maximise the amount of housing in Leith to help meetfuture housing needs in Edinburgh and the city region.

F I G U R E 3 : S U R R O U N D I N G R O U T E S ( E X I S T I N G & P R O P O S E D ) & D E S I R E L I N E S

The development brief is influenced by the principles and proposals set out in LeithDocks Development Framework for the land directly to the north. It is intended thatthere will be a network of new streets running northwards from Salamander Street, anew linear park with playing fields, and a mix of land uses.It is important that the layout, public realm design and buildings forms of any newdevelopment within the brief area take account of new and existing routes, importantviews and mix of uses.

The majority of the notable features of the development brief are outwith the siteboundary but have influenced the design of the site. These include:• Stone memorial marking the site of an original hole and tee of the 18th century 5-

hole Leith Links golf course, which should be marked by public art provided as partof the new development.

• AVictorian sewer chimney and an underground sewer pipe, still in use.

F I G U R E 2 : H I S T O R I C E N V I R O N M E N T

S A L A M A N D E R D E V E L O P M E N T B R I E F

Description:• Housing-led mixed use developments• Opportunity for housing to the east of the Leith Links Seaward Extension• Land was previously identified for industry in the previous local plan and the development brief

but is no longer needed due to the increase in industrial land elsewhere in Leith WaterfrontDevelopment principles• (west) key streets and frontages set out in the approved development brief• Implementation of the park extension• (east) key streets and frontages identified in diagram (opposite)• Streetscape improvements along Salamander Street• Design of new housing to mitigate any significant adverse impacts on residential amenity from

existing or new general industrial development.

E D I N B U R G H L O C A L D E V E L O P M E N T P L A N( S E C O N D P RO P O S E D P L A N J U N E 2 0 1 4 )

F I G U R E 3 : A LT E R N AT I V E S T R AT E G Y F O R L E I T H W AT E R F R O N T A S D E S C R I B E D I N L D P M I R

These key planning documents have beenconsulted at the early design stage.

• Salamander Place Development Brief(August 2007)

• Waterfront & Leith Area DevelopmentFramework (October 2011)

• Edinburgh City Local Plan (ECLP)(January 2010)

• Local Development Plan (LDP)(to be adopted)

P U B L I C C O N S U LTAT I O N E V E N T 2 2 N D M A R C H 2 0 1 6SITE & CONTEXT

Exist ing Planning ConsentP R E V I O U S C O N S E N T - D E C E M B E R 2 0 1 1 ( 0 7 / 0 3 2 3 8 / F U L )The consented design creates large residential blocks along a central street which leads to a park which would be partof the future link.The residential buildings range in height but are predominantly 5 – 7 storeys.A large percentage of the development was apartments and there was some terraced / mews properties (5.2% of overallmix).The east end of the site is light industrial units.

This existing consent has been implemented with the construction of the majority of the affordable housing provision, 145 apartments. These are located onthe northern part of the site sharing the boundary with the Dalton Scrapyard.

P U B L I C C O N S U LTAT I O N E V E N T 2 2 N D M A R C H 2 0 1 6

Site Plan

CONCEPT DESIGN

LE ITH L INKS

SA

LA

MA

ND

ER

PL

AC

E

B O W L I N G C L U B

A F F O R D A B L E H O U S I N G145 affordable units built as part of the 2011 consent

C R I C K E TC L U B

A L L O T M E N T SExisting allotments extended into the site as part of the ‘green link’

L E ITH L INKS

L A N D S C A P E D P A R KMore centralised position than the planning consent allows it to be better located in the overall masterplan and more accessible as a result. This location also allows the park to sit over the sewer exclusion zone.

R A I S E D G A R D E N

6 S T O R E Y S 6 S T O R E Y S

4 S T O R E Y S

6 S

TO

RE

YS

R A I S E D G A R D E N

R A I S E D G A R D E N

6 S

TO

RE

YS

4 S

TO

RE

YS

4 S

TO

RE

YS 6

ST

OR

EY

S

6 S

TO

RE

YS

3

ST

OR

EY

S

3

ST

OR

EY

S

3

ST

OR

EY

S

3 S

TO

RE

YS

3 S

TO

RE

YS

3 S

TO

RE

YS

3 S

TO

RE

YS

3S

TO

RE

YS

3S

TO

RE

YS 6

ST

OR

EY

S

B O W L I N G G R E E N

5 S

TO

RE

YS

4S

TO

RE

YS

4 S

TO

RE

YS

F I N G E R B U I L D I N G SLinear buildings allow for sunlight to penetrate through the site whilst maximising density.

E X I S T I N G S T R E E TAccess point as part of existing consent.

P A R K I N G C O U R TParking removed from the main streets and kept to the rear of the buildings in either parking courts or under garden decks (parking at grade to omit underground parking)

C O L O N I E SThree storey colonies line the southern edge. Orientation allows solar gain to both lower and upper colonies. It also reduces the overlooking of the school.

T O W N H O U S E SThree storey townhouses with private front and rear gardens. These increase the mix of housing types and family housing.

‘ G R E E N L I N K ’Linear park which links to Leith Links is part of the Development Brief and fits with the wider urban strategies.

N E W S T R E E TNew primary street provides access to the east part of the site but maintains the ‘green link’.

B U I L D I N G S P A C I N GThe distance between the buildings is maximised to allow for landscaping, parking and access.

M A R K E R B U I L D I N GSix storey apartment building terminates the access boulevard.

S E C O N D A R Y R O U T E SShared surface streets accessed from main routes and allow links through site

E X I S T I N G T R E E SThe small band of existing trees along the boundary will be retained where possible.

E X I S T I N G A C C E S SThere is an existing access point through Salamander Yards, this could be used as a secondary access point for the site.

P A R K I N GThe majority of the parking is along the site boundary, increasing the amount of green space between the buildings.

N E W B O U L E V A R DPrimary entrance road accessed from Salamander Place.

C O M M E R C I A L S P A C EGround floor commercial units to activate the street

C O M M E R C I A L S P A C EGround floor commercial units to activate the street

D E T A I L A P P L I C A T I O NThe application will bring forward full detailed design for these buildings and surrounding public realm.

P U B L I C C O N S U LTAT I O N E V E N T 2 2 N D M A R C H 2 0 1 6CONCEPT DESIGN

LE ITH L INKSLE ITH L INKS

D A L T O N S C R A P YA R D

P U B L I C C O N S U LTAT I O N E V E N T 2 2 N D M A R C H 2 0 1 6

Site Sect ion

CONCEPT DESIGN

Apartments

Garden Duplex

Townhouses

Car park

Commercial

Elevated gardens have been created within the western part of the site to conceal the car parking courts. Two storey maisonettes provide a street frontage at ground floor level concealing the car parking from public view. These properties benefit from gardens at both street level and deck level.

Stair and lift cores introduced between the maisonette units provide access to the apartments on the upper levels.

C A R PA R K D E C K S

G A R D E N Z O N E

P A R K I N G

4 S T O R E Y A P A R T M E N T B U I L D I N G

P R I V A T E G A R D E N P R I V A T E G A R D E N6 S T O R E Y A P A R T M E N T B U I L D I N G

G A R D E N Z O N E

C Y C L E & P E D E S T R I A N P A T H

L A N D S C A P I N G

P U B L I C C O N S U LTAT I O N E V E N T 2 2 N D M A R C H 2 0 1 6

Materials : Precedents

MATERIALS

R OYA L R O A D , L O N D O N

D A R B I S H I R E P L A C E , L O N D O NS A L A M A N D E R P L A C E , E D I N B U R G H

B U I L D I N G S : B R I C K P U B L I C R E A L M

A C C O R D I A , C A M B R I D G E

S P R I N G S I D E , E D I N B U R G H M E D I A C I T Y, M A N C H E S T E R

V A R I E T Y O F B R I C K T O N E S A C R O S S T H E S I T E A L L O T M E N T S L E I T H L I N K S Q M I L E , E D I N B U R G H