Author: Bruce Ryan

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LHNCC agenda and Eventbrite link: November 2021

Please register via Eventbrite: https://www.eventbrite.co.uk/e/leith-harbour-newhaven-community-council-november-2021-meeting-tickets-203818345157

  1. Introductions, apologies
  2. Declaration of interests
  3. Minutes of October 2021 meeting
  4. Matters arising
  5. Police Report tbc
  6. Councillor/MSP/MP reports
  7. Chair, Secretary and Treasurer reports
  8. Standing reports
    1. Planning
      1. Hemmingway’s – LRB decision: refused
      2. Crosslane: Residential Servised Living. Ocean Point 2 – Presentation
      3. Seafield Project update
    2. Licensing
      1. Gambling Policy Consultation
    3.  Transport
      1. CEC – CPZ consultation North Leith & Leith N8
      2. Community Councils Together on Trams (CCTT)
      3. Edinburgh Bus User’s Group
    4. Environment
      1. Water of Leith Conservation Trust: Coalie Park
      2. FOWLB
      3. Sewage Related Debris and the Water of Leith
    5. Heritage
      1. Leith Culture & Heritage Group
    6. Community
      1. North East Community Planning Partnership
      2. Leith Chooses
  9. Resident issues
  10. EACC
    1. EACC meeting
  11. AOCB
  12. Date of next meeting: Tuesday 25 January 2022
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Consultations covering LHNCC area

Following on from the last post, there are more consultations and planning applications for items that will affect the LHNCC area. Take a deep breath! (Some of the consultations have closed, and some applications have been withdrawn, so LHNCC is recording here the submissions it has made.)

Crosslane: Residential Serviced Living – Ocean Point 2

  • Presentation – LHNCC meeting 23/11/21

Salamander St/Bath Rd (21/01163/PPP)

  • Closing date 9/11/21

Ocean Terminal proposals (21/04420/PAN)

Maritime St (21/04479/FUL, 21/04480/LBC)

Mill Lane (21/04912/FUL)

9 – 21 Salamander Place (20/04907/FUL)

  • Site visit took place 14/9/21

DPEA Appeal REF:  PPA-230-2343 (8/7/21)

  • This application was withdrawn 14/10/21

Proposed extension to the Leith Conservation Area

Leith Connections

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Mill Lane Clinic: LHNCC’s objection

 <LHNCC secretary’s personal address redacted>

28 October 2021           

Adam Gloser

Case Officer

PLACE,

Waverley Court,

4 East Market Street, Edinburgh , EH8 8BG

Dear Mr. Gloser

Ref: 21/04912/FUL: Mill Lane Clinic 5 Mill Lane Edinburgh EH6 6TJ. Change of use from dwelling (class 9) to residential institution (class 8).

Agent: Four Square Scotland

Grounds for comment – Objection

I am submitting this response on behalf of Leith Harbour and Newhaven Community Council (LHNCC). This proposed change of use from office to Class 8 residential Institution has raised concerns from residents. these have been considered by LHNCC committee and planning group. 

The application appears not to require completion of sections under Checklist for Planning Application and there is no reference or information regarding type of residential institution/tenure for proposed 22 apartments or availability for parking and cycle storage provision. Local residents have identified that the institution will be used as a homeless shelter but no details available about provision being provided and if this will include families or only individuals. If such shelters are needed we would prefer to see them managed by regulated charitable organisations with ongoing support available for tenants.

It would appear the only aspect of the planning application is for the HMO permission, and this is not considered or recorded here. There is no information in this  application about Health & Safety requirements needed to meet legislation. Clarification on what is required for Residential Institution application needs to be clarified as there does not appear to be any specific legislation for this type of change of use application 

We, are therefore, recommending that application is refused as it fails to provide suffice to evidence to allay our concerns.

Yours sincerely 

Jennifer Marlborough

Secretary

LHNCC

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Maritime St FUL application: LHNCC’s objection

<LHNCC secretary’s personal address redacted>

9 October 2021

Weronika Myslowiecka

Case Officer

PLACE,

Waverley Court, 

4 East Market Street, 

Edinburgh , EH8 8BG

Dear Ms Myslowiecka

Ref: 21/04479/FUL: Proposed upwards extension and change of use from office to residential to form 22 flats, with associated infrastructure, landscaping, and cycle parking. | 9-11 Maritime Street Edinburgh EH6 6SB

Applicant: Rennick Property

Agent: Scott Hobbs Planning Ltd.

Grounds for comment – Objection

I am submitting this response on behalf of Leith Harbour and Newhaven Community Council (LHNCC). This proposed development lies within Leith Conservation Area and has raised concerns despite attention given to restoration of some aspects and demolition of more recent buildings at rear of site. These are compromised by internal changes to lower roof to enable increased height and massing in the conservation area to accommodate additional apartments. The loss of commercial/office space impacting on local amenities and parking. Local residents also expressed concern about height and massing.

The application is incomplete as no reference or information regarding types of tenure, parking and cycle storage provision for proposed 22 apartments.

We, are therefore, recommending that application is refused as it fails to meet standards referenced below.

Jennifer Marlborough 

Secretary

LHNCC

References:

Edinburgh Local Development Plan (ELDP) (2016)

Policy Des 3 Development Design –

Incorporating and Enhancing Existing and Potential Features

Planning permission will be granted for development where it is demonstrated that existing characteristics and features worthy of retention on the site and in the surrounding area, have been identified, incorporated and enhanced through its design.

This has not been met

3 Caring for the Environment

Policy Env 5 Conservation Areas – Demolition of Buildings

Proposals for the demolition of any building within a conservation area, whether listed or not, will not normally be permitted unless a detailed planning application is approved for a replacement building which enhances or preserves the character of the area or, if acceptable, for the landscaping of the site.

This application fails in some areas

Policy Env 6: 

Development within a conservation area or affecting its setting will be permitted which “preserves or enhances the special character or appearance of the conservation area and is consistent with the relevant con

servation area character appraisal” and which “demonstrates high standards of design and utilises materials appropriate to the historic environment.”

This application fails in some areas.

5 Housing and Community Facilities 

Policy Hou 2 Housing Mix

The Council will seek the provision of a mix of house types and sizes where practical, to meet a range of housing needs, including those of families, older people and people with special needs, and having regard to the character of the surrounding area and its accessibility.

Not identified in this application.

Policy Hou 6 Affordable Housing

Planning permission for residential development, including conversions, consisting of 12 or more units should include provision for affordable housing amounting to 25% of the total number of units proposed. For proposals of 20 or more dwellings, the provision should normally be on-site. Whenever practical, the affordable housing should be integrated with the market housing.

Not identified in this application.

7 Transport

Car and Cycle Parking

Policies Tra 2 and 3

Not identified in this application.

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Maritime St LBC application: LHNCC’s objection

<LHNCC secretary’s personal address redacted>

9 October 2021

Weronika Myslowiecka

Case Officer

PLACE,

Waverley Court, 

4 East Market Street, 

Edinburgh , EH8 8BG

Dear Ms Myslowiecka

Ref:  21/04480/LBC Proposed upwards extension and change of use from office to residential to form 22 flats, with associated infrastructure, landscaping, and cycle parking. | 9-11 Maritime Street Edinburgh EH6 6SB

Applicant: Rennick Property

Agent:       Scott Hobbs Planning Ltd.

Grounds for comment – Objection

I am submitting this response on behalf of Leith Harbour and Newhaven Community Council (LHNCC). This proposed development lies within Leith Conservation Area and has raised concerns despite attention given to restoration of some aspects and demolition of more recent buildings at rear of site. These are compromised by internal changes to lower roof to enable  increased height and massing in the conservation area to accommodate additional apartments. The loss of commercial/office space impacting on local amenities and parking. Local residents also expressed concern about height and massing. 

The application is incomplete as no reference or information regarding types of tenure, parking and cycle storage provision for proposed 22 apartments. 

We, are therefore, recommending that application is refused as it fails to meet standards referenced below.

References:

Edinburgh Local Development Plan (ELDP) (2016)

Policy Des 3 Development Design –

Incorporating and Enhancing Existing and Potential Features

Planning permission will be granted for development where it is demonstrated that existing characteristics and features worthy of retention on the site and in the surrounding area, have been identified, incorporated and enhanced through its design.

This has not been met

3 Caring for the Environment

Policy Env 5 Conservation Areas – Demolition of Buildings

Proposals for the demolition of any building within a conservation area, whether listed or not, will not normally be permitted unless a detailed planning application is approved for a replacement building which enhances or preserves the character of the area or, if acceptable, for the landscaping of the site.

This application fails in some areas

Policy Env 6: 

Development within a conservation area or affecting its setting will be permitted which “preserves or enhances the special character or appearance of the conservation area and is consistent with the relevant con

servation area character appraisal” and which “demonstrates high standards of design and utilises materials appropriate to the historic environment.”

This application fails in some areas.

5 Housing and Community Facilities 

Policy Hou 2 Housing Mix

The Council will seek the provision of a mix of house types and sizes where practical, to meet a range of housing needs, including those of families, older people and people with special needs, and having regard to the character of the surrounding area and its accessibility.

Not identified in this application.

Policy Hou 6 Affordable Housing

Planning permission for residential development, including conversions, consisting of 12 or more units should include provision for affordable housing amounting to 25% of the total number of units proposed. For proposals of 20 or more dwellings, the provision should normally be on-site. Whenever practical, the affordable housing should be integrated with the market housing.

Not identified in this application.

7 Transport

Car and Cycle Parking

Policies Tra 2 and 3

Not identified in this application.

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Ocean Terminal Public exhibition: LHNCC response

<LHNCC’s secretary’s personal address redacted>

6 October 2021

Chris Richardson                                                                    

Managing Director

Ambassador Group

231 St. Vincent Street

Glasgow G2 VQ5

EH8 8BG

Dear Mr. Richardson

Re: 21/04420/PAN Ocean Terminal. First Public Exhibition 23 September 2021

Consulation Feedback

I am writing on behalf of Leith Harbour and Newhaven Community Council (LHNCC) to provide feedback for above. LHNCC planning group met following our general meeting, attended by members and external attendees, where this group response was completed for your attention.

There was unanimous support in principle for this application but with the proviso that some concerns are considered. 

Benefits:

  • A general consensus that opening up the waterfront with communal and landscaped areas will be welcomed and enhance the site for the Community
  • Would ensure retention of Ocean Terminal as a public facility offering range of services
  • New entrance and public realm following demolition of Carpark and Debenhams
  • Provision of good retained transport links and addition of the Tram
  • Proposed cycle way/footpath retention and extension along the waterfront area
  • Variety of opportunities in relation to retail market and community amenities for expanding residential provision
  • Retaining and improving transport for range of travel modes
  • The provision of proposed opportunity to accommodate plans for 20 minute neighbourhoods
  • Vehicle access and parking provision that includes car club spaces and electric charging points for cars and bicycles. Pedestrian priority
  • Space for events
  • Sustainability and climate change considerations, including pre-demolition waste audit, addressed

Concerns to be considered

  • Unanimous concerns regarding proposed high rise/high density development, the proposed area and diagram on page 16 is overpowering and reduces the area available for communal space and is predominately hard landscaping with minimal trees and green space
  • This also appears to have tunnel effect at that end of Ocean Drive, blocking out any views to waterfront 
  • Debate about provision of BTR that attracts a rather niche market, needs to facilitate

intergenerational needs (Ref: City Plan 2030). Retail areas on ground floor could include services for community 

eg. Office space, Tourist information centre

  • Diagrams misleading with regard to public space and facilities as majority appears to be private with limited public space  (diagram front page of Exhibition document and p15)
  • Information regarding park accessibility for 20-minute Neighbourhood does not comply with CEC Open Space 2021 Play Place Standards (Ref. Access to Parks)
  • Query regarding provision for bicycle racks ensuring security 
  • The diagram on front page of exhibition document imply there are internal changes across entire site but no information regarding these.
  • Questions regarding bus terminus and turning facility at Northern Traffic Signal junction that is replacing the roundabout. There also appears to be only one bus stop on North side of Ocean Drive.
  • Disappointed that no recognition of heritage of site, particularly the Discovery Garden that will provide added attraction and greenspace for visitors.

.

Yours sincerely

Jennifer Marlborough

Secretary

LHNCC

Cc:

Michelle MacLeod, Centre Manager, Ocean Terminal

Colin Smith, Director/Head of Planning, Turley,co.uk, 7-9 North St.David Street, Edinburgh

Hello@development-oceanterminal.com

Douglas Tharby, Chair, LHNCC

References:

Ref: City Plan 2030 (Proposed Sep. 2021) Policies P46 Edinburgh Waterfront: Place 4

                            Planning permission – proposals for a mix of house types, sizes and affordability,

Access to Parks –  CEC Open Space 2021 Play Space Standards (p28)

The Council’s Open Space Strategy sets out the following requirements to help meet the need for equipped play areas within the existing built up area and to provide for new developments. All houses and flats should have access to at least one of the following:

A play space of

good play value (51 – 70) within 800 metres walking distance

very good play value (71 – 100) within 1200 metres walking distance

excellent play value (101 + ) within 2000 metres direct distance

Distances:

OT – Western Harbour 2092m

Leith Links – 1609m

Pilrig Park – 1700m

Victoria Park – 1288m

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Controlled parking zone consultation: closes 12 November

Edinburgh Council is consulting on proposed parking controls, here: https://pclengagement-hub.co.uk/en-GB/projects/leith-northleith. They say

If you have any questions about the proposed controls, please look at our proposal images below, or check our FAQs document and an explanation of how CPZs works. If you would simply like to indicate your support for the proposals or would like to formally object to the overall proposal or any detail of it, you need to do that, in writing, by 12 November 2021. Please email us at edinburgh.consultation@projectcentre.co.uk. You will need to include your full name, address and postcode in this correspondence.

For further information on TROs, please visit www.edinburgh.gov.uk/roads-pavements/view-comment-traffic-orders-new or to view the Council’s privacy policy, please click here.

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LHNCC September 2021 minutes

Minutes of the Leith Harbour and Newhaven Community Council ordinary meeting, held via MS Teams, on Tuesday 28 September 2021 at 6:30pm Continue reading →

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Community Councils Together on Trams/Trams Team meeting, 30 September 2021

Minutes of the Community Councils Together on Trams/Trams Team meeting (Construction Phase) via Google Meet on Thursday 30 September 2021 at 5:30pm

Continue reading →