Architecture + Design Scotland

Morrison Street Goods Yard, The Haymarket, Edinburgh

05 November 2007

INTRODUCTION

This report relates to a current planning application for the former Morrison Street goods yard. Preliminary designs were presented to A+DS design review panel in April 2007 and a report subsequently issued. Amended designs were discussed with an ADS panel in June 2007 prior to an application being submitted. The designs that accompany the planning application were discussed by an internal review panel on 12^th October 2007.

A+DS VIEWS

1          Background

1.1       In our first report, we noted that the preliminary designs had potential. They were an improvement on the previously consented scheme in the way in which they opened up the site and made a contribution to the public realm, and in their relationship to the adjacent colonies houses. We were supportive of the project team's aspiration to provide a public space at Haymarket, but felt that the designs were not fully successful in this respect. The opportunity existed to create a major public space to resolve the confused nature of Haymarket, and we encouraged the project team and the City Council to work together with other stakeholders to facilitate a much bolder approach.

1.2       Our second report, issued in July 2007, acknowledged the work that had been undertaken by the design team to address some of our more detailed concerns. For instance, vehicular arrangements had been clarified, and the designs for the southern part of the site were being developed to provide better linkages to the south and improve the quality of the public realm. We still supported the project team in their aspiration to provide a civic space that addressed the Haymarket, but were unable to support the approach that had been taken. We were not convinced by the location of the landmark tower, which caused the spaces on either side to become too congested and funnelled space rather than opening it up to the wider area. We were not opposed in principle to the introduction of high buildings, or even object buildings, but their existence, position, scale and profile needed to be considered both in relation to the concept of Haymarket as a ‘place' and to the wider context of the city.

2          The current proposal

2.1       Although developed in detail and accompanied by more explanatory information, the designs have not changed significantly since we last reviewed them. We still have substantial concerns about the design and location of the landmark tower, and do not think that the approach that is currently being taken will deliver the scale and quality of space that is required to establish the Haymarket as a successful urban place.

2.2      We remain of the view that the Haymarket area, and gateway to the World Heritage Site, requires a major spatial intervention of a scale that is commensurate with its location within the city and the buildings around it. These proposals, submitted as designs are being prepared for the Haymarket Interchange, are a constituent part of a one-off opportunity for the City to co-ordinate and deliver a major intervention of a quality that befits a European capital city and gateway to a World Heritage Site. It requires a major urban move, and an approach that considers the wider area and is not constrained by land ownership boundaries. In its current form, the proposal for the Morrison Street Goods Yard site would not assist in the delivery of such.

2.3       We understand that there have been discussions between stakeholders working on designs for the Haymarket area to try and integrate the various initiatives, and welcome this approach in principle. However, our concern is that such discussions cannot deliver a satisfactory proposal for the Haymarket as a successful urban place without an overarching strategic vision that encompasses the whole area. In our view, that strategic vision must be initiated by the City Council.

CONCLUSION

We acknowledge that some of our earlier concerns have been addressed in the development of the designs, and support the project team in their aspirations to provide high quality public realm and mark the entry to the World Heritage Site. However, we do not think that the approach that is currently being taken will deliver the scale and quality of space that is required to establish the Haymarket as a successful urban place, and in this respect have particular concerns about the design and location of the landmark building. In order to achieve this, the designs need to be developed within the context of a strategy for the wider area. The City needs to demonstrate much stronger leadership, co-ordinate the various initiatives in the area, and guide the development of the Haymarket as a world class urban place and western gateway to Edinburgh.

Report issued: 5^th November 2007

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