Architecture + Design Scotland

Princes Street (Blocks 1-7a) Development Briefs: Draft for consultation

01 March 2009

Introduction

This report relates to a draft framework document sent to A+DS as part of consultation by the Main Client / Planning Authority, City of Edinburgh Council, in December 2008. City of Edinburgh Planning had developed the briefs themselves following on from previous adopted documents: City Centre Princes Street Development Framework, which was reviewed by A+DS, and adopted, in October 2007; Development Brief for Block 10 (Royal High School Area, Regent Road) reviewed and commented upon by A+DS in April 2008, and adopted in May 2008; and the Princes Street Heritage Framework adopted in May 2008. A Planning Application for the redevelopment of two plots at 121-123 Princes Street within the area of the Briefs, was reviewed and commented upon by A+DS in December 2008.

The project was presented representatives of the City of Edinburgh Council and of the City Centre Development Partnership. A representative of Historic Scotland also attended as a Partner.

A+DS Views

1          General comments

1.1       We thank the project team for their presentation, and for the full and open discussion on the intent and contents of the document, which is an essential part of the project for the long term sustainable development of this unique and nationally important street.

1.2       The scope and approach within the Development Briefs is fully supported, and we wish to only encourage the successful delivery of the planned framework. There are some areas where we feel the briefs could be strengthened, and have some suggestions for ways in which the framework could be successfully delivered.

2.0       Development proposals / new uses and typologies

2.1       We commend the insistence of all new developments to be only of high quality design, especially on Princes Street, whether or not replacing listed and historic buildings.

2.2       We fully support the intention to increase the level and diversity of usage on Princes Street, Rose Street and the Lanes, including the ambition to generally achieve higher quality retail outlets being established in this area. We concur that these issues are likely to be only resolved by joint initiatives involving the landowners / investors within each block, and will require considerable commitment and investment from the City, to enable the revitalistion of run-down spaces to happen.

2.3       We would suggest that the introduction of new uses and typologies, such as ground- or multi-storey galleries / arcades from Princes Street to the Lane / Rose Street, or further social uses (e.g. arrangements like the New Club), or upper floor hotel or residential uses above commercial areas, should be promoted as ways to increasing lettable space and permeability within new developments.

2.4       We suggest that the City might consider some way of encouraging short term lets for creative and artistic usages in the buildings on the Lanes that are currently of very low value. Small scale uses would be complementary to the bigger businesses on Princes / Rose Streets, encourage the public to use the area, and set the tone for future usage. This is a strategy that has successfully regenerated unattractive areas in Edinburgh and other cities. The growth of active street level frontages on the north-south return legs of the Lanes from Rose Street should be encouraged.

2.5       We welcome the positive and flexible approach from Historic Scotland in considering substantial change where new proposals are put forward that meet the high quality required of such a prominent position. We also welcome the initiatives investigating ways of adapting existing buildings of recognised quality with creative solutions, e.g. adding structures to access the upper floors of underused listed premises.

3.0       Connections

3.1       We welcome the general approach of increasing permeability back from Princes Street through the blocks, and the identification of the three highlighted ‘nodes' (West End, Mound and East End) as particular locations where studies are ongoing to make them more spatially distinctive and pedestrian friendly.

3.2       Measures to upgrade the minor spaces and routes should not undermine the clear hierarchy of the James Craig plan (Primary: Princes St, Secondary: north-south Streets e.g. Hanover St, Tertiary: Rose Street, then the Lanes). Routes like Hanover Street will remain the main connections and any new ‘internal' routes through blocks are likely to be privately controlled, and therefore unlikely to be open for public use for 24 hours.

3.3       While it is logical that the Development Briefs are divided between the individual blocks, we encourage inclusion of guidelines on intentions and possibilities for the development of the north- south streets between the blocks. These are the main routes north from Princes Street and are of a scale and quality to become distinct places with their own character and uses (as demonstrated at Castle Street). It is important for the framework to enable and encourage landowners of buildings in the blocks on either side of a street to co-operate in developing these opportunities.

3.4       We note that particular locations have been identified for improved connections across Princes Street to the gardens. We note that this should be central to the vision of how Princes Street works, particularly to co-ordinate with the new layout and structures associated with the tram.

4.0       Servicing

4.1       We support the range of flexible and imaginative proposals for resolving the issues of deliveries, rubbish removal and parking to improve the environment, particularly on Rose Street and the Lanes. The solutions discussed were commendable in their ambition, but we note they will be hard to deliver and will require a sustained and long-term financial commitment for them to be successfully set-up and maintained.

4.2       It is clear that the selection and commitment to servicing solutions will have to be made as an early priority, to enable the right type of developments to then be viable. This will need to be decided upon at the outset for each block, to provide a basis for the strategic planning and architectural resolution in that area. Successful resolution of this issue will be essential to that of the whole strategy, in making low value space lettable and usable, and in creating attractive pedestrian environments.

4.3       We understand that there is considerable demand for parking within the area of the Framework, and that this is very likely to increase as the anticipated revitalisation proceeds and more people visit, live, and work in the area. While commending the emphasis on public transport, especially in delivering the new tram line, we also support and encourage the development in parallel of a city centre parking strategy, including additional central parking facilities, to assist in enabling the functioning of the area for 24 hour usage.

Conclusion

We welcome the opportunity to comment on the Development Briefs and commend the Council and Project Team for their ambitious and far-sighted vision, and the co-ordinated approach so far demonstrated to a vitally important project for the city, the region and for Scotland.

Hopefully our suggestions can help strengthen the Development Briefs. We would welcome our involvement in the early stages of any proposals for the anticipated co-ordinated plans for each block, or in any further proposals for individual buildings within the framework site, in co-operation with the new Edinburgh Urban Design Panel.

Report issued: 18 February 2009

Back to search and latest design review reports